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HomeMy WebLinkAboutCT 94-11; Mar Vista; Tentative Map (CT) (5)Uiclwig Design Group, Inc. December 21, 1995 Mr. Jeff Gibson Associate Planner City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-1576 SUBJECT: MAR VISTA CT 94-11 (LADWIG DESIGN GROUP, INC. - J/N L-1015) Dear Jeff: Thank you for spending the time to go through the preliminary conditions for Mar Vista at the D.C.C. meeting of this morning. There were two items that we discussed that we said we would do after the meeting today. The first would be to add a note to provide for the boundary adjustment for several of the lots on the east edge of the project adjacent to the Emerald Ridge project. I have prepared a note and given it to Alex for his review. He will in turn add the note to the tentative map and provide you and Mike with a copy for your- files. The second item pertains to the discussion we had on adjusting the lot lines for Lots 2 through 17 with the purpose of opening up the back of Lot 10 so that it fronts on the Open Space Lot No. 1. As we mentioned in the meeting, we will be going with Alternate A for the sewer, which will open up and provide us with 20 additional feet just north of Lot 17. We would like to adjust all the lots south of Lot 17 down to and including a 50 or 60-foot space in the back of Lot 10 to provide visual access to the open space. You had indicated, along with Mike, that this is a minor item and could be handled with the Substantial Conformance procedures along with the final map preparation. Thank you for suggesting that. We will proceed with that understanding and will make those changes after the tentative map has been approved, with the final engineering. 703 Palomar Rirport Road 4 Suite 300 4 Carlsbad, California 92009 (619)438-3182 FflX (619) 438-0173 Mr. Jeff Gib son December 21, 1995 Page 2 Again, thank you for spending the tune this morning to go through the project. We look forward to successful approval at the Planning Commission and City Council. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig RCL:klb.058 Enclosure cc: Mr. Mike Shirey, City of Carlsbad Engineering Mrs. McReynolds Mr. David Bentley, MSP California LLC Mr. Alex Pantich, Land Space Engineering Mr. Marc Palkowitsh, MSP California LLC Ww'i'luV^VA ..•• /11\\ \ •• \J*sm» u >)ii -•r- ^^ Lcicluiig Design Group, Inc. December 6, 1995 Mr. Jeff Gib son Associate Planner [)£Q City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-1576 SUBJECT: MAR VISTA - 2C 94-04, LCPA 94-04, CT 94-11, SDP 94-10 AND HDP 94-09 (LADWIG DESIGN GROUP, INC. - J/N L-1015) Dear Jeff: Per your request to me in your letter dated November 30, 1995,1 am submitting to you the items requested: • 13 copies each of the Constraints Map, Hillside Development Permit Map, Tentative Map, Site Development Plan and Building Elevation and Floor Plans. • 1 copy (8!/2 x 11) of the above plans. • Typewritten Owner's List - 1 set. • 2 sets of Mailing Labels 1" = 200' Scale Radius Map • Mrs. McReynolds check # 631 in the amount of $135.68 to cover postage for mailing notices. (212 labels x 2 x $0.32 - $135.68) • Original signed certificate representing that the owners list and labels submitted are from the latest available assessor information. We are ready to proceed to the Planning Commission you have tentatively scheduled for January 3, 1996 and will bring our colored exhibits to the D.C.C. meeting on December 20, 1995 at 9:00 a.m. in your office. Please call if you need any additional items. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig RCL:klb.057 Attachments cc: Mrs. McReynolds 703 Palomar flirport Road *• Suite 300 +• Carlsbad, California 92009 (619) 438-3182 FflX (619) 438-0173 City of Carlsbad Planning Department November 30, 1995 Robert Ladwig Suite 300 703 Palomar Airport Road Carlsbad CA 92009 SUBJECT: ZC 94-04/LCPA 94-04/CT 94-11 /SDP 94-10/HDP 94-09 - MAR VISTA Your application has been tentatively scheduled for a hearing by the Planning Commission on January 3,1995. However, for this to occur, you must submit the additional items listed below. If the required items are not received by December 8, 1995, your project will be 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 will be scheduled for denial. 1. Please submit the following plans. A) 13 copies of your (site plans, landscape plans, building elevation plans, floor plans) on 24" x 36" sheets of paper folded into 8 1/2" x 11" size. B) One 8 1/2" x 11" copy of your reduced site plan, building elevation and floor plans. These copies must be of a quality which is photographically reproducible. Only essential data should be included on plans. 2. As required by Section 65091 of the California Government 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 shall include the San Diego County Assessor's parcel number from the latest equalized assessment rolls. B) Mailing Labels - two (2) separate sets of mailing labels of the property owners within a 600 foot radius of the subject property. The list must be typed in all capital letters, left justified, void of any punctuation. For any address other than a single family residence, an apartment or suite number must be included but Apt., Suite, and Bldg. # must NOT appear in the street address line.. DO NOT TYPE ASSESSOR'S PARCEL NUMBER ON LABELS. DO NOT provide addressed envelopes -PROVIDE LABELS ONLY. Acceptable fonts are: Swiss 721, Enterprise TM, Courier New (TT). Sample labels are as follows: UNACCEPTABLE UNACCEPTABLE ACCEPTABLE 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619) 438-1161 ZC 94-04/LCPA 94-04/CT 94-11/SDP 94-10/HDP 94-09 - MAR VISTA November 30, 1995 Page 2 Mrs. Jane Smith Mrs. Jane Smith MRS JANE SMITH 123 Magnolia Ave,. Apt #3 123 Magnolia Ave. APT #3 Carlsbad, CA 92008 Apt. #3 123 MAGNOUA AVE Carlsbad, CA 92008 CARLSBAD CA 92008 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 correspond with the property owner's list. The scale of the map may 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 Carlsbad 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, Jeff Gibson Associate Planner JG:kc Attachment I HEREBY CERTIFY THAT THE PROPERTY OWNERS LIST AND LABELS SUBMITTED TO THE CITY OF CARLSBAD ON THIS DATE REPRESENT THE LATEST AVAILABLE INFORMATION FROM THE EQUALIZED ASSESSOR'S ROLES. APPLICATION NAME AND NUMBER APPLICANT OR APPLICANT'S REPRESENTATIVE BY DATE RECEIVED BY DATE Utduiig Design Group, me. November 17, 1995 Mr. Gary Wayne City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-1576 SUBJECT: MAR VISTA AND EMERALD RIDGE IN ZONE 20 (LADWIG DESIGN GROUP, INC. - I/N L-1015, L-1017) To follow-up on our conversation on November 15,1995, the ownefof Mar Vista and Emerald Ridge agree to combine their application for a zone change to R-t (ZCA 94-04) and Local Coastal Plan Amendment {LCPA 94-04) for their respective properties. The owners also agree that the zone change fee submitted by Mrs. Mo Reynolds in the amount of $2,175 will also cover the zone change costs oil Emerald Ridge. la addition, we are submitting a check from MSP California, LLC (MSP) in the amount of $3,S31 to cover the difference in cost for the minor LCPA submitted by Mrs. McReynoIds ($1,700) and what is required for a major LCPA ($5,531) for the addition of the Emerald Ridge property, Mrs. McReynolds is agreeing to allow Emerald Ridge to join in with her zone change and LCPA amendment with the understanding that her Planning Commission date of January 3,1996 (for CT 94-11, SDP 94-10, ZC 94-04, HDP 94-09, and LCPA 94-04) will not be delayed. Also, MSP is asking that, if possible, their project (CT 95-03, SDP 95-06, and HDP 95-06 for Emerald Ridge West) is before the Planning Commission on the same hearing date of January 3,1996. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig RCL:klb.053 Acknowleded Mar Vista - AP# 21 1-040-14 Emerald Ridge - AP# 212-040-32 & 36 McReynolds Family Trust MSP California, LLC By: ^-•"'/^-•ttv y^\ • "£•{. i L f»-^ Dated: [i /'* /***" Dated: cc: Mr. David Bentley, MSP California, LLC 703 Pcilomor Rlrport Road + Suit© 300 4 Carlsbad, California 92009 To: Jeff Gibson From: Debbie Fountain Subject: <None> Date: 11/22/95 Time: 8:45a Just to let you know, Evan and I agreed that the Mar Vista project does not need to go to Housing Commission. We spoke to Bob Ladwig about the project and what it includes and decided that it was not a project that required action by the Hsg. Commission. So, I told Bob that he just needs to go to Ping Comm. before Council. If you have any questions, give me a call. CITY OF CARLSBAD ENGINEERING DEPARTMENT LAND USE REVIEW TO: ASSOCIATE PLANNER - JEFF GIBSON DATE: NOVEMBER?, 1995 FROM: Associate Engineer - MichaelJ. Shirey PROJECT ID: CT 94-11, SDP 94-10 VIA: Assistant City Engineer ^ MAR VISTA (MCREYNOLDS) PROJECT REPORT AND CONDITIONS TRANSMITTAL The Engineering Department has 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 SECTION PROJECT REPORT PROJECT ID: CT 94-11, SDP 94-10 PREPARED BY: Michael J. Shirey PROJECT NAME: Mar Vista (McReynolds) APPROVED BY: LOCATION: South of Palomar Airport Road (PAR) and west of future Hidden Valley Road (HVR). BRIEF DESCRIPTION: Proposed 50 lot major subdivision with 49 single-family dwelling units, 8 second dwelling units (SDU) and 1 open space lot. ENGINEERING ISSUES AND DISCUSSION: Traffic and Circulation: Projected Average Daily Traffic (ADT): 538 Traffic Study Performed by: WPA Traffic Engineering, Inc. Comment: No major traffic and circulation issues are associated with this proposed project. Sewer: Sewer District: Carlsbad Sewer EDU's Required: 57 Comment: Currently sewer facilities are not available for the proposed project. A number of different sewer alignments have been analyzed for this area in conjunction with the City's Poinsettia Park project. Currently, a design is being finalized by the Carlsbad Municipal Water District (CMWD) which would provide sewer service for the park and for the properties surrounding the park. The surrounding property owners have been meeting with CMWD to discuss how the Poinsettia Park Off-Site Sewer project could be financed and constructed so that this sewer service can be made available for the proposed development projects in the area. Discussions over reimbursement agreements between the property owners and CMWD are currently taking place. LAND USE REVIEW - PROJECT REPORT PAGE: 2 CT 94-11, SDP 94-10 - MAR VISTA (MCREYNOLDS) J. GIBSON MEMO; NOVEMBER 7, 1995 Building permits will not be issued until a feasible sewer system is available to service the project. This will be reflected in the Conditions of Approval for the project. Water: Water District: Carlsbad EDU's Required: 57 GPD Required: 220gpd x 57edu's = 12,540 Comment: No major water issues are associated with this proposed project. Grading: Quantities: Cut(cy) Fill(cy) Import(cy) Export(cy) On Site 47,000 47,000 0 0 HVR (North) 3,000 108,000 105,000 0 HVR (South) 37,000 37,000 0 0 Total 87,000 192,000 105,000 0 Permit Required: YES Offsite Approval required/obtained: YES/NO Hillside Grading Requirements met: YES Preliminary Geotechnical Investigation Performed by: Leighton and Associates Comment: The project soils report indicates that the potential exists for future soil instability with regards to the proposed cut slopes on the site. The report goes on to state that remedial grading measures may have to be undertaken as part of the grading operations for the project if adverse soil conditions are encountered. Additionally, the report recommends that the site be geo-technically mapped. This recommendation will be reflected in the Engineering Conditions of Approval for the project. LAND USE REVIEW - PROJECT REPORT PAGE: 3 CT 94-11, SDP 94-10 - MAR VISTA (MCREYNOLDS) J. GIBSON MEMO; NOVEMBER 7, 1995 A suspect landslide was also identified near proposed Lot No.'s 20, 21, 29, 30 and 31 in the project soils report. Two additional Soils Reports were prepared (Leighton and Associates September 18, 1995 and October 18, 1995) to address this