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