HomeMy WebLinkAboutCT 94-11; Mar Vista; Tentative Map (CT) (8)City of Carlsbad
Planning Department
December 1, 1989
Jack Henthorn & Associates
5421 Avenida Encinas, Suite B / / /
Carlsbad, CA 92008 CJC^^
Subject: PANORAMA HEIGHTS
APN: 211-040-14
Preliminary review of your project was conducted on December 1, 1989. Listed below are
the issues raised by staff. Please note that the purpose of a preliminary review is to
provide you with direction and comments on the overall concept of your project. The
preliminary review does not represent an in-depth analysis of your project. Additional
issues of concern may be raised after your application is submitted and processed for more
specific and detailed review.
1. Specific Plan for the area must be competed prior to detailed review.
2. EIR must be completed to verify constraints map.
3. Circulation is based on adjacent land use assumptions.
4. No panhandles may be created (Lot 42).
5. Lots 61-63 appear to be in constrained area.
6. Hillside Development Permit will have to accompany the CT application.
7. Major off site dedications and improvements may be required.
8. Park site is approved south of project site; will affect access.
Please contact me at 438-1161, if you have any questions.
Sincerely,
j>
ERIC MUNOZ
Assistant Planner
ENM:lh
c: Erin Letsch
Bob Wojcik
Chris DeCerbo
2O75 Las Palmas Drive • Carlsbad, California 92OO9-4859 • (619)438-1161
PRELIMINARY REVIEW PROCEDURE
The Planning Department staff and representatives from the Engineering Department
staff will perform preliminary review of projects and proposals during regularly
scheduled staff meetings on Friday mornings. The goal of the preliminary review
process is to give some direction to the proposal, assess its overall feasibility on a
conceptual basis and identify some of the major issues. Staff encourages the use of
the preliminary review process for this purpose. There will be a maximum of 4
preliminary reviews per staff meeting, no exceptions. The procedure for submitting a
preliminary review is outlined below.
Submit two site plans including existing contours and proposed grading,
elevations, etc. and a brief description of the proposal with pertinent
background information including zoning and General Plan designations,
Assessor's Parcel Number, allowed/proposed densities and
required/proposed parking information.
Preliminary review fee of $100 is paid at time of submittal
Submittals received by 3:00 p.m. on Tuesday will be reviewed the next
Friday, unless four reviews have already been scheduled in which case
the review will be scheduled for the next available meeting. Submittals will
be scheduled in the sequence they are received until four reviews are
assigned per staff meeting.
After a submittal is made a staff planner and staff engineer will be
assigned to take the project to staff meeting for preliminary review. The
staff members assigned to the preliminary review may or may not be
assigned to the project when it is formally submitted.
Written responses will be mailed by the Monday following a staff meeting
review. Written comments should be received by the next Wednesday.
Do not contact the staff planner or staff engineer until you have received
your written comments. A set of plans will be available for pick up the
Wednesday following your preliminary review. The second set of plans
will be kept on file in the Planning Department.
The preliminary review does not represent an in-depth analysis of your project. The
completeness and accuracy of your submittals will dictate the quality of your project's
preliminary review. Additional issues of concern may be raised after your application
is formally submitted and processed for a more specific and detailed review, eg., the
project site is field checked and other City departments and appropriate public
agencies are consulted.
ENM:kd
PRP
HENTHORN & ASSOC^fTES
5421 Avenida Encinas • Suite B
Carlsbad, California 92008
(619) 438-4090
November 22, 1989
Planning Director
City of Carlsbad
2075 Las Palmas Dr .
Carlsbad, California
92009
Subject: Request for Pre Submittal review - BEZTAC of
California
Enclosed please find the following documents:
- 1 Print of the Panorama Heights contraints mapping.
(Biological reconnaissance report is available if needed)
- 2 Prints of the BEZTAC of CALIFORNI A/Panorama Heights
preliminary tentative map.
- 1 Copy of a letter from Leighton and Associates discussing
remedial measures necessary to correct an unstable soils
area identified by field observation.
- Jack Henthorn & Assoc. check ft _ , in the amount
of $100.00
It is requested that a presubmittal review be conducted at
your earliest convenience so that comments can be taken into
consideration in our project refinement efforts.
If you have any questions regarding this request, or need
additional information, please contact me at your
convenience .