issue. Recommendations from these reports will be included in the Engineering Conditions of approval. Additionally, notice of this landslide to future potential home buyers will be required, and, reflected in the Special Engineering Conditions of Approval for the project. Drainage and Erosion Control: Drainage Basin: C Preliminary Hydrology Study Performed by: N/A Erosion Potential: Low - High Comment: Slope areas and the drainage course located near the western subdivision boundary are areas identified as having a high erosion potential in accordance with the City's Geo-Constraints Map. Development will not occur in these areas, and, the project will be graded in conformance with an approved grading plan and in conjunction with the soils report. This should mitigate any potential soil erosion deficiencies which are identified on the site and thereby not be a constraint to site development. Land Title: Conflicts with existing easement: NO Easement dedication required: YES Site boundary coincides with land title: YES Comment: No major land title issues are associated with this proposed project. Improvements: Offsite improvements: YES Standard Variance Required: YES (Sidewalks on one side of single-loaded roadway.) LAND USE REVIEW - PROJECT REPORT PAGE: 4 CT 94-11, SDP 94-10 - MAR VISTA (MCREYNOLDS) J. GIBSON MEMO; NOVEMBER 7, 1995 Comment: A secondary access improvement issue is associated with this project. Due to the remote location of the site, with regards to existing infrastructure improvements, the project could have extensive off-site improvements to meet the City's Cul-de-sac standard. This would involve off-site construction of Hidden Valley Road to Palomar Airport Road to the north and Camino De Los Ondas to the south. Hidden Valley Road (or minimum widths for Hidden Valley Road in accordance with the Conditions of Approval for the project and City Standards) must be constructed prior to building permits being issued for this project, for the project to meet the City's Cul-de-sac standard. This requirement will be reflected in the Conditions of Approval for the project. STATE OF CALIFORNIA PETE WILSON, Governor Governor's Office of Planning and Research 1400 Tenth Street Sacramento, CA 95814 A November 3, 1995 '': /pfN/ JEFF GIBSON CITY OF CARLSBAD 2075 LAS PALMAS DRIVE " <^"- —>"" CARLSBAD, CA 92009 Subject: MAR VISTA - ZC 94-04/CT 94-11/HDP 94-09...ECT-CARLSBAD CITY SCH #: 95021007 Dear JEFF GIBSON: The State Clearinghouse submitted the above named environmental document to selected state agencies for review. The review period is closed and none of the state agencies have comments. This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents, pursuant to the California Environmental Quality Act. Please call at (916) 445-0613 if you have any questions regarding the environmental review process. When contacting the Clearinghouse in this matter, please use the eight-digit State Clearinghouse number so that we may respond promptly. Sincerely, ANTERO A. RIVASPLATA Chief, State Clearinghouse Corlsbftd Municipal Water District 5950 El Camino Real, Carlsbad, CA 92008 Engineering: (619) 438-3367 Administration: (619) 438-2722 FAX: 431-1601 October 12, 1995 Planning Department City of Carlsbad 2075 Las Palmas Drive Carlsbad, California 92009 TO: JEFF GIBSON FROM: Jerry Whitley SUBJECT: MAR VISTA, C.T. 94-11 (McREYNOLDS) - CMWD PROJECT NO. 94-508 In response to your inquiry of October 5, 1995, 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 can 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. 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. "Serving Carlsbad for over 40 years" Page 2 City of Carlsbad, Jeff Gibson October 12, 1995 B. Prepare a colored reclaimed water use 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. The Developer shall be required to 1) - enter into an agreement for reimbursement of costs for the construction of Poinsettia Park Offsite Sewer, CMWD Project No. 94-404, 2) - Provide the necessary construction area for the installation of the Poinsettia Park Offsite Sewer through out C.T. No. 94-11 including the granting of the necessary right- of-ways and easements. 3) - construct minimum 8" diameter gravity sewer mains in Calle Serova and Vista De Olas. 6. The Developer shall construct a 12" potable water line (375' H.G.) in Hidden Valley Road from Palomar Airport Road to Cherry Blossom Road. Also, a water analysis shall be required to establish the size of water lines in Cherry Blossom Road, Calle Serova and Vista De Olas. In any event, 8" diameter water lines will be the minimum size installed. 7. The Developer shall construct a 12" reclaimed water line (384' H.G.) in Hidden Valley Road from Palomar Airport Road to Cherry Blossom Road and shall install reclaimed water lines deemed necessary after the colored use map is reviewed and needs established. If you have any questions, please contact the undersigned. F. JERRY WHITLEY Associate Engineer FJW:jm City September 28, 1995 California Department of Fish and Game David N. Lawhead Environmental Specialist III 4949 Viewridge Avenue San Diego, CA 92123 SUBJECT: RECIRCULATION OF A MITIGATED NEGATIVE DECLARATION (SCH# 95021007) FOR THE MAR VISTA PROJECT - ZC 94-04/CT 94-11/HDP 94- 09/SDP 94-10/LCPA 94-04 Dear Mr. Lawhead: * Attached to this letter is a Mitigated Negative Declaration for the Mar Vista project located in the City of Carlsbad. The environmental document is being recirculated for public agency review and comment. If your agency has comments, please provide them within the mandated 30 day public review period. If you determine that the proposed mitigation measures are insufficient to mitigate project impacts to below a level of significance, then please provide the necessary information per the requirements of Section 21081. 6(c) of the State Public Resources Code. This Mitigated Negative Declaration was originally submitted for public review on February 1, 1995. The State Clearinghouse (SCH #95021007) public review period closed on March 6, 1995. The document is being revised and recirculated for public review based on comments received by the State Coastal Commission and the Fish and Game Department, a change in the project description, and an update to the project's biological impact analysis and the Initial Study Checklist. The developer has added an alternative sewer line and stormdrain alignment "A" for the project from Vista De Olas, through Lot No. 19, and north to the existing east/west sewer line in Canyon de las Encinas. In response to State resource agency comments regarding impacts and the level of analysis, an updated Biological Survey and Coastal California Gnatcatcher Survey has been submitted with the project which further analyzes the environmental impacts of the project, sewer and stonndrain alignment "B", and the new sewer and stormdrain alignment "A" as shown on the Mar Vista Tentative Map. If you have any questions please contact me in the Planning Department at (619) 438-1161, extension 4455, Thank-you. Sincerely, JEFF GIBSON Associate Planner 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161 • ^ i "I" \ / s~\ "f iT"*'* <?n &*" i o ^**\m. ^11 \* HIS lw a if~~y& I I ^Haa<a> B V^X • U \f V^y B _J^a^lJ^^l.°,^*J^^^^ September 28, 1995 California Coastal Commission Deborah N. Lee Assistant District Director 3111 Carnino Del Rio North, Suite 200 San Diego, CA 92108 SUBJECT: RECIRCULATION OF A MITIGATED NEGATIVE DECLARATION (SCH# 95021007) FOR THE MAR VISTA PROJECT - ZC 94-04/CT 94-11/HDP 94- 09/SDP 94-10/LCPA 94-04 Dear Ms. Lee: *. Attached to this letter is a Mitigated Negative Declaration for the Mar Vista project located in the City of Carlsbad. The environmental document is being recirculated for public agency review and comment. If your agency has comments, please provide them within the mandated 30 day public review period. If you determine that the proposed mitigation measures are insufficient to mitigate project impacts to below a level of significance, then please provide the necessary information per the requirements of Section 21081.6(c) of the State Public Resources Code. This Mitigated Negative Declaration was originally submitted for public review on February 1, 1995. The State Clearinghouse (SCH #95021007) public review period closed on March 6, 1995. The document is being revised and recirculated for public review based on comments received by the State Coastal Commission and the Fish and Game Department, a change in the project description, and an update to the project's biological impact analysis and the Initial Study Checklist. The developer has added an alternative sewer line and stormdrain alignment "A" for the project from Vista De Olas, through Lot No. 19, and north to the existing east/west sewer line in Canyon de las Encinas. In response to State resource agency comments regarding impacts and the level of analysis, an updated Biological Survey and Coastal California Gnatcatcher Survey has been submitted with the project which further analyzes the environmental impacts of the project, sewer and stormdrain alignment "B", and the new sewer and stormdrain alignment "A" as shown on the Mar Vista Tentative Map. If you have any questions please contact me in the Planning Department at (619) 438-1161, extension 4455, Thank-you. Sincerely, JEFF GIBSON Associate Planner 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 - (619)438-1161 • City of Carlsbad Plan n i rig^Oepa i-t rnent September 28, 1995 U.S. Fish and Wildlife Service Ellen Berryman Fish and Wildlife Biologist 2730 Loker Avenue West Carlsbad, CA 92008 SUBJECT: RECIRCULATION OF A MITIGATED NEGATIVE DECLARATION (SCH# 95021007) FOR THE MAR VISTA PROJECT - ZC 94-04/CT 94-11/HDP 94- 09/SDP 94-10/LCPA 94-04 Dear Ms. Berryman: Attached to this letter is a Mitigated Negative Declaration for the Mar Vista project located in the City of Carlsbad. The environmental document is being recirculated for public agency review and comment. If your agency has comments, please provide them within the mandated 30 day public review period. If you determine that the proposed mitigation measures are insufficient to mitigate project impacts to below a level of significance, then please provide the necessary information per the requirements of Section 21081. 6(c) of the State Public Resources Code. This Mitigated Negative Declaration was originally submitted for public review on February 1, 1995. The State Clearinghouse (SCH #95021007) public review period closed on March 6, 1995. The document is being revised and recirculated for public review based on comments received by the State Coastal Commission and the Fish and Game Department, a change in the project description, and an update to the project's biological impact analysis and the Initial Study Checklist. The developer has added an alternative sewer line and stormdrain alignment "A" for the project from Vista De Olas, through Lot No. 19, and north to the existing east/west sewer line in Canyon de las Encinas. In response to State resource agency comments regarding impacts and the level of analysis, an updated Biological Survey and Coastal California Gnatcatcher Survey has been submitted with the project which further analyzes the environmental impacts of the project, sewer and stormdrain alignment "B", and the new sewer and stormdrain alignment "A" as shown on the Mar Vista Tentative Map. If you have any questions please contact me in the Planning Department at (619) 438-1161, extension 4455, Thank-you. Sincerely, JEFF GIBSON Associate Planner 2O75 Las Palmas Drive - Carlsbad, California 92OO9-1576 « (619) 438-1 161 Lccluiig Design Group, Inc.JUN27 if ©Sr C^vi:'-5yB-v:>.k:'' K;- U 13 Hi (J ' J 1. id -'I ^~-J June 27, 1995 Mr. Jeff Gibson City of Carlsbad 2075 Las Palmas Drive Carlsbad, California 92009 SUBJECT: MAR VISTA/MCREYNOLDS TENTATIVE MAP (LADWIG DESIGN GROUP INC J/N L-1015) Dear Jeff: Enclosed are three prints of the revised Tentative Map with the changes requested in your April 18, 1995 letter to Mrs. McReynolds. Sheets 1 and 2 of the Tentative Map have been revised per your request. In addition, the 40' scale grading plan for the project has also been revised to coincide with the 100' scale plan. In addition to the above, I am also including a copy of a letter from the Department of Fish and Game to Mr. Bill Ponder, that addresses the Coastal Development Permit Application for Sambi specifically relating to Hidden Valley Road. You had requested that the NCCP consistency findings be made reference the significant biological impacts having to deal with the construction of Hidden Valley Road. In addition, I am included a new letter from RECON addressing the new proposed location for the offsite sewer off of the north bluff of the project. As you recalled, the sewer location was moved to go down the canyon that is impacted with Pampas grass directly across the valley to an existing manhole southerly of Palomar Airport Road. As you will see in RECON's letter, there are no impacts to be mitigated based on this new alignment. In addition, the storm drain is now adjacent to the sewer line. It is also my understanding, that engineering, (Mr. Mike Shirey), will accept the storm drain with no access to the outlet if we have a special designed outlet structure. Alex has included this in his design. 