HomeMy WebLinkAboutCT 95-03; Emerald Ridge West; Tentative Map (CT) (2)UDC HOMES
May 28, 1998
Mr. Michael Holzmiller, Planning Director
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009 •
Subject: Request for Approval of a Reduced Side Yard Setback for Lot 4 of
Emerald Ridge West Subdivision (Carlsbad Tract 95-03).
References: City Code Section 21.10.040(a)(2)
Approved Precise Grading Plans for Phase 9 of Seabright (Emerald
Ridge West Subdivision, Carlsbad Tract 95-03).
Dear Mr. Holzmiller:
The approved Precise Grading Plans for Phase 9 of Seabright show the proposed
construction of a modified "Plan 1" on the subject lot. An 8.5" \ 1 1" plat (labeled
"PLAT NO. 1:AS APPROVED") is attached which shows the proposed house
construction as it was submitted to the City and as it was approved. Please note that the
modified Plan 1 was to be centered on the lot, with 6.16 foot side yard setbacks on each
side, thereby satisfying City Code section 21.10.040(a)(l).
During construction, an error was made in the placement of the foundation forms and the
foundations and slab have been constructed 1.16 feet too far to the north. The actual
setbacks which presently exist on this lot are 5.0 feet and 7.32 feet, as shown on the
second attached plat (labeled "PLAT NO. 2:AS CONSTRUCTED").
We regret our mistake, but we wish to avoid the difficult task of removing and
reconstructing the foundations and slab if a reasonable alternative can be found. We note
that the total sideyard setback, adding both sides of the lot together, is the same as it is on
the approved plans. We have merely distributed it incorrectly. We have also taken note
of the City Code Section 21.10.040(a)(2) which, subject to your approval, appears to
offer an alternative to the removal of the existing slab.
Please refer to Plat No. 2 and note that reduced sideyard setback on the north side of Lot
4 is 5.0 feet and that the building to building distance on the north side of Lot 4, between
the existing slab on Lot 4 and the house on Lot 5, is 14.0 feet. These two dimensions
meet the criteria given in Section 21.10.040(a)(2).
We respectfully request that you review the situation presented in this letter and on the
attached plats and grant permission for a reduction of the sideyard width on the north side
of Lot 4 to 5.0 feet, as shown on Plat No. 2.
11512 El Ctfmmo Real, Suite 1101 San Diego, California 921301619-509-6100 Phone 1619-509-6200 Facsimile
Thank you for your attention to our request. Please call me at (619) 509-6102 should you
have any questions regarding this matter or should you want additional information.
Respectfully,
UDC Homes, Inc.
Michael P. Bingham
Director of Forward Planning
Attachments: 1) Plat No. 1
2) Plat No. 2
MPB:slg
UDC HOMES ^619 298 3514 08/13/97 15:41 0:04 N0:233
UDC HOMES,
INC.
August 13,1997
Mr. Bob Wojcik, Principal Engineer
City of Carlsbad VIA FACSIMILE
2075 Las Pulmas (619) 43 8-0894
Carlsbad CA 92009-1576
RE: Emerald Ridge West Occupancy (CT-95-03)
Dear Bob:
This letter shall confirm our understanding of your conversation with Mr. Robert Ladwig
last week regarding certificate of occupancy (CO) for our first closings at Emerald Ridge
West.
• Up to 40 homes may be occupied prior to completion of Hidden
• To complete the final inspection process requires 5 to 10 days and
acceptance by five departments including Planning, Engineering,
Maintenance, Sewer and Water,
• Street lights are to be operational.
• Street Signs arc to be installed (temp. OK).
UDC Homes, Inc. is anticipating closings of the first homes on September 5, 1997, We
will be requesting final inspections from the Building Dept. beginning the 25'1' of August.
Any advance notice of concerns you may have or timing conflicts would be greatly
appreciated as these closings are extremely important to our company.
Should you have any questions regarding this letter please do not hesitate to contact Scott
Kelly or myself at (619) 298-8070. Thank you for your cooperation.
Sincerely,
UDC Homes, Inc.
Dennis M, Ferdig
Vice President
cc David Hauser
Joe Federico
[Anne Hysong
Mike Shirey
438 Camino del Rio South, Suite 112B f San Diego, California 92108 • (619) 298-8070 • (619) 298-3514 FAX
UDC HOMES S 619 298 3514 05/30/97 11:54 0 :01/01 N0:833
UDC HOMES,
INC.
May 29, 1997
Ms, Anne llysong
City of Carlsbad
2075 Las Palmas Dr.
Carlsbad CA 92009-1576
RE: Emerald Ridge West and Mar Vista
Dear Ms. Hysong:
I am in receipt of your response regarding the non combustible patio covers dated May
28. As conditioned this solution is unreasonable.
Condition 3: Many homeowners do not want to determine the size and shape of their
structure until they have lived in the home for a while to determine the .shade pattern that
is desired. Additionally the exact location of the structure is critical and must be
incorporated with their individual landscape/pool designs.
Condition 5: Would require undue expense and considerable time to redraft the
Covenants, Conditions and Restrictions. Revising the CC&Rs would require the
California Department of Real Estate to review and issue a new Public Report.. These
CC&Rs could be revised again by the Association by majority vote of the owners.
It seems to me that if you put these restrictions on the Association and then tell them to
police themselves, the Association then has the right to conduct a vote that could remove
the restrictions. Which way do you think they would vote?
All we are asking is for a small area behind these homes with minimal flexibility to give
individuality to our buyers and surrounding communities. Please reconsider your
position and advise me of your decision in writing at your earliest convenience.
Sincerely Yours,
UDC Homes. Inc.
Dennis M, Ferdig
Vice President
cc. Michael Holzmiller
Robert Ladwig
438 Caminn del Rio South, Suite 112B • San Diego, California 92108 • (619) 298-8070 • (61.9) 298-3514 PAX
City of Carlsbad
Planning Department
May 28, 1997
Dennis Ferdig
UDC Homes
438 Camino Del Rio South
Carlsbad, CA 92008
SUBJECT: EMERALD RIDGE WEST/MAR VISTA NONCOMBUSTIBLE PATIO COVERS
Dear Dennis:
I have reviewed the minor word changes to the conditions set forth for noncombustible patio covers on
designated lots in the subject subdivisions by my May 5, 1997 correspondence. The following is in
response to UDC Homes proposed revisions to the City's acceptance of noncombustible patio covers:
1. Condition No. 2 is acceptable as long as the non-combustible designed product is equal to the Pergola
Overhead System and acceptable to the Fire Department.
2. The proposed revision to Condition No. 3, which suggests that the noncombustible patio covers are
optional, is not acceptable. The City has agreed to allowing UDC to construct noncombustible patio
covers on all lots identified as being impacted by the fire suppression zone. The patio cover would
not be an optional item in that the City will not release final inspection of any lot designated for a
noncombustible patio cover until completion of the patio cover by UDC Homes. Per my discussion
with Rick Schroeder, UDC will submit 3-5 different patio designs to the City for building plancheck
and then acquire a building permit for the patio cover selected by the future homeowner for each
affected lot.
3. The proposed revision to Condition No. 5, which suggests that the "Architectural Guidelines" will
specify the approval of noncombustible patio covers, is not acceptable. Condition No. 5 of the City's
May 5, 1997 letter requires that the CC&R's be amended since the CC&R's are a recorded document
requiring City approval prior to amendment. UDC Homes must submit the amended CC&R's to the
City for approval prior to recordation and provide a copy of the recorded CC&R's to the City prior
to release of building permits for the noncombustible patio covers.
If you have any questions regarding the above, please call me at (760) 438-1161, extension 4477.
Sincejely,
^//
KSi£:MfM->%
ANNE HYSONG/ (J
Associate Planner
AH:nc
c:Michael Holzmiller
Don Neu
2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (619) 438-1161 • FAX (619) 438-O894
//
V
City of Carlsbad
Planning Department
DATE: April 13, 1997
TO: DEPUTY CITY ATTORNEY
FROM: ANNE HYSONG
VIA: ASSISTANT PLANNING DIRECTOR
PROJECT ID NO(s). CT 95-03 AND CT 94-11
PROJECT NAME EMERALD RIDGE WEST AND MAR VISTA
Please forward the attached avigation easement documents to the Deputy City Attorney for
signature and return to the Planning Department to process for recordation.
ATTACHMENTS:
AVIGATION EASEMENTS
cc: File
City of Carlsbad
Engineering Department
May 7, 1996
BRUNO CALLU
CROSBY, MEAD, BENTON & ASSOCIATES
5650 EL CAMINO REAL SUITE 200
CARLSBAD CA 92008
MAR VISTA (CT 94-11 )/EMERALD RIDGE WEST (CT 95-03)
"PRELIMINARY" SUBSTANTIAL CONFORMANCE ISSUE REVIEW
The mylar copy tentative maps for the above referenced projects have been approved. Since
staff had the opportunity, a "preliminary" substantial conformance exhibit issue review was
conducted. Some issues which must be resolved/addressed prior to approval of a substantial
conformance exhibit for each of these projects are as follows:
Mar Vista (CT 94-11):
1. Although the grading for Lot No.'s 20, 21, 29 and 30 was shown in conformance with
the project condition's of approval, the rear lot lines still must be pulled back to the
required 20' setback, as is stated in the condition.
2. As has been discussed, the grading and grading quantities must be revised to reflect
that Hidden Valley Road has already been graded.
3. Crosby, Mead, Benton and Associates must be identified on the substantial
. conformance exhibit as the new Engineer of Work.
Emerald Ridge West (CT 95-03):
1. Since sewer lines have been established in this area in accordance with the Hidden
Valley Road grading and the Carlsbad Municipal Water District's (CMWD) sewer
installation for Zone 20, identify and indicate on the substantial conformance exhibit
specifically how this project will sewer.
2. As has been discussed, the grading and grading quantities must be revised to reflect
that Hidden Valley Road has already been graded.
3. Crosby, Mead, Benton and Associates must be identified on the substantial
conformance exhibit as the new Engineer of Work.
4. In accordance with the conditions of approval, General Note No. 27 shall be revised to
state that easement item No.'s 7, 1 3 and 14 will not be vacated. Also on sheet 2, the
"To be Vacated" for easement item No.'s 7 and 14 shall be deleted.
2O75 Las Palmas Dr. - Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-O894
MAR VISTA (CT 94-11 )/EMERALD RIDGE WEST (CT 95-03) PAGE- 2
"PRELIMINARY" SUBSTANTIAL CONFORMANCE ISSUE REVIEW
B. CALLU LETTER: MAY 7, 1996
5. In accordance with the conditions of approval, easement item r\j0. 6 also must be
shown on the substantial conformance exhibit.
This "preliminary" review does not constitute a complete review ol these projects for
substantial conformance, but was performed however, as a service to thR applicant to aid in
facilitating the substantial conformance exhibit process.
If you have any questions, please call me at telephone 4348-11 61, extension 4388.
MICHAE
Associate Engineer - Land Use Review
c: Assistant City Engineer
Principal Civil Engineer - Land Use Review
Associate Planner•- J.-Gibson *.
Bob Ladwig
idiuUicfuiig Design Group, Inc.
April 4, 1996
Mr. Bill Ponder
Coastal Analyst
California Coastal Commission
San Diego Coastal Area
3111 Camino del Rio North, Suite 200
San Diego, CA 92108
SUBJECT: EMERALD RIDGE WEST - A SINGLE FAMILY SUBDIVISION IN ZONE 20
IN THE CITY OF CARLSBAD, CA/REQUEST FOR COASTAL COMMISSION
APPROVAL OF CT 95-03, SDP 95-06, HDP 95-06, ALONG WITH LCPA 94-04,
AND ZC 94-04 THAT WAS APPROVED WITH MAR VISTA (COASTAL
PERMIT APPLICATION NO. 9-96-46
(LADWIG DESIGN GROUP, INC. - J/N L-1017)
Dear Bill:
Please accept the attached information and our request for a Coastal Development Permit for Emerald
Ridge West.
1. Copy of tax bill showing applicant's legal interest in property.
2. Assessor maps marked to show adjacent properties within 100 feet of Emerald Ridge West.
3. One set of stamped envelopes for surrounding owners/occupants within 100 feet, as
requested.
4. One vicinity map.
5. One set of the following exhibits:
• Emerald Ridge West Tentative Map (CT 95-02), 1 through 6 of 6.
• Emerald Ridge West Site Development Plan (SDP 95-06), 1 of 1.
• Emerald Ridge West Conceptual Architecture for 2nd Dwelling Units, 1 and 2 of 2.
• Emerald Ridge West Landscape Concepts, 1 of 1.
• Emerald Ridge West Constraints Map, 1 of 1.
• Emerald Ridge West Hillside Development Permit (HDP 95-06), 1 of 1.
• Aerial Photo Vicinity Map (24" x 36"), 1 of 1.
• Reduced plans (SVz" x 11") for Tentative Map, Landscape Concepts, Conceptual
Architecture, Hillside Permit, Constraints Map, and Site Development Plan.
• Preliminary Title Report (First American - No. 1110572-22, 9/20/95).
6. One copy of Housing Commission Resolution No. 96-002 Recommending Approval of nine
second dwelling units affordable to low income households within Emerald Ridge West.
7. Copy of U. S. Fish and Wildlife service letter (3/6/96) concurring with mitigation requirements
for Mar Vista and Emerald Ridge projects. Also, the ofisite sewer for Mar Vista and Emerald
Ridge West has already been approved under Coastal Permit No. 6-95-141 processed by the
Carlsbad Municipal Water District.
703 Palomar fiirport Road 4- Suite 300 4 Carlsbad, California 92009
(619) 438-3182 FflX (619) 438-0173
Mr. Bill Ponder
April 4, 1996
Page 2
This sewer will provide service for Mar Vista, Emerald Ridge West, portions of Greystone Homes
(Coastal Application No. 6-96-20), the City's Poinsettia Park (Coastal Permit No. 6-92-182) and
Sambi Seaside Heights (Coastal Permit No. 6-94-131).
8. Copies of Gee-Soils, Incorp orated 's soils report and letter dated 9/6/94 and 7/6/95.
9. Copies of signed Planning Commission Resolution Numbers 3880, 3881, and 3882. I have
also included a signed copy of City Council Resolution No. 96-1 18 approving a Mitigated
Negative Declaration, and Mitigation Monitoring and Reporting Program, CT 95-03, SDP
95-06, and HDP 95-06.
10. On April 4, 1996, 1 have or will have posted the Pending Permit Notice card at the south west
corner of the property.
11. I am including a check in the amount of $8,955.00 for the appropriate filing fee. It is based
on $120 x 71 units (61 SFD + 10 affordable units) = $8,520 plus the grading fee of $200 +
$235 for a total of $8,955.00.
12. The attached application is signed in three places as requested and I have answered all the
applicable questions.
You will notice that the previously approved zoning has a Q overlay. We will be required to process
a site development plan again showing buildings on all lots before we can obtain building permits.
This will require a subsequent Coastal Development Permit or at least an amendment. We will look
for your guidance on this item.
Please process the above for a Coastal Development Permit. I will be happy to go over any questions
you may have.
Sincerely,
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig
RCL:klb.l23
cc: Mr. Jeff Gibson, City of Carlsbad
Ms. Anne Hysong, City of Carlsbad
Mr. Marc Palkowitsh, MSP California LLC
Mr. David Bentley, MSP California LLC
Mr. R. Gordon Craig, Monarch Communities
Uiduiig Design Group, Inc.
