HomeMy WebLinkAboutCT 96-03; Pacific View Estates; Tentative Map (CT) (5)DECEMBER 2,1996
TO: DEBBIE FOUNTAIN
FROM: Teresa Woods
SUBJECT: SUMMARY OF PACIFIC VIEW ESTATES - CT 96-03/PUD 96-03/HDP 96-
03/SDP 96-04 - Request for approval of a Mitigated Negative Declaration,
Tentative Tract Map, Planned Development Permit, Hillside Development Permit
and Site Development Plan to subdivide an 8.52 acre site into 30 single family
lots, 3 lots to provide legal access to adjacent property and 3 open space lots, for a
total of 36 lots on the property. Seven of the units are proposed to contain 460
square foot, first floor, second dwelling units. The property is located on the
north side of Carlsbad Village Drive at Donna Drive, in Local Facilities
Management Zone 1.
I. RECOMMENDATION
Staff recommendation is for approval of the Mitigated Negative Declaration issued by the
Planning Director, and approval for CT 96-03, PUD 96-03, HDP 96-03, and SDP 96-04, subject
to conditions.
II. INTRODUCTION
The applicant is proposing to subdivide and develop 30 small lot single family residences and
seven second dwelling units on the north side of Carlsbad Village Drive at Donna Drive. The
site is Zone RA-10,000 and has a General Plan designation of Residential Low-Medium (RLM).
The applicant has requesteaa-5ft|% density bonus as an incentive for providing the affordable
units on-site. The density bonus has been requested under the Density Bonus Ordinance Chapter
21.86 of the Carlsbad Municipal Code. At 4.89 dwelling units pre acre, the project does exceed
both the General Plan range (0-4 du/ac) and the Growth Management Control Point of 3.2 du/ac.
This density increase is permitted pursuant to General Plan Land Use Policy C.2, and therefore,
the project as proposed, is consistent with the Carlsbad General Plan. The proposed project also
complies with the Planned Development Ordinance, Small Lot Architectural Guidelines, Hillside
Development Ordinance and all other policies and ordinances applicable to the project.
III. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of a tentative tract map, planned unit development, hillside
development permit and site development plan to allow the construction of 30 single family
homes. Seven of the proposed units contain 460 square foot, first floor, second dwelling units.
The project also contains 3 lots to provide legal access to adjacent property and 3 open space
lots, for a total of 36 lots on the property. The property totals 8.52 gross acres is presently
undeveloped and has been previously disturbed. The majority of the project site containso
03/SlMPxPACIFIC VIEW ESTATES VI 96-03/PUD 96-03/HDP 96-
DECEMBER2, 1996
PAGE 2
disturbed habitat (4.37 acres). Low quality coastal sage scrub (1.95 acres) exists within the
central portion of the site with approximately 2.2 acres of the site occupied by southern mixed
chaparral. The project as conditioned, would be required to mitigate for impacts to the coastal
sage scrub. The topography of the site is varied consisting of gently sloping to steep hillsides,
which generally slope down to the east and west. The site is zoned RA-10,000 and has a General
Plan designation of Residential Low-Medium (RLM).
The project site is located on the north side of Carlsbad Village Drive at Donna Drive. The
General Plan designation to the east is Residential Medium High (RMH), to the north and west is
Residential Medium (RM), and to the south is Residential Low-Medium (RLM). The zoning in
the area varies; to the north is RDM, to the east and west is P-C and to the south is R-l-10. The
proposed project is compatible with the small-lot, single family and large-lot, single family
developments to the north, multiple family apartments to the west and single family development
to the south across Carlsbad Village Drive. There is vacant property to the west that is
designated by the General Plan for RM residential densities which permits a range of 4-8 du/ac
with a Growth Control Point of 6 du/ac, with which the proposed project would be compatible.
There are also three parcels to the north of this site which range in size from .78 - 1 acre in size.
Each of these parcels currently contains one single family home, and could be further subdivided
in the future. These parcels are designated RLM in the Carlsbad General Plan. The proposed
single family residential development will be compatible with these properties.
The 30 proposed single family residential lots range in size from 5,500 to 13,924 square feet.
The proposed project will contain 30 single family units which will be two-story, 30-feet in
height, and range in size from 2,105 to 3,016 square feet. Seven of the units will contain 460
square foot second dwelling units, to be located on the ground floor of the homes. The project
will feature early California architecture consisting of tile roofs with varying roof lines, and
stucco exteriors.
The proposed project is subject to the following regulations:
A. Carlsbad General Plan (Residential Low-Medium) 0-4 du/ac with a Growth Control
Point of 3.2 du/ac);
B. Planned Development Ordinance (Chapter 21.45 of the Carlsbad Municipal Code) and
Residential Agricultural (RA-10,000) Zoning (Chapter 21.16 of the Carlsbad Municipal
Code);
C. Hillside Development Ordinance (Chapter 21.95 of the Carlsbad Municipal Code);
D. Inclusionary Housing Ordinance (Chapter 21.85 of the Carlsbad Municipal Code) and
Density Bonus Ordinance (Chapter 21.86 of the Carlsbad Municipal Code); and
E. Growth Management (Local Facilities Management Zone 1).
ESTAlSWPACIFIC VIEW ESTATUPF1 96-03/PUD 96-03/HDP
DECEMBER 2, 1996
PAGE 3
Attachments:
1. Location Map
1. Reduced Site Plan and elevationsS lAn X 11"
2. EIA Part II, Mitigated Negative Declaration
PACIFIC VIEW ESTATES
CT 96-03/PUD 96-03/
HDP 96-03/SDP 96-04
SITE PLAN
PACIFIC VIEW ESTATES
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City of Carlsbfa 96305
Fire Department Bureau of Prevention
Plan Review: Requirements Category: Fire Conditions
Date of Report: Tuesday, October 29,1996
Contact Name Terry Woods
Reviewed by:
Address
City, State CA
Bldg. Dept. No.Planning No. CT96-03
Job Name Pacific View Estates
Job Address Carlsbad Village Ste. or Bldg. No.
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.
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# 96305 File#
Other Agency ID
2560 Orion Way Carlsbad, California 92008 (619) 931-2121
Requirements Category:Conditions 96305
Deficiency Item: Pending 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: Pending 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: Pending 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: Pending 04 Site plan/access
Applicant shall submit a site plan depicting emergency access routes, driveways and traffic
circulation for Fire Department approval.
Deficiency Item: Pending 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.
06 Combustible construction materials on siteDeficiency Item: Pending
All required water mains, fire hydrants and appurtenances shall be operational before combustible
building materials are located on the construction site.
Deficiency Item: Pending 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 10/29/96
Requirements Category:Conditions 96305
Deficiency Item: Pending 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: Pending 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: Pending 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: Pending 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.
Page 3 10/29/96
PACIFIC VIEW LTD.
A COMMERCIAL INVESTMENT & DEVELOPMENT COMPANY
P.O. Box 2198, Carlsbad, California 92018
•FAX: (619) 722 6358 Telephone: (619) 722 6358Fai:(619)720-9785 Tel:(6r9) 720-9785
October 28, 1996
Ms. Terry Woods, Associate Planner
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009-1576
(619) 438-1161 Ext. 4447, Fax:438-0894
RE: CT 96-03 APPLICATION FOR TENTATIVE TRACT MAP and support
documents. 8.52 Acres, 30 Single Family Residential Detached Homes.
Assessor Parcel No. 167-250-16; Located at N.E. Corner of Donna Drive at
Carlsbad Village Drive.
Dear Terry,
Enclosed please find an October 27, 1996 North County Times newspaper article I
thought would interest you. I can relate to this problem. I too just went through this
same scenario to consider building apartments to satisfy the SDU requirements. I found
apartments to be a BIG LOSER!! Does the City have any relief type program for fees or
redevelopment incentives? Perhaps a study should be made to consider possible solutions.
Just a thought!
Respectfully,
PACIFIC VIEW ESTATES
Don L. Jack
Managing Member
OCT 2 8 1996
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Municipal Water District
5950 El Camino Real. Carlsbad. CA 92008
Engineering: (619) 438-3367
Administration: (619) 438-2722
FAX: 431-1601
Date:
Planning Department
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009
CMWD No
SUBJECT:
In response to your inquiry of \^Ji_i \Lo |^lL7>O ,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.
"Serving Carlsbad for over 40 years"
Page 2
City of Carlsbad
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.
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. "cc^JL -SJrV/vrr -cu.
Ilyou have any questions, please contact the undersigned.
ichard Goedert
Engineering Technician
RG:jm
October 17, 1996
Comments on Application No. CT96-03- Pud 96-03
Changes that can be made on Engineering Improvement Plan submittals for project:
1. Lot 15, move street light to extension of common lot line between lots 15 and 16.
2. Street "A", add additional street light to mid block of street, suggest extension of lot
lines 3&4
October 10, 1996
TO: TERESA WOODS, ASSOCIATE PLANNER
FROM: Associate Engineer Quon
VIA: Principal Civil Engineer
PROJECT ISSUES STATEMENT
PACIFIC VIEW ESTATES, CT 96-03/PUD 96-03/SDP 96-04/HDP 96-03
The Engineering Department has completed its review of the resubmitted project application for
completeness and/or engineering issues. The project application is now or was previously
found complete for the purpose of continued engineering review. The project application does
contain some engineering issues or concerns which remain to be resolved by the applicant. All
engineering issues should be fully resolved or addressed prior to resubmitting the project for
our review. The outstanding engineering issues or concerns are as follows:
1 Please provide documentation relative to the assignment of the existing 45' access
easement offsite on Donna Drive. Additionally, the width of this easement scales to 40'
as opposed to the 45' dimension.
2. The plans show a lot line bisecting the lot containing the water tank. Our understanding
is that the water tank is located on a separate lot owned by the Carlsbad Municipal
Water District.
3. It is still unclear as to what steps the applicant has taken to utilize the portion of "B"
Street, which is proposed on property owned by the City of Carlsbad/Carlsbad Municipal
Water District. As a City contact regarding this issue, the applicant should call Chuck
Walden, at (619) 434-2890.
4. The right-of-way width for "A" Street is to be 51', with a curb-to-curb width of 36', and
not the 31' curb-to-curb width shown on Sheet 2. Also, retaining walls are not allowed to
encroach into the right-of-way.
5. The retaining wall proposed at the intersection of Wintergreen Drive and "B" Street will
block sight distance. Please note that intersections require a triangular area, measured
25' from the end of the curb return, to be free of any obstructions in excess of 30" in
height. Please outline this triangular area on the tentative map.
^_— ^Th)e-T¥"opo^e€kRV parking area is^to-bevdesigrjed-s® thajjutehtcisa can maj3e<^vjj^wittiin___
vV' me pafkifig areV^HTo^lonkLbatfeto bacK-odfonto the street. ^ --- "
7. There appears to be inadequate area on both panhandle lots for vehicles to turnaround
so that they can drive down the paved access road. This comment is related to
additional concerns regarding the required parking on these lots, which are addressed in
the Planning Department comments. Additionally, the driveway for access to the
panhandle lots are to be clear of slopes, walls, and other site elements.
8. With regard to Lot 36, we cannot support any use on this lot which requires vehicular
access. There are safety concerns since the lot would be located on the inside of a
curve with minimum vehicular sight distance, and fronting a major arterial with heavy
traffic volumes.
The plans should note that both lots 36 and 32 are designated as open space lots and
to held and maintained by a homeowners association.
9. Donna Drive is to have at least 50' of tangent at its intersection with Carlsbad Village
Drive, measured from the extension of the face of curb. Additionally, the detail of this
intersection should be more explicit in showing the right-of-way lines, the limits of street
improvements for the project, and where these improvements will join existing.
10. Please provide a letter from the property owners of the parcel adjacent to "A" Street
indicating their concurrence with the proposed access layout to their parcel.
11. Please return the red-lined check print with the next submittal.
Attached is a redlined check print set of the project. Please forward this plan set to the
applicant for corrections and changes as noted. The applicant must return this plan set with the
corrected plans to assist us in our continued review. If you have questions regarding any of the
comments above, please contact me at extension 4380.
KENNETH W. QUON
Associate Engineer
CITY OF CARLSBAD
COMMISSION REVIEW AFFIATION
I. APPLICANT/DEVELOPMENT TEAM INFORMATION
Name of Applicant:
Vf T«0 AHHr«c. PACIFIC VIEW LTD.Madug Address. p Q ^ ^ CARLSBAD) CA 92018
Telephone No.: (619) 720-9785
Identify Development Team (ie., developer, builder, architect, etc.):
DEVELOPER: PACIFIC VIEW LTD., P.O. BOX 2198, CARLSBAD, CA 92018
OWNER: PACIFIC VIEW LTD., P.O. BOX 2198, CARLSBAD, CA 92018
BUILDER: PACIFIC VIEW LTD., P.O. BOX 2198, CARLSBAD, CA 92018
ARCHITECT: TRE ARNOLD, 5604 OLD RANCH ROAD, OCEANSIDE, CA 92057
. GENERAL PROJECT INFORMATION
**** PACIFIC VIEW LTD.
Describe General Location of Project:
The property is located at the northwest corner of Carlsbad Village Drive
at the intersection of Donna Way. This is behind the Elm Reservoir.
__ . . . ,. Vacant Land, No Address. The property consists of 8.52 acres located withinProject Address: „ „ i, . . , *• *• *the City of Carlsbad.
Site Parcel No(s).: The ASSESSOR PARCEL NO. is 167-250-16-00
Total Number of Affordable Units Required (if applicable): FTVF
Total Number of Affordable Units Proposed:
— SEVEN (7)
Type of Units (ie., garden apartments, detached, etc.): '
We feel this is superior design as each SDU is downstairs and attached but fully
nf rim main home, see attached "DESCRIPTION/EXPLANATION".
Size (in square feet) of each Unit:Each unit is 460 square feet.
Bedroom Size Distribution of Units:
The bedroom is roughly 12* x 11.5* and consists of 130 square feet.
Describe any special features/amenities to be included within project:
PLEASE SEE ATTACHED PROJECT "NARRATIVE/INFORMATION"
Housing Commission Review Application
Page 1 12 g 93
ID. TERMS OF AFFORDAEHKT FOR AFFORDABLE UNITS (ATTAHBlDDrnONAL INFORMATION IF
NECESSARY)
Targeted Income Levels (as % of area median): RENTAL UNITS @ 70-80% of COUNTY MEDIAN
Target Population (ie., families, seniors, etc): TWO - SENIORS OR FAMILY
Monthly Rent (by bdr. size) or Sales Price of Units:
$637 to $729 RENT PER MONTH
Term of Affordability (ie., 30 yrs, life of project, etc.):
30 Yrs.
Projected Schedule for Construction of Affordable Housing Units:
Mid to Late 1997
If the affordable units are being constructed to satisfy the City of Carlsbad's Inclusionary Housing requirement, how
will they be phased with respect to construction of the market rate units? Please Explain Project Phasing:
The proposed 2nd dwelling units will be built in conjunction with
and in proportion to the market rate units.