Thank you for your consideration.
incerely,
cc:
Pat O'Day, O'Day consulting
Steve Parry, BEZTAC of California
"*.&1
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LEIGHTON AND ASSOCIATES, INC
Geotechnical and Environmental Engineering Consultants
November 21, 1989
Project No. 8890860-01
To: BezTak of California
1000 Quail Street, Suite 190
Newport Beach, California 92660
Attention: Mr. Steve Parry
Subject: Repair of Onsite Erosion, ±34-Acre Site Northeast of Paseo del
Norte, Carlsbad, California
Reference: Leighton and Associates, Inc., 1989, Geotechnical Investigation,
±34-Acre Site Northeast of Paseo del Norte, Carlsbad, California,
Project No. 8890860-01, dated July 18, 1989.
In accordance with your request, we have revisited the site to review the
existing conditions in the southerly portion of the site. The west-facing
"natural" slope in the southern portion of the site appears to have been severely
oversteepened as a result of localized erosion. In addition, this area has been
utilized as a disposal site for undocumented fills, trash, and other debris.
In order to mitigate the potential for future soil-related problems, we recommend
that as part of the proposed development, all trash, debris, and undocumented
fill soils be removed and the area infilled with properly compacted fill soils.
Fill placement should be done under the observation of a representative of
Leighton and Associates in accordance with the recommendations of the above-
referenced report.
In addition to the above, we recommend that site drainage be corrected so that
runoff is not directed over the tops of slopes, but into a collective drainage
system such as the street or a storm drain system.
If you have any questions regarding this letter/report, please do not hesitate
to contact this office. We appreciate this opportunity to be of service.
Respectfully submitted,
LEIGHTON AND ASSOCIATES, INC.
Michael R. Stewart, CEG 1349 (Exp. 6/30/90)
Chief Engineering Geologist
MRS/1k
Distribution:(2)
(1)
(1)
Addressee
Jack Henthorn and Associates
Attention: Mr. Jack Henthorn
O'Day Consultants
Attention: Mr. Jack Edwards
5421 AVENIDA ENCINAS, SUITE C, CARLSBAD, CALIFORNIA 92008 (619) 931-9953
FAX (619) 931-9326
REC&NRegional Environmental Consultants
August 22,1989
Mr. Stephen Parry
Beztak of California, Inc.
1000 Quail Street, Suite 190
Newport Beach, CA 92660
Reference: Supplemental Biological S urvey of WesTrend Property (RECON Number 2038B)
Dear Mr. Parry:
A supplemental survey of the biological resources on the WesTrend property was conducted on August 31,
1989 to confirm locations of vegetation boundaries, confirm locations of sensitive resources, and to assess
impacts to these resources based on an alternative project design. The results of the previous survey
assessed impacts based on 91 residential lots (Scheid 1989). The alternative project is designed for 65
residential lots. This new design significantly reduces impacts to existing native vegetation over the
previous 91 lot project. The subject property consists of approximately 34 acres of land east of
Interstate 5 (1-5) in Carlsbad (Figure 1) which lies to the south of Palomar Airport Road, east of Paseo
del None, and north of La Costa Boulevard (Figure 2).
1. Existing Conditions
a. Vegeiation
Five vegetation community types were identified on the subject property (Figure 3), A brief
description of each community type is given below.
The majority of the site (19.03 acres) is being used for agricultural purposes. Current cultivated
fields occur on the mesa top with all remnants of native vegetation removed.
The slopes bordering the western and northern portions of the study area have native vegetation
occurring on them in various states of disturbance. These disturbances range from areas which have burned
recently to areas which appear to have been cleared but now have a continuous herbaceous cover with a
scattering of recovering shrubs. The predominant community type on these slopes is Diegan coastal sage
scrub (8.57 acres). This community type is dominated by California sage (Artemisia californica) which in
some areas forms nearly pure stands. Areas with a mixture of coastal sage scrub type species have, in
addition to California sage, other shrub including Black sage (Salvia mellifera), Mohave yucca (Yucca
schidigera). Flat-top buckwheat (Eriogonum fasciculatum), and Coast encelia (Encelia californica). An
area of recently burned coastal sage scrub on the property is recovering from the disturbance as noted by
the numerous shrub seedlings observed. Native fire-following species, such as bush mallow (Malacothamnus
fasciculatus), are common in small patches on the west slope.
Southern mixed chaparral covers a portion of the north-facing slope on the project site (1.23
acres). This community consists of 'a mixture of shrub species that includes lemonadeberry (Rhus
integrifolia), laural sumac (Rhus laurina), toyon (Heteromeles arbutifolia), and bushrue (Cneoridium
dumosum). Scattered individuals of scrub oak (Quercus dumosa), California sage, red bush monkey flower
(Mimulus puniceus), white sage (Salvia apiana), and bush mallow (Malacothamnus fasciculata) Mr. Larry
also occur on this; slope. Two California Native Plant Society (CNPS) sensitive-listed species were Mr.