March 11, 1996
Mr. Marc Palkowitsh
MSP California LLC
650 South Cherry Street
Suite 435
Denver, CO 80222
SUBJECT: EMERALD RIDGE/MAR VISTA - LETTER FROM U. S. FISH AND
WILDLIFE (LADWIG DESIGN GROUP, INC. - J/N L-1017)
Dear Marc:
The long awaited letter from Fish and Wildlife has finally arrived. They concur with our Biologist
on the mitigation ratios and give first preference to offsite acquisition of 0.97 acres within a
Coastal San Diego County mitigation bank or other site. As we discussed earlier, I have
contacted Mr. James Jackson at B of A and he will send me an agreement for acquiring the 0.97
acres of mitigation credit.
Please call if you have any questions.
Sincerely,
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig
RCL:klb.ll6
Enclosure
cc: With Enclosure
Mr. Jeff Gibson, City of Carlsbad
Ms Anne Hysong, City of Carlsbad
Mrs. Christa McReynolds
Mr. David Bentley, MSP California LLC
Mr. R. Gordon Craig, Monarch Communities of CA
Ms. Lisa Embree, Brian F. Mooney & Associates
703 Palomar flirport Road + Suits 300 + Carlsbad, California 92009
(619) 438-3182 FRX (619) 438-0173
United States Department of the Interior
FISH AND WILDLIFE SERVICE
Ecological Services
Carlsbad Field Office
2730 Loker Avenue West
Carlsbad, California 92008
RECEIVED
MAR 1 1 1996
UQWIG DESIGN GR
March 6, 1996
Mr. Bob Ladwig
Ladwig Design Group, Inc.
703 Palomar Airport Road, Suite 300
Carlsbad, CA 92009
Re: Emerald Ridge East and West Tentative Maps exclusive of Hidden Valley Road
Dear Mr. Ladwig:
The U.S. Fish and Wildlife Service (Service) has reviewed the proposed adjacent Emerald Ridge
East and West residential housing projects located in the City of Carlsbad approximately 500 feet
south of Palomar Airport Road and 1.5 miles east of Interstate 5. The proposed Emerald Ridge
East project is a Tentative Map to divide approximately 27.4 acres into 60 residential lots and
three open space lots. The proposed Emerald Ridge West project is a Tentative Map to divide
approximately 28.9 acres into 61 residential lots and one open space lot.
Emerald Ridge West consists of 20.55 acres of disturbed (formerly agricultural) habitat, 6.44
acres of coastal sage scrub, 1.2 acres of southern mixed chaparral, 0.43 acres of riparian
vegetation, and 0.23 acre of an unvegetated drainage channel. The threatened coastal California
gnatcatcher (Polioptila californica californicd) was observed in the northeastern corner of the
site in July 1995.
Proposed impacts on Emerald Ridge West as a result of the proposed tentative map includes the
loss of .05 acres of disturbed coastal sage scrub and 0.07 acre of mid to high quality coastal sage
scrub. It is the Service's understanding that the 0.05 acre of impacted coastal sage scrub
identified in the Emerald Ridge West TM adjacent to the proposed intersection of Caiie Serena
and Hidden Valley Road is the same 0.05 acre of impacted coastal sage scrub identified in the Mar
Vista project (CT 94-11) report. Mar Vista is west and adjacent to Emerald Ridge West and
access to Mar Vista is proposed to go through Emerald Ridge West. It is the Service's
understanding that the 0.05 acre of coastal sage scrub identified hi both projects will be mitigated
through the Emerald Ridge West Tentative Map. Additionally, under the Emerald Ridge West
Tentative Map, impacts and mitigation associated with the construction of Hidden Valley Road
which traverses the eastern portion of the proposed project site, will be the responsibility of the
Sambi Seaside Heights project to the south and will not be reviewed in this letter.
Proposed mitigation for the impacts to coastal sage scrub on Emerald Ridge West include onsite
preservation of 4.82 acres of coastal sage scrub and purchasing 0.19 acre of land within a San
Diego County coastal mitigation bank. Impacts to 0.05 acre of disturbed coastal sage scrub ,
would be mitigated at a 1:1 ratio (0.05 acre).
Mr. Ladwig
Impacts to 0.07 acre of mid to high quality coastal sage scrub would be mitigated at a 2:1 ratio
(0.14 acre).
Emerald Ridge East consists of 25.73 acres of disturbed (formerly agricultural) lands, 1.47 acres
of coastal sage scrub, and 0.17 acre of wetland vegetation. A gnatcatcher was observed in the
southeastern corner of the proposed project site in July 1995.
Proposed impacts on Emerald Ridge East include the loss of .5 acres of low quality coastal sage
scrub in isolated patches not occupied by the gnatcatcher and the loss of .14 of .97 acres of mid to
high quality coastal sage scrub occupied by the gnatcatcher.
Proposed mitigation includes preservation of 0.83 acre of coastal sage scrub within 7.64 acres of
natural open space and the purchase of 0.78 acre of land within a San Diego County coastal
mitigation bank. Impacts to 0.5 acre of unoccupied and isolated coastal sage scrub is proposed to
be mitigated at a 1:1 ratio (0.50 acre). Impacts to 0.14 acre of coastal sage scrub contiguous with
other habitat to the south and occupied by the gnatcatcher would be mitigated at a 2:1 ratio (0.28
acre).
For both Tentative Maps, the total amount of directly impacted coastal sage scrub would be 0.31
acre mitigated through the purchase of 0.97 acre of land within a coastal San Diego County
mitigation bank or other appropriate site and the preservation of 5.65 acres of coastal sage scrub
within 14.01 acres of open space onsite.
In the Biological Survey and Report for Emerald Ridge East, the option to revegetate .92 acres of
disturbed land in the southeastern corner of the proposed project site to coastal sage scrub is
offered in lieu of purchasing mitigation lands offsite. However, the Service generally does not
give full mitigation credit to revegetation efforts because of the lag time and limited success rate.
Also, the disturbed area is adjacent to coastal sage scrub currently proposed for preservation
which may act as a natural seed bank for the disturbed area. Thus, the disturbed area may
revegetate over time without any additional effort. The Service recommends purchasing
appropriate offsite lands as mitigation rather than actively revegetating the disturbed area
identified onsite. If you would like to pursue revegetating the 0.92 acre disturbed area with
coastal sage scrub, we offer our assistance in developing a revegetation strategy.
The Service concurs with the proposed mitigation strategy for Emerald Ridge West and East
Tentative Maps involving the purchase of appropriate offsite lands and believes that these projects
are appropriate for the 4(d) Rule because the amount of impacted habitat is small and the
proposed projects do not preclude conservation planning options in the City of Carlsbad. The
Service also recommends that grading and construction of the proposed projects occur during the
non-breeding season for the gnatcatcher between August 1 and February 15. Minimizing the
impacts of noise within the remaining areas of coastal sage scrub during grading and construction
may help to reduce disturbance to the gnatcatcher, and the Service is willing to work with you
regarding this issue.
Mr. Ladwig
If you have any questions regarding this letter, please contact Ken Corey of my staff at (619) 431-
9440.
Gail C. Kduetich
Field Supervisor
cc: CDFG (attn: Bill Tippets)
City of Carlsbad (attn: Don Rideout)
#l-6-96-HC-100
MARCH 11, 1996
TO: CITY CLERK
FROM: Planning Director
SCHEDULING OF PENDING AGENDA BILLS
The City Manager asked me to coordinate with you on the scheduling of six Planning
Department Agenda Bills which are now pending City Council consideration. All require
public hearings. The six Agenda Bills are as follows:
1 ) Appeal - Toyota Carlsbad - SP 1 9(H)
2) Rancho Verde - SDP 95-07
3) Emerald Ridge West - CT 95-03/SDP 95-06/HDP 95-06
4) Accessory Structures - ZCA 95-04/LCPA 95-1 2
5) Ocean Bluff - LCPA 95-09/ZC 93-04/CT 93-09
6) Third Check List for Regional Growth Management Strategy
The thought was to try to pre-arrange what future Council meetings these Agenda Bills
would be scheduled for to avoid having too many on one agenda or having several
lengthy ones on the same agenda. Below is my recommendation for scheduling:
COUNCIL MEETING ITEM
March 26, 1996 Emerald Ridge West
Toyota Carlsbad Appeal
April 2, 1996 Ocean Bluff
Accessory Structures ZCA
April 9, 1996 Rancho Verde
Check List for Regional Growth
Management Strategy
Please let me know if this presents any problems.
MICHAEL J. HOLZMILLER
c: City Manager Gary Wayne
Community Development Director Bobbie Hoder
Utcluiig Design Group, Inc.
January 15, 1996
Mr. Ken Corey
U.S. Fish & Wildlife Service
2730 Loker Avenue
Carlsbad, CA 92008
SUBJECT: EMERALD RIDGE WEST (CT95-03) AND EAST (CT95-05)
(LADWIG DESIGN GROUP, INC. - J/N L-1017)
Dear Ken:
Thank you for meeting with me on Friday, January 12, 1996, to discuss the proposed biological
impacts of the above projects. I also appreciate your recommendation for my client to purchase
offsite mitigation credit for sage scrub impacts as suggested in the biological surveys and reports
done by Brian F. Mooney Associates in August and September of 1995 for these two projects.
Mooney suggests purchasing 0.19 acres of sage scrub for Emerald Ridge West and 0.68 acres of
sage scrub for Emerald Ridge East for a total of 0.87 acres.
We also talked about the potential of doing revegetation in open space Lot # 62 on the south end
of Emerald Ridge East. You indicated that this could be done, but because of the potential for the
revegetation not being successful, we would only get partial credit. Because of this, you would
be recommending the offsite purchase of sage scrub as discussed above. You also thought that
the area not now containing coastal sage scrub in open space Lot #62 would eventually revegetate
itself over time.
After our meeting, I called Terry Stewart at the State Department of Fish & Game to discuss
these projects. She was not in so I left a message. You had indicated that you see her quite often
and would consult with her prior writing me a letter recommending the purchase of offsite sage
scrub credits. As I recall, in your letter to me you will be discussing the construction timing to be
August 1 to January because of the past gnatcatcher sightings. Also, we will need to be sensitive
to construction noise in areas of know gnatcatchers.
I look forward to receiving your letter so we can then approach Mr. Jim Jackson at Bank of
America to negotiate the purchase of 0.87 acres for our sage scrub mitigation for these two
projects.
703 Palomar flirport Road + Suite 300 + Carlsbad, California 92009
(619) 438-3182 FfiX (619) 438-0173
Mr. Ken Corey
January 15, 1996
Page 2
Thank you again for our meeting on Friday. If you need additional information, please call.
Sincerely,
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig
RCL:klb.099
cc: Mr. Bill Ponder, Coastal Analyst
Mr. Jeff Gibson, City of Carlsbad - Planning
Ms. Anne Hysong, City of Carlsbad - Planning
Mr. Marc Palkowitsh, MSP California LLC
Mr. David Bentley, MSP California LLC
MEMORANDUM
January 8, 1996
TO: ASSOCIATE PLANNER - JEFF GIBSON
From: Associate Engineer - Land Use Review
Via: Principal Civil Engineer - Land Use Review
CT 95-03; EMERALD RIDGE WEST
PC RESOLUTION NO. 3880; REVISED ENGINEERING CONDITIONS OF APPROVAL
In accordance with discussions at the project Departmental Coordinating Committee (DCC)
meeting of Monday, January 8,1996, attached are revised Engineering Conditions of Approval
for the above referenced project. Condition revisions are being shown with underlined font.
If you have any questions, please either see or call me at extension 4388.
MICHAEL-
Associat^_Eftgrrte~e7 - Land Use Review
Attachment
CT 95-03; EMERALD RIDGE WEST PC RESOLUTION NO. 3880
REVISED ENGINEERING CONDITIONS OF APPROVAL
Fees/Agreements:
62. The developer shall construct desiltation/detention/urban pollutant basin(s) of a type
and a size and at location(s) as shown on the tentative map and as approved by the
City Engineer. The applicant shall enter into a basin maintenance agreement and
submit a maintenance bond satisfactory to the City Engineer prior to the approval of
grading, building permit or final map whichever occurs first for this project. Each basin
shall be serviced by an all-weather access/maintenance road.
Grading:
65. No grading shall occur outside the limits of the subdivision unless a grading or slope
easement is obtained from the owners of the affected properties. If the applicant is
unable to obtain the grading or slope easement, no grading permit will be issued. In
that case the applicant must either amend the tentative map or modify the plans so
grading will not occur outside the project site in a manner which substantially conforms
to the approved tentative map as determined by the City Engineer and Planning
Director.
Dedication/Improvements
72. Plans, specifications, and supporting documents for all public improvements shall be
prepared to the satisfaction of the City Engineer. In accordance with City Standards,
the developer shall install, or agree to install and secure with appropriate security as
provided by law, improvements shown on the tentative map and the following
improvements:
a. Hidden Valley Road full width improvements (68' Right of way/48' Curb to curb
width) from Calle Serena (formerly Cherry Blossom Road) to Palomar Airport
Road, including:
Asphalt/Concrete Pavement.
Concrete Curb and Gutter.
Concrete Sidewalk on one (1} side.
Street Light Standards on both sides.
Traffic Signal at Palomar Airport Road and Hidden Valley Road.
Retrofit/Open Existing Raised Median in Palomar Airport Road.
Hidden Valley Road secondary access width improvements (68' Right of
way/28' Berm to berm width) from Calle Serena (formerly Cherry Blossom Road)
to Camino De Los Ondas, including:
• Asphalt/Concrete Pavement.
• Asphalt/Concrete Berms.
Note: The City will enter into an agreement with the applicant to obtain proportionate
share reimbursement from benefiting property owners to the north of Camino
De Los Ondas and to the south of the project, for the Hidden Valley Road
secondary access improvements...
CT 95-03, SDP 95-06, HDP 95-06 EMERALD RIDGE WEST
ENGINEERING CONDITIONS OF APPROVAL
Engineering Conditions
General
Note: Unless specifically stated in the condition, all of the following engineering conditions,
upon the approval of this proposed major subdivision, must be met prior to approval of a final
map.
1. The developer shall provide for sight distance corridors at all street intersections in
accordance with Engineering Standards and shall record the following statement in the
project's CC&R's:
"No structure, fence, wall, tree, shrub, sign, or other object over
30 inches above the street level may be placed or permitted to
encroach within the area identified as a sight distance corridor in
accordance with City Standard Public Street-Design Criteria,
Section 8.B.3. The underlying property owner shall maintain this
condition."
The above statement shall be placed on a non-mapping data sheet on the final map.
2. Drainage outfall end treatments for any drainage outlets where a direct access road
for maintenance purposes is not provided, shall be designed and incorporated into the
grading/improvement plans for the project. These end treatments shall be designed
so as to prevent vegetation growth from obstructing the pipe outfall. Designs could
consist of a modified outlet headwall consisting of an extended concrete spillway
section with longitudinal curbing and/or radially designed rip-rap, or other means
deemed appropriate, as a method of preventing vegetation growth directly in front of
the pipe outlet, to the satisfaction of the Community Services Director and the City
Engineer.
37. This project is approved specifically as 1 (single) unit for recordation.
44. The developer shall defend, indemnify and hold harmless the City and its agents,
officers, and employees from any claim, action or proceeding against the City or its
agents, officers, or employees to attack, set aside, void or null an approval of the City,
the Planning Commission or City Engineer which has been brought against the City
within the time period provided for by Section 66499.37 of the Subdivision Map Act.
CT 95-03, SDP 95-06^TOP 95-06; EMERALD RIDGE WEST^ PAGE: 2
ENGINEERING CONDITIONS OF APPROVAL
J. GIBSON MEMO; NOVEMBER 1, 1995
Fees/Agreements
3. A funding mechanism for the full improvements for Poinsettia Lane and Alga Road
must be approved or fees paid, in conformance with the updated Zone 20 Local
Facilities Management Plan funding program.
47. The owner of the subject property shall execute an agreement holding the City
harmless regarding drainage across the adjacent property.