703 Palomar flirport Road + Suit© 300 4 Carlsbad, California 92009 (619) 438-3182 FflX (619) 438-0173 Mr. Jeff Gib son June 27, 1995 Page 2 Please look over the enclosed information. We feel we have now addressed all items that you have raised in the past. In addition to the above new prints, I am also enclosing the check prints from your last review. We are ready for this project to move into the Public Hearing stage and are anxious for your review to ensure that all the items that you have asked for have been completed. If you have any questions, please give me a call. Sincerely, LADWIG DESIGN GROUP, EVC. Robert C. Ladwig President RCL:cea.045 Enclosures Copy with enclosures: (Fish and Game and RECON letter) Mrs. Christa M. McReynolds Mi". Alan A. McReynolds Mr. Alex Pantich, Land Space Engineering ll£IVM/VJx/V RegionWEnvironmental Consultants ^RegionWEnvironmental Consultants RECEIVED June 20, 1995 Q IAOWIG DESIGN 6R Mrs. Christa McReynolds 2316CalleChiquita La Jolla, CA 92037 Reference: Results of Updated Biology Surveys and Coastal California Gnatcatcher Surveys for the McReynolds Property in Carlsbad (RECON Number 26 18B) Dear Mrs. McReynolds: An updated biological resources field survey was conducted on the 35-acre McReynolds property in Carlsbad, California (Figures 1 and 2). A directed search for the coastal California gnatcatcher (Polioptila californica californica) was also conducted in appropriate habitat along the west side of the property. An additional survey was conducted to assess the biological resources of the proposed off-site sewer alignment from the northwest corner of the property, across Encinas Creek, to the Price Club property; however, the proposed sewer alignment has been changed, so that native vegetation is not affected. Survey dates, personnel, and weather conditions are given in Table 1. Results The surveys revealed that the plant communities on-site are basically the same as those mapped in 1989 by RECON (letter attached). Figure 3 is the revised vegetation map. The flatter portion of the property is still in agricultural use. The steep west- and north-facing slopes support southern mixed chaparral and Diegan coastal sage scrub. Southern willow scrub and mule fat scrub dominate the drainage along the western side of the site. Vegetation within the sewer easement, which will run down the north-facing slope of the property and into Encinas Creek, is entirely exotic Selloa pampas grass (Cortaderia selloana). An updated search of the Natural Diversity Data Base records was performed to determine which sensitive species have been reported from the vicinity of the project. Those that were observed, or federally or state-listed species for which appropriate habitat exists on-site are discussed here. Three sensitive plant species have been observed during the surveys: wart-stemmed ceanothus (Ceanothus verrucosus), ashy spike-moss (Selaginella cinerascens), and western dichondra (Dichondra occidentalis). The wart-stemmed ceanothus, also known as white coast ceanothus, is a federal Category 2 species which means that listing may be appropriate but that substantial data on biological vulnerability and threats are not currently known or on file with the U.S. Fish and Wildlife Service. The other two species are on the California Native Plant Society's List 4, a watch list of plants of limited distribution. Locations of the white coast ceanothus and western dichondra are shown on Figure 3; the ashy spike-moss occurs on the soil surface between shrubs throughout the area mapped as southern mixed chaparral. Appropriate habitat also occurs with coastal sage scrub and chaparral on-site for Harpagonella palmeri. No sensitive plant species were observed within the proposed sewer alignment. Five sensitive wildlife species were observed on the site: coastal California gnatcatcher, listed by the federal government as threatened; white-tailed kite (Elanus caeruleus), fully protected by the state of California; and Cooper's hawk (Acdpiter cooperi), yellow-breasted chat (Icteria virens), and northern harrier (Circus cyaneus), each a California Department of Fish and Game (CDFG) species of special concern. Four other Category 2 candidate species for federal listing which are also CDFG species of special concern could occur on the site but were not observed during the surveys: burrowing owl 7460 Mission Valley Road • San Diego, CA 92108 • (619) 542-1611 • FAX (619) 542-1690 3050 Chicago Avenue • Riverside, CA 92507 • (714) 784-9460 Mrs. Christa McReynolds -2- . June 20, 1995 (Athene cunicularia), orange-Uiroated whiptail (Cnemidophonis hypetythrus beldingt), silvery legless lizard (Anniella pulchra pulchra), and San Diego desert woodrat (Neotoma lepida intermedia), Coastal California gnatcatcbers were observed in the Diegan coastal sage scrub and thej mule fat scrub along the west side of the site on two of the survey days. The locations of the sightings are indicated on Figure 3. Though they were located near the bottom of the drainage, they very likely use the entire habitat within the drainage canyon, including the slopes within the property boundaries. These sightings probably represent one pair of birds which may have nested on the site or in habitat adjacent to the property. The white-tailed kite was observed roosting on the site and the Cooper's hawk was observed roosting at the northwest corner of the site. The yellow-breasted chat was observed in southern willow scrub within the on-sile drainage. Two listed bird species occur in riparian habitat iu San Diego County: the federally and state-endangered least Bell's vireo (Vireo bellii pusillus) and the state endangered and federally proposed endangered southwestern willow flycatcher (Empuionax traillii extlmus). Since least Bell's vireos are not known to occur in the immediate vicinity and habitat is not as extensive as other vireo-occupied drainages within San Diego County, the likelihood of occurrence is considered low to moderate. The potential for the southwestern willow flycatcher to occur is considered low because the amount of habitat within Enemas Creek and the on-site drainage is small and populations of southwestern willow flycatcher are known only within portions of Utc major riparian systems of San Diego County. Impacts The proposed development would be confined to the area currently in agricultural use. No impacts to the native vegetation on (he slopes or the drainage would occur from the development. No coastal California gnatcatchers or other sensitive species would be directly impacted by construction of the project. Construction noise may cause minimal indirect impacts to coastal California gnatcatchers; however, these indirect impacts are considered to be below a level of significance, since coastal California gnatcatcbers are known to occur and nest where noise levels are very high such as within freeway rights- of-way (RBCON 1994). Light from the project area may cause indirect impacts to nesting species or to flowering plant species, as night light may affect photoperiodism (the responses of an organism to changes in light intensity or in length of days) of these species. : The sewer line has been proposed from the north rim of the development area, down the northern slope of the property, (o an existing manhole in Encinas Creek. The sewer alignment would follow a ravine from the top of the slope to the bottom. The ravine has been previously disturbed and is currently vegetated with Selloa pampas grass. The sewer would impact only Selloa pampas grass in the channel bottom of Encinas Creek (Figure 4). A storm drain will follow the same alignment as the sewer. No permanent access road will be constructed for the sewer. This sewer alignment represents the least biologically damaging alternative, since no native habitat and no sensitive species would be impacted. The steep slopes on the west and north sides of the property will be retained as part of the City of Carlsbad's open space, designed to connect with other open space areas off-site to provide contiguous bands of open space throughout the city, The on-silc open space area includes all the area identified as open space on this property in the Environmental Impact Report for the Zone 20 Specific Plan. A trail through the drainage was considered as part of the future city-wide trail system; however, that trail has been eliminated from (his project area. Recommendations and Requirements Since the proposed development, sewer, and stormdrain will be restricted to the disturbed areas, no direct impacts will occur to any native habitats or sensitive plant or wildlife species. Indirect impacts of light can be avoided by directing Mrs. Christa McReynolds -3- June 20,1995 construction lighting (if it is used) and project lighting, such as street lighting, away from (be native habitat Rood lights from the development should not project into the native habitat Even though no native habitat would be impacted, construction of the sewer in tht ravine of the slope and into the floodplain of Bncinas Creek to tie into the existing sewer may be under the jurisdiction of the California Department of Fish and Game (CDFG). The CDPG should be consulted to determine if an agreement- under Section 1603 of the Fish and Game Code would be required. No wetlands or waters of the U.S. would be impacted by the project or the sewer, therefore, a permit from the U.S. Army Corps of Engineers under Section 404 of the Clean Water Act is not needed. If you have any questions, please call. Sincerely, Bobbie A. Stephen Manager, Biological Resources BASxtb Attachment Mesa; •San Diego' Lemon \ Grove National City FIGURE 1. THE LOCATION OF THE PROPOSED PROJECT RELATIVE TO THE COUNTY OF SAN DIEGO. -.REC&N D — -1 QA 1 -i /QQ .j" \ tank*,-f'-'W^\ Y* V-F J"' \*v \\\ \\ -VVA \\ \. 'V-, \» .'svv- •;•, , y'v -\ \ * 'ft ,«4,vXv-. 