IV. FINANCIAL INFORMATION ON AFFORDABLE HOUSING PROJECT
Please attach a copy of development and operating financial proformas showing sources and uses of funds to
accomplish the affordable units proposed in this application. In the proformas, please identify your subsidy sources
and appropriate justifications for use of these sources. N/A
Describe the local financial assistance or incentives, if any, including specific terms desired for the affordable housing
project which you are, or will be, requesting from the City of Carlsbad:
NONE
Identify any other project conditions which may be relevant to project feasibility:
No other known conditions.
Housing Commission Review Application
Page 2 12/8/93
V. REQUIRED ATTACHMENl^^ APPLICATION
«M^^.^^.^«—MMMMMMMM^^^HM^^
The following items must be attached to this application:
• Site Development Plan for Affordable Housing Units;
• Narrative describing how the project meets the Housing Needs and Priorities as expressed within the City of
Carlsbad's Housing Element and Comprehensive Housing Affordability Strategy;
• Narrative on the project's consistency with the City of Carlsbad's Affordable Housing Policies as expressed in the
Housing Element, Inclusionary Housing Ordinance, General Plan and other related documents;
• Development and Operating Financial Proformas indicating sources and uses of funds for the project, including
justification and identification of subsidy sources;
• Complete description of financial assistance or incentives including specific terms that are, or will be requested from
the City of Carlsbad for the project, if applicable; and,
• Completed Disclosure Statement of Ownership Interests within the project.
VI. APPLICATION SIGNATURES
PACIFIC VIEW LTD
P.O. BOX 2198
Property Owner Name, Address and Telephone No.:
I, the undersigned, do hereby certify that I am the legal owner of the subject property and that the above information
is true and correct to the best ef my knowledge.
Signature
D. JACK, MANAGING MEMBER
Pate 10/31/96
I, the undersigned applicant, do hereby certify that I am the representative of the legal owner of the subject property
and that the above information is true and correct to the best of my knowledge.
Applicant
Signature:Date 10/31/96
D. JACK, MANAGING MEMBER
THE BOX BELOW IS FOR CITY USE ONLY
Date Application Received:
Application Received By:
Staff Recommendation:
Date of Housing Commission Review:
Action on Application by Housing Commission:
Other Comments:
Housing Commission Review Application
Page 3 12/8 93
PKrTjECT NARRATIVE/INFORPJJTION
10/31/96
PROJECT NAME: PACIFIC VIEW ESTATES
APPLICANT NAME: PACIFIC VIEW LTD.
NEIGHBORHOOD:
The property is located at the northwest corner of Carlsbad Village Drive
at the intersection of Donna Way. This is behind the Elm Reservoir.
Abutting the subject property on the south is the major traffic thoroughfare,
CARLSBAD VILLAGE DRIVE which runs east and west serving principally
between El Camino Real and the Interstate 5 Freeway. Directly north of
the site is a small lot Condominium project on Wintergreen Drive identified
as the "Hillgate Estates", (city development No. 88-02). To the west of the
site is the collector traffic artery "HOSP WAY". Additionally to the west
is an existing high density older condominium project with small lots
(Minimal Lot Size = 3,266 s.f.). Directly on the east is the three (3) story
"OCEAN CREST APARTMENT" complex on Calle Arroyo Street. The entire
area is presently 97% fully developed except for the subject 8.52 acre parcel
and but one other adjacent parcel, i.e. roughly 2 acres in size. This entire
area was built out many years ago, (circa 1970-1988). The subject property
now essentially stands alone as an undeveloped pocket within the City's core.
LAND USE/
ZONING: The property will be developed as a PLANNED UNIT DEVELOPMENT
("PUD"). PACIFIC VIEW'S actual density will be only 4.34 units per acre,
(i.e. 30 lots/homes + 7 Secondary Dwelling Units ("SD") = 37 units divided
by 8.52 acres = 4.34 u.p.a.). Even in a worst case scenario by subtracting
all slopes to thereby use just 7.565 net acres, PACIFIC VIEW'S net density
is still only 4.89 u.p.a.. This is consistent with Carlsbad's zoning ordinances,
the surrounding area density usage and within city requirements, hi fact,
PACIFIC VIEW'S density is substantially less than every other surrounding
• abutting project.
LOTTAGE : Five (5) of PACIFIC VIEW'S lots are density bonus in exchange for PACIFIC
VIEW'S dedication of seven (7) Secondary Dwelling Units, ("SD"). PACIFIC
VIEW'S Plan 3 was redesigned, enlarged and widened to accommodate this
dedication of seven (7) SD units as affordable housing within the City.
PACIFIC VIEW lots were designed to be a minunal 55' - 60' wide. Yet,
floor plans are only 37', 39', and 41* wide. This then allows the project to
enjoy larger side yards. The minimal is 5* however in most cases, we
actually have as much as a 10' side yard. This is good design! Moreover,
with the use of 3* garden seat walls in key areas, such allows an increase in
the size of each building pad and helps provide for varied pad elevations.
This gives a feeling of privacy and renders excellent curb appeal as PACIFIC
VIEW ESTATES will NOT be a mundane repetition of boring boxes all on
one flat plain. PACIFIC VIEW's median average SD lot contains 8,042 square
feet, (i.e. 56,293 s.f. / 7 units = 8,042 s.f. per lot).
SD UNIT
DESIGN: PACIFIC VIEW ESTATES has three (3) separate floor plans. All home
designs are two (2) story. All meet city height limitations and city design
guidelines. Plan 3 is our largest plan at a little over 3,000 square feet which
has an average lot coverage ratio of only 29.3%.
PACIFIC VIEW'S Plan 3 will host our Secondary Dwelling Unit. These SD
units are considered great "Granny Flats" because unlike most, PACIFIC
VIEW'S SD units boasts a DOWNSTAIR location. Down stairs (i.e. ground
floor) apartments are considerably more desireable however historically in
short supply within the City. Ground floor locations are of paramount need
by the elderly, the convalescing or the handicapped.
We feel our ground floor SD units are of vital benefit to the community.
For this reason we have made an earnest effort NOT to compromise this
ground floor design by simply placing our SD unit upstairs over the garage.
This has been difficult and took many redesigns to maintain the quality floor
plans we require, all while keeping our SD unit at ground floor elevation.
Each Secondary Dwelling Unit consists of a very efficient 460 square feet
which is perhaps the equivalent of possibly 600+ square feet in a typical
standard SD apartment. Simply, In this DOWN STAIRS apartment design,
ALL space is fully usable. We have NO wasted halls, NO wasted entry
foyers, and NO wasted stairs!
Our Secondary Dwelling Unit boasts superior design. Each is totally
independent and separated from the main home by a sound-proof demising
wall. Our conception provides each SD unit with their own private exterior
front door entrance. And unlike others, each have their own small private
garden area.
Each SD unit enjoys the security of then- own private under roof ATTACHED
garage, a standard size washer and dryer facility, and a large full sized
kitchen. Moreover, each apartment has a full size private bath, a spacious
bedroom with great closet storage, and a generous Living Room. Extra
storage is provided in the attached Garage. We feel this is quality living and
superior design.
COMMON
FACILITIES:
The PACIFIC VIEW development has a dedicated common area recreational
lot identified as Lot No. "31". Said lot exceeds one full acre (47,607 square
feet) in green landscaping and open space. A flat park like area provides for
active or relaxing leisure time. This recreational lot can be accessed by way
of either "A" Street or "B" Street via a 4' asphalt trail. Said trail encircles
a full sized regulation volleyball court and large grass commons. Such is
also large enough for regulation Croquet, Badminton, Lawn Tennis and a
Shuffle Board Court. Along the outer perimeter will be plenty of
surrounding plants and trees, (Eucalyptus Citriadoras, California Peppers, and
other trees and flora acceptable to City Parks and Rec.). Several picnic
tables and park bench seats are planned for quiet time or walking stops along
the trail. A Barbecue is proposed for entertaining and picnics. The
development has set aside a 1,200+ square foot screened area designated at
the top of "A" Street to accommodate future RV parking.
COMMITTEE
REQUEST:
In lieu of submitting for a higher density land use similar to the abutting
projects, our request is for a lower density development of only 30 single
family lots. PACIFIC VIEW will house 30 homes and 7 Secondary Dwelling
Units in a quiet neighborhood setting. Our design and density is within
compliance of all PUD zoning requirements and City standards. In fact
PACIFIC VIEW'S design exceeds standard side yard setbacks and is of lesser
populace density.
This is our fourth (4th) major redesign to accommodate city requests.
Todate we have obtained twelve extensive and costly Bio-Technical studies
or the like. ALL have been with favorable results reflecting that our
requested development will have NO environmental significance. We have
submitted a study on the California Pocket Mouse, the California Coastal
Sage, three (3) separate Gnatcatcher studies, a Tree analysis, two (2) traffic
studies, two (2) sound control investigations, an archeological probe, and a
paleontology study. These studies were over-viewed by Master Consultant
A. Hayworth of DuDek and Associates and approved by the Fish and Wildlife
Service, United States Department of the Interior. The site is effectively
devoid of all sensitive animals or plant species other than commons squirrels
and rabbits.
CONCLUSION:
The granting of our request is reasonable as our application is within the
city's zoning requirements. For now nearly two (2) years we have repeatedly
met with the City for guidance and habitually followed the City's requests.
Approval of this submittal will allow our project to enjoy the same rights
already given to and possessed by other recently approved Carlsbad housing
tracts.... and also already given to those surrounding projects abutting our
development, all of which bear higher densities than this application. The
granting of this request will not be of detriment or injurious to public
welfare nor, as proven by said studies, will NOT negatively affect any
natural resources. Further, this request will not substantially increase local
traffic, nor will it in any way bear any adverse visual restrictions or impact
on vehicular street safety.
Should you have any questions or if I may be of any assistance, please don't
hesitate to call me direct at (619) 720-9785. Thanking you in advance for your
consideration in this matter, I am,
Respectfully,
PACIFIC VIEW ESTATES
D. Jack
Managing Member
City of Carlsbad
Planning Department
October 10, 1996
Don Jack
Pacific View LTD
PO Box 2190
Carlsbad, CA 92008
SUBJECT: CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04 - PACIFIC VIEW ESTATES
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning
Department has reviewed your Tentative Tract Map, Planned Unit Development, Hillside
Development Permit and Site Development Plan, application nos. CT 96-03/PUD 96-
03/HDP 96-03/SDP 96-04, as to its completeness for processing.
The items requested from you earlier to make your Tentative Tract Map, Planned Unit
Development, Hillside Development Permit and Site Development Plan, application nos. CT
96-03/PUD 96-03/HDP 96-03/SDP 96-04 complete have been received and reviewed by
the Planning Department. It has been determined that the application is now complete for
processing. Although the initial processing of your application may have already begun, the
technical acceptance date is acknowledged by the date of this communication.
Please note that although the application is now considered complete, there may be issues
that could be discovered during project review and/or environmental review. Any issues
should be resolved prior to scheduling the project for public hearing. In addition, the City
may request, in the course of processing the application, that you clarify, amplify, correct,
or otherwise, supplement the basic information required for the application.
Please contact your staff planner, Teresa Woods, at (619) 438-1161, extension 4447, if
you have any questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL J. HOLZMILLER
Planning Director
MJH:TW:vd
Attachment
c: Gary Wayne
Adrienne Landers
Bobbie Hoder
Bob Wojcik
File Copy
Data Entry
Planning Aide
2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (619) 438-1161 • FAX (619) 438-O894
ISSUES OF CONCERN
No. CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04 - PACIFIC VIEW ESTATES
Planning:
1. The maximum lot coverage allowed is 40 percent. Please indicate the maximum lot
coverage proposed for the lots.
2. Lots 1, 2, 9, 10, 11, and 13 are less than 5,480 square feet in size, which is the
smallest lot on the project to the north. This project must contain lots equal to or
greater in size than the adjacent previously subdivided projects. Please revise plans
as appropriate.
3. Please submit letters from all relevant property owners indicating that the proposed
offsite grading is acceptable.
4. The location and size of the RV storage facility is not acceptable, as it is less than
600 sq. ft. in size (exclusive of driveway access and aisles), is located within the
required front yard, and is impossible to screen from view of Street A. Please revise
plans as appropriate.
5. There are numerous retaining walls proposed on the project. As discussed
previously, the use of side yard retaining walls is discouraged but a maximum height
of 3' may be acceptable, please revise plans as appropriate. The proposed rear yard
retaining walls on Lots 25 and 26 ranging from 1' to 5' in height are acceptable.
This plan includes several retaining walls located at the edge of a street right-of-way
which is unacceptable. Retaining walls along a street must be setback from the
right-of-way a minimum of 5' and heavily landscaped in front of the wall. If the
retaining wall must be over 6' in height, a sensitive wall design will be required.
There are several retaining walls shown on the plan that are partially screen-out. If
these are proposed retaining walls, the heights must be shown on the plans.
The retaining wall as proposed on Lot 20 is not acceptable as it blocks the view of
vehicles. Please discuss the wall location and height limitations with the
Engineering Department.
A new 6' high wall, located behind Lots 5-8, is proposed. This wall is located on
the property line and cannot be adequately screened from Hosp Way as proposed.
Please revise this proposed wall design.
An 8' high wall is proposed along the trail between Donna Drive and the recreation
area. An 8' wall is excessive, please revise plans to reduce this wall height. It is
preferable to bench the slope for purposes of the trail, and to eliminate the use of
walls altogether.
Please note that staff believes that the proposed use of so many retaining walls is
the result of putting too many lots on this hillside property. Although the additional
units may be approved as an incentive to providing affordable housing, and the
density may be compatible with the surrounding area, the project design must stand
on its own. To improve project design, it is advisable to reduce the number of lots
proposed on this project.
6. A single family residential planned development is required to provide both common
and private recreational amenities. To count as a private recreational amenity, the
rear yards must have a minimum dimension of 15' x 15'. Please revise plans to
provide a minimum of 15' x 15' rear yard on Lots 22 and 25.
7. On a public street the minimum lot width is 35 feet at the property line. Lots 23
and 24 are less that 35 feet in width. Please revise these lot widths as appropriate.
8. The proposed recreation area with the multi-purpose court and passive lawn areas
with tables is acceptable. Please consider installing a permanent barbeque on the
site. This would permit the lawn areas to be used by residents for larger gatherings,
without having residents bring a personal barbeque, which would likely be difficult
to carry down the trail from Donna Drive to the recreation area.
9. Please submit documentation that the proposed use of City property has been
authorized by the Water District and City Attorney. The document provided should
authorize the proposed improvements.
10. Proposed Lot 36 is not acceptable as a residential unit. Staff's support of the
additional residential lots, as an incentive to provide affordable housing on the site,
is subject to the project not exceeding the maximum number of lots permitted
within the RLM General Plan range, which is 30 lots.