1276 Morena Boulevard • San Diego, CA 92110-3815 • (619) 275-3732 • FAX (619) 275-3619
2922 N. 70th Street • Scottsdale, AZ 85251 • (602) 947-8042 3120 Chicago Avenue • Riverside, CA 92507 • (714) 784-9460
FIGURE 1. THE LOCATION OF THE PROPOSED PROJECT RELATIVE TO THE COUNTY OF SAN DIEGO.
-.RECtDN,
R-1941 1/89
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FIGURE 2. PROJECT LOCATION ON U.S.G.S. 7.5 MINUTE TOPOGRAPHIC MAPS,
1 ENCINITAS AND SAN LUIS REY QUADRANGLES
IRECfDN
R-1941 1/89
1
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SOUTHERN WILLOW SCRUB
BACCHARIS/MULE FAT SCRUB
DIEGAN COASTAL SAGE SCRUB
SOUTHERN MIXED CHAPARRAL
BURNED
PAMPAS GRASS
AGRICULTURE
DISTURBED
Ceanothus verrucosus
FIGURE 3. EXISTING VEGETATION ON THE PROJECT SITE
FEC0N,
R-1941 1/89
Stephen Parry -2- August 22,1989
observed in this community. Coast white lilac (Ceanothus verrucosus) occurs near the upper portion of
the north slope (Figure 3) and ashy spike-moss (Selaginella cinerascens) is common in the understory and
in gaps between shrubs.
Disturbed areas on both the west- and north-facing slopes contained a mixture of invasive plant
species. Weedy plants such as tocolote (Centaurea melatensls), tree tobacco (Nicotiana glauca), red
brome (Bromus rubens), field mustard (Brassica rapa ssp. sylvestris), sweet fennel (Foeniculum
vulgare), and cardoon (Cynara cardunculus) occur in these areas along with native shrubs recovering from
the disturbance.
The canyon bottom on the west side of the property contains a drainage with associated riparian
vegetation. Baccharis scrub (3.57 acres) dominates the south and central portions of the drainage giving
way to southern willow scrub (1.13 acres) and pampas grass (0.42 acres) to the north. The Baccharis scrub
community is dominated by coyote bush (Baccharis pllularis ssp. consanguined), mule fat (Baccharis
glutinosa), and sawtooth goldenbush. Other species scattered along the drainage are castor bean (Ricinus
communis), yarrow (Achillea millefolium), jimsonweed (Datura metetoides), wild radish (Raphanus
sativus), Mexican tea (Chenepodium ambrosioides), and filaree (Erodium spp.). The southern willow
scrub community is dominated by arroyo willow (Salix lasiolepis) with scattered mule fat shrubs around
the edges of the willow canopy. Large areas on the north end of the drainage and smaller moist areas on
the slopes have been invaded by pampas grass (Cortaderia dioicd).
b. Wildlife
The areas of native vegetation on site provides habitat for several species of animals. Nine bird
species, three mammal species, and one reptile species were observed. The disturbed areas both on site and
adjacent to the site support an abundance of small mammals. These animals provide a food source utilized
by many predators, including raptors (red-shouldered hawk, northern harrier, and American kestrel) and
mammals (coyote and skunk).
c. Sensitive Resources
Two sensitive plant species, as listed by the California Native Plant Society (Smith and Berg
1988), were observed on the subject property. Coast white lilac is a species of shrub threatened by the
development of the coastal chaparral areas. Ashy spike-moss is a species currently being monitored and if
populations continue to decline the status of this species would be updated to a more sensitive rating.
Although California black-tailed gnatcatchers (Polioptila melanura californica) have been previ-
ously recorded in the canyon just to the east of the study area in coastal sage scrub habitat, this species
was not observed on the subject property. The existence of large patches of coastal sage scrub on the
slopes of the project site make these areas potential habitat for black-tailed gnatcatchers that may be in
the vicinity of the site.
The southern willow scrub on the property is technically a wetland habitat, and thus, this habitat
falls under the jurisdiction of the California Department of Fish and Game (CDFG). All wetland habitats
are considered high priority community types by CDFG (Holland 1986). This designation refers to the con-
cern of CDFG over the cumulative loss of wetland habitats. The current policy of CDFG is to allow no net
loss of wetland habitat.