45A. The developer shall pay all current fees and deposits required.
59. The developer shall construct desiltation/detention/urban pollutant basin(s) of a type
and a size and at location(s) as approved by the City Engineer. The applicant shall
enter into a basin maintenance agreement and submit a maintenance bond satisfactory
to the City Engineer prior to the approval of grading, building permit or final map
whichever occurs first for this project. Each basin shall be serviced by an all-weather
access/maintenance road.
69. The owner shall give written consent to the annexation of the area shown within the
boundaries of the site plan into the existing City of Carlsbad Street Lighting and
Landscaping District No. 1 on a form provided by the City.
Grading
53A. The developer shall submit proof that a Notice of Intention has been submitted to the
State Water Resources Control Board.
56. No grading shall occur outside the limits of the subdivision unless a grading or slope
easement is obtained from the owners of the affected properties. If the applicant is
unable the grading or slope easement, no grading permit will be issued. In that case
the applicant must either amend the tentative map or modify the plans so grading will
not occur outside the project site in a manner which substantially conforms to the
approved tentative map as determined by the City Engineer and Planning Director.
54. Based upon a review of the proposed grading and the grading quantities shown on the
tentative map, a grading permit for this project is required. The developer must submit
and receive approval for grading plans in accordance with City codes and standards.
57. Prior to hauling dirt or construction materials to or from the site, the developer shall
submit to and receive approval from the City Engineer for the proposed haul route.
The developer shall comply with all conditions and requirements the City Engineer may
impose with regards to the hauling operation.
CT 95-03, SDP 95-06^7DP 95-06; EMERALD RIDGE \NE5T PAGE: 3
ENGINEERING CONDITIONS OF APPROVAL
J. GIBSON MEMO; NOVEMBER 1, 1995
58. The developer shall exercise special care during the construction phase of this project
to prevent offsite siltation. Planting and erosion control shall be provided in
accordance with the Carlsbad Municipal Code and the City Engineer.
61. Additional drainage easements may be required. Drainage structures shall be provided
or installed prior to or concurrent with any grading or building permit as may be
required by the City Engineer.
Dedication/Improvements
63. The owner shall make an offer of dedication to the City for all public streets and
easements required by these conditions or shown on the tentative map. The offer
shall be made by a certificate on the final map for this project. All land so offered
shall be granted to the City free and clear of all liens and encumbrances and without
cost to the City. Streets that are already public are not required to be rededicated.
71. The developer shall comply with the City's requirements of the National Pollutant
Discharge Elimination System (NPDES) permit. The developer shall provide best
management practices to reduce surface pollutants to an acceptable level prior to
discharge to sensitive areas. Plans for such improvements shall be approved by the
City Engineer. The plans shall include, but not be limited to the following, which shall
be included in the project's CC&R's:
A. The homeowner's association shall coordinate the use of the City's established
program to assist residents with the removal and proper disposal of toxic and
hazardous waste products.
B. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil,
antifreeze, solvents, paints, paint thinners, wood preservatives, and other such
fluids shall not be discharged into any street, public or private, or into storm
drain or storm water conveyance systems. Use and disposal of pesticides,
fungicides, herbicides, insecticides, fertilizers and other such chemical
treatments shall meet Federal, State, County, and City requirements as
prescribed in their respective containers.
C. Best Management Practices shall be used to eliminate or reduce surface
pollutants when planning any changes to the landscaping and surface
improvements.
72. Plans, specifications, and supporting documents for all public improvements shall be
prepared to the satisfaction of the City Engineer. In accordance with City Standards,
the developer shall install, or agree to install and secure with appropriate security as
provided by law, improvements shown on the tentative map and the following
improvements:
CT 95-03, SDP 95-06JTOP 95-06; EMERALD RIDGE W
ENGINEERING CONDITIONS OF APPROVAL
J. GIBSON MEMO; NOVEMBER 1, 1995
PAGE: 4
A. Hidden Valley Road full width improvements {68' Right of way/48' Curb to curb
width) from Calle Serena (formerly Cherry Blossom Road) to Palomar Airport
Road, including:
Asphalt/Concrete Pavement.
Concrete Curb and Gutter.
Concrete Sidewalk on one (1) side.
Street Light Standards on both sides.
Traffic Signal at Palomar Airport Road and Hidden Valley Road.
Retrofit/Open Existing Raised Median in Palomar Airport Road.
Hidden Valley Road secondary access width improvements (68' Right of
way/28' Berm to berm width) from Calle Serena (formerly Cherry Blossom
Road) to Camino De Los Ondas, including:
• Asphalt/Concrete Pavement.
• Asphalt/Concrete Berms.
B-1. Calle Serena (formerly Cherry Blossom Road) full width improvements (60' Right
of way/40' Curb to curb width) from Hidden Valley Road to the southwest
corner of the property, including:
Asphalt/Concrete Pavement.
Concrete Curb and Gutter.
Concrete Sidewalk on both sides.
Street Light Standards.
On-Site/Off-Site Calle Serena Asphalt/Concrete Transition.
-OR-
B-2. Calle Serena (formerly Cherry Blossom Road) secondary access width
improvements (72' Right of way/52' Curb to curb width) from Hidden Valley
Road to "A" Street, including:
• Asphalt/Concrete Pavement.
• Concrete Curb and Gutter.
• Concrete Sidewalk on both sides.
• Street Light Standards.
Note: Roadway Improvement B-2 above will only be required if Poinsettia Park is not
constructed prior to building permits being issued for Emerald Ridge West. If
Poinsettia Park is constructed, prior to building permits being issued for Emerald Ridge
West, then this widened roadway section will not be required (site specific secondary
access will be gained through the park as indicated on the tentative map.)
)6?BCT 95-03, SDP 95-06JRDP 95-06; EMERALD RIDGE WEST PAGE: 5
ENGINEERING CONDITIONS OF APPROVAL
J. GIBSON MEMO; NOVEMBER 1, 1995
C. "A" Street full width improvements (60' Right of way/40' Curb to curb width)
from Calle Serena to the northern terminus, including:
• Asphalt/Concrete Pavement.
• Concrete Curb and Gutter.
• Concrete Sidewalk on both sides.
• Street Light Standards.
D-1. "A" Street off-site, site specific secondary access improvements {30f
Easement/28' Berm to berm width) from the westerly property line to the "A"
Street /Calle Serena (Mar Vista) intersection, including:
• Asphalt/Concrete Pavement.
• Asphalt/Concrete Berms.
• On-Site/Off-Site "A" Street Asphalt/Concrete Transition.
D-2. Calle Serena (Mar Vista) off-site, site specific secondary access improvements
(30' Easement/28' Berm to berm width) from the "A" Street/Calle Serena (Mar
Vista) intersection to the westerly property line (located at the southwest corner
of the property), including:
• Asphalt/Concrete Pavement.
• Asphalt/Concrete Berms.
• On-Site/Off-Site Calle Serena Asphalt/Concrete Transition.
E. Sewer and Drainage Alternative as determined by the CMWD District Engineer
and City Engineer.
A list of the above improvements shall be placed on an additional map sheet on the
final map per the provisions of Sections 66434.2 of the Subdivision Map Act.
Improvements listed above shall be constructed within 18 months of approval of the
secured improvement agreement or such other time as provided in said agreement.
CT 95-03, SDP 95-06^DP 95-06; EMERALD RIDGE WE^^ PAGE: 6
ENGINEERING CONDITIONS OF APPROVAL
J. GIBSON MEMO; NOVEMBER 1, 1995
Special Engineering Conditions
1. Tentative map easement items number's 7 and 14 shall not be vacated. These
easements shall remain and this shall be indicated on the conforming tentative map.
2. Preliminary Title Report (PR) (PR dated 3/22/95) Item No. 6 shall be shown on the
conforming tentative map with the future disposition of the easement indicated.
3. An Adjustment Plat shall be processed for the .37 acre "triangular" area located at the
proposed detention/desilting basin west of Hidden Valley Road.
4. The developer shall enter into an "Agreement for Reimbursement of Costs for the
Construction of Poinsettia Park Off-Site Sewer, CMWD Project No. 94-404" for a
proportional share of the total construction cost.
Code Reminders
44A. Prior to issuance of a building permit for any buildable lot within the subdivision, the
property owner shall pay a one-time special development tax in accordance with City
Council Resolution No. 91-39.
68. Some improvements shown on the tentative map and/or required by these conditions
are located offsite on property which neither the City nor the owner has sufficient title
or interest to permit the improvements to be made without acquisition of title or
interest. The applicant shall conform to Section 20.16.095 of the Carlsbad Municipal
Code.
Final Map Notes
The developer shall place the following notes on a non-mapping data sheet of the final map:
I. This subdivision contains a remainder parcel. No building permit shall be issued for
the remainder parcel until it is further subdivided pursuant to the provisions of Title 20
of the Carlsbad Municipal Code.
LAND USE REVIEW SECTION
PROJECT REPORT
PROJECT ID: CT 95-03, SDP 95-06 PREPARED BY: Michael J.
HDP 95-06
PROJECT NAME: Emerald Ridge West APPROVED BY:
~J
LOCATION: South of Palomar Airport Road (PAR)
and west of future Hidden Valley Road (HVR).
BRIEF DESCRIPTION: Proposed 62 lot major subdivision with 61 single-family dwelling units,
10 second dwelling units (SOU) and 1 open space lot.
ENGINEERING ISSUES AND DISCUSSION:
Traffic and Circulation:
Projected Average Daily Traffic (ADT): 670
Traffic Study Performed by: N/A (Zone Plan traffic analysis is sufficient.)
Comment: No major traffic and circulation issues are associated with this proposed
project.
Sewer:
Sewer District: Carlsbad
Sewer EDU's Required: 71 units @ 1edu/unit = 71 EDU's
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.
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.
PTOJLAND USE REVIEW - PTOJECT REPORT ' ^ PAGE: 2
CT 95-03, SDP 95-06, HDP 95-06; EMERALD RIDGE WEST
J. GIBSON MEMO; NOVEMBER 1, 1995
Water:
Water District: Carlsbad
EDU's Required: 71
GPD Required: 220 gpd x 71 edu's = 15,620 EDU's
Comment: No major water issues are associated with this proposed project.
Grading:
Quantities: Cut(cy) Fill(cy) Import(cy) Export(cy)
On Site
HVR
Total
129,205
0
129,205
8,047
121,158
129,205
0
0
0
0
0
0
Permit Required: YES
Offsite Approval required/obtained: YES/NO
Hillside Grading Requirements met: YES
Preliminary Geotechnical Investigation Performed by: GeoSoils, Inc.
Comment: No major grading issues are associated with this proposed project.
Drainage and Erosion Control:
Drainage Basin: C
Preliminary Hydrology Study Performed by: N/A
Erosion Potential: Low to High
Comment: The City's Geo-Constraints Map indicates that a low to high erosion
potential exists in this area. The "natural" topography does not suggest a high erosion
potential; however, the site currently exists as a cultivated field, which could cause
a high erosion potential indication.
The project will be graded in conformance with an approved grading plan and in
conjunction with a 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.
,_„,„., w^u ,.^v,^.. , ,.wfc«, ,.^, «... PAGE: 3
CT 95-03, SDP 95-06, HDP 95-06; EMERALD RIDGE WEST
J. GIBSON MEMO; NOVEMBER 1, 1995
Land Title:
Conflicts with existing easement: YES
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: NO
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. Additionally, an "on-site" cul-de-sac inadequacy exists due to the
length of the interior streets of the project and the number of proposed units. To
mitigate this deficiency, an interior street connection must be made to the project
located directly adjacent to the west (Mar Vista).
JAN- 3-96 WED 7:31 CITY ATTORNEY FAX NO. B184d48oo«
JANUARY 2, 1996
TO: ASSISTANT PLANNING DIRECTOR
FROM: City Attorney
FLAMMING COMMISSION ITEMS FOR ITS MEETING OF JANUARY 17, 1996
The following are my comments on the four items scheduled for
Planning Commission consideration at its meeting of January 17,
1996, following our telephone conversations on Thursday and Friday,
December 28 and 29, 1995:
1. HOMES FOR INDUSTRY
A. In Resolution 3883, Condition No. 22 should go at the end
of all conditions, not just the Planning Condition; and
Condition No. 32 appears to be a code reminder, rather
than a Building Condition.
B. In Resolution 3885, the action clause at the bottom of
page one and top of page two should delete the word
"recommends".
2. EMERALD RIDGE WEST
A. In the staff report:
/(I) In the "Subject" heading, insert a reference to a
v recommendation for approval of both the Mitigated
Negative Declaration and the accompanying Mitigation
Monitoring and Reporting Program; and under (3) change
the word "propose" to "provide".
(2) On pages eight and nine, you are going to change the
discussion relating to the Mar Vista project and delete
reference to a choice between Alternatives A and B.
(3) On pages 10 and 11, you are going to change the
discussion regarding the timing on City Council approval
of the environmental take based upon the Habitat
Management Plan.
(4) In the Environmental Discussion on page 13: please
change the reference to "will be" in line two to "are"
and correct the inconsistency between use of the word
"would" in the last line in the top paragraph and the use
of the word "could" in the fourth line of the second full
paragraph regarding the effects of the project on the
environment. The Environmental Review section should
refer to the existence of, and the recommendation for
. JAN- 3-96 WED 7:32 CITY ATTORNEY FAX NO. 6194348367ITY ATTORNEY FAX NO. 6194348 P. 03
adoption or approval of the Mitigation Monitoring and
Reporting Program.
B. /In Resolution 3879, insert recommended approval of the
v Mitigation Monitoring and Reporting Program on file in
the Planning Department; and eliminate the option in
Condition No. 1, relating to Alternatives A and B, and
make commensurate changes to Resolution 3880, Condition
No. 72e (not a sewer and drainage alternative as
determined by the CMWD District Engineer and City
Engineer), and Condition No. 81.
3. LAS FLORES
A. In the staff report:
In the Recommendation, the reference should be to
Planning Commission Resolutions 3891 and 3892.
Additionally, the staff report should contain a
discussion of the existing conditional use permit and the
manner in which this amendment will affect any of the
existing exhibits regarding the previously approved
conditional use permits.
B. In Resolution 3891, please insert a beginning recital
describing the project, consistent with the recently
approved new structure for recitals.
C. In Resolution 3892, please add a recital relating to the
identity of the owner of the property affected by this
conditional use permit amendment; add the word
"(Developer)11 after the reference to Pacific Bell Mobile
Services in the first recital; and add the word
"Amendment" after the word "Permit" in the second
recital.
The first finding should be deleted since it repeats the
essence of the separate resolution adopting the Negative
Declaration; Planning Condition One should explain the
relationship between Exhibits "A" through "E", dated
January 17, 1996, and the existing exhibits for the
previously approved conditional use permit which is being
amended by this action. In this connection, Condition
No. 4, granting this conditional use permit for a period
of five years is particularly important, since there is
an existing conditional use permit with its own term.
What effect, if any, does this action have on the life of
the existing conditional use permit?
D. In Condition No. 6, the reference should be to the Owner,
not the Developer, with regard to recording a Notice of
Restriction. The property owner, who is approving of
*. . *
Uiduiig Design Group, Inc.
December 29, 1995
Mr. Gail Kobetich - Field Supervisor
U.S. Fish and Wildlife
2730 Loha Avenue
Carlsbad, CA 92008
SUBJECT: EMERALD RIDGE WEST AND EAST - CITY OF CARLSBAD
(LADWIG DESIGN GROUP, INC. - J/N L-1017)
Dear Gail:
Attached is a copy of a package of information and a letter that I submitted to Mr. Bill Ponder -
Coastal Analyst on 12/29/95. City staff (Ms. Anne Hysong) has suggested that we consult with
the Coastal Staff and with USFWS on this project (Emerald Ridge East).