11. Please add the net acreage to the site (7.565 net acres) to the plans.
12. Although the Second Dwelling Unit (SOU) Ordinance does not preclude direct entry
from a SOU into the main house, this access may be an issue with the Housing and
Planning Commissions, as it indicates, that as designed, the SDU's are not likely to
be rented as affordable.
13. The proposed fill of the existing 40%+ slope on Lot 18 is not permitted under the
Hillside Development Ordinance regulations. Please revise plans to retain this
existing slope area. As we discussed earlier, the existing slopes in excess of 40%
located at the connection of Streets "A" and "B" with Wintergreen Drive and the
alteration of the 40% + slope adjacent to Carlsbad Village Drive, may be exempted
from the Hillside regulations because they are slopes previously disturbed by
authorized grading which require additional disturbance in order to provide necessary
access to the site and to provide appropriate site drainage. This condition does not
exist for the slope on Lot 18.
14. Please add the total cubic yards of grading per acre to the plans.
Engineering:
1. Please provide documentation relative to the assignment of the existing 45' access
easement offsite on Donna Drive. Additionally, the width of this easement scales to
40' as opposed to the 45' dimension.
2. The plans show a lot line bisecting the lot containing the water tank. Our
understanding is that the water tank is located on a separate lot owned by the
Carlsbad Municipal Water District.
3. It is still unclear as to what steps you have taken to utilize the portion of "B" Street,
which is proposed on property owned by the City of Carlsbad/Carlsbad Municipal
Water District. As a City contact regarding this issue, you should call Chuck
Walden, at (619) 434-2890.
4. The right-of-way width for "A" Street is to be 51', with a curb-to-curb width of 36',
and not the 31' curb-to-curb width shown on Sheet 2. Also, retaining walls are not
allowed to encroach into the right-of-way.
5. The retaining wall proposed at the intersection of Wintergreen Drive and "B" Street
will block sight distance. Please note that intersections require a triangular area,
measured 25' from the end of the curb return, to be free of any obstructions in
excess of 30" in height. Please outline this triangular area on the tentative map.
6. There appears to be inadequate area on both panhandle lots for vehicles to
turnaround so that they can drive down the paved access road. This comment is
related additional concerns regarding the required parking on these lots, which are
addressed in the Planning Department comments. Additionally, the driveway for
access to the panhandle lots are to be clear of slopes, walls, and other site
elements.
7. With regard to Lot 36, we cannot support any use on this lot which requires
vehicular access. There are safety concerns since the lot would be located on the
inside of a curve with minimum vehicular sight distance, and fronting a major arterial
with heavy traffic volumes.
The plans should note that both Lots 36 and 37 are designated as open space lots
and to be held and maintained by a homeowners association.
8. Donna Drive is to have at least 50' of tangent at its intersection with Carlsbad
Village Drive, measured from the extension of the face of the curb. Additionally, the
detail of this intersection should be more explicit in showing the right-of-way lines,
the limits of street improvements for the project, and where these improvements
will join existing.
9. Please provide a letter from the property owners of the parcel adjacent to "A" Street
indicating their concurrence with the proposed access layout to their parcel.
10. Please return the attached redlined check print with the next submittal.
City of Carlsbad
Planning Department
October 8, 1996
Ron Grunow
R.D.G. Consultants
3042 Harding Street
Carlsbad, CA 92008
SUBJECT: CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04 - EXTENSION OF TIME
TO COMPLETE APPLICATION FOR PACIFIC VIEW ESTATES
We are in receipt of your request for a 90 day extension to complete your
applications. We have received your project resubmittal dated September 16,
1996, which is currently under review. We understand you have been working
diligently with staff to resolve the complex issues associated with your project and
therefore, grant your request for a 90-day extension to December 25, 1 996, to get
your applications complete.
If you have any questions, please do not hesitate to contact me at (619) 438-1161,
extension 4447.
Sincerely,
TERESA A. WOODS
Associate Planner
c: Don Jack, Pacific View Ltd., PO Box 2190, Carlsbad, 92008
Adrienne Landers
2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1 576 - (619) 438-1161 • FAX (619) 438-O894
TV. Ll. Cj. , Planning
Consultants Engineering
Project Management
3042 HARDING STREET - CARLSBAD, CALIFORNIA 92008
TELEPHONE (619) 729-0150 - FAX (619) 729-0282
October 8, 1996
Ms. Teresa Woods
Carlsbad Community Development, Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009-5176
Re: PACIFIC VIEW ESTATES-Donna Street & Carlsbad Village Drive-Tentative Map No. CT 96-03
DearTerrif
This letter is written as a formal request for extension of the application for the subject project. As you know
we have been working diligently with staff to resolve all the issues related to this proposed development. To
that end, I hereby respectfully request a 90 day extension to the application of the subject project.
Thank you in advance for your prompt attention to this matter. If you should have any questions or if I can
be of further assistance to you, please do not hesitate to call.
Sincerely,' . .
RDG CONSULTANTS
Ronald D. Grunow, P.E.
Enclosure
PACIFIC VIEW LTD.
A COMMERCIAL INVESTMENT & DEVELOPMENT COMPANY
P.O. Box 2198, Carlsbad, California 92018
- FAOC (019) TOO 0000 Telephone! (610) 722 6058
September 25, 1996
Mr. William E. Plummer, District: Engineer
Carlsbad Municipal Water District
5950 El Camino Real, Carlsbad, CA 92008
(619) 438-3367 *
RE: ELM STREET RESERVOIR. CARLSBAD TENTATIVE TRACT MAP
CT 96-03, 30 single family detached residential homes. APN 167-250-16;
N.E. Corner of Donna at Carlsbad Village Drive.
Dear Mr. Plummer,
Thank you for our meeting of July 30, 1996. In response to our former discussions
and my letter of May 31, 1996, we have redesigned the above Tentative Tract Map. I
have enclosed a fresh copy for your review. Essentially, our request has not changed from
prior conversations. Simply, our proposal is an exchange. That is, the Carlsbad Municipal
Water District's ("the Distrlct(s)") excess Elm Reservoir property known as "surplus land",
in trade for the value of our surrounding Elm Reservoir street and landscaping
improvements. Such will be in conjunction with our tract CT-96-03 development and
beneficial to all as said surplus land will be used in favor of the public as street right-
of-way.
As illustrated by the enclosed drawings, area "A" consists of 846 square feet at the
N.E. corner of Carlsbad Village Drive and Donna Drive. Area "B" is 5,145 square feet
located on our proposed public street identified as "Bn. The total equates to 5,991 square
feet, (I.e. 846 + 5,145 s.f.). Formulated upon comparative data, the realistic value of the
District's subject 5,991 square feet is $1.35 per square foot for a total of $6,945.75, (i.e.
$1.35 x 5,991 square feet).
As noted by the enclosed letter from Engineers, R.D.G. Consultants, the value of
the improvements which we propose in trade is $10,705.50 (i.e. $1,689.25 * $9,016.25).
Yet actually, this number is conservative in the District's favor as we propose to also (of
course with your approval and on going direction), substantially enhance present
landscaping improvements which now enclose the Elm Reservoir. In essence, we estimate
the real value of our contribution to this exchange at approximately, $17,000 - $20,000.
Finally as discussed, our request Is for the District's approval to realign the existing
Elm Reservoir's easement as illustrated by the enclosed Tract Map. Such now encumbers
our property on the south and west as a 15* water easement. As we agreed, said
realignment will be more efficient for the District as well as our project.
Z0d UldAT:T 966T 90'^°N SBL& 02<1 6T9 : '°N SNOHd *NbDia3Nb
LOT 115.041 S.F.P=263-0
27
:-x 7,400 S.F.
P=248-0
LOT 28 \5,179 S.F.
P=261.0
5,103 S.F.P=260.0
EX. 151 WATER E>SEMEMT
TO 5E ABANDONED
s
m01
OJ
il
kD^JGO
(A!
F-rom : *FflRUEST PMERICflN* PHONE No. : 619 720 9785 Nov. 06 1996 l:20PM P04
Mr. William E. Plummer, District Engineer
Carlsbad Municipal Water District f
September 25, 1996 '
Page 2. of 2.
In summary, the above exchange is for value that our project will infuse. Said F
value is in trade for a small land surplus owned by the District. This exchange is In favor
of the public. That is, said surplus land will escheat from one public agency, (i.e. the
District), to instead another public agency, i.e. the City of Carlsbad. All of which shall [
be for the benefit of the public as a street thoroughfare.
As for the realignment of the District's existing Elm Reservoir's easement which [
now encumbers our property, this will also benefit the District as well as our project
design. It will be more efficient for the District as the District's easement will Increase r
from 15' to instead, a 20' wide easement. Moreover, this realignment will alleviate much
risk of homeowners invading the District's easement with homeowner plantings of future
trees and plants within these confines. r
In closing, we are now at final resolution, Our tract now meets all City
requirements and thus we need to resolve this issue. Therefore, we are respectfully asking ,-
if you will now begin the process for this exchange so that we may move forward with the I
above provisional agreements. As discussed in our July 30, 1996 meeting and my May 31,
1996 letter, these requests are reasonable and beneficial to all concerned. r
Again, we are most appreciative of your considerations and helpfulness. It has been
a pleasure working with you and the District. Should you have any further questions, [
please don't hesitate to call me direct at (619) 720-9785. Thanking you in advance for I
your prompt response and consideration in this matter, I am,
Respectfully,
PACIFIC VIEW LTD.
Don L. Jack
Managing Member
DLJ/m
Enc.
Rrom : *FFlRUEST PlMERICflN*PHONE No. : 619 720 9785 Nov.06 1996 i:21PM P05
tcbnsultants
.Planning
Engineering
Project Management
3042 HARDING STREET -CARLSBAD, CALIFORNIA ;«2008
TELEPHONE (619) 729-0150 -PAX (61») 729-0282
Per your request, I have enclosed an estimate of probable cost for the surface improvements over
the property within the Carlsbad Municipal Water Dist. Elm Reservoir Site affected by your
development and ear-marked to be public roadway.
'A' Curb & Gutter -
'A' Sidewalk -
'A' Street Surfacing •
'A' Landscaping -
'B1 Curb ^Gutter-
's* Sidewalk -
'B1 Street Surfacing •
'B1 Landscaping-
35 L,F. @ $7.50 =
219 SF.@ $1.50 =
245S.F.@$pl=
330 S.F.@ $2.40 =
TOTAL
$262.50
$328.50
$306.25
$792:00
$1,689.25
204 L.F. @ $7.50 = $ 1,530.00
1020 S.F. @ $1.50 = $1,530.00
2845 S.F. @$1.25 - $3,556.25
1000 S.F. @ $2.40 = $2400.00
TOTAL $9,016.25
. ' • •-• . • '.•••;.• -•-.-•'•'^it/ ^;.T-«:V:-••;-:.'•; .••••••-
".ij Ciitimalc does uoi include landscape improvements over the taw. site property whirl wil'
icinain under Water Dist. jurisdiction.
Should you have any questions or if 1 can be of any further assistance, please do not hesitate to
call.
r
r
r
r
r
r
Ronald D.
Prom : *FflRUEST flMERICflN* PHONE No. : 619 720 9785 Nov. 06 1996 l:22PM P06
u/oe/.. cm
Carlsbad
Municipal Water District
595° El Camino Real>
Engineering: (619) 436-3367
Administration: (619)438^2722
FAX: 431-1601
Novembers, 1996
Don L. Jack
Pacific View Ltd.
P.O. Box2198
Carlsbad, California 92018
Re: Elm Street Reservoir, Carlsbad Tentative Tract Map C.T. 86-103
Pacific Views Estates, PUD 96-03, CMWD Project No. 96-518
Dear Don:
The District has completed its review of your letter dated September 25, 1996,
regarding the proposed Improvements around the subject reservoir. The site plan
attached to your letter reflects sidewalk, street Improvements around the site, and
potential areas that need to be declared excess land by the District. The plan
submitted is acceptable. The declaration of the excess land is also satisfactory. The
costs presented In your letter will need to be substantiated through a licensed
appraiser regarding the value of the excess property.
Your proposal to realign the water pipeline and dedication of a 20-foot wide easement
is also acceptable. Details regarding the realignment will need to be approved through
the District.
Sincerely,
CARLSBAD MUNICIPAL WATER DISTRICT
WlLllAM E. PLUMMER, P.
District Engineer
WEP:sj8
CMWD 96-518
"Serving Carlsbad for over 40 years"
PACIFIC VIEW LTD.
P.O. BOX 2198
CARLSBAD, CALIFORNIA, 92018
TELE:(619) 720-978$; FAX:(619) 72O-9785
TELECOPIER FACSIMILE TRANSMITTAL
DATE: 6/18/96
TO: MR. KEN QUON, P.E., ENGINEERING PROJECT MANAGER
CITY OF CARLSBAD, 2075 LAS PALMAS DRIVE
CARLSBAD, CA 92009-1576
(619) 438-1161 EXT. 4447, FAX:438-0894
REt PACIFIC VIEW ESTATES. CT 96-03 TENTATIVE TRACT
MAP. 8.52 ACRES, 37 SINGLE FAMILY RESIDENTIAL
DETACHED HOMES. ASSESSOR PARCEL NO. 167-250-
16; LOCATED AT N.E. CORNER OF DONNA DRIVE AT
CARLSBAD VILLAGE DRIVE, CITY OF CARLSBAD
DEAR KEN,
IN RESPONSE TO YOUR REQUEST, ENCLOSED PLEASE FIND A COPY OF MY
SEPTEMBER 25, 1996 LETTER TO THE CARLSBAD MUNICIPAL WATER DISTRICT AND
THEIR APPROVAL/ACCEPTANCE LETTER DATED NOVEMBER 6, 1996.
SHOULD YOU HAVE ANY QUESTIONS, PLEASE DON'T HESITATE TO CALL ME
AT (619) 720-9785. THANKING YOU AGAIN FOR YOUR ASSISTANCE, I AM,
RESPECTFULLY,
DON L. JACK
MANAGING MEMBER
T0d Wd9T:T 966 T 90 •«•**! £8i6 02<L 6T9 : '°N BNOHd *NtOia3Wd
*SS12*315^
City of r^^rt <=***** ri+*
Engineering De.'parts-ynent
July 3, 1996 fc ^<$-*
^V&e
Mr. Don Jack
PACIFIC VIEW LTD.
P.O. Box2190
Carlsbad, CA 92008
PACIFIC VIEW ESTATES, CT 96-03/PUD 96-03/SDP 96-04/HDP 96-03
As a follow-up to our meeting of June 17, 1996, and the Planning Department's letter of
June 19, 1996, the following is a list of the Issues of Concern from the Engineering Department
with regard to the above referenced project:
1. Donna Drive is to have at least 50' of tangent at its intersection with Carlsbad Village
Drive.
2. The "head-in" parking stalls proposed at the end of "A" Street and on "B" Street near
Donna Drive are not allowed.