'j •'• \\ \JK %'fp^- I \\\ 't^m.4: \ APROJECT LOCATION , V"- >1\» \ ''': \ FIGURE 2. PROJECT LOCATION ON U.S.G.S. 7.5 MINUTE TOPOGRAPHIC MAPS, ENCINITAS AND SAN LUIS REY QUADRANGLES \REC0N R-1941 1/89 Bacchans scrub Southern willow scrub Southern mixed chaparral Cbamise chaparral Coastal sage scrub Pampas grass 420Disturbed Ceanothus verrucosus d Dichondra occidentalis 210 FEET FIGURE 3 G Coastal California gnatcatcher (day 1) Vegetationand (§) Coastal California gnatcatcher (day 2) Sensitive Species C Copper's hawk Y Yellow-breasted chat K White-tailed kite 775 FEET 0 ^•2* Coastal sage scrub Southern mixed chaparral Southern willow scrub Pampas grass Disturbed/agriculture • Manhole FIGURE 4 Off-site Sewer 1RECOW TABLE 1 SURVEY DETAILS Date Time Surveyors Survey Type Weather May 26, 1994 8:15-10:00 A.M. Bobbie Stephenson General biology Overcast; 65-70° F. &CAGN#1 June 10, 1994 7:30-8:45 A.M. GinaShultz& CAGN#2 Overcast; 65° F; light Rick Eisenbart breeze. June 21, 1994 6:45-8:45 A.M. Pete Famolaro CAGN #3 Overcast; 60° F; slight wind July 18,1994 8:00-10:00 A.M. Pete Famolaro General biology Overcast; 65-70° F; for off-site sewer no wind CAGN = California gnatcatcher 2316 Calls Chiquita La Jolla, CA 92037 (619) 454-5385 Mr. Jeff Gibson Planning Department City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009 re: Mar Vista APN 211-40-14 Emerald Ridge - West, APN 212-040-32 and 36 Dear Mr. Gibson, I am the owner of MAR VISTA, the property immediately west of EMERALD RIDGE - WEST, owned by MSP California, LLC. I understand that you will be asking MSP, as part of their tentative map application, to obtain a letter from me stating that I am aware of their project and concur with the proposed plan. I have met and discussed with representatives of MSP their plans and mine. I will be providing, as part of my project, sewer and drainage facilities that will service the MSP property. Additionally, we will discuss grading issues along our common property line. They will, in exhange, provide for access to my property through theirs. The access will include Hidden Valley Road from their south property line to Palomar Airport Road and the local streets west of Hidden Valley Road to my property. I am discussing with them and other owners in the area an agreement for sharing the expenses of constructing Hidden Valley Road from Palomar Airport Road to the Sambi property. If you have any questions, please give me a call. Sincerely, UA . Ik Christa M. McReynolds, Trustee cc: Marcus Palkowitsh, MSP California, LLC David M. Bentley, MSP California, LLC Robert C. Ladwig, Ladwig Design Group, Inc. TO: FROM: PROJECT/PERMIT NO. SUBJECT: PROJECT MEMO CITY OF CARLSBAD — PLANNING DEPARTMENT DATE: "7 - TIME: Ii\ , — >r - 19 2_S1 3 A> \ *\ Planning^0frBCtor/Ac!mg~Agerit WHITE - Job Site: YELLOW - File; PINK - Inspector P50-11-02B companies 111 Suite 435 650 South Cherry Street Denver, Colorado 80222 (303) 399-9804 (303)399-3631 May 15, 1995 . Mr. Jeff Gibson Planning Department City of Carlsbad 2075 Las Palmas Drive Carlsbad, California 92009 SUBJECT: McREYNOLDS PROPERTY (MAR VISTA) 2C 94-94/CT94-11 SDP 94-10/HDP 94-09/LCPA 94-04 Dear Jeff: We are the owners of the property immediately east (APN"s 212-040-32 and 36) of the property owned by Mrs. McReynolds. We understand that you have asked Mrs. McReynolds to obtain a letter from us stating that we are aware of her project and concur with the proposed plan and the proposed road alignments through our property. We met and discussed with Mrs. McReynolds some time ago, her plans and ours. Mrs. McReynolds will be providing, as part of her project, sewer and drainage facilities that will service our property. We will in exchange, provide for access to her property through our property. The access will include Hidden Valley Road from our south property line to Palomar Airport Road and the local streets west of Hidden Valley Road to the McReynolds property. We are discussing with her and other owners in the area about putting together a cost sharing program for Hidden Valley Road. In addition, we will be discussing with her grading and drainage issues along our common property line. V . ' . ! As stated above, we concur with what is proposed by Mrs. McReynolds for Mar Vista. If you have any questions, please give me a call. Sincerely, Ma/cus Palkowitsh MSP California, L.L.C., a Colorado Limited Liability Company cc: Mrs. Christa McReynolds Mr. Alan McReynolds Mr. Robert C. Ladwig, Ladwig Design Group, Inc. City of Carlsbad Planning Department April 18, 1995 Christa M. McReynolds 2316CalleChiquita La Jolla, CA 92037 SUBJECT: MAR VISTA - ZC 94-04/CT 94-11 /SDP 94-10/HDP 94-09/LCPA 94-04 The Planning and Engineering Departments have reviewed your permit resubmittal, application nos. ZC 94-04/CT 94-11/SDP 94-10/HDP 94-09/LCPA 94-04, for compliance with adopted City land use policies and standards and have the following comments: PLANNING: 1. Upon additional review of the 40 scale grading plan, the Planning Department has determined that Lot No. 42 of the tentative map has been designed such that it will be difficult if not infeasible to plot a reasonable size home on the parcel. Due to the irregular shape of the building pad which is created by the large fill slope, reasonable development of the lot would require high retaining walls and potential setback variances, therefore, the lot must be redesigned to better accommodate the future development. 2. The next resubmittal of tentative map exhibits should illustrate the re-alignment of Hidden Valley Road as approved by the California Coastal Commission for the Sambi project. In addition, please provide the revised biological mitigation plan associated with the environmental impacts created by the new alignment and future construction of the roadway. The existing plans on file with the project do not accurately reflect the new- alignment. 3. Before findings that the project is consistent with the Natural Community Conservation Planning Program (NCCP) can be made and that significant biological impacts have been mitigated to below a level of significance, as part of the approval of the Mitigated Negative Declaration for the project, the State Department of Fish and Game (Responsible Agency) has requested review of the mitigation and restoration plans for the sewer line and Hidden Valley Road. Before the project is scheduled for a Planning Commission public hearing, please provide a letter from the Department of Fish and Game stating that they find the project consistent with the NCCP and that they concur with the project's mitigation plans. 4. Upon resubmittal of the application all exhibits, including the Site Development Plan and Landscape Plan must reflect the revisions made to the base tentative map. ENGINEERING: Traffic and Circulation 1. Thank you for indicating the right of way access south of Cherry Blossom Road to Altimira Park. Again, however, as previously stated, this access must be indicated as a "gated emergency access" for this proposed project. Additionally, it must also be shown as a functional access. Therefore, please show the following: 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161 MAR VISTA - ZC 94-04/CT 94-11/SDP 94-10/ HDP 94-09/LCPA 94-04 APRIL 18, 1995 PAGE 2 Altimira Park driveway/access aisle & a portion of the parking area. Right of way & access width of the proposed "emergency access." AKimira Park parking lot elevation. Grade of the "emergency access." Indicate this access as "Mar Vista Emergency Access" on the tentative Map. Also, regarding this cul-de-sac issue, timing of improvements becomes a factor. If this project is constructed before the City Park then a design for this emergency access would 'be required. Rather than pursuing a preliminary design at this stage, please indicate Cherry Blossom Road (CBR), from "B" Street to Hidden Valley Road (HVR), as a 52' wide modified collector with a 4 ft. raised median. Also, regarding this modified collector, please add a note to the tentative map General Notes stating that depending on when this proposed project or the City Park is constructed, either emergency access will occur via the emergency access through the park, or, through the widened (CBR) section. 2. Indicating HVR, south of Palomar Airport Road (PAR), as a 48 ft. curb to curb/68 ft. right of way width is acceptable. However, additional information regarding right of way alignments, for HVR both north and south of PAR, still must be indicated on the tentative map. Therefore, show the proposed alignment for HVR north of PAR so that future centerline, right of way and curb to curb alignments can be verified. Sewer/Drainage 1. Recent discussions with the Carlsbad Municipal Water District (CMWD), District Engineer indicate that various designs are progressing with regards to a future sewer line through the proposed City Park north through the proposed Mar Vista subdivision. Different alternatives currently exist, however, due to potential environmental constraints a preferred alternative is to carry the sewer line through the Mar Vista public roadway system (Calle Serena & Vista De Olas), up proposed lot 1'9's driveway and then directly north to PAR through an area which is covered with pampas grass. This alternative (shown off site to PAR) must be reflected on the tentative map for this proposed project. Additionally, as has been previously requested, a facility access road must also be provided and shown on the tentative map. Regarding this access road, the following Engineering Standard criteria is applicable: 14% maximum grade. 15 mph speed. Gated entry. Minimum 12 ft. paved width. 38 ft. minimum radius. Work area/turn arounds provided at the manholes. Due to probable future manhole locations, access does not have to be shown for the slope portion of the sewer line, from Lot 19 approximately 400 ft. to the property line angle point at bearings N62°12'55" and S89°27'10". MAR VISTA - ZC 94-04/CT 94-11/SDP 94-10/ HDP 94-09/LCPA 94-04 APRIL 18, 1995 PAGE 3 If different sewer/drainage alignments are being considered, any alignment which is proposed must have an all weather access road associated with it, and be shown on the tentative map. Facility access roads must be indicated at the tentative map stage of the project and cannot be deferred until processing of a final map. Also, delete General Note No. 25. 2. Thank you for adding General Note No. 24, however, not only may the sewer alignment change outside of the project, it also may change within the project boundaries. Therefore, please delete the word "outside* in General Note No. 24. 3. Thank you for indicating the easement width, for the proposed storm drain/sewer easement, at Lot No. 17; however, the 20 ft. easement designation is in the wrong place. Where it is shown as 20 ft., the easement actually scales to 25 ft. Again, please correct this minor discrepancy. (The easement scales to 20 ft. after the angle point down the slope.) If the proposed sewer alignment changes in accordance with Sewer/Drainage issue No. 1 above, then this minor issue is applicable for any newly proposed sewer alignments/easements. Land Title 1. Thank you for indicating the document numbers and recordation dates of the various easements which are located within and adjacent to this proposed subdivision. However again, as previously requested, please indicate the future disposition of all easements located w'rthin the property boundary. Miscellaneous 1. Please provide staff with documentation from the adjacent property owner (Kelly) stating that they are aware of and concur with this proposed project and the proposed road alignments through their (Kelly's) property. Attached are a set of redlined check prints for your use in making the requested revisions. Please return these check prints to assist staff in continued project review. Please contact your staff planner, Jeff Gibson, at (619) 438-1161, extension 4455, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJH:JG:vd c: Gary Wayne Bobbie Hoder File Copy Marjorie/Rich Chris DeCerbo Bob Wojcik Data Entry Robert C. Ladwig MEMORANDUM April 12, 1995 TO: ASSOCIATE PLANNER - JEFF GIBSON FROM: Associate Engineer - Land Use Review VIA: Principal Civil Engineer - Land Use Review CT 94-11, SDP 94-10; MAR VISTA THIRD ENGINEERING ISSUES REVIEW Engineering Department staff have completed a third review of the above referenced project for Engineering issues of concern. Engineering issues which still must be resolved prior to scheduling this project for a hearing are as follows: Traffic and Circulation 1. Thank you for indicating the right of way access south of Cherry Blossom Road to Altimira Park. Again, however, as previously stated, this access must be indicated as a "gated emergency access" for this proposed project. Additionally, it must also be shown as a functional access. Therefore, please show the following: Altimira Park driveway/access aisle & a portion of the parking area. Right of way & access width of the proposed "emergency access." Altimira Park parking lot elevation. Grade of the "emergency access." Indicate this access as "Mar Vista Emergency Access" on the tentative Map. Also, regarding this cul-de-sac issue, timing of improvements becomes a factor. If this project is constructed before the City Park then a design for this emergency access would be required. Rather than pursuing a preliminary design at this stage, please indicate Cherry Blossom Road (CBR), from "B" Street to Hidden Valley Road (HVR), as a 52' wide modified collector with a 4 ft. raised median. Also, regarding this modified collector, please add a note to the tentative map General Notes stating that depending on when this proposed project or the City Park is constructed, either emergency access will occur via the emergency access through the park, or, through the widened (CBR) section. 