I will not repeat anything from my letter to Bill Ponder, but it does contain a description of what
we are proposing to do. We would also like to meet with you after you have had a chance to go
through the attached material. We are scheduled for Planning Commission on January 17, 1996
for Emerald Ridge West and would appreciate meeting with you or you designated staff member
prior to that time. I will wait for your call.
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig
President
RCL:baw.092
cc: Mr. Bill Ponder, Coastal Analyst
Mr. Jeff Gibson, City of Carlsbad
Ms. Anne Hysong, City of Carlsbad
Mr. Marc Palkowitsh, MSP California LLC
Mr. David Bentley, MSP California LLC
703 Palomar Rirport Road *• Suite 300 +• Carlsbad, California 92009
(619) 438-3182 FflX (619) 438-0173
Uiduiig Design Group, Inc.
December 29, 1995
Mr. Bill Ponder - Coastal Analyst
San Diego Coastal Area
California Coastal Commission
3111 Camino del Rio North
Suite 200
San Diego, Ca 92108
SUBJECT: EMERALD RIDGE WEST AND EAST - CITY OF CARLSBAD
(LADWIG DESIGN GROUP, INC. - J/N L-1017)
Dear Bill:
As a follow-up to our discussion last month, I am submitting information on the above referenced
projects for your review and response.
As a matter of reference, the property owner is processing the entire 56 acre Emerald Ridge
project under two tentative map applications: Emerald Ridge East & West. Emerald Ridge West
(CT 95-03) is scheduled for Planning Commission hearing on January 17, 1996. I have provided
you a copy of the constraints map, tentative map, biological report, and the draft conditions of
approval for that project. You'll note that Hidden Valley Road, as depicted on the tentative map,
was approved by Coastal Commission as part of the Sambi Seaside Heights project (Coastal
Permit 6-94-131) and is now under construction. The east right-of-way line of Hidden Valley
Road is the easterly subdivision boundary of Emerald Ridge West. The impact to coastal sage
scrub which results from the construction of Hidden Valley Road are being mitigated as part of
the approved Sambi project.
Emerald Ridge East (CT 95-05) was submitted to the city several months ago and was accepted
as a complete application on November 3, 1995; the City's letter list issues of concern which we
are presently addressing prior to advancing the project. In particular, City Planning issue #4
suggests that we consult with you regarding encroachment into "dual criterion" slopes.
Accordingly, I have enclosed a copy of the Emerald Ridge East constraints map, tentative map
and biological report along with a copy of the City's letter. In addition, a colored exhibit
depicting our proposed project revision (Study #1) is provided.
The property owner/applicant requested comments from City Staff to determine the feasibility of a
modest modification to the current design of Emerald Ridge East which would provide substantial
benefits relative to project construction, future resident activities, and local habitat management.
Specifically, it is believed that by developing into two small isolated areas of dual criterion slope,
which have been deemed by biologists to provide no significant habitat value, the overall project
design could be substantially improved without adversely impacting local habitat.
703 Palomar fiirport Road 4 Suite 300 + Carlsbad, California 92009
(619) 438-3182 FflX (619) 438-0173
Uicluiig Design Group, Inc.
Mr. Bill Ponder
December 29, 1995
Page 2
The Emerald Ridge East project contains a total of 1.47 acres of Coastal Sage Scrub (CSS)
including . 15 acres classified as disturbed. Virtually all of this 1.47 acres exists on slopes greater
than 25% and would therefore be classified under the Mello n LCP as dual criterion slopes. As
submitted, the Emerald Ridge East tentative map indicates preservation of (i) 0.88 acre of the
existing dual criterion area in open space lot 62, (ii) the 0.3 acre northerly finger slope, excepting
0.03 acre in lot 32, and (iii) 0.04 acre of the 0.2 acre in lot 37. However, the biological study
concluded that these two latter (ii & iii) dual criterion areas were uninhabited narrow strips of low
quality CSS due to their size, isolated locations and disturbed character.
Were these two small isolated low quality areas to be developed, the total Emerald Ridge
development impact on dual criterion slopes would be 0.59 acres. This is the equivalent of
8.676% of the total dual criterion slope area within the Emerald Ridge property (this is in addition
to the area associated with the Hidden Valley Road mitigation). This calculation was completed
as follows:
1. There is 5.33 acres of CSS on steep slopes on Emerald Ridge West after deducting
the dual criterion area committed to the approved Sambi project mitigation plan
for Hidden Valley Road. This net 5.33 acres of dual criterion area is proposed to
be a dedicated open space lot.
2. There is 1.47 acres of dual criterion area within the Emerald Ridge East project of
which 0.88 acres is proposed for dedication to an open space lot.
3. These two areas constitute 6.21 acres (5.33 + 0.88) of good quality CSS to be
preserved.
4. The total impact that would result from the revision of the Emerald Ridge East
project would be 0.59 acres, or 8.676% of the total net dual criterion area within
the Emerald Ridge property (0.59/6.80=8.676%).
The enclosed colored exhibit depicts the proposed revised Emerald Ridge East project (Study #1);
the modifications primarily impact lots 27-60. You will note the revised design closes the gap
between lots 27-30 & 34-36 and results in a more efficient and attractive subdivision. Specific
improvements include reduced slope maintenance areas (natural and manufactured), elimination of
one of the panhandle lots, provision of one additional lot, and standard lots on all sides of "D"
street. Additionally, the CSS mitigation requirements are not increased, but the overall quality of
the on-site preserved habitat is improved.
We believe the proposed revision maintains the Emerald Ridge project's compliance with all
applicable regulations. However, as discussed last month, given the sensitivity and complexity of
this issue and in order to ensure compliance, we would greatly appreciate your reviewing this
703 Palomar Rirport Road 4 Suite 300 *• Carlsbad, California 92009
(619) 438-3182 FflX (619) 438-0173
Uicfuiig Design Group, Inc.
Mr. Bill Ponder
December 29, 1995
PageS
redesign (Study #1) with your staff and allowing us to meet with you prior to providing any
written response. The applicant wants to support the community's habitat preservation goals
while achieving the optimum residential subdivision design for this property.
Thank you for your assistance in this matter. If there is any additional information you require,
please call. We look forward to your call regarding a follow-up meeting.
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig
President
RCL:baw.090
cc: Mr. Jeff Gibson, City of Carlsbad
Ms. Anne Hysong, City of Carlsbad
Mr. Marc Palkowitsh, MSP California LLC
Mr. David Bentley, MSP California LLC
703 Palomar flirport Road * Suite 300 4 Carlsbad, California 92009
(619) 438-3182 FRX (619) 438-0173
City of Carlsbad
Planning Department
December 22, 1995
David Bentley
MSP CALIFORNIA, L.LC.
Suite 221
3573 East Sunrise Drive
Tucsun, AZ 85718
SUBJECT: CT 95-03/HDP 95-06/SDP 95-06 - EMERALD RIDGE WEST
The preliminary staff report for the above referenced project will be mailedt to you on
Friday, December 29, 1995 after 8:00 a.m. This preliminary report will be discussed by
staff at the Development Coordinating Committee (D.C.C.) meeting which will be held on
Monday, January 8, 1995. A twenty (20) minute appointment has been set aside for you
at 9:30 a.m. If you have any questions concerning your project, you should attend the
D.C.C. meeting.
It is necessary that you bring your required unmounted colored exhibits(s) with you
to this meeting in order for your project to go forward to the Planning Commission.
If you do not plan to attend this meeting, please make arrangements to have your
colored exhibit(s) here by the scheduled time above.
If you need additional information concerning this matter, please contact Jeff Gibson, at
(619) 438-1161, extension 4455.
CITY/QF CARLSBAD
GARY E. WAYNE
Assistant Planning Director
GEW:JQ:kc
2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619) 438-1161
Uicluiig Design Group, Inc.
LOCAL COASTAL PLAN AMENDMENT (LCPA)
REQUEST FOR EMERALD RIDGE (MSP CALIFORNIA, LLC
ZONE 20, CITY OF CARLSBAD
December 7, 1995
This 56.3 acre parcel (Assessor Parcels 212-040-32 & 36) lying south of Palomar Airport Road
on both sides of Hidden Valley Road is currently zoned RDM-Q. The application for this project
includes Tentative Maps, Hillside Development Permits, Site Development Plans, a Zone Change
in addition to this LCPA. A change in zoning is requested from RDM-Q to R- 1-Q. No change is
requested to General Plan which is Residential Medium (RM) four-to-eight dwelling units per
acre with a growth control point of six.
Emerald Ridge is in Area "B" of the Zone 20 Specific Plan # SP203. The proposed development
of Emerald Ridge (CT 95-03 & CT 95-05) is standard R-1-7500 square foot minimum single-
family lots. The R-l-Q zone better suits the proposed development than the existing RDM-Q
zone.
Since the owner has decided to develop a standard single-family R-l-7500 minimum lot size
subdivision, it was decided to ask for a rezone to R-l-Q. Emerald Ridge, because of topography
restrictions and ownership/parcel configurations, can only take access from Hidden Valley Road
offPalomar Airport Road. A single-family R-1 subdivision designed to capture ocean views and
being sensitive to grading requirements along with having limited access is a good planning option
we feel for the property rather than a project with higher density development that could impact
neighboring properties. We hereby request a zone change from RDM-Q to R-l-Q.
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig
RCL:klb.087
(L-1017)
703 Palomar flirport Road 4 Suite 300 + Carlsbad, California 92009
(619) 438-3182 FflX (619) 438-0173
Description
Buildable Portion
Lot Width
Yard Requirement
Access Length
Access Width
Uiduiig Design Group, Inc.
JUSTIFICATION OF PANHANDLE LOTS NOS. 28 AND 29
OF CT95-03 EMERALD RIDGE WEST
Lot 28
9,836 Sq.Ft.
66 Ft.
As Required
120 Ft.
15 Ft.
Improved Driveway Per Standard
Drainage From Lot to Street
Non-tandem Parking Spaces Minimum 3 as Required
Lot 29
8,635 Sq.Ft.
77 Ft.
As Required
121 Ft.
15 Ft.
Required Per Code
Greater than 8,000 Sq.Ft.
60 Ft.
As Required
Less than 200 Ft.
Minimum 15 Ft.
Per Standard 20 Ft. of Improvements
From Lot to Street Standard as Required
Minimum 3 as Required Per Code
As specified in the requirements of Title 21, Section 21.10.080, the above Lots 28 and 29 meet or exceed City
Code. The area of the two lots cannot be served adequately with a public street without the Panhandle Lots
because of unfavorable conditions resulting from unusual topography and surrounding land development and lot
configuration. This subdivision and the subdivision to the west have been designed to preserve the natural slopes
that lie to the east and to the west. Minimum grading is required and these lots will not adversely effect the ability
to provide access to other properties within this same area.
Based on the above we respectfully request the City approve Panhandle Lots No. 28 and 29 for Emerald Ridge
West according to CT95-03, Site Development Plan 95-06, and Hillside Development Permit 95-06.
Sincerely,
LADWIG DESIGN GROUP
Robert C. Ladwig
RCL:klb.069
703 Palomar flirport Road 4 Suite 300 4 Carlsbad Cfi 92009
(619) 438-3182 (619) 438-0173 FflX
MAR VISTA
C T 94-11 E M E R A L
(R-1-Q AND 0.5. PROPOSED)C T 95-03
WEST
P 0
(C I
P.O.
NSETTIA PARK
T Y OF CARLSBAD)
P.C.
SAMBI SEASIDE
HEIGHTS
C T 92-02
R-D-M-Q
PUT OF:ZONE CHANGE FROM RDM-Q TO R-1-Q
EMERALD RIDGE
CARLSBAD TRACT 95-03, 95-05
FOR:
MSP CALIFORNIA ,V.UC.
650 CHERRY ST.
SUITE 435
DENVER, CO. 80222
Design Group, Inc.
703 Palomar flirport Road #300
Carlsbad, California 92009
(619)438-3182
SHEET 1 OF 2 SHEETS DATE: 12/5/95 L-1017
EMERALD RIDGE - WEST
PALDMAR AIRPORT RDAD
SAMBI CT 92-02 A
BATIQUITDS
DRIVE
.ocluiig Design Group, Inc.
703 Polomor flirport Rood
Suite 300
CorlsboJ, Colifornio 92009
619) 438-3182 Fox (619) 438-0173
VICINITY MAP
ND SCALE
LOG JOB #L-1017 A 5/19/95
Uiduiig Design Group, Inc.
December 7, 1995
Mr. Jeff Gibson
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009-1576
SUBJECT: ADDITION OF EMERALD RIDGE ZONE CHANGE AND LOCAL
COASTAL PLAN AMENDMENT TO THE MAR VISTA
APPLICATION (ZCA 94-04 & LCPA 94-04)
(LADWIG DESIGN GROUP, INC. - J/N L-1017)
Dear Jeff:
Enclosed are items you have requested to attach the zone change and Local Coastal Plan
amendment for Emerald Ridge to the Mar Vista Application tentatively scheduled for Planning
Commission on January 3, 1996.
The items are:
A check from Marcus S. Palkowitsh in the amount of $3,831 to cover the cost
difference between a minor LCPA submitted by Mrs. McReynolds (Mar Vista) and
what is required for a major LCPA amendment ($5,531 - $1,700 = $3,831).
Two copies of the same letter to Gary Wayne dated 11/17/95 signed by Mrs.
McReynolds and Marcus S. Palkowitsh agreeing to the combining of the two
applications for zone change and LCPA.
One copy of the Mar Vista/Emerald Ridge Vicinity Map.
One copy of request and justification for LCPA of Emerald Ridge.
One copy of the Emerald Ridge Zone change plat and legal description.
One copy of property owners' list.
One copy of 600-foot radius map.
Two sets of mailing labels.
Ladwig Design Group, Inc. Check No. 1745 in the amount of $7.68 for postage
(24 labels x $0.32 = $7.68).
703 Palomar flirport Road 4 Suite 300 4 Carlsbad, California 92009
(619)438-3182 FfiX (619) 438-0173
Mr. Jeff Gib son
December 7, 1995
Page 2
Please accept the above as our request for this zone change and Local Coastal Plan Amendment.
Sincerely,
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig
RCL:klb.088
Enclosures
cc: Ms. Anne Hysong, City of Carlsbad (with Enclosures)
Mrs. Christa M. McReynolds (with Enclosures)
Mr. Marc S. Palkowitsh, MSP California LLC (with Enclosures)
Mr. David Bentley, MSP California LLC (with Enclosures)
>W_l
CITY OF CARLSBAD« /.' /
/L 1'" ^w JJ200 CARLSBAD ULLAGE DRIVE CARLSBAD,
I / >' 434-2867
IFORNIA 92008
REC'D FROM.DATE
ACCOUNT NO.
,° _ : -fV / .^:
RECEIPT NO, 25553
DESCRIPTION
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Design ®ro*if£ IAC»
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. - J/N L-1015, L-1027)
To follow-up on our conversation on November 15, 1995, the ownenof Mar Vista and Emerald
Ridge agree to combine their application for a zone change to R-l (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. Me Reynolds io the amount of $2,175 will also cover
the zone change costs on Emerald Ridge. In addition, we are submitting a check from MSP
California, LLC (MSP) in the amount of $3,831 to cover the difference in cost for the minor
LCPA submitted by Mrs. McReyaolds ($1,700) and what is required for a major LCPA ($5,531)
for the addition of the Emerald Ridge property.