3. The applicant must demonstrate how the right-of-way is to be obtained for the offsite
portion of Donna Drive, which is proposed on a City owned parcel; and a portion of "B"
Street, which is proposed on property owned by the City of Carlsbad/Carlsbad Municipal
Water District. As a City contact regarding this issue, the applicant should call Chuck
Walden, at (619) 434-2890.
4. With regard to the Wintergreen Drive/"B" Street intersection, a triangular area, measured
25' from the end of the curb return and free of any obstructions in excess of 30" in height,
must be maintained for sight distance purposes. Please outline this triangular area on
the tentative map.
5. The required frontage width for panhandle lots adjacent to one other is 15', such as on
Lots 22 and 23. Additionally, this area is for access to the panhandle lots and is to be
clear of slopes, walls, and other site elements.
6. Please provide a letter from the property owners of the parcel adjacent to "A" Street
indicating their concurrence with the proposed access layout to their parcel.
7. Please note that a condition of this tentative map will require the applicant to obtain
letters from adjacent property owners indicating their approval of the proposed offsite
grading for this project.
8. It appears that additional offsite grading will be required for Lot 23 to meet the proposed
pad elevation of 245.0.
If you have questions regarding any of the comments above, please contact me at
(619)438-1161, extension 4380.
KENNETH W. QUON
Associate Engineer
c: Teresa Woods, Associate Planner
2O75 Las Palmas Dr. - Carlsbad, CA 92OO9-1576 • (619) 438-1161 • FAX (619) 438-0894
PACIFIC VIEW LTD.
P.O. Box 2198
Carlsbad, California, 92018
Tele:(619) 720-9785; Fax:(619) 720-9785
TELECOPIER FACSIMILE TRANSMITTAL
DATE: 7/3/96 Wed 10am
TO: Ms. TERRY WOODS, Project Manager
City of Carlsbad, 2075 Las Palmas Drive
Carlsbad, CA 92009-1576
(619) 438-1161 Ext. 4447, Fax:438-0894
RE: PACIFIC VIEW ESTATES. CT 96-03 TENTATIVE TRACT
MAP. 8.52 Acres, 30 Single Family Residential
Detached Homes. Assessor Parcel No. 167-250-
16; Located at N.E. Corner of Donna Drive at
Carlsbad Village Drive, City of Carlsbad
Dear Terry,
In response to our July 1, 1996 meeting and our discussions this morning, enclosed
herein please find a copy of our redesign for 30 lots instead of 37 lots, for your review
with Staff before we effect a full redesign.
Should you have any questions, please don't hesitate to call me at (619) 720-
9785. Thanking you again for your assistance, I am,
Don L. Jack
Managing Member
City of Carlsbad
Planning Department
June 19, 1996
Don Jack
Pacific View LTD
PO Box 2190
Carlsbad, CA 92008
SUBJECT: CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04/GPA 96-03/ZC 96-02 - PACIFIC
VIEW ESTATES
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department
has reviewed your Tentative Tract Map, Planned Unit Development, Hillside Development
Permit, Site Development Plan, General Plan Amendment and Zone Change application nos.
CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04/GPA 96-03/ZC 96-02, as to its completeness for
processing.
All of the items requested of you earlier have not been received and therefore your application
is still deemed incomplete. Listed below are the item(s) still needed in order to deem your
application as complete. 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. 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, March 25, 1996, 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, Teresa Woods, at (619) 438-1161 extension 4447, if you
have any questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL J. HOLZMILLER
Planning Director
MJH:TW:kr
c: Gary Wayne File Copy
Adrienne Landers Data Entry
Ken Quon Planning Aide
Bobbie Hoder
2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (619) 438-1161 • FAX (619) 438-O894
LIST OF ITEMS NEEDED
TO COMPLETE APPLICATION:
No. CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04/GPA 96-03/ZC 96-02
PLANNING:
1. Please submit a written response on how the project complies with the Hillside
Development Permit Ordinance Section (21.95.060(j)). This section addresses
when it may be appropriate to exceed 8,000 cubic yards of grading per acre.
ISSUES OF CONCERN
PLANNING:
1. Density is an issue on the project. Although an increase in density may be
compatible with the surrounding land uses, under Growth Management in the
City, there are only a few ways to achieve additional units over those allowed by
the General Plan. The following is a summary of the options which we discussed
in our meeting of June 17, 1996.
• Rezone to R-1 zoning and process the project using City Council Policy
43. Under this option, only 30 units would be allowed on the site as you
are limited to the General Plan range of 0-4 dwelling units per acre (4
dwelling units per acre maximum). For calculating density, second
dwelling units count as a unit. Also, please note that some of the
proposed lot sizes are smaller than surrounding developed lands. To
process a Policy 43 determination the lot sizes must be equal to or greater
than surrounding subdivided property.
• Request a density bonus. Issues related to the density bonus include the
number of units allowed, number of affordable units provided, and design
of affordable units.
• Rezone to R-1 zoning and process a General Plan Amendment for the
additional units. General Plan amendments in Carlsbad require the
preparation of an Environmental Impact Report to address cumulative
impacts of traffic and circulation.
2. The maximum lot coverage is plotted as 43%. The maximum allowed under RD-
M zoning is 50%. However, if you request to rezone to R-1 zoning, or keep the
existing RA-10,000 zoning, the ordinance limits the lot coverage to 40%.
3. The second dwelling unit size now meets the intent of the second dwelling unit
ordinance. The proposal must now be reviewed and approved by the housing
team.
4. Please submit information on surrounding property acreage, densities, and lot
sizes to support your request for a General Plan Amendment and zone change.
Note that a request for a Policy 43 determination requires that the project contain
lot sizes equal to or greater than surrounding subdivided land.
5. Side yard setbacks to the retaining wall are to be a minimum of five feet. The
following appear to be closer than 5 feet: Lots 4, 5, and 35. Please review and
make any necessary changes.
6. The maximum acceptable height of side yard retaining walls is 3' and the
maximum acceptable rear yard retaining wall is 6'. Please identify whether the
unmarked retaining walls are 3' or less in height. Also, please note on the site
plan, the height of rear yard walls
7. Lot 29 still does not meet the intent of a "flag lot". Please redesign this lot to
meet the intent of a "flag lot".
8. Please submit letters from all relevant property owners indicating that the
proposed offsite grading is acceptable.
9. Lots 21, 22 and 29 are proposed as panhandle lots. Please submit a site plan
layout illustrating compliance with panhandle lot design standards pursuant to
Section 21.10.080 of the Carlsbad Municipal Code.
10. The slope along Carlsbad Village Drive, next to the water tank, must be fully
landscaped with trees. Please show the screen/noise walls proposed for lots 36
& 37 on site plan.
11. Please submit a tree survey.
12. The location of the RV storage facility is not acceptable, as it impacts existing
residents. Please relocate to reduce impacts on existing residents.
13. The useable rear yards on the following lots appear too small: 22, 31, 30, 29,
28, 19, 18, 17, 13, 12, 11, 10, 9, 8, 7, 6, and 1. Rear yards must have a
minimum dimension of 15' X 15'. Please make changes as necessary.
14. The minimum width for side yards is 10% of the lot width, with a 5' minimum side
yard. Several of the lots appear to have side yards of less than 5'. Please make
changes as necessary.
15.
16.
To meet Small Lot Architectural Guideline #7, Plan 1 (two car garage model)
must be plotted for at least 25% of the lots (or 10 times). The maximum number
of 3-car garages is 75%.
The use of City property for public streets is an issue,
proposal must be worked out with the Water District.
Plummer with the water district, to resolve the issues.
ENGINEERING:
The details of such a
Please work with Bill
1. Engineering issues will be sent under separate cover.
PACIFIC VIEW LTD.
A COMMERCIAL INVESTMENT & DEVELOPMENT COMPANY
P.O. Box 2198, Carlsbad, California 92018
FAX: (619) 722 6358 Telephone: (619) 722-6358
JUNE 17, 1996
Ms. Terry Woods, Project Manager and Associate Planner
City of Carlsbad, 2075 Las Palmas Drive
Carlsbad, CA 92009-1576
(619) 438-1161 Ext. 4447, Fax:438-0894
RE: PACIFIC VIEW ESTATES. CT 96-03 TENTATIVE TRACT MAP. 8.52 Acres,
37 Single Family Residential Detached Homes. Assessor Parcel No. 167-
250-16; Located at N.E. Corner of Donna Drive at Carlsbad Village Drive,
City of Carlsbad
Dear Ms. Woods,
We have been advise by our attorney that "TOT-LOTS" in common area recreational
facilities now carry too much liability to be a sound endeavor. Therefore, this letter will
serve to inform you that PACIFIC VIEW LTD. does hereby withdraw its intent to
incorporate a "TOT-LOT" within the Common Recreational Area for the above referenced
project.
Should you have any questions, please don't hesitate to call me at ( 61 9 )
720—9785. Thanking you again for your consideration in this matter, I am,
Respectfully,
PACIFIC VIEW LTD.
Don L. Jack
Managing Member
PACIFIC VIEW LTD.
A COMMERCIAL INVESTMENT & DEVELOPMENT COMPANY
P.O. Box 2198, Carlsbad, California 92018
FAX: (619) 722 6358 Telephone. (019) 722-6358
JUNE 17, 1996
Ms. Terry Woods, Project Manager and Associate Planner
Mr. Ken Quon, P.E., Engineering Project Manager
City of Carlsbad, 2075 Las Palmas Drive
Carlsbad, CA 92009-1576
(619) 438-1161 Ext. 4447, Fax:438-0894
RE: PACIFIC VIEW ESTATES. CT 96-03 TENTATIVE TRACT MAP. 8.52 Acres,
37 Single Family Residential Detached Homes. Assessor Parcel No. 167-
250-16; Located at N.E. Corner of Donna Drive at Carlsbad Village Drive,
City of Carlsbad
Dear Ms. Woods and Mr. Quon,
Thank you Ms. Woods for meeting with me this morning. In accordance with City
request, enclosed herein please find a "TREE SURVEY" and plotted site overlay from
R.D.G. Engineering Consultants on the above referenced project. This is our twelfth study
preformed on this project.
Additionally submitted herewith, the approval letter for grading and access as
requested by the City from the abutting property holder, MR. KENNETH DABBS, APN
167-250-04. The Carlsbad Water District and others letters are pending and will be
forthcoming during planning commission and City Council processing.
Finally, enclose please find a copy of our June 16, 1996 letter requesting approval
to build our common area recreational facilities in phase three (3) instead of phase 1 or
2. We have made inquiries with the California Department of Real Estate. Apparently,
it is quite acceptable to build out the recreational facilities in later phases. In fact, this
is the case with many smaller developments provided they do not advertise their
recreational facilities until completed or, simply bond for the future development thereof.
As we have discussed, this request is to help our project amortize the heavy up front costs
burdened by Phase 1 and 2.
Should you have any questions, please don't hesitate to call me at (619) 720-9785.
Thanking you again for your consideration in this matter, I am,
Respectfully,
PACIFIC VIEW LTD.
Don L. Jack
Managing Member
PACIFIC VIEW LTD.
A COMMERCIAL INVESTMENT & DEVELOPMENT COMPANY
P.O. Box 2198, Carlsbad, California 92018
FAX: (619) 722 6358 Telephone. (619) 722-6358
JUNE 16, 1996
Ms. Terry Woods, Project Manager and Associate Planner
Mr. Ken Quon, P.E., Engineering Project Manager
City of Carlsbad, 2075 Las Palmas Drive
Carlsbad, CA 92009-1576
(619) 438-1161 Ext. 4447, Fax:438-0894
RE: PACIFIC VIEW ESTATES. CT 96-03 TENTATIVE TRACT MAP. 8.52 Acres,
37 Single Family Residential Detached Homes. Assessor Parcel No. 167-
250-16; Located at N.E. Corner of Donna Drive at Carlsbad Village Drive,
City of Carlsbad
Dear Ms. Woods and Mr. Quon,
This letter will serve as our request to build the PACIFIC VIEW ESTATES
recreational facilities with phase three (3) instead of our first two (2) phases. Please let
me explain.
Due to conservative lender requirements, our phase one will consist of three (3)
models and only four (4) production homes, (production denoting units to be sold). Phase
two (2) will consist of ten (10) units. Therefore, the combined production homes for sale
in both phases one and two total only 14 units. (Fourteen (14) homes equates to about
the same size typical to just one (1) phase in an average tract consisting of 100 or more
production homes.)
Yet PACIFIC VIEW'S phases one and two which consists of only 14 homes is dis-
proportionately saddled with the entire tracts (i.e. 37 homes) cost for sensitive species
mitigation. That is phase one and two must suffer the full expense of acquiring substitute
coastal sage lands for the whole tract so that our project may qualify for the 4-D habitat
program. Simply, we have only 14 homes to fully amortize the entire tracts mitigation
costs.
Moreover, the fourteen units of phases one and two alone must pay for the entire
cost of grading all 37 lots, i.e. again, the entire tract. Additionally, phase one and two
is forced to pay for most if not all of the project's cost of infrastructure, sewer, water,
gas, electric, cable tv, telephone, street lights, electrical vaults, street paving, curbs, and
gutters.
The above doesn't even consider the enormous front end costs which smother phase
one and two with more than $200,000 in front end costs attributable to models, furniture,
upgrades, irrigation, landscape, fencing, signs, brochures, sales office facilities, and
marketing.
Ms. Terry Woods, Associate Planner
Mr. Ken Quon, P.E.
JUNE 16, 1996
Page 2 of 2.
Finally, if we are required to build out the subject recreational facilities before the
costs of the maintenance for same can be fairly prorated among at least half of our 37
homes, then according to the California Department of Real Estate, the builder is required
to subsidize all Homeowner Association dues to make up the difference. This easily
amounts to several thousands of wasted dollars and would place an unusual and unfair
hardship on such a small development.
Further, the California Department of Real Estate indicates that our request is not
uncommon. In fact, it is an acceptable practice. Our requested scenario is the case with
many such smaller developments to thereby build the recreational facilities in later
phases. Such is based upon posting a bond for the future development of said facilities
or, simply not advertise any such recreational facilities until completed. As previously
stated, our request is essential. It is required to help amortize the excessive up front
costs levied upon our initial two (2) phases.
In conclusion, even though the PACIFIC VIEW ESTATES is but 37 homes, in lieu of
building just the bear minimum requirements, we have diligently worked and planned to
build a first class recreational facility. One which provides all the same typical amenities
indicative to larger tracts which by size enjoy the luxury of easily amortizing such
expense. But to accomplish this, it must be realistically phased. The front end costs of
a smaller development such as ours is as noted above, dis-proportionate and staggering.
It is difficult for such a small project to be successful unless keen economic development
procedures are carefully maintained with balanced phases. We feel this request very
reasonable as only about l/3rd of our project will be built prior to our common area
recreational facility being completed.
Should you have any questions, please don't hesitate to call me at (619) 720-9785.