2. Indicating HVR, south of Palomar Airport Road (PAR), as a 48 ft. curb to curb/68 ft. right of way width is acceptable. However, additional information regarding right of way alignments, for HVR both north and south of PAR, still must be indicated on the tentative map. Therefore, show the proposed alignment for HVR north of PAR so that future centerline, right of way and curb to curb alignments can be verified. CT 94-11, SDP 94-10; MAR VISTA PAGE: 2 SECOND ENGINEERING ISSUES REVIEW J. GIBSON MEMO; APRIL 12, 1995 Se wer/Drainaae 1. Recent discussions with the Carlsbad Municipal Water District (CMWD), District Engineer indicate that various designs are progressing with regards to a future sewer line through the proposed City Park north through the proposed Mar Vista subdivision. Different alternatives currently exist, however, due to potential environmental constraints a preferred alternative is to carry the sewer line through the Mar Vista public roadway system (Calle Serena & Vista De Olas), up proposed lot 1 9's driveway and then directly north to PAR through an area which is covered with pampas grass. This alternative (shown off site to PAR) must be reflected on the tentative map for this proposed project. Additionally, as has been previously requested, a facility access road must also be provided and shown on the tentative map. Regarding this access road, the following Engineering Standard criteria is applicable: 14% maximum grade. 15 mph speed. Gated entry. Minimum 12 ft. paved width. 38 ft. minimum radius. Work area/turn arounds provided at the manholes. Due to probable future manhole locations, access does not have to be shown for the slope portion of the sewer line, from Lot 19 approximately 400 ft. to the property line angle point at bearings N62°1 2'55" and S89°27"IO". If different sewer/drainage alignments are being considered, any alignment which is proposed must have an all weather access road associated with it, and be shown on the tentative map. Facility access roads must be indicated at the tentative map stage of the project and cannot be deferred until processing of a final map. Also, delete General Note No. 25. 2. Thank you for adding General Note No. 24, however, not only may the sewer alignment change outside of the project, it also may change within the project boundaries. Therefore, please delete the word "outside" in General Note No. 24. 3. Thank you for indicating the easement width, for the proposed storm drain/sewer easement, at Lot No. 17; however, the 20 ft. easement designation is in the wrong place. Where it is shown as 20 ft., the easement actually scales to 25 ft. Again, please correct this minor discrepancy. (The easement scales to 20 ft. after the angle point down the slope.) If the proposed sewer alignment changes in accordance with Sewer/Drainage issue No. 1 above, then this minor issue is applicable for any newly proposed sewer alignments/easements. CT 94-11. SDP 94-10; MAR VISTA PAGE: 3 SECOND ENGINEERING ISSUES REVIEW J. GIBSON MEMO; APRIL 17, 1995 Land Title 1. Thank you for indicating the document numbers and recordation dates of the various easements which are located within and adjacent to this proposed subdivision. However again, as previously requested, please indicate the future disposition of all easements located within the property boundary. Miscellaneous 1. Please provide staff with documentation from the adjacent property owner (Kelly) stating that they are aware of and concur with this proposed project and the proposed road alignments through their (Kelly's) property. Attached are a set of redlined check prints for the applicant's use in making the requested revisions. The applicant must return these check prints to assist staff in continued project review. If you or the applicant have any questions, please either see or call me at extension 4388. MICH Attachment City of Carlsbad Planning Department March 31, 1995 Tim Dillingham Wildlife Biologist Department of Fish and Game 8885 Rio San Diego Drive Suite 270 San Diego CA 92108 RE: MITIGATED NEGATIVE DECLARATION/MAR VISTA, CT 94-11/SCH 95021007 Dear Mr. Dillingham: In response to your letter dated February 27,1995, concerning sensitive plant and animal species within the project area, the Planning Department has included another copy of the project's biological resource analysis that is referenced under the Biological Section of the Mitigated Negative Declaration. The survey identifies the location of vegetation and sensitive species. Please review the biological study and if your have additional comments please send them to the Planning Department by April 14, 1995. If the City does not receive additional comments by the 14th we will assume that your agency is in agreement with the study's analysis and mitigation recommendations. If you have further questions please contact me at (619) 438-1161, extension 4455. Thank you for your consideration. CITY OF CARLSBAD JEFF GIBSON Associate Planner c: Chris DeCerbo Bob Ladwig CT9411F.COR 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161 taoSig Design Group, Inc. -1b- March 22, 1995 Mayor Bud Lewis City of Carlsbad 1200 Carlsbad Village Drive Carlsbad, California 92008 SUBJECT: OPEN SPACE REQUIREMENTS/MAINTENANCE AND LIABILITY (LADWIG DESIGN GROUP JOB # L-1015) Dear Buddy: I am working on a project in Carlsbad that is 34-acres in size - a standard 7,500 square-foot subdivision to be built on 15 acres with 19 acres set aside as a natural open space. Staff is asking that a Homeowners Association (HOA) be formed to maintain the open space lot along with a few other slopes within the project that either face the open space lot or a public street. We have requested that the project be annexed to the existing City-wide Lighting and Landscaping Benefit Assessment District for the open space and slope maintenance. About 22 of the 49 lots within the proposed subdivision have slopes that staff would like to be maintained in addition to the one 19- acre open space lot. Why would the remaining 27 lots without slopes want to pay for maintenance of slopes on someone elses lot that they cannot see or benefit from? Also, why should 49 homeowners pay for maintenance on the 19-acre open space lot that they cannot use or be responsible for the liability? The only function of the HOA would be the slope maintenance responsibility. The City is requiring the set aside of the open space ( which we do not object to even though the landowner has been paying taxes on the whole 34 acres since the late 50's) as part of the development process but we feel the requirement of maintenance and liability needs to be reviewed. City staff has discussed the matter (see attached memorandum, dated March 1, 1995) and has rejected our request to annex the property to the Lighting and Landscaping Benefit Assessment District. We would like to request this matter be discussed by Council and consider the following: 703 Palomar flirport Road 4> Suite 300 4- Carlsbad, California 92009 (619) 438-3182 FflX (619) 438-0173 Mayor Bud Lewis March 22, 1995 Page 2 • About one-half of the property in the City of Carlsbad is un-development. This questions will come up again and again. • Both existing and future residents will benefit from all of our open space so there are reasons to ask or require everyone City-wide to help pay for the maintenance; not just the new homeowners. • The City could contract out for the open space and slope maintenance to have minimal affect on City staff obligations. • With maintenance and liability responsibilities clearly defined, the City could I believe, achieve a larger amount of open space than originally projected. • The same issues will have to be faced with the implementation of the Habitat Management Plan (HMP). In the area of Aviara, the landowner has decided to install median landscaping in excess of City requirements. In this case, I think it is appropriate for the Master Homeowners Association to be responsible for maintenance and I believe that is the case of Aviara. Not ah1 parts of Carlsbad will have a Master Association especially in smaller developments which probably represents the majority of future development requests. Even in a Master Plan Community, there is a place for a Maintenance District, in those areas of public benefit or along public rights-of-ways. Again, I request that this item be reviewed by Council and that a Council policy be adopted to allow properties to be annexed to the existing Maintenance District for the reasons described above. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig RCL:cea.043 Attachments (Memorandum from Jim Hagaman, Dated March 1, 1995) Mayor Bud Lewis March 22, 1995 Page 3 Copy with enclosures: Council Members: Ms. Ann Kulchin Ms. Julie Nyguard Ms. Ramona Finnella Mr. Matt HaU Mr. JimHagaman, City of Carlsbad Mr. David Bradstreet, City of Carlsbad Mr. Jeff Gibson, City of Carlsbad Mrs. Christa McReynolds MEMORANDUM Data i March 1, 1995 Prom: Jim Hagaman, Admin Services/Projects Manager *ot file Subject: Annexations to the Lighting and Landscaping Benefit Assessment District. INQUIRY BY ROBERT LADWIG Phone 438-3182 GIVEN: 1) Standard subdivision of 7,500 square foot parcels. 2) City staff is requiring slopes on single loaded streets to be maintained. 3) City staff is also requiring a 19 acre Open Space lot to be left in a natural condition with minimum maintenance. 4) This is a standard subdivision with no homeowners association to be responsible for the maintenance of slopes or open space. ISSUES: 1) Slopes going down to streets at rear of lots on single load streets are not seen by owners of home on same lot and therefore are not likely to maintain the slopes. 2) Open Space of 19 acres is required but there is no home owners association to be responsible for the maintenance needed. a) Proponent's position is: since the City is requiring the open space they should dedicate the open space to the City for maintenance and responsibility. PROPOSAL BY ROBERT LADWIG1) Annex the single loaded lot slopes to the City's Street Lighting Benefit Maintenance District.2) Slope maintenance should be charged to those lots with the slope. .--„„**, j.ju AM wvju,o™i,, warn aLju/unft^ fAABU. i , 3) Open Space lot should be maintained by whomever the lot is dedicated. 4) Open Space lot could also be annexed to the city's Benefit Maintenance District with all the lota in the subdivision sharing maintenance costs. POLICY QUESTIONS 1) Maintaining slopes to public streets is a citywide occurrence. If this project is annexed into a benefit assessment district there is no reason that property owners all over the city couldn't request similar treatment. This could be limited to areas that do not have homeowners associations. 2) It is anticipated"that if a benefit assessment district is formed for slope maintenance that either the Parks Maintenance Division of the C.S.D. would maintain the slope areas, or it would be contracted out to independent contractors. In either case the district would have to cover the costs of the maintenance plus the administration of the contract and the annual assessment procefis. 