MJS. 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
Acknowledged Acknowledged
Mar Vista - AP# 211-040-14 Emerald Ridge - AP# 212-040-32 & 36
McReynolds Family Trust MSP California, LLC
By;
Dated:
cc: Mr. David Bentley, MSP California, LLC
703 Palomor fllrport Rood + Suite 300 4 Carlsbad, California 92009
ino COY /v. -
PETE WILSON
GOVERNOR
>tate of California
GOVERNOR'S OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREET
SACRAMENTO 95814 LEE GRISSOM
DIRECTOR
November 29, 1995
JEFF GIBSON
CITY OF CARLSBAD
2075 LAS PALMAS DRIVE
CARLSBAD, CA 92009
Subject: EMERALD RIDGE WEST SCH #: 95101062
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
STATE OF CALIFORNIA—THE RESOURCES AGENCY PETE WILSON, Governor
DEPARTMENT OF FISH AND GAME
4949 VIEWRIDGE DR.
SAN DIEGO, CA 92123
(619) 467-4212
November 17, 1995
Mr. Jeff Gibson
Planning Department
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009-1576
Mitigated Negative Declaration for the Emerald Ridge West Project,
City of Carlsbad, CT 95-03/HDP 95-06/SDP 95-06
Dear Mr. Gibson:
The Department of Fish and Game's (DFG) Natural Community Conservation Planning
(NCCP) staff has reviewed the mitigated negative declaration, and supporting environmental
documentation, for the Emerald Ridge West development project and offers the following
comments. The proposed 28.9 acres project is located in the City of Carlsbad, south of Palomar
Airport Road, east of Paseo Del Norte, north of Camino de las Ondas, and immediately west of
the proposed alignment of Hidden Valley Road. The development would consist of 61 single-
family residential lots, 10 second-dwelling units, and an 8.3 acre open space lot. An access road
off of Hidden Valley Road, and an off-site sewer line would also be constructed.
The property currently supports 6.44 acres of Diegan coastal sage scrub (CSS), 0.05 acres
of disturbed CSS, 1.2 acres of southern mixed chaparral, 0.43 acres of riparian vegetation, 0.23
acres of unvegetated channel, and 20.55 acres of disturbed agricultural lands. The site is not
located within the City of Carlsbad's proposed Habitat Management Plan preser/e area. No
sensitive plant species were identified on-site. The California gnatcatcher, a federally-threatened
species was observed within the CSS habitat on the property, as well as in habitat just off-site.
The proposed development would impact 18.0 acres of agricultural lands, and 0.12 acres
of CSS habitat. The habitat where the California gnatcatcher was observed would not be directly
impacted. The project proponent proposes to mitigate impacts to CSS by on-site preservation of
4.82 acres of CSS and the purchase of 0.19 acres of credit within the Carlsbad Highlands
mitigation bank. On-site impacts to CSS and wetlands from the construction of Hidden Valley
Road will be mitigated by on-site habitat restoration/creation. An adjacent property owner
(Sambi) is responsible for fulfilling this mitigation requirement.
The DFG concurs with the mitigation measures proposed by the project proponent, and
Mr. Jeff Gibson
November 17, 1995
Page Two
also agrees that they are consistent with the NCCP Guidelines. If mitigation credits are not
purchased in the Carlsbad Highlands mitigation bank, then 0.19 acres of equal or higher quality
CSS habitat must be acquired by the property owner within the North County coastal region. The
DFG would need to review and concur with any alternate mitigation site if this project is to be
processed through the provisions of the NCCP program.
If you have any questions concerning these comments please contact David Lawhead at
(619)467-4211. Thank you.
Sincerely,
William E. Tippets
NCCP Field Supervisor
cc: Department of Fish and Game
Mr. Ron Rempel
Sacramento
Ms. Patty Wolf
Long Beach
Mr. David Lawhead
San Diego
U.S. Fish and Wildlife Service
Mr. Gail Kobetich
Ms. Ellen Berryman
FILE: Chron
EMRLDRDG.DNL
LAWHEAD/TIPPETS
CITY OF CARLSBAD
ENGINEERING DEPARTMENT
LAND USE REVIEW
TO:
FROM:
VIA:
ASSOCIATE PLANNER -JEFF GIBSON
Associate Engineer - Michael J.yvjAJNf
Assistant City Engineer
DATE: November 1, 1995
PROJECT ID: CT 95-03,
SDP 95-06, HDP 95-06
EMERALD RIDGE WEST (MSP CALIFORNIA, LLC.)
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:
The following is a final Land Use Review project report for inclusion in the staff report
for this project.
City of Carlsbad
Planning Department
October 24, 1995
California Coastal Commission
Deborah N. Lee
Assistant District Director
3111 Camino Del Rio North, Suite 200
San Diego, CA 92108
SUBJECT: MITIGATED NEGATIVE DECLARATION FOR THE EMERALD RIDGE
WEST PROJECT - CT 95-03/HDP 95-06/SDP 95-06
Dear Ms. Lee:
Attached to this letter is a Mitigated Negative Declaration for the Emerald Ridge West
project located in the City of Carlsbad. The environmental document is being circulated 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.
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
JG:kr
2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 - (619) 438-1161
t
City of Carlsbad
Planning Department
October 24, 1995
U.S. Fish and Wildlife Service
Ellen Berryman
Fish and Wildlife Biologist
2730 Loker Avenue West
Carlsbad, CA 92008
SUBJECT: MITIGATED NEGATIVE DECLARATION FOR THE EMERALD RIDGE
WEST PROJECT - CT 95-03/HDP 95-06/SDP 95-06
Dear Ms. Berryman:
Attached to this letter is a Mitigated Negative Declaration for the Emerald Ridge West
project located in the City of Carlsbad. The environmental document is being circulated 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.
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
JG:kr
2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161
fftjuki IC/27
City of Carlsbad
Planning Department
October 24, 1995
California Department of Fish and Game
David N. Lawhead
Environmental Services Division
4949 Viewridge Avenue
San Diego, CA 92123
SUBJECT: MITIGATED NEGATIVE DECLARATION FOR THE EMERALD RIDGE
WEST PROJECT - CT 95-03/HDP 95-06/SDP 95-06
Dear Mr. Lawhead:
Attached to this letter is a Mitigated Negative Declaration for the Emerald Ridge West
project located in the City of Carlsbad. The environmental document is being circulated 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.
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
JG:kr
2O75 Las Palmas Drive - Carlsbad, California 92OO9-1 576 - (619)438-1161
N C T D
October 3, 1995
Mr. Jeff Gibson
Planning Department
City of Carlsbad
2075 Las Palmas Dr.
Carlsbad, CA 92009
Re: CT 95-03 Emerald Ridge West
Dear Mr. Gibson:
North County Transit District (NCTD) has reviewed the above referenced project and has
the following comment.
NCTD supports the provision of a trail linking the development with Palomar Airport
Road, as shown on the site development plan. Pedestrian access is desirable should
transit service be provided on Palomar Airport Road in the future.
Thank you for providing us with the opportunity to comment on this project.
Sincerely,
Chris Schmidt
Assistant Planner
EMRLDRDG.DOC
NORTH COUNTY TRANSIT DISTRICT
311 South Tremont Street, Oceonslde, CA 92054
61 9-967-2828
City of Carlsbad 95201
Fire Department Bureau of Prevention
Plan Review: Requirements Category: Fire Conditions
Date of Report: Tuesday, October 3. 1995
Contact Name Jeff Gibson
Reviewed by:.
CA
Address
City, State
Bldg. Dept. No.
Job Name Emerald Ridge-West
Planning No. CT95-03
Job Address Hidden Valley Rd/CherryBlossom Ste. or Bldg. No.
E3 Approved - The item you have submitted for review has been approved. The approval is
based on plans; information and/or specifications provided in your submittal;
therefore any changes to these items after this date, including field modifica-
tions, must be reviewed by this office to insure continued conformance with
applicable codes. Please review carefully all comments attached, as failure
to comply with instructions in this report can result in suspension of permit to
construct or install improvements.
D Disapproved - Please see the attached report of deficiencies. Please make corrections to
plans or specifications necessary to indicate compliance with applicable
codes and standards. Submit corrected plans and/or specifications to this
office for review.
For Fire Department Use Only
Review 1st 2nd 3rd
CFD Job* 95201 File*
Other Agency ID
2560 Orion Way Carlsbad, California 92008 (619) 931-2121
Requirements Category: e Conditions r 95201^
Deficiency Item: Satisfied 01 Building Permits
Prior to the issuance of building permits, complete building plans shall be approved by the Fire
Department.
Proposed language:
Prior to issuance of building permits, the Fire Department shall evaluate building plans for
conformance with applicable fire and life safety requirements of the state and local Fire Codes.
Deficiency Item: Satisfied 02 Hydrants
Additional on-site public water mains and fire hydrants are required.
Proposed change for Industrial and multi family:
Provide additional public fire hydrants at intervals of 300 feet along public streets and private
driveways. Hydrants should be located at street intersections when possible, but should be
positioned no closer than 100 feet from terminus of a street or driveway.
Proposed change for single family residences:
Provide additional public fire hydrants at intervals of 500 feet along public streets and/or private
driveways. Hydrants should be located at street intersections when possible, but should be
positioned no closer than 100 feet from terminus of a street or driveway.
Deficiency Item: Satisfied 03 Site Plan/Hydrants
Applicant shall submit a site plan to the Fire Department for approval, which depicts location of
required, proposed and existing public water mains and fire hydrants. The plan should include
off-site fire hydrants within 200 feet of the project.
Deficiency Item: Satisfied 04 Site plan/access
Applicant shall submit a site plan depicting emergency access routes, driveways and traffic
circulation for Fire Department approval.
Deficiency Item: Satisfied 05 Access during construction
An all weather, unobstructed access road suitable for emergency service vehicles shall be provided
and maintained during construction. When in the opinion of the Fire Chief, the access road has
become unserviceable due to inclement weather or other reasons, he may, in the interest of public
safety, require that construction operations cease until the condition is corrected.
Deficiency Item: Satisfied 06 Combustible construction materials on site
All required water mains, fire hydrants and appurtenances shall be operational before combustible
building materials are located on the construction site.
Deficiency Item: Satisfied 07 Security gate systems
Prior to final inspection, all security gate systems controlling vehicular access shall be equipped with
a "Knox", key-operated emergency entry device. Applicant shall contact the Fire Prevention Bureau
for specifications and approvals prior to installation.
Page 2 10/03/95
Requirements Category: Vre Conditions 95201
Deficiency Item: Satisfied 08 Fire lanes
Prior to building occupany, private roads and driveways which serve as required access for
emergency service vehicles shall be posted as fire lanes in accordance with the requirements of
section 17.04.020 of the Carlsbad Municipal Code.
Deficiency Item: Satisfied 09 Brush clearance
Native vegetation which presents a fire hazard to structures shall be modified or removed in
accordance with the specifications contained in the City of Carlsbad Landscape Guidelines Manual.
Applicant shall submit a Fire Suppression plan to the Fire Department for approval.
Proposed new condition
Prior to issuance of the building permit, the applicant shall obtain fire department approval of a
wildland fuel management plan. The plan shall clearly indicate methods proposed to mitigate and
manage fire risk associated with native vegetation growing within 60 feet of structures. The plan
shall reflect the standards presented in the fire suppression element of the City of Carlsbad
Landscape Guidelines Manual.
more below
Prior to occupancy of buildings, all wildland fuel mitigation activities must be complete, and the
condition of all vegetation within 60 feet of structures found to be in conformance with an approved
wildland fuel management plan.
Deficiency Item: Satisfied 10 Fire protection systems-sprinklers, alarms, standpipes
Plans and/or specifications for fire alarm systems, fire hydrants, automatic fire sprinkler systems and
other fire protection systems shall be submitted to the Fire Department for approval prior to
construction.
Proposed language
All buildings having an aggregate floor area in excess of 10,000 square feet must be protected by
automatic fire sprinkler systems. Plans and specifications must be approved by the fire department,
and a permit obtained prior to installation.
Proposed multifamily residential buildings must be protected by fire alarm systems. Plans and
specifications must be approved, and a permit obtained prior to installation.
Deficiency Item: Satisfied 11 Sprinklers required for buildings over 10,000 sq ft in area
An approved automatic fire sprinkler system shall be installed in buildings having an aggregate floor
area exceeding 10,000 square feet.
Delete
Deficiency Item: Satisfied 12 Emergency response maps
The applicant shall provide a street map which conforms to the following requirements: A 400 scale
photo-reduction mylar, depicting proposed improvements and at least two existing intersections or
streets. The map shall also clearly depict street centerlines, hydrant locations and street names.
Deficiency Item: Satisfied 13 Monument sign
A monument sign shall be installed at the entrance to the driveway or private street indicating the
addresses of the buildings on site.
Page3 10/03/95
Lcicluiig Design Group, Inc.
September 28, 1995 "°"^a
SEP 2 8
CITY OF CARLSBAD
2075 Las Palmas Drive
Carlsbad, CA 92009- 1576
SUBJECT: EMERALD RIDGE WEST (CT 95-03) Re-submittal
(LADWIG DESIGN GROUP, INC. - J/N L-1017)
Dear JefT:
Enclosed is the second check on this project. I am including one marked up check print of the
constraints map and tentative map.
Also, enclosed are three revised copies of the constraints map and tentative map with the changes
you requested. Please review these changes. We look forward to hearing from you and
reviewing the draft conditions of approval when they are ready.
Sincerely,
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig
RCL:klb.074
Enclosures
cc: Marc Palkowitsh, MSP California LLC
David Bentley, MSP California LLC
Alex Pantich, Land Space Engineering
703 Palomar fiirport Road *• Suite 300 + Carlsbad, California 92009
(619) 438-3182 FflX (619) 438-0173
Date: September 26, 1995
To: Planning Department
From: Police Department/Crime Prevention
Subject: Plan Review CT 95-03
Plan Review Recommendations
The following are optimal security suggestions provided by the
Carlsbad Police Department. The purpose is to create an atmosphere that is
free from crime opportunities. The recommendations are presented in two
sections, site considerations and building recommendations.
A. Site Considerations
A-l Lighting
It is suggested that residents be equipped on all sides with
lighting fixtures. These fixtures should be equipped with dawn to dusk
sensors or timers. It is recommended that these fixtures be adapted
to use something other than an incandescent bulb for energy efficiency.
Parking areas should be equipped with lighting that provides one
(1) footcandle of light at the ground level during the hours of darkness.
Walkways and passages with in the complex should be illuminated with
a minimum of a quarter (.25) footcandle at the ground level during the
hours of darkness.
Additionally, it is recommended that all fixtures be enclosed in
vandal resistant covers.
A-2 Landscaping
It is suggested that the exterior landscaping be kept at a minimal
height and fullness giving police, security services and the general
public surveillance capabilities into the area. Shrubs should be low
profile. Landscaping should be designed with an area between the tops
of shrubs and the bottoms of trees. Trees should not be planted that
provide access to the roof and balconies. Shrubs in front of windows
should be low profile and should not exceed the height of the window
sill. Trees and shrubs should not deter from lighting.
It is recommended that security plants be cultivated in areas
were access is likely but unwanted.
Fences should be of the see through variety for the purpose of
surveillance. Trees should be pruned away from fences to not
provided access over the fence. Thick foliage at the fence line
impairs yard visibility and conceals a breach in the fence.
Gates should have locking devices and shall also be of the see
through variety.
A-3 Addressing
All residential dwellings should display a street number in a
prominent location on the street side of the residence in such a
position that the number is easily visible to approaching emergency
vehicles. The numerals should be no less than four (4) inches in height
and should be of a contrasting color to the background to which they
are attached. It is further recommended that house numbers be
displayed in illuminated fixtures.
Multi-family homes should have a diagrammatic representation of
the complex at all entrances.
A-4 Entrances
It is recommended that entrance ways be kept clear of clutter .
Also it is suggested that vision from a main street be available into
the entrance way.