Thanking you again for your consideration in this matter, I am,
Respectfully,
PACIFIC VIEW
Don L. Jack
Managing Member
PACIFIC VIEW LTD.
P.O. BUM 2198
Carlsbad, California, 92018
Tele:(619) 720-9785; Fax:(619) 720-9785
TELECOPIER FACSIMILE TRANSMITTAL
DATE: 6/18/96 Tue 8am
1*0. I-IA. • xc^t* UUWIA, c~»n«f xi
City of Carlsbad, 2075 Las Palmas Drive
Carlsbad, CA 92009-1576
(619) 438-1161 Ext. 4447, Fax:438-0894
RE: PACIFIC VIEW ESTATES. CT 96-03 TENTATIVE TRACT
MAP. 8.52 Acres, 37 Single Family Residential
Detached Homes. Assessor Parcel No. 167-250-
16; Located at N.E. Corner of Donna Drive at
Carlsbad Village Drive, City of Carlsbad
Dear Ken,
In response to your paragraph 18 of the "ISSUES OF CONCERN" under
r-.noii «ccn.iMd uii imgu 0, uiiuiuocU ylcooc fiiul uiu 3uii iLn^iiicuis uypiuvul iui fn aim no
positive drainage.
Should you have any questions, pleaae don't hesitate to call me at (619) 720-
9785. Thanking you again for your assistance, I am,
Respectfully
Don L. Jack
Managing Member
T0d Nb9l:8 966T 8T'unp 8S£9 ttL 6T9 : '°N BNDHd »<NbDia3Wb
AdTech Engineering Inc.
7950 Silverton Ave. Suite 116
San Diego CA 92126
Phone: 1-8QQ-98-AdTech Phone:549-0588
Fax:(619) 549-1541
June 14, 1996
To: City of Carlsbad
RE: Tentative Tract Map CT 96-03, Single Family Detached Homes
APN 167-250-16, 8,52 acres, NE corner of Donna at Carlsbad Village Dr.
This is regarding your request pertaining to drainage issues for the above
mentioned property.
Based on our investigation, the soil at the above site is not significantly prone to
erosion and thus it permissible to use positive drainage at 2% away from the
structure and 1% for all drainage swales. It is also permissible that flow lines be
within 5 ft distance away from the structure at 2% and 1% for all drainage
swales.
It is herein stipulated that the requirements of the soil report by AdTech
Engineering (AdTech File No. 95080-2) original date 10/16/95 updated
4/10/96 be followed in particular with respect to footing depth below grade.
Thank you.
Sincerely,
~^ TP-«JJ^
Ziad Bayasi, P.E.
Principal
Z0d Wb9T:8 966T BT'BS£9 619 : 'ON 3NOHd
The Dabbs Family Trust
P.O. Box 619, 3160 Donna Dr.
Carlsbad, CA 92018
June 3, 1996
Mr. Ken Quon, Project Manager
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009-1576
RE: Dabbs residence (APN 167-250-04) and Tract Map CT 96-03
Dear Mr. Quon,
We intend to divide our lot into two parcels. Therefore we have requested that the
abutting development CT 96-03, i.e. Pacific View Estates, provide our property with two
(2) separate 20* accesses instead of one 32' access. Our request was for one access from
"A" Street, and another access from "B" Street. We concur with the proposed access
layout and offsite grading on our property and agreed to pay extra costs if any, which are
attributable to the additional access from "A" Street.
Sincerely,
The Dabbs Family Trust
Kenneth R. Dabbs
PACIFIC VIEW LTD.
A COMMERCIAL INVESTMENT & DEVELOPMENT COMPANY
P.O. Box 2198, Carlsbad, California 92018
FAX: (619) 722-6358 Telephone: (619) 722-6358
MAY 24, 1996
Ms. Terry Woods, Associate Planner
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009-1576
(619) 438-1161 Ext. 4447, Fax:438-0894
RE: CT 96-03 APPLICATION FOR TENTATIVE TRACT MAP (revised from
initially 95-7) and support documents. 8.52 Acres, 37 Single Family
Residential Detached Homes. Assessor Parcel No. 167-250-16; Located at
N.E. Corner of Donna Drive at Carlsbad Village Drive, City of Carlsbad
Dear Ms. Woods,
With this latest submittal, we now feel we have addressed and resolved every
possible City concern to the best of our ability. Therefore in hopes of saving time and
to promptly move forward, we have enclosed the 600' radius map of surrounding property
owners including two (2) sets of corresponding address labels. We do have a request
regarding our application. Will you kindly use the partnership entity, i.e. PACIFIC VIEW
LTD., as the applicant in lieu of our individual names. Lastly, should you have any
questions or need any additional information, please don't hesitate to call. Rest assured
we will promptly respond.
Submitted herewith, please find the following forms and support documentation:
1. Copy of the Legal Agreement/Recorded Easement between the Dabbs residence
(APN 167-250-04) and our subject property.
2. "LAND USE REVIEW APPLICATION" for GENERAL PLAN AMENDMENT from
"RLM" (0-4 DU/ac.) to instead, MRM" (4-8 DU/ac.) use designation and respective
$2,500 fee, and
3. ZONE CHANGE application from "RA-10,000" to instead RD-M, and the $850 fee.
4. A revised May 20, 1996 "DISCLOSURE STATEMENT".
5. A revised May 24, 1996 Project "DESCRIPTION/EXPLANATION".
6. A revised April 8, 1996 ACOUSTICAL ANALYSIS.
7. An April 11, 1996 Archeological CULTURAL RESOURCE SURVEY.
8. 600* radius Property Owners List, 2 sets of address labels and accompanying 600*
radius map.
9. 1 notarized original and 1 copy of the PUBLIC FACILITIES FEE AGREEMENT.
10. 5 (Five) copies of "Slope Analysis/Constraints Map".
11. 5 (Five) copies of "Site Sections" to accompany said Slope Analysis.
pv_app
V
MS. TERRY WOODS
Carlsbad Associate Planner
May 24, 1996
12. 1 (one) copy of Streets "A" & "B" Profiles.
13. 1 (one) "SCALE MAP" of Surrounding Property Acreage, Density, Zoning, land use,
and Average Lot Size.
14. 1 (one) copy of an 8 1/2" x 11" reduced site plan.
15. 1 (one) copy of an 8 1/2" x 11" reduced Plans 1R, 2, & 3 building elevations,
TERRY r Building ftesigas are COWIDENTIALII Any ^sista&ce y^ eat* provide ia
maintaining this projects confidentiality would be appreciated. Thanks for yam help.
16. 10 (Ten) copies of the May 24, 1996 revised TENTATIVE MAP, (2 pages).
17. 10 (Ten) copies of the May 24, 1996 "PRELIMINARY GRADING PLAN".
18. 10 (Ten) copies of the May 24, 1996 "SITE PLAN".
19. 10 (Ten) copies of the May 24, 1996 revised PRELIMINARY LANDSCAPE plan.
20. 10 (Ten) copies of the May 24, 1996 revised RECREATIONAL LOT site details.
21. 10 (Ten) copies of the May 24, 1996 revised ARCHITECTURAL DRAWINGS.
22. 10 (Ten) copies of the May 24, 1996 revised ARCHITECTURAL GUIDELINES.
23. Engineering Departments original RED LINES.
24. CONSTRUCTION MATERIAL BOARD w/Stucco, Paint, Roof Tiles, & Brick samples.
25. A check in the amount of $3,350.00.
Further, this letter addresses in the same chronological order as presented by Mr.
Holzmiller's April 19, 1996 letter, the PLANNING and ENGINEERING departments, "LIST
OF ITEMS NEEDED", and list of "ISSUES OF CONCERN", fa response to each such item
numbers, we submit the following in the same respective order:
"OF TmtS HEEDED
Enclosed herein, please find the City's applications for a GENERAL PLAN
AMENDMENT, ($2,500) from RLM (Residential Low-Medium) to instead RM
(Residential Medium) and a ZONE CHANGE from RA-10,000 to instead, RD-M,
($850), and a check in the amount of $3,350.00. Our submittals have been corrected
to reflect 4.89 (37 homes / 7.56 Net Dev. Ac. = 4.89 UPA) dwelling units per acre.
2. We have added a north arrow and scale to each of the plan diagrams submitted.
3. We have added (CT 96-03) to each of the plan diagrams submitted.
4. All lots are now labeled with the exact square footage.
5. As requested, we have plotted a maximum Plan 3 building structure on our smallest
plan 3 lot to illustrate a worst case scenario. In general, lot sizes range from 4,022
to as large as a 14,601 with the exact average at 6,538.5 square feet. Plan 1 is
the smallest plan and on an average lot, has a lot coverage of 23% while Plan 3 our
largest has a coverage of approximately 32%.
6. This item prompted a call from our architect to our Project Planner, Ms. Woods.
pv app
t *MS. TERRY WOODS
Carlsbad Associate Planner
May 24, 1996
As noted on the enclosed pages A4, AS & A6, all homes have now been labeled
with height, and all are in compliance with Carlsbad height ordinance. Our highest
2-story structure is 30'-0" while plans 1 and 2 are much less.
7. Enclosed herein, please find a construction material board with color samples.
8. We submit herewith, 5 copies of the Slope Analysis/Constraints Map and 5 copies
of Site Sections. Such includes vertical and horizontal scales. We have provided
the required three (3) sections. Additionally we submit two (2) extra sections, (i.e.
Sections "D-D" and "E-E"). These additional sections will assist you in analyzing
our grading impact upon the "Line of Site View" for the Elm water reservoir. As
illustrated, our Elm water reservoir grading impact will be essentially nil. Simply,
our grading WILL NOT expose the Elm water reservoir anymore than presently
exposed to public viewing.
9. We have illustrated with the site plan, grading plan, landscape plan, building plans,
and elevations that the project fulfills the design standards of hillside development.
We have 8.52 acres on-site and 0.70 acres off-site, for a total of 9.22 acres. As
reflected by the grading quantities, we have LESS than 7,999 grading cubic yards
per acre and meet the design standards for hillside development.
ENGINEERING:
1. We have provided a typical detail for all landscaping seatwalls. Said landscaping
seatwalls have been used for side yards and DO NOT exceed a maximum 3* high.
All retaining walls have been labeled on both ends and in the middle with top and
bottom elevations per request.
2. Enclosed herein, please find a profile of all streets which exceed 7% grade.
3. We have provided a plan view of the extension of Donna Drive at Carlsbad Village
Drive.
4. The width and location of all existing, proposed public and private easements has
been reflected on the enclosed "Slope Analysis/Constraints Map" including a table
identifying any such easements.
5. Enclosed herein, please find 10 copies of the Preliminary Grading Plan.
6. Storm drains which serve this project have been identified. »• -: :.
"ISSUES OF CONCERN"
1. Seven of our Plan 3's incorporate a secondary dwelling unit to mitigate the City's
Inclusionary Housing fees. They are identified on the Site Plan as "SA" meaning
"Studio Apartment" and consist of lots 4, 13. 19, 23, 28, 29, and 37. As requested,
we have substantially enlarged this "Granny Unit/Apartment Flat". We have
redesign this floor plan to increase the Apartment Flat by 116 square feet. We
pv app
MS. TERRY WOODS
Carlsbad Associate Planner
May 23, 1996
believe this down stairs unit is more efficient due to the lack of wasted stairs.
Moreover, we feel as a downstairs apartment, it is more desirable and ideal for
older occupants. We have designed this apartment to be totally independent of the
main home. Each Apartment consists of a very efficient 353 square foot and boast
its own full private bathf large closet, complete full size Kitchen facilities, and
great storage space. Each is fully self-contained with its own separate exterior
entrance, fully sound-proof demising walls, and private "under roof" garage parking
available.
2. -^Enoteaed ploaco find a neighboring community map showing surrounding property
acreage, density and average lot sizes vJi«-i- Fo^-J-owo •
3. The Recreational area is serviced by two (2) paved paths, i.e. one form each street.
The path from "B" Street is 41 wide while Street "A" shall be 10' wide and paved
to accommodate vehicular maintenance pool access. The plans have been labeled
accordingly.
4. The proposed structural separations now equals or exceeds 5' as required. Most lots
are designed at a minimal 50' wide yet, PACIFIC VIEW ESTATE floor plans are only
37' and 38' wide. This then allows the project to enjoy side yard setbacks with a
minimal of 5', to as much as 8' from the property line. In fact as now designed,
in many cases we exceed standard side yard setbacks at typically 7' and 5* setbacks,
instead of 5' and 5' respectively.
5. All side yard walls between, houses have now been redesigned not to exceed a
maximum height of 3' and 6'Thaximum rear yard walls. Moreover, the project has
been redesigned to incorporate a planted buffer area between the wood stake fence
and any such retaining walls. £ voa-n v»/r THC Bxc&yno** of TI/OO
6. Floor Plan number 2 has been redesigned to incorporate a 10* wide, 1 story
elevation for its entire depth. With this redesign, both plans I & II now consist of
such 1 story elements. Our project now exceeds guideline requirements.
7. As per your request, both streets have been renamed to Street "A" and Street "B".
8. It is unreasonable to lose a perfectly good and in fact, one of our more desirable
lots simply because Lot 29's access width does not meet 33'. We compare our Lot
29 to the city approved Lot 46 in the abutting Wintergreen Tract No. 88-2. Said
Lot 46 has a 27* frontage, is just 87" form our property line, and has the same
qualities as our lot 29.
This whole problem is a result of our "B" Street being required by the City to
connect to Wintergreen Drive, thus causing the current restrictive lot configuration.
We lost the efficiency of our originally designed cul-de-sac. And due to the
unfavorable conditions resulting from this sites unusual topography, we have lost
at least one lot due to this connection to Wintergreen. Further, our tract will
suffer increased future vehicle traffic and noise which in turn yields less privacy
and a reduction in property desirability, value, and quality of life. Moreover, such
has created a hardship to greatly lower "B" Street to the same elevation as
pv app
MS. TERRY WOODS
Carlsbad Associate Planner
May 23, 1996
Wintergreen Drive and increased our grading costs by several thousands of dollars.
We have relied upon this lot 29 under the definition of a flag or panhandle lot and
cannot find definitive code to the contrary. We respectfully request staff support
on this issue as we feel it's simply a matter of interpretation.
9. Lot 38 will be held and maintained by the projects home owners association. A
notation to this effect has been made.
10. With regards to off-site grading, we have met with the adjacent property owners
and will procure letters for permission to grade.
11. The site has been redesigned to exclude all slopes exceeding 30'.
12. Lots 22 & 23 (formally lots 21 & 22) have been redesigned to each accommodate
a 15' frontage with a total 20' improved driveway in a joint easement ensuring
common access per code.
13. In accordance with your request, we have minimized grading wherever possible yet,
as noted in response to number 8 above, Sections "D-D" and "E-E" are "Line of
Site Views" which illustrates that in fact, our grading WILL NOT expose the Elm
water reservoir any more than presently exposed to public viewing.