Coastal sage't scrub and southern mixed chaparral habitats are also considered high priority commu-
nity types by CDFG (Holland 1986), The restricted distribution of these vegetation types and the
••
Mr. Stephen Parry -3- August 22,1989
cumulative losses of coastal sage scrub and southern mixed chaparral habitats in recent times has generated
concern about the long term viability of the remaining areas of undisturbed habitat.
2. Impacts
The proposed alternative project (65 lots) would have direct impacts on approximately 19.03 acres of
land under current agriculture, 2.0 acres of Diegan coastal sage scrub, and 0.32 acres of mixed chaparral.
This alternative reduces the impacts to coastal sage scrub by 44 percent, the impacts to mixed chaparral by
35 percent, and the impacts to baccharis scrub by 100 percent over the previous 91 lot project design. The
impacts of the alternative project would minimize affects to individuals of the two sensitive plant species
occurring on the site; ashy spike-moss and coast white lilac. Impacts to coastal sage scrub and southern
mixed chaparral would be considered significant, however, because of the sensitivity of these habitats and
their location on steep slopes within the coastal zone.
3. Recommendations
The project site is within the coastal zone. Current policy of the Local Coastal Program (LCP) is to
preserve in a natural state all* slopes of 25 percent grade vegetated by coastal sage scrub and chaparral
plant communities. In general, the policy to preserve 25 percent or greater slopes possessing native veg-
etation and associated endangered species is intended to help implement Section 30240 of the California
Coastal Act. This section requires the protection of environmentally sensitive habitat areas from disrup-
tion or degradation of habitat quality. In addition, the policy helps implement the biological productiv-
ity and water quality goals of Section 30231 by controlling runoff, aiding groundwater discharge, and
buffering wetlands.
The mixed chaparral and coastal sage scrub habitats on the steep north- and west-facing slopes should
be preserved in accordance with the LCP to retain wildlife habitat values, prevent soil erosion, and meet
coastal zone regulations. These habitats would best be preserved in large contiguous blocks of undisturbed
vegetation rather than smaller isolated blocks of habitat. Large blocks of native vegetation increase the
long term habitation of the area by native wildlife species and conserves plant associations.
In accordance with coastal zone policy, impacts to 25 percent slopes having native vegetation occurring
on them should be reduced to meet local regulations. Approximately 24 percent (2.06 acres) of the
existing coastal sage scrub on the property and 15 percent (0.18 acres) of the existing mixed chaparral
vegetation on the property do not occur on slopes greater than or equal to 25 percent. These flatter areas
occur in isolated locations on the west and north facing slopes and along the upper margin of the slopes.
Several of these flatter areas have low quality native vegetation covering them due to the presence of the
non-native pampas grass.
Mitigation for impacts to these coastal sage scrub and mixed chaparral communities would require a
habitat restoration plan utilizing plant species native to the area. Habitat restoration could be con-
ducted on-site in disturbed areas on the north- and west-facing slopes, where minor brush removal has
occurred and in areas where pampas grass has invaded. Restoration of these areas would improve the habitat
quality and integrity of the remaining undisturbed habitat An eradication effort designed to permanently
remove the pampas grass from the hillsides should be implemented before seeding the restoration areas with
native shrub species. A revegetation plan detailing the pampas grass eradication and the habitat restora-
tion should be incorporated into the project plans. The plan should contain a monitoring program to ensure
the long term success of the revegetation effort.
t
Any related projects which would affect the drainage on the west side of the property will be required
to meet local coastal zone regulations. It may also require review by the California Department of Fish
Mr. Stephen Parry -4- August 22,1989
and Game under Section 1603 of the state Fish and Game Code which could involve the replacement or
improvement of wetland type habitat along restructured drainage channels.
If you have any questions, please call.
Sincerely, /-
"
Gerry Scteid
Ecologist
GAS:db
cc: Jack Henthom
Patrick O'Day
Larry Coins
References Cited
Holland, Robert F.
1986 Preliminary Descriptions of the Terrestrial Natural Communities of California. Nongame-
Heritage Program, California Department of Fish and Game. October.
Scheid, Gerry A.
1989 Letter to Larry Coins regarding Biological Survey of WesTrend Property (RECON Number R-1941)
Smith, J. P., and K. Berg
1988 Inventory of Rare and Endangered Plants of California. California Native Plant Society
Special Publication No. 1,4th edition. Sacramento, California.