B. Building Considerations
B-l Doors
All wooden doors into the residence should be of solid core
construction with a minimum thickness of one and three fourths (1-
3/4) inches. This includes the garage pedestrian door, and the door
from the garage into the residence.
Further, all doors should be equipped with a single cylinder
deadbolt lock using a 5 pin tumbler that should be connected to the
inner portion of the lock by connecting screws. The lock should have a
one inch throw that has been designed to withstand a cutting tool
attack. The deadbolt should embed at least three-fourths of an inch
into the strike plate. Finally, the strike plate should be re-enforced
with a minimum of two, 3 inch screws.
The entry door into the dwelling should be arranged so that the
occupant has a view of the area immediately outside the door without
opening the door. Except for doors requiring a fire protection rating
which prohibits them, such view may be provided by a door viewer
having a field of view of not less than 190 degrees. Mounting height
should not exceed fifty-four inches from the floor.
There should not be glass panels within forty inches of a locking
device.
Doors that are partially glass also require a single cylinder
deadbolt lock. Further, they should be equipped with a burglar
resistant glaze to prevent someone from breaking the glass to enter
the home. And also to prevent the use of double cylinder deadbolt
locks which are a fire trap.
B-2 Sliding Doors
Horizontal sliding doors should be equipped with a metal guide
track at top and bottom. The bottom track should be so designed that
the door cannot be lifted from the track when the door is in the
locked position. Also, the door should also be equipped with security
hardware such as a pin.
B-3 Double Doors
The inactive leaf of a double door requires the same solid core
construction as a single door and should be equipped with metal flush
bolts having a minimum embedment of five-eighths (5/8) inch into
the head and threshold of the door frame.
B-4 Hinges
Hinges for out-swinging doors should be equipped with non-
removable hinge pins .or a mechanical interlock to preclude removal
of the door from the exterior by removing the hinge pins.
B-5 Garage Doors
Doors that exceed sixteen feet in width should have two lock
receiving points; or, if the door does not exceed nineteen feet, a single
bolt may be used if placed in the center of the door with the
locking point located either at the floor or door frame header; or,
torsion spring counter balance type hardware may be used.
B-6 Windows
All movable windows should be equipped with security hardware
to prevent the window from being forced open or removed from the
track.
For additional information or assistance in providing adequate security
for the units, please contact the Crime Prevention Specialist at the Carlsbad
Police Department.
By, Jodeene R. Sasway
Crime Prevention Specialist
(619)931-2195
Carlsbad
Municipal Water District
595° El Camino Real' Carlsbad, CA 92008
Engineering: (619) 438-3367
Administration: (619)438-2722
FAX: 431-1601
September 25, 1995
Planning Department
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009
TO: JEFF GIBSON
FROM: Jerry Whitley
SUBJECT: EMERALD RIDGE WEST, C.T. 95-03 (FORMERLY HIDDEN VALLEY
ESTATES) - CMWD PROJECT NO. 88-504
In response to your inquiry of September 21, 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 Marshal 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
September 25, 1995
B. Prepare a colored reclaimed water use area map and submit to the Planning
Department for processing and approval.
C. Prior to the preparation of sewer, water and reclaimed water improvement plans,
a meeting must be scheduled with the District Engineer for review, comment and
approval of the preliminary system layouts and usages (ie - GPM - EDU).
4. This project is approved upon the expressed condition that building permits will not be
issued for development of the subject property unless the water district serving the
development determines that adequate water service and sewer facilities are available at
the time of application for such water service and sewer permits will continue to be
available until time of occupancy. This note shall be placed on the final map.
5. The Developer shall be required to participate in either 1) the construction of a gravity
sewer pipeline in Hidden Valley Road extending from Palomar Airport Road south to
Cherry Blossom Road or 2) the construction of a gravity sewer pipeline in Calle Serena
from Palomar Airport Road south to Cherry Blossom Road. Calle Serene is a future
street proposed for the Mar Vista Tract CT 94-11.
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, Streets A, B and
C. In any event, 8" diameter water lines will be 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 OF CARLSBAD REVIEW AND COMMENT MEMO
DATE: SEPT. 21, 1995 REVISED PLAN
TO: ENGINEERING DEPARTMENT
*POLICE DEPARTMENT - ATTN: J. SASWAY
*F1RE DEPARTMENT - MIKE SMITH
*BUILDING DEPARTMENT - PAT KELLEY
COMMUNITY SERVICES - MARK STEYAERT
COMMUNITY SERVICES - VIRGINIA McCOY
* CARLSBAD WATER DISTRICT
LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK
, * CARLSBAD UNIFIED SCHOOL DISTRICT
*NORTH COUNTY TRANSIT DISTRICT - THOMAS LIGHTERMAN
SAN DIEGO GAS & ELECTRIC - BICH TRAN (Memo Only)
*ALWAYS SEND EXHIBITS
FROM: PLANNING DEPARTMENT
REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO. CT 95-03
^lote: Please use this number on all correspondence.
PROJECT TITLE: EMERALD RIDGE - WEST
APPLICANT: LADWIG DESIGN GROUP, INC.
PROPOSAL: A 62 lot standard R-1-7500 sq. ft. lot subdivision (61 residential
units plus 10 second/affordable units and one open space iot on 28.2 acres
in Zone 20, Area (B) of City.
Please review and submit written comments and/or conditions to:
_ JEFF GIBSON _ the Project Planner in the Planning Dept.,
2075 Las Palmas Drive, by OCT. 5, 1995 If not received by that
date, it will be assumed that you have no comment and the proposal has your
endorsement as submitted. If you have any questions, piease contact
JEFF GIBSON at 438-1161, ext. 4455
THANK YOU
COMMENTS:
PLANS' ATTACHED FRM0020 5/94
CITY OF CARLSBAD REVIEW AND COMMENT MEMO
DATE: SEPT. 21, 1995 REVISED PLAN
TO: ENGINEERING DEPARTMENT
*POLICE DEPARTMENT - ATTN: J. SASWAY
*FIRE DEPARTMENT - MIKE SMITH
*BUILDING DEPARTMENT - PAT KELLEY
"COMMUNITY SERVICES - MARK STEYAERT
^COMMUNITY SERVICES - VIRGINIA McCOY
* CARLSBAD WATER DISTRICT
LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK
, * CARLSBAD UNIFIED SCHOOL DISTRICT
*NORTH COUNTY TRANSIT DISTRICT - THOMAS LIGHTERMAN
SAN DIEGO GAS & ELECTRIC - BICH TRAN (Memo Only)
*ALWAYS SEND EXHIBITS
FROM: PLANNING DEPARTMENT
REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO. CT 95-03
^lote: Please use this number on all correspondence.
PROJECT TITLE: EMERALD RIDGE - WEST
APPLICANT: LADWIG DESIGN GROUP, INC.
PROPOSAL: A 62 lot standard R-1-7500 sq. ft. lot subdivision (61 residential
units plus 10 second/affordable units and one open space lot on 28.2 acres
in Zone 20, Area (B) of City.
Please review and submit written comments and/or conditions to:
JEFF GIBSON the Project Planner in the Planning Dept.,
2075 Las Palmas Drive, by OCT. 5, 1995 If not received by that
date, it will be assumed that you have no comment and the proposal has your
endorsement as submitted. If you have any questions, please contact
JEFF GIBSON at/ftsfc^l161, ext. 4455
THANK YOU
COMMENTS: flJo
PLANS ATTACHED FRM0020 5/94
City of Carlsbad
Planning Department
September 19, 1995
Robert Ladwig
Ladwig Design Group, Inc.
703 Palomar Airport Road, Suite 300
Carlsbad, CA 92009
SUBJECT: CT 95-03/SDP 95-06/HDP 95-06 - EMERALD RIDGE-WEST
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning
Department has reviewed your Tentative Tract, Site Development Plan and Hillside
Development Permit, application numbers, CT 95-03/SDP 95-06/HDP 95-06, as to its
completeness for processing.
The application is complete, as submitted. Although the initial processing of your
application may have already begun, the technical acceptance date is acknowledged by the
date of this communication. The City may, in the course of processing the application,
request that you clarify, amplify, correct or otherwise supplement the basic information
required for the application. In addition, you should also be aware that various design
issues may exist. These issues must be addressed before this application can be scheduled
for a hearing. The Planning Department will begin processing your application as of the
date of this communication.
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 J7HOLZMILLER
Planning Director
MJH:JG:kr
c: Gary Wayne
Chris DeCerbo
Bobbie Hoder
Bob Wojcik
File Copy
Data Entry
Marjorie/Morgan
2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619)438-1161
ISSUES OF CONCERN
No. CT 95-03/SDP 95-06/HDP 95-06
PLANNING;
1. See the attached redline checkprint for additional comments. The checkprint must
be returned with the next resubmittal of the plans.
ENGINEERING;
1. Thank you for showing easement item's 8, 9 and 11, and, "irrevocable offer" item 14
(as indicated in schedule "B" of the Preliminary Title report (PR), on the tentative
map, and, for indicating the future disposition of these items. However, not all of
the applicable items were indicated. PR item's 6,12 and 13 still must be shown, with
the future disposition, on the tentative map.
MEMORANDUM
September 18, 1995
TO: ASSOCIATE PLANNER - JEFF GIBSON
FROM: Associate Engineer - Land Use Review
CT 95-03; SDP 95-06; HDP 95-06: EMERALD RIDGE - WEST
SECOND ISSUES REVIEW
Engineering Department staff have completed a second issues review of the above referenced
project. Prior to staff making a determination on the project, the following engineering issue
of concern must be resolved or adequately addressed:
Land Title and Mapping
1. Thank you for showing easement item's 8, 9 and 11, and, "irrevocable offer"
item 14 (as indicated in schedule "B" of the Preliminary Title report (PR), on the
tentative map, and, for, indicating the future disposition of these items.
However, not all of the applicable items were indicated. PR item's 6, 12 & 13
still must be shown, with the future disposition, on the tentative map.
If you or the applicant have any questions, please either see or call me at extension 4388.
and Use Review
c: Principal Civil Engineer - Land Use Review
Uidwig Design Group, Inc.
August 21, 1995
Jeff Gib son
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009-1576
SUBJECT: RE-SUBMITTAL FOR COMPLETE APPLICATION ON EMERALD RIDGE
WEST CT95-03, SITE DEVELOPMENT PLAN 95-06, HILLSIDE
DEVELOPMENT PERMIT 95-06
(LADWIG DESIGN GROUP JN - 1017)
Dear Jeff:
Enclosed are three prints each of the tentative map, site development plan, constraints map, Hillside
Development permit, second dwelling unit architecture, and the preliminary landscape plan reflecting
the changes suggested in your letter to me dated June 22, 1995. In addition to the copies of the
above maps, I am including 3 copies of the revised biological study by Mooney as spelled out in your
Items No. 2 and 3 under Planning Issues Needed to be Resolved for Complete Application. In
addition, the engineer has noted on the tentative map, the grading quantities along with the cubic
yards per acre. The project is grading 129,205 cubic yards on 19.9 acres which gives us 6,493 cubic
yards per acre.
Under Issues of Concern, No. 1, we have made the relocation of the trail as you suggested. The trail
now follows the existing dirt road that traverses the slope between Hidden Valley Road and the lots.
In addition, we have added a berm along the western edge of the trail, where it is adjacent to the
residential lots. We have also pulled the slopes back along the northerly and easterly edge from our
original submittal to completely stay out of the native habitat areas.
Enclosed you will find the Justification for the Two Panhandle Lots Nos. 28 and 29.
Planning Issue No. 4 deals with showing the 60-foot habitat buffer as an open-space easement along
the rear of the lots. We would prefer not to make that part of an open-space easement. We would
703 Palomar fiirport Road 4 Suite 300 4 Carlsbad Cfl 92009
(619) 438-3182 (619) 438-0173 FflX
t
Jeff Gibson
August 21, 1995
Page 2
accept some kind of a restriction on that part of the lot limiting the development of habitable
structures or items that could catch fire. We would suggest that language be prepared to address the
restriction in the 60-foot setback area. Also, a portion of the setback area along Lots 14, 15, and 16
is reduced to less than 60 feet and is identified on the tentative map and the site development plan.
A minimum setback we are suggesting for a portion of those three lots is 30 feet. This will allow
enough room for the construction of a house within the normal setback areas. Also, opposite these
three lots the slope height is large and we feel that REVEGETATION with a type of plant that is not
susceptible to fire would provide the additional protection needed in place of adhering to the full 60-
foot setback. We are requesting a reduced setback as shown on the enclosed exhibits.
Planning Issue No. 5 suggests the project be conditioned with a homeowners association. We would
ask that another alternative be considered and that would be a Landscape and Maintenance District
to cover the maintenance of the slopes in the open-space lot and the down slopes that are adjacent
to public right-of-ways.
The four items under Engineering have been taken care of on the tentative map. The project engineer
has met with the Assistant City Engineering to resolve the major issue identified dealing with the
correct alignment for Hidden Valley Road.
The project engineer has also identified the preliminary title report items and the future disposition
of the easements as identified. In addition, I am enclosing a copy of Preliminary Title Report Item
No. 21 which is the Hidden Valley Road Agreement between MSP and Kelly.
No. 8 under Land Title deals with the proposed boundary adjustment. This proposed boundary
adjustment is highlighted in Preliminary Title Report Item No. 21 as referred to above. This boundary
adjustment will be processed prior to the recordation of the final map. In addition, under No. 9 the
remainder parcel has been identified as requested. Also, under Drainage No. 10, the detention basin
has been relocated to be in accord with the Sambi Project.
Under Soils and Grading, Item No. 11, the grading quantities have been listed as requested. Also,
enclosed is a new letter from the soils engineer stating that the previous report by the soils engineer
is still applicable for this project.
Under Soils and Grading No. 13, the grading quantities and quantities per acre have been added. In
addition, under No. 14, the top of slope has been pulled away from the property line as requested.
Under No. 15, we have noted the reference planter drains on the typical lot site plan and the fact that
they must discharge onsite within the driveway and then drain out to the street.
Under Sewer No. 16, please find enclosed a profile as requested in your letter.
Jeff Gibson
August 21, 1995
Page3
I have also enclosed the first check prints for the project. Please look everything over and respond
with any further questions you have. We are anxious for this project to be accepted as complete and
hopefully we have answered all the items suggested in your June 22, 1995 letter to your satisfaction.
We will wait to hear from you.
Sincerely,
LADWIG DESIGN GROUP
Robert C. Ladwig
RCL:klb.070
Enclosures
cc: Marcus Palkowitsh, MSP California LLC
David Bentley, MSP California LLC
Alex Pantich, Land Space Engineering
City of Carlsbad
Planning Department
June 22, 1995
Robert Ladwig
Ladwig Design Group, Inc.
703 Palomar Airport Road, Suite 300
Carlsbad, CA 92009
SUBJECT: EMERALD RIDGE - WEST - CT 95-03/SDP 95-06/HDP 95-06
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department
has reviewed your Tentative Tract Map, Site Development Permit, and Hillside Development,
application no. CT 95-03/SDP 95-06/HDP 95-06, as to its completeness for processing.
The application is incomplete, as submitted. Attached are two lists. The first list is information
which must be submitted to complete your application. This list of items must be submitted directly
to your staff planner by appointment. All list items must be submitted simultaneously and a copy
of this list must be included with your submittals. No processing of your application can occur until
the application is determined to be complete. The second list is issues of concern to staff. When
all required materials are submitted the City has 30 days to make a determination of completeness.
If the application is determined to be complete, processing for a decision on the application will be
initiated. In addition, please note that you have six months from the date the application was
initially filed, May 26,1995, to either resubmit the application or submit the required information.
Failure to resubmit the application or to submit the materials necessary to determine your
application complete shall be deemed to constitute withdrawal of the application. If an application
is withdrawn or deemed withdrawn, a new application must be submitted.