3) Open Space - The City will continue to require dedication of open space in new developments. When there is a homeowners association the normal costs of maintenance can be required of the association. In this case there is no association and therefore, no one to conveniently share the maintenance costs. The idea of creating a benefit assessment district to provide -the money for maintenance seems to be a convenient solution for the developer; The problem for the City is whether to use city crews to maintain the open space or to contract the maintenance to a third party and charge an administrative fee. • _ 4) Open Space - The question of who should own the open space' areas now being required in the city will continue to be an issue. In the case where no homeowners association can assume responsibility, the question is should the City end up with the ownership...should each'lot own a percentage'interest, or should a foundation and/or conservancy be the recipient of the open space?5) Open Space - Require all developments to form a homeowners association to maintain open space areas required by the City and rear yard slopes to the public right of way. STATE OF CALIFORNIA PETE WILSON, Governor GOVERNOR'S OFFICE OF PLANNING AND RESEARCH 1400 TENTH STREET SACRAMENTO, CA 95814 March 16, 1995 JEFF GIBSON CITY OF CARLSBAD 2075 LAS PALMAS DRIVE CARLSBAD, CA 92009 Subject: MAR VISTA - ZC 94-04/CT 94-11/HDP 94-09...ECT-CARLSBAD CITY SCH #: 95021007 Dear JEFF GIBSON: The enclosed comments on your draft environmental documents were received by the State Clearinghouse after the end of the state review period. We are forwarding these comments to you because they provide information or raise issues which may assist you in project review. Lead agencies are not required to respond to late comments. However, you may wish to incorporate these additional comments into the preparation of your final environmental document. Please contact Mark Goss at (916) 445-0613 if you have any questions concerning the review process. When you contact the Clearinghouse in this matter, please use the eight-digit State Clearinghouse number so that we may respond promptly^. Si Michael Chiriatti, Jr. Chief, State Clearinghouse Enclosures cc: Resources Agency STATE OF CALIFORNIA PETE WILSON, Governor GOVERNOR'S OFFICE OF PLANNING AND RESEARCH 1400 TENTH STREET SACRAMENTO, CA 95814 March 6, 1995 JEFF GIBSON CITY OF CARLSBAD 2075 LAS PALMAS DRIVE CARLSBAD, CA 92009 Subject: MAR VISTA - ZC 94-04/CT 94-11/HDP 94-09 CITY SCH #: 95021007 .ECT-CARLSBAD Dear JEFF GIBSON: The State Clearinghouse submitted the above named environmental document to selected state agencies for review. The review period is closed and none of the state agencies have comments. This letter acknowledges that you have complied with the State Clearinghouse review requirements for draft environmental documents, pursuant to the California Environmental Quality Act. Please call Mark Goss at (916) 445-0613 if you have any questions regarding the environmental review process. When contacting the Clearinghouse in this matter, please use the eight-digit State Clearinghouse number so that we may respond promptly. Sin \Michael Chiriattf, Jr. Chief, State Clearinghouse STATE OF CALIFORNIA—THE RESOURCES AGENCYv^_J V {_, I PETE WILSON, Governo DEPARTMENT OF FISH AND GAME 330 GOLDEN SHORE, SUITE 50 IONG BEACH, CA 90802 (310) 590-5113 February 27, 1995 Mr. Jeff Gibson City of Carlsbad 2075 Las Palmas Drive Carlsbad, California- 92009 Dear Mr. Gibson: Mitigated Negative Declaration (MND) for the Mar Vista Project SCH 95021007, San Diego County Department of Fish and Game (Department) biologists familiar with the area have reviewed the referenced MND. The project is located in the City of Carlsbad. The Department has concerns regarding the MND in reference to sensitive species and impacts to be caused by a sewer line. The following are comments: The MND states that three sensitive plant species and five sensitive wildlife species were noted on site or within the sewer easement. However, the MND fails to identify the sensitive plants and animals and their locations within the project. The Department requests that this oversight be rectified through submission of documentation and maps of those sensitive species. In regards to the California gnatcatcher and coastal sage scrub, the project location is not within a preserve planning area for the City of Carlsbad, however the Department emphasizes preservation of coastal sage scrub which connects other open space, in this case to Encinas creek. Before formal concurrence could be given that this project is consistent with the Natural Community Conservation Planning (NCCP) program, we would need to review and concur with the mitigation and restoration plans for the sewer line and Hidden Valley road. The Department also recommends that this project should be evaluated in terms of citywide and regional plans to determine it's significance to those plans. The Department will also require a Streambed Alteration Agreement (SAA) for impacts caused to wetlands or riparian vegetation by the sewer line construction. This will be required prior to any impacts. For information on obtaining a SAA, please contact our Long Beach office at 310-590-5137 and request a SAA. Mr. Jeff Gibson February 27, 1995 Page Two Thank you for the opportunity to comment on this project. Any questions regarding this letter should be addressed to Mr. Tim Dillingham, Wildlife Biologist, at (619) 525-4215. Sincerely, Patricia Wolf Acting Regional Manager Region 5 cc: Mr. Tim Dillinghair< Department of Fish and Game San Diego, California Ms. Terri Dickerson Department of .Fish and Game San Diego, California Mr. Jim Dice Department of Fish and Game San Diego, California Mr. Bill Tippets Department of Fish and Game-NCCP San Diego, California U. S. Fish and Wildlife Service Carlsbad, California U. S. Army Corps of Engineers Los Angeles, California State Clearing House Sacramento, California MEMORANDUM February 21, 1995 TO: ASSOCIATE PLANNER - JEFF GIBSON From: Assistant Engineer - Land Use Review Via: Principal Civil Engineer - Land Use Review CT 94-11, SDP 94-10; MAR VISTA SECOND ENGINEERING ISSUES REVIEW Engineering Department staff have completed a second review of the above referenced project for Engineering issues of concern. Engineering issues which still must be resolved prior to scheduling this project for a hearing are as follows: Traffic and Circulation 1. Thank you for redesigning the Vista De Olas/Calle Serena intersection. However, even with this redesign a sight distance deficiency still exists at Lot No. 22. Again, as previously stated, sight distance must be achieved at this intersection. A minimum Stopping Sight Distance of 150 ft. must be achieved at all "legs" of the intersection; however, a Stopping Sight Distance of 200 ft. is preferred. The northeast and northwest "legs" of the intersection still do not meet this criteria. Please either revise the proposed slope or increase the radii at the intersection to meet this criteria. 2. Thank you for indicating the right of way access south of Cherry Blossom Road to Altimira Park. As previously stated, though, this access must be indicated as a "gated emergency access" for this proposed project. It also must be shown as a functional access. Therefore, please show the following: Altimira Park driveway/access aisle & a portion of the parking area. Right of way & access width of the proposed "emergency access." Altimira Park parking lot elevation. Grade of the "emergency access." Indicate this access as "Mar Vista Emergency Access" on the tentative Map. Again, for the applicants information, Craig Whitteker of Alliance Engineering is in the process of designing this gated emergency access in conjunction with the proposed Kelly project. CT 94-11,SDP 94-10; MAR VISTA PAGE: 2 SECOND ENGINEERING ISSUES REVIEW J. GIBSON MEMO; FEBRUARY 21, 1995 Se wer/Drainaae 1. As previously indicated, the Carlsbad Municipal Water District (CMWD) is in the process of designing a sewer line through the proposed City Park (Altimira Park) northerly to the Price Club property. This CMWD design may negate part of this proposed projects sewer design in the future. Since two separate sewer systems will not be feasible, at some point in the future, this project's sewer system will have to tie into the CMWD system and vice- versa. Again, as previously requested, to accommodate for this future occurrence, please indicate this detail under the General Notes on the Tentative Map. In accordance with the applicant's Consultant Engineer's request, this item can also be included as a Condition of Approval for the project. 2. Thank you for indicating the easement width, for the proposed storm drain/sewer easement, at Lot No. 17; however, the 20 ft. easement designation is in the wrong place. Where it is shown as 20 ft., the easement actually scales to 25 ft. Please correct this minor discrepancy. (The easement scales to 20 ft. after the angle point down the slope.) 3. Again, as previously requested, please indicate the gradient, right of way and paved width of the sewer/drainage all weather access road on the tentative map. Regarding this access road, the following Engineering Standard criteria is applicable: 14% maximum grade. 15 mph speed. Gated entry. Minimum 1 2 ft. paved width. 38 ft. minimum radius. Work area/turn arounds provided at the manholes. Due to the 24% grade at Lot No. 1 7 maintenance access to these facilities must be provided from the west. Land Title 1. Thank you for plotting Preliminary Title Report (PTR) item No. 4 on the Tentative Map. Some information was excluded, however. Please indicate the date and record number of this easement, as well as, the easement's future disposition. Additionally, as previously requested, please indicate the future dispositions of all of the easements indicated on this tentative map. CT 94-11,SDP 94-10; MAR VISTA PAGE: 2 SECOND ENGINEERING ISSUES REVIEW J. GIBSON MEMO; FEBRUARY 21, 1995 2. Land Title - Meeting Discussion Issue: Thank you for labeling the "up slopes" adjacent to Vista de Olas as having an Open Space Easement to the City; however, maintenance responsibility of these open space easements still must be addressed. Therefore, as previously requested please include under the General Notes that maintenance responsibility will be provided by the underlying property owner or Homeowners Association. Attached are a set of redlined check prints for the applicant's use in making the requested revisions. The applicant must return these check prints to assist staff in a continued project review. If you or the applicant have any questions, please either see or call me at extension Attachment Ladwig Design Group, Inc. January 6, 1995 Mr. Jeff Gibson Planning Department CITY OF CARLSBAD 2075 Las Palmas Drive Carlsbad, California 92008 SUBJECT: MAR VISTA (MCREYNOLDS) PROPERTY/ TENTATIVE MAP (CT 94-11, SDP 94-10, HDP 94-09, ZC 94-04) - INITIAL STUDY (EIR) TIME EXTENSION (LADWIG DESIGN GROUP JOB # L-1015) Dear Jeff: I hereby request a 15 day extension to submit additional environmental information (updated biological report and noise study) that you need to complete the initial study. According to RECON, the above environmental information will be completed early next week. I will forward the data to you when it arrives. This 15 day extension will extend the required completion date from January 9 to January 24, 1995. If you have any questions, please call me. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig RCL:lw.041 cc: Mrs. Christa McReynolds Mr. Alan McReynolds 1947 Cam/no Vida Roble, Suite 108, Carlsbad, CA 92008 (619) 438-3182 FAX (619) 431-2205 -j"i'(C Of cftifC»,NiA~THE atsouacta AOCNCY perr yviisow. OF FISH AND OAME COMWHJTV COWSERVATXON *kXNtttH<Saeas RIO eXtt Disao DRIVTJ, SUIIB 27<5IXN »ieoo, c\t,i70ju»r\ UlS) 668-42SB JUN 2 7 1995 i1?r;™ January 3, Mr. Bill Ponder California Co&stal Commission 3111 Camino del Rio North, Suice 200 San Diego, California 92108-1725 Coastal Development Application (#6-94-131) for the Sambi Heights Property/ Carlsbad, California Dear Mr. Ponder; The California Department of Fish and Game's (DFG) Natural Community Canservacion Planning (MCCP) staff has reviewed the environmental documentation for the proposed Sambi Seaside Heights development, and conducted a aite visit on December 1, 1994. The 68.6 acre parcel ie proposed for the development of 341 residential units, plua the construction of portions of Hidden Valley and Alga Roads. The property supports 7,52 acres of coastal sage scrub (CSS) habitut, gome <?£ which may be utilized by the California gnatcatcher. Ho gnatcatchera were detected during the biological surveys, but the apeoies ia known to utilize contiguous habitat north of the property, Tha subject eite is not within a proposed Preserve Planning Area of the city of Carlebad's Habitat Management Plan (HMP) . However, at least some of the remaining natural habitat, especially in the drainage where Hidden Valley Road is proposed and along the site's eastern boundary, is valuable for wildlife habitat:. Both of these areas connect to Encinitas Creek south of Palowar Airport Road, which in turn connects to portions of the fl preserve system. The proposed development would impact a total of 6.32 acres of CSS, including 0.34 acres off-site from the construction Of Alga Road, The project proponent proposes to mitigate impacts to CSS through a combination of on-eite preservation, on-eit« habitat enhancement and ravegetation, And ©f£-sitft acquisition. This combination of mitigation ctppro&ches is acceptable to the DFG i I. On-site preservation of 1.S4 acres of CSS. 3s. On-site revegetation and enhancement (including the SDG&E eaaementi of 4.31 acres. The DFG would like to review the proposed rsvegetat ion/enhancement plan before it is adopted. RECEIVED JUN 26 ;995 LAOWIG DESIGN 6R Mr, Sill Ponder ^nuary 3, i99SPage 3. Off-site acquisition of ,2.62 acrea of. intermediate or high quality CSS habitat within an area proposed for long-term conservation. The DFG muse concur with the location of the 2.62 acres, and. the management plan for the site. With the implementation ot' the above -listed mitigation plans , the DFG concurs that the Samfoi Seasid« Heights development is consistent with the NCCP program, if you have any questions plcaae concact David Lawhead *t (619) 688-0116. Thank you. Sincerely, Of/ginol Signed by William £. TippO** William E. Tipp«tfi NCCP field Supervisor ce i Departmenb of Fish and Game: Mr. Hanky Curtis Dr. Larry it. Bng, Ph.D. Sacramento Mr. Fred Worthley I.ong Beach Mi-, David Lawha&d San Diego U. S. Fish and Wildlife Service Mr. Gail Kobetich Ms. Ellen Carlobad FILE i Chron WET;lcj SAM8I.DML STATE OF CALIFORNIA—THE RESOURCES AGENCY PETE WILSON, Governor DEPARTMENT OF FISH AND GAME 330 GOLDEN SHORE, SUITE 50 LONG BEACH, CA 90802 (310) 590-5113 February 27, 1995 Mr. Jeff Gibson City of Carlsbad 2075 Las Palmas Drive Carlsbad, California 92O09 Dear Mr. Gibson: Mitigated Negative Declaration (MND) for the Mar Vista Project SCH 95021007, San Diego County Department of Fish and Game (Department) biologists familiar with the area have reviewed the referenced MND. The project is located in the City of Carlsbad. The Department has concerns regarding the MND in reference to sensitive species and impacts to be caused by a sewer line. The following are comments: The MND states that three sensitive plant species and five sensitive wildlife species were noted on site or within the sewer easement. However, the MND fails to identify the sensitive plants and animals and their locations within the project. The Department requests that this oversight be rectified through submission of documentation and maps of those sensitive species. In regards to the California gnatcatcher and coastal sage scrub, the project location is not within a preserve planning area for the City of Carlsbad, however the Department emphasizes preservation of coastal sage scrub which connects other open space, in this case to Encinas creek. Before formal concurrence could be given that this project is consistent with the Natural Community Conservation Planning (NCCP) program, we would need to review and concur with the mitigation and restoration plans for the sewer line and Hidden Valley road. The Department also recommends that this project should be evaluated in terms of citywide and regional plans to determine it's significance to those plans. The Department will also require a Streambed Alteration Agreement (SAA) for impacts caused to wetlands or riparian vegetation by the sewer line construction. This will be required prior to any impacts. For information on obtaining a SAA, please contact our Long Beach office at 310-590-5137 and request a SAA. Mr. Jeff Gibson February 27, 1995 Page Two Thank you for the opportunity to comment on this project. Any questions regarding this letter should be addressed to Mr. Tim Dillingham, Wildlife Biologist, at (619) 525-4215. Sincerely, Patricia Wolf Acting Regional Manager Region 5 cc: Mr. Tim Dillingham Department of Fish and Game San Diego, California Ms. Terri Dickerson Department of Fish and Game San Diego, California Mr. Jim Dice Department of Fish and Game San Diego, California Mr. Bill Tippets Department of Fish and Game-NCCP San Diego, California U. S. Fish and Wildlife Service Carlsbad, California U. S. Army Corps of Engineers Los Angeles, California State Clearing House Sacramento, California City of Carlsbad Planning Department February 24, 1995 Christa M. McReynolds 2316 CaUe Chiquita LaJolla, CA 92037 SUBJECT: MAR VISTA - ZC 94-04/CT 94-11/SDP 94-10/HDP 94-09/LCPA 94-04 The Planning and Engineering Departments have reviewed your permit resubmittal, application nos. ZC 94-04, CT 94-11, SDP 94-10, HDP 94-09, LCPA 94-04, for compliance with adopted City land use policies and standards and have the following comments: Planning: 1. The Planning Department can not support the proposed alignment of City-Wide Trail Link No. 29 along future Hidden Valley Road because it is located too close to the roadway, it negatively impacts the riparian mitigation area, and too much of the trail is located along the sidewalk. To provide a more suitable trail alignment that connects with the community park to the south, and also minimizes impacts to native habitat, the Planning Department is recommending that the trail be aligned along the existing dirt road that traverses the western slope of the finger canyon in which future Hidden Valley Road is planned. This recommendation relieves you of the obligation to illustrate and provide for the trail alignment on the Mar Vista tentative map. 2. The Planning Department recommends that you provide the 60 foot habitat buffer area as an open space easement along the rear of the affected residential lots to prevent the encroachment of residential structures such as accessory structures, room additions, and patio covers, etc. 3. The Hillside Development Ordinance Chapter 21.95, Section 21.95.060(b) requires that manufactured slopes are contour graded and undulate in a three-dimensional pattern similar to natural terrain, therefore, the Project's slopes must be designed to comply with this standard. 4. To facilitate the maintenance of manufactured downslope areas that face public roadways, and the open space lot, the Planning Department is recommending that the project be conditioned to require a Homeowners Association (HOA). An open space and landscape maintenance easement must also be placed on all the downslope areas to ensure that these areas are protected and maintained by the HOA. Engineering; Traffic and Circulation 1. Thank you for redesigning the Vista De Olas/Calle Serena intersection. However, even with this redesign a sight distance deficiency still exists at Lot No. 22. Again, as previously stated, sight distance must be achieved at this intersection. A minimum Stopping Sight Distance of 2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161 Christa McReynoIds Mar Vista February 23, 1995 Page 2 150 feet must be achieved at all "legs" of the intersection; however, a Stopping Sight Distance of 200 feet is preferred. The northeast and northwest "legs" of the intersection still do not meet this criteria. Please either revise the proposed slope or increase the radii at the intersection to meet this criteria. 2. Thank you for indicating the right of way access south of Cherry Blossom Road to Altimira Park. As previously stated, though, this access must be indicated as a "gated emergency access" for this proposed project. It also must be shown as a functional access. Therefore, please show the following: Altimira Park driveway/access aisle & a portion of the parking area. Right of way & access width of the proposed "emergency access." Altimira Park parking lot elevation. Grade of the "emergency access." Indicate this access as "Mar Vista Emergency Access" on the tentative Map. Again, for the applicants information, Craig Whitteker of Alliance Engineering is in the process of designing this gated emergency access in conjunction with the proposed Kelly project. Sewer/Drainage 1. As previously indicated, the Carlsbad Municipal Water District (CMWD) is in the process of designing a sewer line through the proposed City Park (Altimira Park) northerly to the Price Club property. This CMWD design may negate part of this proposed projects sewer design in the future. Since two separate sewer systems will not be feasible, at some point in the future, this project's sewer system will have to tie into the CMWD system and vice-versa. Again, as previously requested, to accommodate for this future occurrence, please indicate this detail under the General Notes on the Tentative Map. In accordance with the applicant's Consultant Engineer's request, this item can also be included as a Condition of Approval for the project. 2. Thank you for indicating the easement width, for the proposed storm drain/sewer easement, at Lot No. 17; however, the 20 foot easement designation is in the wrong place. Where it is shown as 20 feet, the easement actually scales to 25 feet. Please correct this minor discrepancy. (The easement scales to 20 feet alter the angle point down the slope.) 