14. Enclosed herein, please find site details for Lot 44, our recreational lot. Said lot
"44" exceeds 8/10th of an acre (35,945 square feet) in green landscaping and a
7,400+ square foot active area pad. The recreations planned for this common area
consists of a fenced community private pool with an 8* octagon spa, an immense
sun deck area, a barbecue, an enclosed children's Tot-Lot, a huge handicap bath,
a 300'+ canopy lattice veranda, of an outside shower, a large open rectangular
grass belt large enough for Volleyball, Croquet and other such active sports, and
perhaps a shuffle Board Court. Further, we have incorporated 4 common area
parking stalls on "A" Street, and 2 parking stall on "B" street.
15. In response to item 15, Lot 41 for a total of 1460 s.f., has been earmarked and set
aside to accommodate recreational vehicle storage.
16. Our tree study should be completed next week for immediate submittal to the City.
1.taaccbrdance with your request, the plans have been modified to incorporate
improvements to Donna Drive PLUS a 12* half street for a total of 42* wide.
2. As submitted with our March 25, 1996 Tract Map Application, we have completed
a traffic study which reflected that a traffic signal IS NOT WARRANTED OR
NEEDED for Carlsbad Village Dr. at Donna Drive.
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MS. TERRY WOODS
Carlsbad Associate Planner
May 23, 1996
3. We have met twice with the Carlsbad Municipal Water District and their
acknowledgment letter will be forthcoming.
4. This has boon incorporated in accordance with the Engineering Dopartmcnta
rani lf*ff f" _» 7
5. This has been completed as noted in paragraph 12 above.
6. As noted in paragraph 8 above, it is unreasonable to lose a perfectly good and in
fact, one of our more desirable lots simply because Lot 29's access width does not
meet 33'. We compare our Lot 29 to the city approved Lot 46 in the abutting
Wintergreen Tract No. 88-2. Said Lot 46 has a 27' frontage, is just 87' form our
property line, and has the same qualities as our lot 29.
This whole problem is a result of our "B" Street being required by the City to
connect to Wintergreen Drive, thus causing the current restrictive lot configuration.
We lost the efficiency of our originally designed cul-de-sac. And due to the
unfavorable conditions resulting from this sites unusual topography, we have lost
at least one lot due to this connection to Wintergreen. Further, our tract will
suffer increased future vehicle traffic and noise which in turn yields less privacy
and a reduction in property desirability, value, and quality of life. Moreover, such
has created a hardship to greatly lower "B" Street to the same elevation as
Wintergreen Drive and increased our grading costs by several thousands of dollars.
We have relied upon this lot 29 under the definition of a flag or panhandle lot and
cannot find definitive code to the contrary. We respectfully request staff support
on this issue as we feel it's simply a matter of interpretation.
7. Lot 38 will be held and maintained by the home owners association.
8. In compliance with your request, the boundaries of the two (2) abutting parcels, i.e.
the Reginald Marron residence (APN 167-570-10), and the Dabbs residence (APN
167-250-04), have been identified on our tract map. However the other parcel, i.e.
the Sylvester Marron residence (APN 167-570-9) does not abut our property nor is
it contiguous to our property.
9. We have no problem with lot line adjustments as long as we are not involved in
same nor are we required to pay for same. As noted in paragraph 12 below, it is
not our legal responsibility to effect any such lot line adjustments. Regarding
Dabbs, our responsibilities were clearly set forth by a previous legal agreement
between all parties. Said agreement was recorded on June 7, 1991. The City was
part of this agreement and executed the same, (please see copies enclosed).
10. In accordance with your request, Street "A" (formally Rue Le Margaret) has been
widened to a public street at a width of 51' which meets city standards for a single
loaded street.
11. All lot corners including lots 22, 23, 39, 40, 41 and 42 have been designed to
intersect with the public street at basically perpendicular angles.
pv app
MS. TERRY WOODS
Carlsbad Associate Planner
May 23, 1996
12. As noted in paragraph 8 & 9 above, it is not our legal responsibility to improve the
access for the Sylvester Marron property (APN 167-570-9). Sylvester Marron's
legal access is located off Doreet Way. Please understand that said Sylvester
Marron property DOES NOT ABUT nor does it touch our property. We have been
told that when the tract developer for Tract No. 88-2, (i.e. Wintergreen Drive and
Doreet Way), made an effort to build this access from Doreet Way, hi 1989,
Sylvester Marron refused to allow said improvements to be made. Please note, at
present NEITHER the Sylvester Marron residence (APN 167-570-9), NOR the
Reginald Marron residence (APN 167-570-10) have any LEGAL grounds to access
over our property. In fact, they are allowed to trespass only by our properties
continued permission. There is NO prescriptive easement rights for EITHER
Sylvester Marron (APN 167-570-9) or Reginald Marron (APN 167-570-10), (please
see First American Preliminary Title Report). Be this as it may, we intend to
grand deed title ownership in said lot 42 to Reginald Marron (APN 167-570-10). As
for Sylvester Marron (APN 167-570-9), we suppose he will continue to access his
property over his brother's (Reginald Marron (APN 167-570-10)) site.
13. We have met with the two (2) abutting property owners, i.e. the Reginald Marron
residence (APN 167-570-10), and the Dabbs residence (APN 167-250-04). Dabbs
intends to divide his lot into two (2) lots and has indicated that he would therefore
prefer two (2) separate 20' accesses instead of just one (1) 32' access. Such
prompted our May 7th, 1996 telephone call for permission from Mr. Ken Quon at
the City. And thus, we have redesigned to now provided Dabbs with both a 20*
access to public street "A" for the lower half of his lot, and a 20* access to public
street "B". Said accesses are identified as lot numbers 40 and 39 respectively. A
letter from Dabbs will be forthcoming.
14. All off-site grading letters will be provided during City processing.
15. In accordance with your request, Rue Le Margaret has been widened to a public
street at a width of 51' which meets city standards for a single loaded street.
16. We have purposely designed the project so that all lots drain to the street. Thank
you for your drainage suggestion to the rear however at present we feel the existing
plan works quite well.
17. Per your request, we have removed all slopes in access of 30'.
18. The soils engineer has review the plans and shall provide a letter advocating
approval of positive drainage at 2% away from any structures and 1% for all
drainage swales. Moreover if needed, a letter providing approval for surface
drainage flow lines at less than 5' from the structure where applicable.
19. We have made this correction to show that daily traffic generated is at the rate
of 10 ADT/per unit.
pv app
MS. TERRY WOODS
Carlsbad Associate Planner
May 23, 1996
20. We have renumbered the lots in accordance with City request. Simply, all lots are
now numeric and in order from left to right and then for best clarification, in
reverse for those lots which are non-buildable.
21. Enclosed herein please find the original red lines.
In closing, the many studies and redesigns required has greatly detained the timely
progress of this projects. If you see any means possible to accelerate processing, it would
be truly appreciated. Thanking you again for your consideration and prompt attention in
this matter, I am,
Respectfully,
PACIFIC VIEWLTD.
Don L. Jack
Managing Member
o
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I - \OO
RECEIVED OCT 61995
ft r/"f.
State of California - The Resources Agency
DEPARTMENT OF PARKS AND RECREATION
ARCHAEOLOGICAL SITE RECORD
Page 1 of 5 .
Permanent Tr1no»1al:
Temporary Number:
Agency Designation:
Supplement ( }
SDM-V-2038
1 .
2.
3.
4.
5.
7.
8.
9.
County: San Diego
USGS Quad: San Luis Rey (7. 5') '68
UTM Coordinates: Zone 11 / 469480
Township US Range 4W . 1/4 of 1/4
Map Coordinates: 357 mmS 185 mmE (from NW
Location: Elm Avenue ex te ns i o n/ ad j ace nt to Ris
of ridge tops/eastern portion overlooks El Cam
Preh istor 1c X Historic
Site Description Light to moderate shell and
(15') Phntorev i sed 1975
Easting / 3670260 northing ( )
of 1/4 of Section Base(t!er.) SBM (X)
corner of map) 6. Elevation: 240-260 ft ( )
ing Glen subdivision/on undeveloped portion
i no Rea 1 / southeast of Buena Vista Lagoon
( j
Protohlstoric
artifact scatter comprising four lod -
possibly extension of W-143/146 village compl ex /grou ndsto ne , flaked stone tools, cores.
deb 1 1 age/m 1dde n deposits
( )
Area: 125 n(length)x 60 m(width) 5890 m . Method of Determination scaled topo map
11. Depth : approx. 100 cm Method of Determination; visual Inspection of cuts
12. Features:None observed
13,
14.
15.
17.
Artifacts: Collected during monitoring: 2 manos, 3 hammers, 2 scraper planes, 6 scrapers,
3 cores. 16 flakes/material types noted: fine-grained metavolcanic (felsite). medium- to
to coasr e-gra 1 ned metavolcanic, granitic, quartz ( )
Non-Artifactual Constitutients: Shell: Chione. Aequipccten, Polinices, Laevicardiurn,
Ha 1 lot i s ( )
Date Recorded:10/14/86 16. Recorded By:Cardenas/Robbi ns-Wade/Serr( )
Affiliation and Address:RBR & Associates, Inc. 233 A Street. Ste. 804. San Diego 921Q1> )
City of Carlsbad
Planning Department
April 19, 1996
Don Jack
Pacific View LTD
P.O. Box2190
Carlsbad, CA 92008
SUBJECT: CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04 - PACIFIC VIEW ESTATES
Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning
Department has reviewed your Tentative Tract Map, Planned Unit Development, Hillside
Development Permit and Site Development Plan, application nos. CT 96-03/PUD 96-
03/HDP 96-03/SDP 96-042, 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 bv 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, March 25, 1996, 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, Teresa Woods, at (619) 438-1161 extension 4447, if
you have any questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL J. HOLZMILLER
Planning Director
MH:TW:bk
c: Gary Wayne
Adrienne Landers
Ken Quon
Bobbie Hoder
Bob Wojcik
File Copy
Data Entry
Planning Aide
2O75 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 - FAX (619) 438-0894
LIST OF ITEMS NEEDED
TO COMPLETE APPLICATION:
No. CT 96-03/PUD 96-03/HDP 96-03/SDP 96-04
PLANNING:
1. The proposed Planned Development at a density of 4.76 dwelling units per acre
will require a General Plan amendment from RLM to RM and a zone change from
RA-10,000 to RD-M. Please submit applications for these discretionary
applications. Please revise plans to reflect 4.76 dwelling units per acre.
2. Please add a north arrow and scale to each of the plans submitted.
3. Please add the Tentative Map number (CT 96-03) to the upper right hand corner
of the tentative map cover sheet.
4. Please add the lot areas for the recreation Lot "A", open space Lot B, and access
Lots C & D to the tentative map.
5. Please put the typical and maximum building lot coverage for the project on the
plans.
6. Please indicate building elevations, compliance with Carlsbad Height Ordinance
21.04.065.
7. Please submit construction material board and color samples.
8. Please submit five copies of the slope profiles. Please include vertical and
horizontal scale. A minimum of three slope profiles shall be provided and indexed
on the constraints map. See Section 21.95.020(b) of the Carlsbad Municipal Code
for additional requirements.
9. Please show with the site plan, grading plan, landscape plan and building plans
and elevations how the development fulfills the following Hillside Development and
Design Standards (Section 21.95.060) (1) contour grading; (2) area or extent of
grading; (3) screening of graded slopes; (4) view preservation and enhancement;
and, (5) hillside drainage.
ENGINEERING:
1. Top and bottom elevations for all fences, walls, and retaining walls. Show these
elevations at each end of the wall and in the middle. Also show the worst
condition elevation.
2. A profile of all streets with grades in excess of 7%.
3. The tentative map is to include a plan view of the extension of Donna Way to its
intersection with Carlsbad Village Drive. Contours and existing topography should
also be included sufficient to determine the potential location of future access for
adjacent undeveloped properties.
4. Width and location of all existing or proposed public and private easements.
Please provide a table that identifies each easement and numbered to correspond
5.
with those in the preliminary title report. The table should include the date, file
number, and future disposition of each easement.
A preliminary grading plan with more legible contours and the location of
proposed cut/fill lines.
6. Location of storm drain facilities that will be served by this project.
ISSUES OF CONCERN
PLANNING:
1.
3.
4.
The proposed second dwelling units, at 237 square feet, are .too small. The plans
do not show where kitchen facilities will be accommodated, and even without
kitchen facilities, there is barely enough room for a twin bed. Please revise plans
to provide adequate living space for the second dwelling units. If units are
proposed as studios, they must be able to accommodate a kitchen table, sitting
area and typical bedroom furniture. Please indicate which lots would contain the
second dwelling units.
Please submit a map showing surrounding property acreage, densities, and
average lot sizes to support your request for a General Plan amendment and zone
change.
Please indicate that the proposed trail connecting Rue Le DaVid with
recreation area is proposed to be constructed of asphalt or concrete.
the
The proposed structural separation between units and retaining walls is not
adequate. The minimum separation is 5-feet (with certain intrusions allowed to
encroach up to 2-feet per Section 21.46.090 of the Carlsbad Municipal code).
The project as proposed includes side yard retaining walls up to 7-feet in height.
Staff does not support retaining walls in excess of 3-feet in height. Rear yard
retaining walls may be acceptable up to 6-feet in height. Side and rear yard
fences are not permitted to exceed 6-feet in height, which includes retaining
wall/fence combinations. An acceptable solution is as illustrated below, however
if you have an alternative, please submit it for our review.
6. The following are comments regarding compliance with small lot architectural
guidelines:
(1) In compliance with guideline #1, Plan 1 must be plotted every three units.
(2) In compliance with guideline #7, Plan 1 must be plotted for at least 25%
of the project (currently proposing to plot Plan 1 20%).
7. Please label streets "A", "B", and "C". Please note that Donna Drive will likely be
required to be maintained to the 90 degree turn to Wintergreen. Also, street
names must comply with the City's street naming policy (Rue is not an acceptable
street name). The issue of street names will be addressed prior to final map.
8. Proposed Lot 28 does not meet the definition of a flag lot which must be located
behind another lot. Please increase the lot frontage to 33-feet minimum to meet
City standards.
9. Please number and show maintenance responsible for the lot on the south side
of Carlsbad Village Drive. This lot cannot be left as a remainder parcel.
10. Off-site grading is proposed in several locations. This area must be included in
the grading calculations for the site. Please revise calculations if necessary. Also,
please submit letters from the property owners indicating that the proposed off-
site grading is acceptable.
11. Slopes in excess of 30-feet are proposed on the project. Slopes in excess of 30-
feet are generally not permitted pursuant to the City's Hillside Development
Ordinance. Please revise plans as necessary consistent with the Hillside
Development Ordinance and Development Guidelines and submit slope profiles
and typical cross sections for these larger slope areas.