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,
/Hr\ > 1 f} r\r,£2.
MICHAEL J. HOLZMILLER
Planning Director
MJHJG.-vd
Gary Wayne
Chris DeCerbo
Bobbie Hoder
Bob Wojcik
Mike Shirey
File Copy
Data Entry
Marjorie/Rich
2O75 Las Palmas Drive - Carlsbad, California 92OO9-1576 • (619) 438-1161
LIST OF ITEMS NEEDED
TO COMPLETE APPLICATION:
No. CT 95-03/SDP 95-06/HDP 95-06 - EMERALD RIDGE - WEST
PLANNING;
1. On the Tentative Map please provide the project's grading volumes (cubic yards per graded
acre) per the requirements of the City's Hillside Development Ordinance. Grading for
Hidden Valley Road to Palomar Airport Road must also be included in this calculation.
2. The Biological Study submitted with this application does not quantify the specific impacts
of the project. The study evaluated a different and much larger project from the one
submitted. Based on this study it is impossible to determine what the numerical impacts are,
if any, of the project. The study states that direct impacts to the California gnatcatcher by
implementation of the project and indirect impacts caused by construction noise cannot be
determined without directed surveys. The project's Initial Study and a determination of the
level of significant impact can not be completed until all the appropriate biological analysis
is conducted and submitted with the project application.
Before the Planning Department and the appropriate resource agencies can determine that
significant project impacts are mitigated to below a level of significance, the project's
biological mitigation plan must be refined and a more detailed plan must be provided.
Currently the study recommends several nondescript alternatives but does not provide
sufficient details on the what, when, where, and how ? of the future mitigation. An
alternative should be selected, analyzed by the biological consultant, and a more detailed
mitigation plan developed before a determination on the level of environmental processing
can be made by the Planning Department. The Final EIR for the Zone 20 Specific Plan
states that; "The range of on-site mitigation should include proposed open space easements
to preserve sensitive biological habitat, habitat restoration plans to fully compensate for the
direct loss of sensitive habitat, or other feasible options such as conversion fees or mitigation
banking, to be determined by future biological studies".
3. In addition, please provide the revised biological mitigation plan associated with the
environmental impacts created by the new alignment and future construction of Hidden
Valley Road. The mitigation plan that was submitted with the Biological Study and the
existing plans on file with the Planning Department do not accurately reflect the new
alignment of Hidden Valley Road as approved by the Coastal Commission for the Sambi
project and permitted by Department of Fish and Game and Army Corps of Engineers.
ISSUES OF CONCERN
PLANNING;
1. To minimize impacts to sensitive coastal sage scrub habitat and to reduce the length of the
sidewalk in which the trail must follow to the community park site, the Planning Department
recommends that the trail follow the existing dirt road that traverses the slope between
Hidden Valley Road and the residential lots (see the marked-up plan for details). The
minimum requirement for the trail easement is 20 feet.
2. To minimize impacts to sensitive coastal habitat the Planning Department recommends that
the grading (toe of manufactured fill slopes) be pulled out of the native habitat areas along
the top of the natural slopes (see marked-up plan for details).
3. As a general rule the Planning Department does not support the use of panhandle lots on
new subdivisions, unless the lots can be justified per the requirements of Title 21, Section
21.10.080(b). The City Council may approve panhandle lots if certain circumstances are
found to exist, as established by Title 21. Please provide the necessary written justification
and findings for the creation of each specific panhandle lot.
4. The Planning Department recommends that you provide the 60 foot habitat buffer area as
an open space easement along the rear of the affected lots to prevent the encroachment of
residential structures such as accessory structures, room additions, and patio covers, etc.
5. To facilitate the maintenance of the open space lot, and the manufactured downslope areas
that face Palomar Airport Road and Hidden Valley Road, the Planning Department is
recommending that the project be conditioned to require a Homeowners Association (HOA).
In addition , 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.
6. See the marked-up plans for additional comments. To expedite the City's review, please
return all marked plans with any resubmittal of the application.
ENGINEERING;
Traffic and Transportation
1. The Average Daily Traffic (ADT) which is being shown for the project does not
take into account the ten (10) second dwelling units (SOU) which are being
proposed. Therefore, please revise the ADT figure from 610 trips/day to 670
trips/day. (Separate the market rate and second dwelling units on the tentative
map cover sheet.)
2. If the location of the proposed detention/desilting basin remains as is currently
indicated (see Drainage issue No. 1), then please address pedestrian access at
the proposed basin slope.
3. Discussions with staff indicate that the Hidden Valley Road (HVR) alignment which
is being proposed on this tentative map is still incorrect. Please submit any and
all exhibits (eg, the Coastal Commission exhibit for Sambi, etc.) which shows the
correct HVR alignment. Staff discussions indicate that the alignment should still
be moved further east away from the existing slopes. This is a major issue and
must be adequately addressed.
4. Provide a Stopping Sight Distance (SSD) exhibit for the "C" Street/Cherry Blossom
Road (CBR) intersection. Please plot the maximum SSD which is available (250
ft. minimum.)
Land Title and Mapping
6. Please show all easements and encumbrances as indicated in the Preliminary Title
Report (PR) (ie, PR Items 6,8,9,11 & 12), on the tentative map. Please indicate the
future disposition of any easements and encumbrances. If these easements and
encumbrances are not applicable or are not within the property boundary, then
please indicate this under the general Notes section of the tentative map.
7. Please supply staff with a copy of PR item 21 (Kelly/Hidden Valley Road
Agreement.)
8. Is an adjustment plat being processed for the common boundary line with the
Kelly property at approximate HVR station 57+00 through 60+50? The
adjustment plat may have to take into account the proposed desilting basin at this
location. (See Drainage issue No. 1.)
9. Please label the 27.4 acre parcel as a "Remainder Parcel".
Drainage
*
10. A detention basin (referenced as a desilting basin on the plan) has been shown
at approximate station 61 +00 on the proposed tentative map. Discussions with
staff indicate that this basin is supposed to be larger and located at approximate
station 59+50 in accordance with decisions made on the Sambi tentative map (CT
92-02). Please relocate this basin to the previously defined location and size it
accordingly. Please be advised that a hydrology study will be required prior to
a final map being recorded for this proposed project, and, the study will have to
address this basin.
Soils and Grading
11. As requested in the preliminary review for this project (Hidden Valley Estates/Kelly
Preliminary Review), do the grading quantities indicated under the General Notes
of the tentative map reflect the grading which is required for HVR from Palomar
Airport Road (PAR) to Camino De Los Ondas (CDLO)? Please list the grading
quantities for the project site and for HVR separately.
12. Since some site conditions have changed for this project from the previous project
(Hidden Valley Estates/Kelly) (eg, elevations, cut/fill slopes, potential slope key
designs, proposed trail between lot's 15 & 16, etc.), please supply an update letter
from the Soils Engineer stating that the Soils Report is still applicable for this
proposed project.
13. In accordance with Hillside Development Permit (HDP) requirements, please
indicate the total grading quantity/acre for the proposed project on the tentative
map and HDP plan sets.
14. Along lot's 24 through 43 and at lot's 44, 59 and 61 please pull the proposed top
of slope westerly away from the property line, in accordance with the Mar Vista
tentative map proposal.
15. In accordance with the soils report please indicate the referenced planter drains
on the typical lot site plan (GS-15). Any proposed drains must discharge on-site
within the driveway and then drain to the street.
Sewer
16. Please provide a sewer profile from the "A" Street/Cherry Blossom Road (CBR)
intersection to the CBR/HVR intersection.
Attached for the your use in making the requested revisions are red lined check prints of the
proposed project. These check prints must be returned with the revised plans to facilitate
continued staff review.
MEMORANDUM
June 19, 1995
TO: ASSOCIATE PLANNER - JEFF GIBSON
FROM: Associate Engineer - Land Use Review
VIA: Assistant City Engineer
CT 95-03; SDP 95-06; HDP 95-06: EMERALD RIDGE - WEST
COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT
Engineering Department staff have completed a review of the above referenced project for
application completeness and have determined that the application and plans submitted for the
project are complete and suitable for continued review. Prior to staff making a determination
on the project, the following engineering issues of concern must be resolved or adequately
addressed:
Traffic and Transportation
1. The Average Daily Traffic (ADT) which is being shown for the project does not
take into account the ten (10) second dwelling units (SOU) which are being
proposed. Therefore, please revise the ADT figure from 610 trips/day to 670
trips/day. (Separate the market rate and second dwelling units on the tentative
map cover sheet.)
2. If the location of the proposed detention/desilting basin remains as is currently
indicated (see Drainage issue No. 1), then please address pedestrian access at
the proposed basin slope.
3. Discussions with staff indicate that the Hidden Valley Road (HVR) alignment
which is being proposed on this tentative map is still incorrect. Please submit
any and all exhibits (eg, the Coastal Commission exhibit for Sambi, etc.) which
shows the correct HVR alignment. Staff discussions indicate that the alignment
should still be moved further east away from the existing slopes. This is a
major issue and must be adequately addressed.
4. Provide a Stopping Sight Distance (SSD) exhibit for the "C" Street/Cherry
Blossom Road (CBR) intersection. Please plot the maximum SSD which is
available (250ft. minimum.)
CT 95-03; SDP 95-06; Hl^5-06: EMERALD RIDGE - WEST ^* PAGE: 2
COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT
J. GIBSON MEMO; JUNE 19, 1995
Land Title and Mapping
1. Please show all easements and encumbrances as indicated in the Preliminary
Title Report (PR) (ie, PR items 6,8,9,11 & 12), on the tentative map. Please
indicate the future disposition of any easements and encumbrances. If these
easements and encumbrances are not applicable or are not within the property
boundary, then please indicate this under the general Notes section of the
tentative map.
2. Please supply staff with a copy of PR item 21 (Kelly/Hidden Valley Road
Agreement.)
3. Is an adjustment plat being processed for the common boundary line with the
Kelly property at approximate HVR station 57 + 00 through 60 + 50? The
adjustment plat may have to take into account the proposed desilting basin at
this location. (See Drainage issue No. 1.)
4. Please label the 27.4 acre parcel as a "Remainder Parcel".
Drainage
A detention basin (referenced as a desilting basin on the plan) has been shown
at approximate station 61 +00 on the proposed tentative map. Discussions
with staff indicate that this basin is supposed to be larger and located at
approximate station 59 + 50 in accordance with decisions made on the Sambi
tentative map (CT 92-02). Please relocate this basin to the previously defined
location and size it accordingly. Please be advised that a hydrology study will
be required prior to a final map being recorded for this proposed project, and,
the study will have to address this basin.
Soils and Grading
As requested in the preliminary review for this project (Hidden Valley
Estates/Kelly Preliminary Review), do the grading quantities indicated under the
General Notes of the tentative map reflect the grading which is required for HVR
from Palomar Airport Road (PAR) to Camino De Los Ondas (CDLO)? Please list
the grading quantities for the project site and for HVR separately.
Since some site conditions have changed for this project from the previous
project (Hidden Valley Estates/Kelly) (eg, elevations, cut/fill slopes, potential
slope key designs, proposed trail between lot's 15 & 16, etc.), please supply
an update letter from the Soils Engineer stating that the Soils Report is still
applicable for this proposed project.
CT 95-03; SDP 95-06; HWW5-06: EMERALD RIDGE - WEST ^^ PAGE: 3
COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT
J. GIBSON MEMO; JUNE 19, 1995
3. In accordance with Hillside Development Permit (HDH) requirements, please
indicate the total grading quantity/acre for the proposed project on the tentative
map and HDP plan sets.
4. Along lot's 24 through 43 and at lot's 44, 59 and 61 please pull the proposed
top of slope westerly away from the property line, in accordance with the Mar
Vista tentative map proposal.
5. In accordance with the soils report please indicate the referenced planter drains
on the typical lot site plan (GS-15). Any proposed drains must discharge on-site
within the driveway and then drain to the street.
Sewer
1. Please provide a sewer profile from the "A" Street/Cherry Blossom Road (CBR)
intersection to the CBR/HVR intersection.
Attached for the applicants use in making the requested revisions are red lined check prints
of the proposed project. These check prints must be returned with the revised plans to
facilitate continued staff review. If you or the applicant have any questions, please either see
or call me at extension 4388.
MICHAEL J. SHIREY
Associate Engineer - Land Use Review
Attachment
EW AND COMMENT MEMO
DATE RECEIVED:
TO:
•"? , /?7s-
*
*
*
*
*
ENGINEERING DEPARTMENT
GROWTH MANAGEMENT (MEMO ONLY)
POLICE DEPARTMENT - ATTN: J. SASWAY
FIRE DEPARTMENT
BUILDING DEPARTMENT
PARKS AND RECREATION DEPARTMENT
UTILITIES/MAINTENANCE DEPARTMENT
WATER DISTRICT
REVISED PLAN D
FROM:
fLANDSCAPE PLANCHECK CONSULTANT
SCHOOL DISTRICT
NORTH COUNTY TRANSIT DISTRICT - 311 S. Tremont Street,
Oceanside, CA 92054-3119
Always Send Exhibits
Planning Department
REQUEST FOR REVIEW AI
NOTE: PLEASE USETHIS
APPLICATION.
PROJECT TITLE:
APPLICANT:
PROPOSAL:
Uov^JJ 1 0 S*C.^
MD COMMENT ON APPLICATION NO.
NUMBER ON ALL CORRESPONDENCE
f— 1 i A "\
£- \ J r\~ ^1 - I
L*s{i/~^ D^5^' v^ (Lro
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-r-^ JL. ^ r _ r
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cT 73"- 03
CONCERNING TI^IS
, -i
1v-
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/ Oo^ •5PcrL5L_
L-t. ' J
PROJECT PLANNER:"T^C-f Cv.U™
Please review and submit written comments and/or conditions to the Planning Department
by 3"U^A- 1 7 i I T^-5"- ^ not received by that date, it will be assumed that you have
no comment and the proposal has your endorsement as submitted.
THANK YOU
COMMENTS:
PLANS ATTACHED FRM0020 10/91
Ladwig Design Group, Inc.
July 25, 1994
Mr. Michael Holzmiller
Planning Director
CITY OF CARLSBAD
2075 Las Palmas Drive
Carlsbad, California 92009
SUBJECT: KELLY PROPERTY (HIDDEN VALLEY ESTATES) IN ZONE 20, SOUTH
OF PALOMAR AIRPORT ROAD ON BOTH SIDES OF HIDDEN VALLEY
ROAD (LADWIG DESIGN GROUP JN# L-1017)
Dear Michael:
Enclosed for your review and written comments is our Conceptual
Site Plan for Hidden Valley Estates dated July 22, 1994. I am
submitting four (4) copies of the plan along with four (4) copies
of the Slope Analysis. In addition, I am also enclosing a check
(#1418) from the Kelly's in the amount of $120.00.
Hidden Valley Estates is designed to meet the standards for 7,500
square foot lots. In addition, we have been in discussion with
Mrs. McReynolds and are coordinating the design between the two
ownerships. The Kelly's will provide access for Mrs. McReynolds
and Mrs. McReynolds will provide access to the sewer and drainage
system that will be built as part of her project to service the
westerly half of the Kelly Property.
The southerly street of Hidden Valley Estates is Cherry Blossom
Lane, which is a westerly extension of the street from the Sambi
Project. It is completely off the City park (Poinsettia Community
Park) and access can be provided from Cherry Blossom Lane into the
park.
Please look over the enclosed exhibits and provide us with your
preliminary review and comments. If you need additional exhibits
or have any questions, please call me.