3. Again, as previously requested, please indicate the gradient, right of way and paved width of the sewer/drainage all weather access road on the tentative map. Regarding this access road, the following Engineering Standard criteria is applicable: • 14% maximum grade. • 15 mph speed. Christa McReynolds Mar Vista February 23, 1995 Paee3 _ • Gated entry. • Minimum 12 feet paved width. • 38 feet minimum radius. • Work area/turnarounds provided at the manholes. Due to the 24% grade at Lot No. 17 maintenance access to these facilities must be provided from the west. Land Title 1. Thank you for plotting Preliminary Title Report (PTR) item No. 4 on the Tentative Map. Some information was excluded, however. Please indicate the date and record number of this easement, as well as, the easement's future disposition. Additionally, as previously requested, please indicate the future dispositions of all of the easements indicated on this tentative map. 2. Land Title - Meeting Discussion Issue: Thank you for labeling the "up slopes" adjacent to Vista de Olas as having an Open Space Easement to the City; however, maintenance responsibility of these open space easements still must be addressed. Therefore, as previously requested please include under the General Notes that maintenance responsibility will be provided by the underlying property owner or Homeowners Association. Please contact your staff planner, Jeff Gibson, at (619) 438-1161 extension 4455, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, * \^J^^^ MICHAEL ^THOLZMILLER Planning Director MJHJGiil c: Gary Wayne Robert C. Ladwig Team Leader 1947 Camino Vida Roble Bobbie Hoder Suite 108 Bob Wojcik Carlsbad, 92008 File Copy Data Entry Marjorie/Rich Regional Environmental Consultants January 13,1995 Mrs. Christa McReynolds 2316CalleChiquita LaJolla,CA 92037 Reference: Results of Updated Biology Surveys and Coastal California Gnatcatcher Surveys for the McReynolds Property in Carlsbad (RECON Number 2618B) Dear Mrs. McReynolds: An updated biological resources field survey was conducted on the 35-acre McReynolds property in Carlsbad, California (Figures 1 and 2). A directed -search for the coastal California gnatcatcher (Polioptila californica californica) was also conducted in appropriate habitat along the west side of the property. An additional survey was conducted to assess the biological resources of the proposed off-site sewer alignment from the northwest corner of the property, across Enemas Creek, to the Price Club property. Survey dates, personnel, and weather conditions are given in Table 1. Results The surveys revealed that the plant communities on-site are basically the same as those mapped in 1989 by RECON (letter attached), with the minor variation of mapping a patch of southern mixed chaparral along the west slope. Figure 3 is the revised vegetation map. The flatter portion of the property is still in agricultural use. The steep west- and north-facing slopes support southern mixed chaparral and Diegan coastal sage scrub. Southern willow scrub and mule fat scrub dominate the drainage along the western side of the site. Vegetation within the sewer easement (Figure 4) is southern willow scrub surrounded by a dense monotypic stand of exotic Selloa pampas grass (Cortaderia selloana). The southern willow scrub is dominated by arroyo willow (Salix lasiolepis) with Selloa pampas grass comprising most of the understory. A few small patches of mule fat (Baccharis salicifolia) are present in the outlying areas of this southern willow scrub habitat, although outside of the sewer easement Ruderal vegetation and a manufactured slope covered with Diegan coastal sage scrub are present in the extreme northwestern segment of die sewer easement. An updated search of the Natural Diversity Data Base records was performed to determine which sensitive species have been reported from the vicinity of the project Those that were observed, or federally or state-listed species for which appropriate habitat exists on-site are discussed here. Three sensitive plant species have been observed during the surveys: wan-stemmed ceanothus (Ccanothus verrucosus), ashy spike-moss (Selaginella cinerascens), and western dichondra (Dichondra occidentalis). The wart-stemmed ceanothus, also known as white coast ceanothus, is a federal Category 2 species which means that listing may be appropriate but that substantial data on biological vulnerability and threats are not currently known or on file with the U.S. Fish and Wildlife Service. The other two species are on the California Native Plant Society's List 4, a watch list of plants of limited distribution. Locations of the white coast ceanothus and western dichondra are shown on Figure 3; the ashy spike-moss occurs on the soil surface between shrubs throughout the area mapped as southern mixed chaparral. , Appropriate habitat also occurs with coastal sage scrub and chaparral on-site for HarpagoneUa palmeri. No sensitive plant i ^ species were observed within the proposed sewer alignment \® RECEIVED i/ JAN 1 3 1995 7460 Mission Valley Road* San Diego, CA 92106 •(619)542-1611* FAX (619) 542-1690 AQMIQ DESIGN GR 3050 Chicago Avenue • Riverside, CA 92507 • (714) 784-9460 Mrs. Christa McReynolds -2- January 13,1995 Five sensitive wildlife species were observed on the site or within the sewer easement: coastal California gnatcatcher, listed by the federal government as threatened; white-tailed kite (Elanus caeruleus), fully protected by the state of California; and Cooper's hawk (Accipiter cooperi), yellow-breasted chat (Icteria virens), and northern harrier (Circus cyaneus), each a California Department of Fish and Game (CDFG) species of special concern. The burrowing owl (Athene cunicularia), a Category 2 candidate species for federal listing and a CDFG species of special concern is known to occur in the vicinity of the project, but was not observed on the site. Coastal California gnatcatchers were observed in the Diegan coastal sage scrub and the mule fat scrub along the west side of the site on two of the survey days. The locations of the sightings are indicated on Figure 3. Though they were located near the bottom of the drainage, they very likely use the entire habitat within the drainage canyon, including the slopes within the property boundaries. These sightings probably represent one pair of birds which may have nested on the site or in habitat adjacent to the property. The white-tailed kite was observed roosting on the site and the Cooper's hawk was observed roosting at the northwest comer of the site. The Cooper's hawk was observed at a later date within the off-site sewer easement The yellow-breasted chat was observed in southern willow scrub within the on-site drainage and probably also uses the habitat within the sewer easement Two listed bird species occur-in riparian habitat in San Diego County: the federally and state-endangered least Bell's vireo (Vireo bellii pusillus) and the state endangered and federally proposed endangered southwestern willow flycatcher (Empidonax traillii extimus). Since least Bell's vireos are not known to occur in the immediate vicinity and habitat is not as extensive as other vireo-occupied drainages within San Diego County, the likelihood of occurrence is considered low to moderate. However, directed searches for this species according to USFWS protocol would be required to accurately determine occurrence. The potential for the southwestern willow flycatcher to occur is considered low because the amount of habitat within Encinas Creek and the on-site drainage is small and populations of southwestern willow flycatcher are known only within portions of the major riparian systems of San Diego County. Impacts The proposed development would be confined to the area currently in agricultural use. No impacts to the native vegetation on the slopes or the drainage would occur from the development itself. The steep slopes on the west and north sides of the property will be retained as part of the City of Carlsbad's open space, designed to connect with other open space areas off- site to provide contiguous bands of open space throughout the city. The on-site open space area includes all the area identified as open space on this property in the Environmental Impact Report for the Zone 20 Specific Plan. A sewer line has been proposed which would follow the existing din road from the top of the slope to the bottom at the northwest corner of the site. No coastal sage scrub vegetation would be directly impacted by construction of the sewer which will be installed within the existing dirt road and no direct impacts to the coastal California gnatcatcher would be incurred. However, sewer construction activities coukl indirectly affect Aid coastal California gnatcatcher, particularly during the breeding season. In coordination with RECON, the sewer alignment has been changed to lessen the impacts to southern willow scrub habitat in the drainage on-site. Approximately 0.2 acre of southern willow scrub would be impacted by the proposed sewer alignment between the northwest corner of the site and the Price Club property if the entire 20-foot-wide easement is disturbed. Very likely, the disturbance area will be narrower than 20 feet and the impacts may be further reduced by tunneling or jacking the sewer pipeline under the existing riparian habitat The access road for this sewer would follow an existing dirt road down the slope and terminate at the bottom of the slope; a permanent access road will not be established across Encinas Creek. Also, the storm drain originally planned down the steep north-facing slope of the property has been relocated to follow the existing dirt road to reduce impacts on the north-facing slope. A trail through the drainage was considered as part of the future city-wide trail system; however, that trail has been eliminated from this project area. Mrs. Christa McReynolds -3- January 13, 1995 Recommendations and Requirements To reduce the potential for indirect impacts to the coastal California gnatcatcher during construction of the sewer, the sewer line should be installed during die non-breeding season (August through December). Materials should not be stored (even temporarily) within the coastal sage scrub and workers should be advised not to intrude into the habitat. Any impacts to coastal California gnatcatcher habitat would require a permit from the U.S. Fish and Wildlife Service under Section 10(a) of the federal Endangered Species Act or an interim take permit from the City of Carlsbad in accordance with the Section 4(d) Special Rule of the federal Endangered Species Act Such permitting would probably require mitigation of habitat loss, in die form of habitat restoration or off -site habitat acquisition and preservation. Any areas of riparian habitat disturbed by construction of the sewer should be replanted with native riparian species so the loss of habitat would be temporary. Riparian habitat grows rapidly, and die linear disturbed area could, within a few years, be replaced. Additionally, removing pampas grass, and planting native riparian .species on approximately 0.1 acre of die drainage on-site (adjacent to die sewer) would enhance die habitat These measures would reduce die potentially significant impact to below a level of significance. The planted areas would require monitoring and, because pampas grass is a very invasive exotic species which displaces native plant species, an aggressive pampas grass control program to allow die native willows to become established. The program should be overseen by a biologist with experience in revegetation monitoring and exotic plant species control. Construction of die sewer across Encinas Creek would be considered an alteration to die streambed under die jurisdiction of die California Department of Fish and Game (CDFG). An agreement widi die CDFG would be required. If you have any questions, please call. Sincerely Bobbie A. Stephenson Manager, Biological Resources BAS:sh Attachment AOUA HEDIONDA LAGOON PROJECT LOCATION SOLANA BEACH 4 2 MILES 0 FIGURE 1 Regional Location of the Project PROJECT LOCATION •. ™ vxw ^I I v i\V\»" *' |- * ',\ \ ' '• V /VJt \\ - . \O\ \ '\ 'oX'^'fi v" % , i ' ! "•'•. !-V\*&':, iV1','111 ' V% \ \ 1 '" \Vl&. (t/; ; %-.x\ ', -, '\^;'^- V « •%>?„ \'I\%- \ "• : m^.". \ >\'ft«tv i \ •\\\ •- •mv&:\\, • , ••?•;•% VCv-f^c i>.\w* ,:,;V- ••- --,r\%, -v^^-V / Map Source: U.S.G.S. 7.5 minute topographic maps, \ ;% *-^- \ '. \ *\\Ssv '\\\\ *M;"% 7.5 minute topographi Encihitas and San Luis Rey quadrangles 4000 2000 FEET 0 FIGURE 2 Project Vicinity TABLE 1 SURVEY DETAILS Date May 26, 1994 June 10, 1994 June 21, 1994 ; July 18, 1994 Time 8:15-10:00 A.M. 7:30-8:45 A.M. 6:45-8:45 A.M. 8:00-10:00 A.M. Surveyors Bobbie Stephenson Gina Shultz & Rick Eisenbart Pete Famolaro Pete Famolaro Survey Type General biology &CAGN#1 CAGN#2 CAGN#3 General biology for off-site sewer Weather Overcast; 65-70° F. Overcast; 65° F; light breeze. Overcast; 60° F; slight wind Overcast; 65-70° F; no wind CAGN = California gnatcatcher m Southern willow scrub Baccharis/mule fat scrub Diegan coastal sage scrub Southern mixed chaparral Burned (regrowing) Pampas grass Agriculture Disturbed Ceanothus verrucosus d Dichondra accidentally 420 210_, FEET 0. FIGURE 3 -M-, . ..Existing G Coastal California gnatcatcher (day 1) Vegetation and © Coastal California gnatcatcher (day 2) C Copper's hawk H Northern harrier Y Yellow-breasted chat K White-tailed kite 1RECQN j Existing Manhole &:'WNrnm^t PRICE CO. APN 211-040-31 Survey CorridorSewer Easement ,1 c, j* .••'.-.• •::-:--'::-x::-:::-::;-:.-><': : ^ *..--••" ///f; • ?&^/:t:&£:- rvltoMC '-% "Ti. *J3T A \- Southern willow scrub Coastal sage scrub Pampas grass/disturbed 700 FEET 0 FIGURE 4 Existing Vegetation in the Sewer Easement