12. Lots 21 and 22 are proposed as panhandle lots. Please submit documentation
that these lots comply with the panhandle lot development standards of Section
21.10.080 of the Carlsbad Municipal Code. Also, please revise plans to show 30-
feet minimum useable driveway access to double panhandle Lots 21 and 22.
13. The existing manufactured slope on the south portion of Lots 34-36 should be
maintained to the greatest extent possible. This slope helps screen the water tank
as viewed traveling westbound on Carlsbad Village Drive. Also, try to bring the
slope down from Lot 36 to Lot 34 more gradually (naturally).
14. Please show site details for the recreation lot.
15. Please show where the recreation vehicle storage facility will be provided on the
site per Section 21.45.090(k). A minimum of 720 square feet, exclusive of the
driveways and approaches is required for the project as proposed.
16. There are numerous mature trees on the site. Please submit a tree survey which
identifies the following: (1) tree types; (2) trees to be preserved on the site; (3)
trees to be removed on the site; (4) health status of the trees; and (5) trees to be
relocated or replaced. Please note that eucalyptus trees are a tree of community
importance, especially in this part of the City. Generally, projects with large
numbers of eucalyptus trees are designed incorporating the eucalyptus tree.
ENGINEERING:
1. The required width of offsite improvements for Donna Way is half-street plus 12',
for a total improved width of 42'. This width includes a 10' wide area for sidewalk
and utility easement, a 32' paved street width, and asphalt concrete curb on the
west side of this street.
2. An intersection analysis will be required to determine if a traffic signal is warranted
at the Carlsbad Village Drive/Donna Way intersection. Speed survey information
for this survey will be provided by the City.
3. It appears that the offsite portion of Donna Way and a portion of Rue Le DaVid is
to be constructed on property owned by the City of Carlsbad/Carlsbad Municipal
Water District. The applicant should provide notes on the plans and submit
information as to what steps have been taken to obtain permission to proceed
with these improvements.
4. With regard to the Wintergreen Drive/Rue Le DaVid intersection, a triangular area,
measured 25' from the end of the curb return, and free of any obstructions in
excess of 30" in height must be maintained for sight distance purposes. Please
outline this triangular area on the tentative map.
5. The required frontage width for panhandle lots adjacent to one other is 15', such
as on Lots 21 and 22. Additionally, this area is for access to the panhandle lots
and is to be clear of slopes, walls, and other site elements.
6. The 20' frontage width of Lot 28 does not meet the required width of 33'.
7. The triangular shaped area on the south side of Carlsbad Village Drive should be
designated as a lot, and not as "not a part."
8. For reference purposes, the boundaries of the three adjacent parcels located to
the north of the project should be shown on the Index Map.
9. Rather than create separate lots to maintain access to adjacent offsite parcels, lot
line adjustments will be required that will consolidate Lots C and D to their
respective offsite parcels. Please note the intent for a lot line adjustment on the
tentative map.
10. If Rue La Margaret is a private street, then offsite parcels with access to this street
from Lot C will have to be included as part of the Planned Development
application.
11. The corners of Lot D at its intersection with Rue Le DaVid should be rounded.
Additionally, slopes from the adjacent lots should not encroach into Lot D.
12. Please note on the tentative map that this project will provide for the installation
of access improvements through Doreet Way for the adjacent offsite parcel.
13. The applicant must submit letters from the property owners of the three adjacent
parcels indicating their concurrence with the proposed access layout to their
respective parcels.
14. The applicant must submit letters from the property owner indicating their
approval of the proposed offsite grading for this project.
15. In accordance with City standards for a public street, the required right-of-way
width for Rue La Margaret is 56'. If it is intended for this street to be private, this
should be clearly noted and mapped appropriately on the tentative map.
16. If adequate drainage facilities can be provided, and in order to reduce grading
and slope heights, we would consider an alternative design for those lots located
on the west side of Rue La Margaret to drain towards the rear of the lots.
17. Slopes in excess of 30' in height, such as behind Rue Le Margaret, require a
bench and brow ditch.
18. The typical lot detail on sheet 1 indicates that sideyards may be designed with a
width as narrow as 5'. Please note that the City requires finish grading provide
a positive drainage of 2% to swale a minimum 5' away from the face of building.
This issue may be resolved by having the Soils Engineer prepare a letter
indicating their approval of the proposed drainage design.
19. It appears that the Average Daily Traffic, as shown on sheet 1, was calculated
using the generation rate of 8 ADT/unit (multiple family ADT rate). This single
family project should shown an Average Daily Traffic generation rate of 10
ADT/unit.
20. Lots are to be numbered consecutively on the tentative map. Please redesignate
Lots A through D with a lot number.
21. Attached is an Engineering Department redlined check print set of the project.
The applicant must return this plan set with the corrected plans to assist us in our
continued review. If you have questions regarding any of the Engineering
comments above, please contact Ken Quon at (619) 438-1161, extension 4380.
April 15, 1996
TO: TERRI WOODS, ASSOCIATE PLANNER
FROM: Associate Engineer Quon
VIA: Principal Land Use Engineer ^ "<?"
VIA: Assistant City Engineer
COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT
PACIFIC VIEW ESTATES, CT 96-03/PUD 96-03/SDP 96-04/HDP 96-03
The Engineering Department has completed its review of the subject project for application
completeness. The application and plans submitted for this project are incomplete and
unsuitable for further review due to the following missing or incomplete items:
1. North arrow and scale on sheet 2 of the tentative map and sheet 1 of the site
development plan.
2. Top and bottom elevations for all fences, walls, and retaining walls. Show these
elevations at each end of the wall and in the middle. Also show the worst condition
elevation.
3. A profile of all streets with grades in excess of 7%.
4. The tentative map is to include a plan view of the extension of Donna Way to its
intersection with Carlsbad Village Drive. Contours and existing topography should also
be included sufficient to determine the potential location of future access for adjacent
undeveloped properties.
5. Width and location of all existing or proposed public and private easements. Please
provide a table that identifies each easement and numbered to correspond with those in
the preliminary title report. The table should include the date, file number, and future
disposition of each easement.
6. A preliminary grading plan with more legible contours and the location of proposed cut/fill
lines.
7. Location of storm drain facilities that will be served by this project.
In addition, the Engineering Department made a preliminary review of the project for Engineering
issues. Engineering issues which need to be resolved or adequately addressed prior to
conditioning of the project are as follows:
1. The required width of offsite improvements for Donna Way is half-street plus 12', for a
total improved width of 42'. This width includes a 10' wide area for sidewalk and utility
easement, a 32' paved street width, and asphalt concrete curb on the west side of this
street.
2. An intersection analysis will be required to determine if a traffic signal is warranted at the
Carlsbad Village Drive/Donna Way intersection. Speed survey information for this survey
will be provided by the City.
3. It appears that the offsite portion of Donna Way and a portion of Rue Le DaVid is to be
constructed on property owned by the City of Carlsbad/Carlsbad Municipal Water District.
The applicant should provide notes on the plans and submit information as to what steps
have been taken to obtain permission to proceed with these improvements.
4. With regard to the Wintergreen Drive/Rue Le DaVid intersection, a triangular area,
measured 25' from the end of the curb return, and free of any obstructions in excess of
30" in height must be maintained for sight distance purposes. Please outline this
triangular area on the tentative map.
5. The required frontage width for panhandle lots adjacent to one other is 15', such as on
Lots 21 and 22. Additionally, this area is for access to the panhandle lots and is to be
clear of slopes, walls, and other site elements.
6. The 20' frontage width of Lot 28 does not meet the required width of 33'.
7. The triangular shaped area on the south side of Carlsbad Village Drive should be
designated as a lot, and not as "not a part."
8. For reference purposes, the boundaries of the three adjacent parcels located to the north
of the project should be shown on the Index Map.
9. Rather than create separate lots to maintain access to adjacent offsite parcels, lot line
adjustments will be required that will consolidate Lots C and D to their respective offsite
parcels. Please note the intent for a lot line adjustment on the tentative map.
10. If Rue La Margaret is a private street, then offsite parcels with access to this street from
Lot C will have to be included as part of the Planned Development application.
11. The corners of Lot D at its intersection with Rue Le DaVid should be rounded.
Additionally, slopes from the adjacent lots should not encroach into Lot D.
12. Please note on the tentative map that, with the approval of the adjacent property owner,
this project will provide for the construction of access improvements through Doreet Way
for the adjacent offsite parcel.
13. The applicant must submit letters from the property owners of the three adjacent parcels
indicating their concurrence with the proposed access layout to their respective parcels.
14. The applicant must submit letters from the property owner indicating their approval of the
proposed offsite grading for this project.
15. In accordance with City standards for a public street, the required right-of-way width for
Rue La Margaret is 56'. The City would consider requiring only a 51' right-of-way width
if this street remains single-loaded and an application is submitted for an Engineering
Modification. If it is intended for this street to be private, this should be clearly noted and
mapped appropriately on the tentative map.
16. If adequate drainage facilities can be provided, and in order to reduce grading and slope
heights, we would consider an alternative design for those lots located on the west side
of Rue La Margaret to drain towards the rear of the lots.
17. It appears that additional offsite grading will be required for Lot 22 to meet the proposed
pad elevation of 245.0.
18. The typical lot detail on sheet 1 indicates that sideyards may be designed with a width
as narrow as 5'. Please note that the City requires finish grading provide a positive
drainage of 2% to swale a minimum 5' away from the face of building. This issue may
be resolved by having the Soils Engineer prepare a letter indicating their approval of the
proposed drainage design.
19. It appears that the Average Daily Traffic, as shown on sheet 1, was calculated using the
generation rate of 8 ADT/unit. for this project was shown on the plans for Average Daily
Traffic is 10 ADT/unit.
20. Lots are to be numbered consecutively on the tentative map. Please redesignate Lots
A through D with a lot number.
Attached is a red lined check print set of the project. Please forward this plan set to the applicant
for corrections and changes as noted. The applicant must return this plan set with the corrected
plans to assist us in our continued review. If you have questions regarding any of the comments
above, please contact me at extension 4380.
KENNETH W. QUON
Associate Engineer
United States Department of the Interior
FISH AND WILDLIFE SERVICE
Ecological Services
Carlsbad Field Office
2730 Loker Avenue West
Carlsbad, California 92008
February 28, 1996
Don L. Jack
Farwest American Enterprises
1727 Oceanside Blvd., Suite A
Oceanside, California 92054
Re: Pacific View Ltd. Project, Sensitive Species Surveys
Dear Mr. Jack:
This letter responds to your request that the U.S. Fish and Wildlife
Service (Service) provide written comments regarding mitigation and
processing requirements for the above referenced project (Project).
In a previous letter from the Service, dated November 24, 1995, we
responded to your October 25, 1995 letter by stating that project-
related impacts to coastal sage scrub would be appropriately mitigated
offsite provided that sensitive species are not found on the project
site. We recommended that focused surveys be conducted to determine
the presence or absence of the California gnatcatcher and any
sensitive plant species which may occur on the property. We
subsequently received a report dated January 11, 1996, regarding
sensitive species surveys conducted on the subject property by Dudek
and Associates. The Service is satisfied with this report and, based
on the information provided, concurs that the species evaluated are
unlikely to occur on-site.
Due to the isolated nature of the subject site, its location outside
of any local preserve planning area, and the absence of sensitive
species, the Service believes that project-related impacts to coastal
sage scrub would be appropriately mitigated offsite, in an area of
high long-term conservation value within the City of Carlsbad or other
coastal area, at a 1:1 ratio for 1.95 acres of coastal sage scrub.
The Service also concurs that the project is appropriate for
processing under the interim habitat loss provisions of the Natural
Community Conservation Planning Program for coastal sage scrub.
Mr. Jack
Thank-you for providing the additional information we requested
regarding the subject project. If you have any questions or comments,
please contact Ellen Berryman at the Carlsbad Field Office (619/431-
9440).
Cobetich
Field Office Supervisor
CC: Bill Tippets, CDFG
Don Rideout, City of Carlsbad
#l-6-HC-96-74
United States Department of the Interior
FISH AND WILDLIFE SERVICE
Ecological Services
Carlsbad Field Office
2730 Loker Avenue West
Carlsbad, California 92008
C"
January 31, 1996
4 *
Don L. Jack
Farwest American Enterprises
1727 Oceanside Blvd., 'Suite A
Oceanside, California 92054
Re: Pacific View Ltd. Project, Sensitive Species Surveys
Dear Mr. Jack:
This letter responds to your request that the U.S. Fish and Wildlife
Service (Service) provide written comments regarding mitigation and
processing requirements for the above referenced project (Project).
In a previous letter from the Service, dated November 24, 1995, we
responded to your October 25, 1995 letter by stating that project-
related impacts to coastal sage scrub would be appropriately mitigated
offsite provided that sensitive species are not found on the project
site. We recommended that focused surveys be conducted to determine the
presence or absence of the California gnatcatcher and any sensitive
plant species which may occur on the property. We subsequently received
a report dated January 11, 1996, regarding sensitive species surveys
conducted on the subject property by Dudek and Associates. The Service
is satisfied with this report and, based on the information provided,
concurs that the species evaluated are unlikely to occur on-site.
Due to the isolated nature of the subject site, its location outside of
any local preserve planning area, and the absence of sensitive species,
the Service believes that project-related impacts to coastal sage scrub
would be appropriately mitigated offsite, in an area of high long-term
conservation value, at a 1:1 ratio. The Service also concurs that the
project is appropriate for processing under the interim habit loss
provisions of the Natural Community Conservation Planning Program for
coastal sage scrub.
Mr. Jack
Thank you for providing the additional information we requested
regarding the subject project. If you have any questions or comments,
please contact Ellen Berryman at the Carlsbad Field Office (619/431-
9440) .
Gail C. Kobetich
Supervisor
cc: Bill Tippets, CDFG
Don Rideout, City of Carlsbad
#l-6-HC-96-74
0 'R 0 U R K E ENGINEERING
January 18, 1996
Mr. Don L. Jack
PACIFIC VIEW ESTATES
P.O. Box 2198
Carlsbad, CA 92018
5
•"'•^i^/
2237 Faraday
Avenue
Suite 120
Carlsbad
California 92008
619 431-6763
FAX: 619 431-0672
415 N. Vineyard
Avenue
Suite 200
Ontario
California 91764
909467-0221
FAX: 909 467-0178
2677 N. Main
Street
Suite 860
Santa Ana
California 92705
714541-9011
Re: Traffic Impact Analysis for a 48 Unit
Residential Development, City of Carlsbad
Dear Mr. Jack:
O'Rourke Engineering has completed the traffic impact analysis for the above referenced
project. The results of the analysis are summarized below.
Background
Pacific View Estates is proposing to develop up to 48 single family residential units north
of Carlsbad Village Drive and south of Wintergreen Drive in the City of Carlsbad. The
City requested that a signal warrant analysis be conducted at the intersection of Carlsbad
Village Drive and Donna Drive (Donna Court) since it is a primary intersection for the
project. O'Rourke Engineering was retained to prepare that traffic signal warrant
analysis. The analysis was conducted to determine the need for signalization and to
calculate the project traffic as a percent of the total traffic at the intersection. The
project location is shown in Attachment 1-A.