Sincerely,
LADWIG DESIGN GROUP
Robert C. Ladwig CITY OF CABLSBJ
RCL:lw.009 p| ANTING I "~
Enclosures
Copy with enclosures:
Mr. Pat Kelly
Mr. Rich Kelly
1947 Cam/no Vida Roble, Suite 108, Carlsbad, CA 92008
(619) 438-3182 FAX (619) 431-2205
PRELIMINARY REVIEW APPLICATION
PROJECT NAME:
APPLICANT NAME:
MAILING ADDRESS: 777O CrL<ttc£L - C A
PHONE NUMBER: 4-?£-3&1o
PROJECT ASSESSOR'S PARCEL NUMBER(S) (APN):- ?2
DESCRIPTION OF PROPOSAL (ADD ATTACHMENT IF NECESSARY):
O
WOULD YOU LIKE TO ORALLY PRESENT YOUR PROPOSAL TO YOUR ASSIGNED STAFF
PLANNER/ENGINEER? YES NO
tf D
PLEASE LIST THE NAMES OF ALL STAFF MEMBERS YOU HAVE PREVIOUSLY SPOKEN TO
REGARDING THIS PROJECT. IF NONE, PLEASE SO STATE.
FOR CITY USE ONLY
PROJECT NUMBER:
FEE REQUIRED/DATE FEE PAID: _
RECEIPT NO.: I *> i ^ 3
RECEIVED BY:
r City of Carlsbad
Planning Department
August 10, 1994
Robert Ladwig
Ladwig Design Group
1947 Camino Vida Roble, Suite 108
Carlsbad, CA 92008
SUBJECT: PRE 94-25 - HIDDEN VALLEY ESTATES
APN: APN: 212-040-32,36
Preliminary review of your project was conducted on August 4, 1994. 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 lire 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 a more specific and detailed review.
Planning Department:
1. The Coastal Resource Protection Overlay Zone of Carlsbad's Mello II Local Coastal Program
prohibits development and grading on steep slopes (25% inclination or greater). If the
steep slopes do not contain endangered plant/animal species and/or coastal sage scrub and
chaparral communities, limited grading of the slopes may be permitted under special
findings by the City Council If findings can be made to allow grading into steep slopes, in
no case shall more than one third of the total steep slope areas be subject to major grade
changes. Grading on the eastern side of the property does not comply with these
requirements. Upon formal application submittal please provide written justification for the
steep slope encroachment and illustrate how this plan meets the requirements of the overlay
zone.
In addition, grading in the eastern portion of the site encroaches into 40% slopes. In
general, grading on 40% slopes is prohibited by the City's Hillside Development Ordinance.
However, under limited circumstances, and based on certain findings, development of 40%
slopes is permitted by the appropriate decision making body. Upon formal submittal of your
application please provide the written justification and findings for encroachment into
individual areas containing 40% slopes.
2. The north facing bluff area above Encinas Creek provides a natural barrier/buffer between
the residential land uses on top of the mesa and the planned industrial land uses on the
valley floor, therefore, the Planning Department does not support the creation of a large flat
non-residential building pad on the bluff face. To maintain topographic separation between
the differing land uses and to minimize visual impacts when the development is viewed from
the Palomar Airport Road scenic corridor, this visually prominent bluff area should remain
undeveloped.
2O75 Las Palmas Drive • Carlsbad, California 92OO9-1576 • (619) 438-1161
r
PRE 94-25 - HIDDEN VALLEY ESTATES
AUGUST 10, 1994
PAGE 2
3. As a general rule, the Planning Department does support the use of panhandle lots on new
subdivisions, unless the lots can be justified per die requirements of Title 21, Section
21.10.080(b). The City Council may approve panhandle lots if certain circumstances are
found to exist, as established in Tide 21. Upon formal submittal of your application please
provide die written justification and findings for die use of each panhandle lot.
4. The Planning Department's application processing requirements for die satisfaction of die
City's Inclusionary Housing requirements through die use of second dwelling units, as of
August 2, 1994, includes a requirement to submit and process a Site Development Plan
(SDP) application concurrent widi die processing of die tentative map application. The SDP
must comply witii die Inclusionary Housing and SDP application requirements. This
includes a site plan illustrating die location of die primary dwelling units and their second
units on die designated lots, in addition to providing floor plans and building elevations of
die units.
5. The formal tentative map application must show all die off-site improvements (Le.
roadways, sewer, drainage, etc.) to support die project, including supplemental
environmental analysis of all die off-site environmental impacts. This includes die biological
impact study and mitigation program for Hidden Valley Road, according to the City
approved Sambi vesting tentative map. The alignment of Hidden Valley Road north to
Palomar Airport Road and its associated mitigation program must still be approved by the
California Coastal Commission, State fish and Game Department (1600 Permit), Army Corp
of Engineers (404 Permit), and die U.S. Fish and Wildlife Service.
6. See die attached marked-up plans for additional Planning Department comments.
Engineering Department:
7. Previous analysis of adjacent properties, north of die proposed project, indicate a roadway
planned on die north side of die existing creek bed. This roadway was previously planned
for die south side of die creek bed but was relocated for environmental reasons to die north
side. The reason for diis was to not encroach into die southerly side of die creek. This
proposal, however, indicates some encroachment into this area by the proposed non-
residential lots. This is unacceptable, tiiese lots must be pulled back from die creek area.
Also, in regards to these non-residential lots, an access point is being shown from Hidden
Valley Road. Due to traffic operational reasons (sight distance, deceleration criteria, left
turn movements, etc.) and intersection spacing for a collector type roadway, this access must
be deleted. Also due to die proposed adjacent residential development and topography,
staff recommends diat diese lots be deleted and placed in dedicated Open Space.
8. As previously stated, Hidden Valley Road will function as a Collector type roadway
and therefore must have a right of way (ROW) widdi of 68 feet The current
proposal indicates a ROW widdi of 60 feet Please revise this widdi to 68 feet
Additionally, die intersection of Hidden Valley Road with Palomar Airport Road
(PAR) may also require additional ROW depending on anticipated turning
movements, potential parking, etc. Please be advised, that as part of a formal
PRE 94-25 - HIDDEN VALLEY ESTATES
AUGUST 10, 1994
PAGE 3
application submittal for this project (or in conjunction with a submittal for the
McReynolds parcel, or other adjacent parcels) traffic analysis will have to be
conducted to determine the previously mentioned ROW requirements for Hidden
Valley Road. Also, access to the parcels north of the proposed subdivisions northerly
property line (APN Nos. 212-040-35 & 212-040-48) must be indicated on this map.
Please provide documentation of the alignment of this future intersection, in
accordance with any proposals from these properties.
9. Access to lots 61 & 62 must also be deleted, due to the previously mentioned Traffic
Engineering concerns. These lots could also be placed in dedicated Open Space.
10. Maximum length for the "panhandles" for panhandle type lots is 200 feet. (This
affects proposed lots 4 & 5.) This item will be more formally reviewed upon formal
application submittaL
11. In accordance with CT 92-02 (Sambi), please show the future Detention Basin
located directly to the north of this proposed project.
12. Although sewer alignments have been previously discussed as part of the
McReynolds parcel Preliminary Review, this item is still a major issue. The Zone 20
Local Facilities Management Plan (LFMP) states that this area is supposed to sewer
via the Hidden Valley Road ROW. In recent discussions with the District Engineer
for the Carlsbad Water District, it was stated that potential projects in LFMP Zone
20 must still investigate the potential of establishing sewer facilities within the
Hidden Valley Road ROW. Therefore upon formal application of any project within
this area, a sewer analysis must be conducted to determine the sewer facilities which
will be required to service the proposed projects. Discussions with the Carlsbad
Water District should take place , prior to formal application submittaL
13. Please provide a preliminary striping plan for the future Hidden Valley Road/Cherry
Blossom Lane intersection. This is needed to show what will be proposed regarding
the intersection offset
14. Please indicate all easements, in accordance with a recent (within 6 months of
formal project submittal) Preliminary Title Report (PTR) for the project, and indicate
the future disposition of these easements.
15. Although not specifically asked for with this Preliminary Review, not providing
sidewalk on.the non loaded side of a street is potentially acceptable. This item will
be more formally reviewed upon a formal application submittaL
16. Reducing the right of way to 51' on a single loaded street is potentially acceptable.
This item will be more formally reviewed upon a formal application submittaL
17. At sump conditions in roadways, please provide a fail safe overflow/easement
between property lines (Reference: Lot 54).
PRE 94-25 - HIDDEN VALLEY ESTATES
AUGUST 10, 1994
PAGE 4
18. Depending on the time frame for development, a cul-de-sac issue may become
evident with regards to Hidden Valley Road. If access has not been previously
provided to PAR and Camino De Los Ondas, then roadway infrastructure to PAR and
Camino De Los Ondas will have to be provided, to meet the City's cul-de-sac
standard.
19. Please indicate a gated emergency access lining up with the City park driveway aisle
and the on-site roadway system.
20. Proposed lots 115 & 122 take access from proposed Cherry Blossom Lane, depending
upon the amount of traffic, turning movements, etc., this access may become an
issue. This will be further evaluated upon formal application submittaL
21. Is the proposed Hidden Valley Road alignment in accordance with this proposal only
or does it correspond to the proposed Sambi Development alignment? In any event,
documentation must be supplied indicating the Hidden Valley Road alignment with
regards to surrounding properties.
22. At our meeting of August 2, 1994 you stated that some off site grading will be
required at the City Park property along Proposed Cherry Blossom Lane. Please be
advised that this issue will be more formally reviewed upon application submittaL
^L. -.
23. At the previously mentioned meeting you also stated that the grading quantities
which were indicated for the project did not reflect the grading which would be
required to construct future Hidden Valley Road. Each project submitted to the City
must be able to stand alone and since Hidden Valley Road currently does not exist
and will be a Condition of Approval for this project, this grading must be reflected
on the map.
24. Upon formal application submittal, and upon further project review, additional issues may
arise for this project To aid this process in making the recommended revisions, a redlined
check print is attached.
Please contact Jeff Gibson at (619) 438-1161, extension 4455, if you have any questions.
Sincerely,
IY/E. WAYNE
Assistant Planning Director
GEW-JG:lh
c: Bobbie Hoder
File Copy
Data Entry
MEMORANDUM
August 8, 1994
TO: ASSOCIATE PLANNER - JEFF GIBSON
From: Assistant Engineer - LUR
Via: Principal Civil Engineer - LUR
PRE 94-25; HIDDEN VALLEY ESTATES (KELLY PROPERTY)
PRELIMINARY REVIEW
A preliminary review was conducted on the above referenced project. Prior to formal
project submittal, the following items must be addressed:
1. Previous analysis of adjacent properties, north of the proposed project,
indicate a roadway planned on the north side of the existing creek bed.
This roadway was previously planned for the south side of the creek bed
but was relocated for environmental reasons to the north side. The
reason for this was to not encroach into the southerly side of the creek.
This proposal, however, indicates some encroachment into this area by
the proposed non-residential lots. This is unacceptable, these lots must
be pulled back from the creek area. Also, in regards to these non-
residential lots, an access point is being shown from Hidden Valley Road.
Due to traffic operational reasons (sight distance, deceleration criteria,
left turn movements, etc.) and intersection spacing for a collector type
roadway, this access must be deleted. Also due to the proposed
adjacent residential development and topography, staff recommends that
these lots be deleted and placed in dedicated Open Space.
2. As previously stated, Hidden Valley Road will function as a Collector
type roadway and therefore must have a right of way (ROW) width of 68
ft. The current proposal indicates a ROW width of 60 ft. Please revise
this width to 68 ft. Additionally, the intersection of Hidden Valley Road
with Palomar Airport Road (PAR) may also require additional ROW
depending on anticipated turning movements, potential parking, etc.
Please be advised, that as part of a formal application submittal for this
project (or in conjunction with a submittal for the McReynolds parcel, or
other adjacent parcels) traffic analysis will have to be conducted to
determine the previously mentioned ROW requirements for Hidden Valley
Road. Also, access to the parcels north of the proposed subdivisions
northerly property line (APN No.'s 212-040-35 & 212-040-48) must be
indicated on this map. Please provide documentation of the alignment
of this future intersection, in accordance with any proposals from these
properties.
PRE 94-25; HIDDEN VALLEY ESTATES (KELLY PROPERTY) PAGE: 2
PRELIMINARY REVIEW
AUGUST 8, 1994
3. Access to lots 61 & 62 must also be deleted, due to the previously
mentioned Traffic Engineering concerns. These lots could also be placed
in dedicated Open Space.
4. Maximum length for the "panhandles" for panhandle type lots is 200 ft.
(This affects proposed lots 4 & 5.) This item will be more formally
reviewed upon formal application submittal.
5. In accordance with CT 92-02 (Sambi), please show the future Detention
Basin located directly to the north of this proposed project.
6. Although sewer alignments have been previously discussed as part of
the McReynolds parcel Preliminary Review, this item is still a major issue.
The Zone 20 Local Facilities Management Plan (LFMP) states that this
area is supposed to sewer via the Hidden Valley Road ROW. In recent
discussions with the District Engineer for the Carlsbad Water District, it
was stated that potential projects in LFMP Zone 20 must still investigate
the potential of establishing sewer facilities within the Hidden Valley
Road ROW. Therefore upon formal application of any project within this
area, a sewer analysis must be conducted to determine the sewer
facilities which will be required to service the proposed projects.
Discussions with the Carlsbad Water District should take place , prior to
formal application submittal.
7. Please provide a preliminary striping plan for the future Hidden Valley
Road/Cherry Blossom Lane intersection. This is needed to show what
will be proposed regarding the intersection offset.
8. Please indicate all easements, in accordance with a recent (within 6
months of formal project submittal) Preliminary Title Report (PTR) for the
project, and indicate the future disposition of these easements.
9. Although not specifically asked for with this Preliminary Review, not
providing sidewalk on the non loaded side of a street is potentially
acceptable. This item will be more formally reviewed upon a formal
application submittal.
10. Reducing the right of way to 51' on a single loaded street is potentially
acceptable. This item will be more formally reviewed upon a formal
application submittal.
PRE 94-25; HIDDEN VALLEY ESTATES (KELLY PROPERTY) PAGE: 3
PRELIMINARY REVIEW
AUGUST 8, 1994
11. At sump conditions in roadways, please provide a fail safe
overflow/easement between property lines (Reference: Lot 54).
12. Depending on the time frame for development, a cul-de-sac issue may
become evident with regards to Hidden Valley Road. If access has not
been previously provided to PAR and Camino De Los Ondas, then
roadway infrastructure to PAR and Camino De Los Ondas will have to be
provided, to meet the City's cul-de-sac standard.
13. Please indicate a gated emergency access lining up with the City park
driveway aisle and the on-site roadway system.
14. Proposed lots 115 & 122 take access from proposed Cherry Blossom
Lane, depending upon the amount of traffic, turning movements, etc.
this access may become an issue. This will be further evaluated upon
formal application submittal.
15. Is the proposed Hidden Valley Road alignment in accordance with this
proposal only or does it correspond to the proposed Sambi Development
alignment? In any event, documentation must be supplied indicating the
Hidden Valley Road alignment with regards to surrounding properties.
16. At our meeting of August 2, 1994 you stated that some off site grading
will be required at the City Park property along Proposed Cherry Blossom
Lane. Please be advised that this issue will be more formally reviewed
upon application submittal.
17. At the previously mentioned meeting you also stated that the grading
quantities which were indicated for the project did not reflect the grading
which would be required to construct future Hidden Valley Road. Each
project submitted to the City must be able to stand alone and since
Hidden Valley Road currently does not exist and will be a Condition of
Approval for this project, this grading must be reflected on the map.
Please advise the applicant that upon formal application submittal, and upon further
project review, additional issues may arise for this project. To aid the applicant in
making the recommended revisions, a redlined check print is attached.
If you or the applicant have any questions, please either see or call me at extension
4388.
Mike Shir
Jj^Attachment