Existing Traffic Volumes
Existing approach volumes at the intersection were counted between July 10 and July 12,
1995 and were provided by the City of Carlsbad. The peak hour traffic at the
intersection was taken to be between 5:00 PM and 6:00 PM. Peak hour turning
movement counts were conducted by Counts R Us at the intersections of Carlsbad Village
Drive/Donna Drive and Hosp Way/Wintergreen Drive. The traffic count sheets and the
figure illustrating the PM peak hour turning movement volumes are provided in
Attachment 1-B.
Carlsbad • Ontario • Santa Ana • Florida
Mr. Don L. Jack
Traffic Impact Analysis for a 48 Unit
Residential Development, City of Carlsbad
Page 2
Project Traffic Volumes
All access for the project is proposed off of Carlsbad Village Drive on Donna Court, a
new street to be aligned opposite the existing Donna Drive.
The project is anticipated for as many as 48 single family residential units. It is expected
to generate up to 480 daily trips, including 39 trips (8 inbound/31 outbound) during the
AM peak hour, and 48 trips (34 inbound/14 outbound) during the PM peak hour. These
trips were determined using the rates published in the San Diego Association of
Government (SANDAG) Trip Generation Manual of 10.0 daily trips per dwelling unit,
0.8 trips per dwelling unit in the AM peak hour and 1.0 trips per dwelling unit in the
PM peak hour.
The project trips were assigned to the roadways based on the existing network and traffic
conditions in the vicinity of the site. The project trips and the "existing plus project
volumes" in the PM peak hour are shown in Attachment 1-C.
Analysis
The signal warrant analysis was conducted for the study intersection for existing and
existing plus project conditions using the methodology published in Chapter 9 of the
Caltrans Traffic Manual. Warrants 1, 2, 8, 9, and 11 were analyzed for the existing
conditions. For existing plus project conditions, the minimum peak hour signal warrant
(Number 11) analysis was conducted since the peak period is the worst case scenario.
The signal warrant analysis results indicate that the intersection does not warrant a traffic
signal under existing or existing plus project conditions. The signal warrant analysis
worksheets are provided as Attachment 1-D.
Project Traffic Contribution
The project is expected to add up to 48 new trips to the intersection Carlsbad Village
Drive and Donna Drive (Donna Court) during the PM peak hour. This volume is 5.34
percent of total traffic during the PM peak hour.
The results of the signal warrant analysis and the projects contribution to total traffic
indicate that the proposed project will not have a significant impact at the intersection of
Carlsbad Village Drive and Donna Drive (Donna Court).
Mr. Don L. Jack
Traffic Impact Analysis for a 48 Unit
Residential Development, City of Carlsbad
Page 3
It has been a pleasure working with you and if you have any questions or need further
assistance, please do not hesitate to contact this office.
Very truly yours,
O'ROURKE ENGINEERING
President
Attachment
b:\carls25u.r
PROJECT SITE
*»
A
NTS
O'ROLJRKE ENGINEERING
ATTACHMENT 1-A
LOCATION MAP
48 D.U. RESIDENTIAL - CARLSBAD
PROJECT SITE
i
»
A
NTS
O'ROLffiKE
ATTACHMENT 1 -B
EXISTING TRAFFIC VOLUME
PM PEAK HOUR
48 D.U. RESIDENTIAL - CARLSBAD
• DEC-01-'95 PRI 16:55 I
ATTACHMENT 1-B1 C
IROURKE ENGINEERING TEL NO:619-4
IF CftRLSBAD COMM- DE FAX NO.
ttBBB P04
P. 04
*«nt>r«t«d Oy mCSOOO Version 2.01 Copyright 1990-1992 Nitron Qyatwn. Corporation
Location .... ...... Carlsbad Village Dr.
Location Code ..... 1188County ............ San Diego
Recorder Set ...... 07/10/95 10:29
Recording Start ... 07/11/35 00; 00
Renording Snd ..... 07/12/35 10:15
Sample Time ....... 15 Minutes
Operator Number ... 77
Machine Number .... 9982
Channel ........... 1
Divide By ......... 2
'500' w/o Donna Dr
Two-Way ........... No
Tuesday 07/11/95 Channel: 1 Direction* a
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3 2 2 2 5 6 J2 35 29 53 61 5* M 56 66 69 121 113 W. 61 67 40 26 12
AM Peak Hour .................... 10:45 co 11:45 (255 vehicles)
AM Peak Hour Factor ............. 97.3%
PM Peak Hour .................... 16:45 to 17:45 (491 vehicles)
PM Peak Hour Factor ............. 93.0* :
Weda«»d*y 07/12/95 Channel; 1 Direction: S
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AM Peak Hour Factor ............. 61.6%
PM Peak Hour .................... Unavailable
PM Peak Hour Factor ............. Unavailable
74 -Hour Moving TOtp.al
01:00- 4403 02:00- 44t« 03:00- 4402 04:00- U01 OSlOO- 4394 06:00- 4401 07,00- 4303
09:00- 44U 10:00* 4417 lliOO- X/A 12:00* N/A 13:00- M/A 14:00- N/A ISifiO- M/A
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ATTACHMENT 1-B2 C^JOF CARLSBAD COMH. DETEL 8S88 P02 P. 02
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carls&aa village Dr. '250' t/a Donna fc.Location Coda ..... 1191County ............ San DiegoRecorder Set ...... 07/10/95 iiii'i .
Recording Start ... 07/11/95 00:00
Recording Bud ..... 07/12/95 10:30
sample Time ....... 15 Minutes
Operator Number ... 77
Machine NumJber .... 3252channel ........ ... 1Divide By ......... 2
Summation .........
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9 2 0 1 2 16 58 78
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AM Peak Hour
AM Peak Hour Factor ....
frM Faak Hour
PM Peak Hour Factor ....
17
82
71
75
73
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67
74
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AM Peak Hour .................... 07: is to OS. is (356 vehicles)AM Peak Hour Factor ............. 85. SV
PM Peak Hour .................... Unavailable
PM Peak Hour Factor ............. Unavailable
24 -pour Moving Total
01 tOO- 4367 02:00- 4362 03:00- &367 MiOO- 4167 OStOO- OB*
00 1 00- 4X31 lOlOO- 4362 11(00- M/A 1Z:00- N/A 13iO> U/A
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ATTACHMENT 1-B3 ; CH^F CARLSBAD COIffl DE FAX NO, 4W94 ' .: P.06
Yfllwnff CQF"1^ Report '.. f<flG£ 16f
0«fl>rat«cf by MSCZOCa Vcmlon 2.01 Copyright 1990-1993 Mltren tyat«M
Location Donna Drive"50* e/o Carlsbad Village Dr.
<i^ Location Code 1189
County San Diego
Recorder Set ...... 07/10/95 10:43
Recording Start ... 07/11/9S 00:00
Recording End 07/12/95 10.15
Sample Time 15 Minutes
Operator Number ... 53Machine Number .... 9372
Channel 1
Divide By 2
Summation ..., No
Two-Way No
Tuesday 07/11/95 Channeli 1 Direction: N
0100 04QQ 0500 O&OQ Q70Q 0800 0000 IQOD ITOfl. 1200 UQQ UOQ 15QO T6QO 17QO 1fidp 1900 ZQQO ^1QO ZZQQ
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PM Peak Hour
PM freak Hour
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1 3 1 0 0 6 • 14 9 13
0 0 0 0 0 2 16 S3 10 18
AM Peak Hour 07:30 to 08s30 (6S vehicles)
AM Peak Hour Factor 70.7%
PM Peak Hour Unavailable
PM Peak Hour Factor Unavailable
Movi,nq Total
OliOO- 726 02iOO- 750 03iOO- 731 0*iOO- 730 05:00> 730 WsOO- T30 OTsOO- 7» W.OO- 72T
Q9iOO- 713 10:00- T16 11:00- N/A TZlOO- H/A 15100- H/A H:00- »/A 15:00- H/A lAiOO- "/A
17:00- M/A W«00- N/A 19sOO- N/A 20:00' «/A 21iOO- M/A 22:00- N/A ZSsOO- M/A 2*iOO- K/A
PROJECT SITE
\
^POTENTIAL CONNECTION
XX (XX) - PROJECT TRIP (EXISTING PLUS PROJECT)
O'ROUflKE
ATTACHMENT 1-C
PM PEAK HOUR TRAFFIC VOLUME
48 D.U. RESIDENTIAL - CARLSBAD
9-6 ATTACHMENT 1-D
1-1992 iafsammmaaatmtammmmmmm
AFFIC SIGNALS AND LIGHTING Traffic Manual
Figure 9-1
TRAFFIC SIGNAL WARRANTS
DIST CO RTE PM
Minor St: T)ONNA C.£
Critical speed of major stre
In built up area of isolated
?URT
community of < 10,000
CALC
CHK _
J£
ODDrur-
DATE 1 1 -3
DATE
f.rjtical Approach SpRfid . *f O • *•*
Critical Approach Speed P-5-"0
snor } RURAL (R)
D J
D URBAN (U)
o-^o
mph
mph
WARRANT 1 - Minimum Vehicular Volume
APPROACH
LANES
Both Apprchs.
Major Street
Highest Apprch.
Minor Street
MINIMUM REQUIREMENTS
(80% SHOWN IN BRACKETS)
U
500
(400)
150
(120)
350
(280)
105
(84)
U
2 or more
600
(480)
200
(160)
420
(336)
140
(112)
100% SATISFIED YES D NO
80% SATISFIED YES D NO
Hour
so 44-tfe
WARRANT 2 - Interruption of Continuous Traffic
APPROACH
LANES
Both Apprchs.
Major Street
Highest Apprch.
Minor Street
MINIMUM REQUIREMENTS
(80% SHOWN IN BRACKETS)
U R
750
(600)
75
(60)
525
(420)
53
(42)
U
2 or more
900
(720)
100
(80)
630
(504)
70
(56)
/
/V
100% SATISFIED YES D NO
80% SATISFIED YES D NO
\' Hour
511
50 (bO
WARRANT 3 - Minimum Pedestrian Volume 100% SATISFIED YES D NO
REQUIREMENT
Pedestrian volume crossing the major street is 100 or more
for each of any four hours or is 1 90 or more during any one
hour; AND
There are less than 60 gaps per hour in the major street traf-
fic stream of adequate length for pedestrians to cross; AND
The nearest traffic signal along the major street is greater
than 300 feet; AND
The new traffic signal will not seriously disrupt progressive
traffic flow on the major street.
FULFILLED
Yes
Yes
Yes
Yes
D
D
D
D
No
No
No
No
D
D
D
D
The satisfaction of a warrant Is not necessarily justification for a signal. Delay, congestion, confusion or other
evidence of the need for right-of-way assignment must be shown.
9'8 ATTACHMENT 1-D TRfir¥lC SIGNALS AND LIGHTING Traffic Manual
1-1391
Figure 9-3
TRAFFIC SIGNAL WARRANTS
WARRANT 8 - Combination of Warrants SATISFIED YES D NO
REQUIREMENT
TWO WARRANTS
SATISFIED
80%
WARRANT
1. MINIMUM VEHICULAR VOLUME
2. INTERRUPTION OF CONTINUOUS TRAFFIC
V FULFILLED
YES D NO gj
WARRANT 9 - Four Hour Volume SATISFIED* YES D NO
2or ,o* / .& / ,oy.«0
Approach Lanes One more ^ / ^" / ^' / ^" I
Both Approaches - Major Street
Highest Approaches - Minor Street /
/bol
2^
(9^
3>b
l^t^
U-fc
IbMl
(bo
* Refer to Figure 9-6 (URBAN AREAS) or Figure 9-7 (RURAL AREAS) to determine if this warrant is satisfied.
WARRANT 10 - Peak Hour Delay
(ALL PARTS MUST BE SATISFIED)
SATISFIED YES D NO 0
1. The total delay experienced for traffic on one minor street approach controlled by a
STOP sign equals or exceeds four vehicle-hours for a one-lane approach and five
vehicle-hours for a two-lane approach; AND YES D NO D
2. The volume on the same minor street approach equals or exceeds 100 vph for
one moving lane of traffic or 150 vph for two moving lanes; AND vcc r—i -—>T to | I NU L.-J
3. The total entering volume serviced during the hour equals or exceeds 800 vph
for intersections with four or more approaches or 650 vph for intersections with
three approaches. YES NO D
WARRANT 11 - Peak Hour Volume SATISFIED* YES D NO
2 or , C0 x .^o x . r>y r o
Approach Lanes One more \Jo' / \^' / \^> '/ ^' 1
Both Approaches . - . Major Street
Highest Approaches - Minor Street /
/\otfv
v\^^h
^\
vi\o
^\
V>o
Refer to Figure 9-8 (URBAN AREAS) or Figure 9-9 (RURAL AREAS) to determine if this warrant is satisfied.
The satisfaction of a warrant is not necessarily justification for a signal. Delay, congestion, confusion or other evidence
of the need for right-of-way assignment must be shown.
9-12 ATTACHMENT 1-D TRAFFIC SIGNALS AND LIGHTING Traffic Manual
1-1991
400
8
Q.>
300
"8:^ cc < 200
M
o in
25
3
O
Xgx
100
Figure 9-7
FOUR HOUR VOLUME WARRANT
(Rural Areas)
PM PEAK HOUR
EXISTING CONDITIONS
2 OR MORE LANES (MAJOR) 2 OR MORE LANES (MINOR)
2 OR MORE LANES (MAJOR) & 1 LANE (MINOR)
OR 1 LANE (MAJOR) & 2 OR MORE LANES (MINOR)
1 LANE (MAJOR) & 1 LANE (MINOR)
200 300 400 500 600 700 800 900 1000
MAJOR STREET - TOTAL OF BOTH APPROACHES - VPH
CARLSBAD VILLAGE DRIVE
' NOTE:
80 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET
APPROACH WITH TWO OR MORE LANES AND 60 VPH APPLIES AS THE LOWER
THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.
9'14 ATTACHMENT 1-D TRAFFIC SIGNALS AND LIGHTING Traffic Manual
1-1991
500
IQ.>
I
O
400
300
CC 01
g i I 200
o o 100
300
Figure 9-9
PEAK HOUR VOLUME WARRANT
(Rural Areas)
PM PEAK HOUR
2 OR MORE LANES (MAJOR) & 2 OR MORE LANES (MINOR)
• 2 OR MORE LANES (MAJOR) & 1 LANE (MINOR)
OR 1 LANE (MAJOR) & 2 OR MORE LANES (MINOR)
1 LANE (MAJOR) & 1 LANE (MINOR)r
400 500 600 700 800 900 1000 1100 1200 1300
MAJOR STREET - TOTAL OF BOTH APPROACHES - VPH
CARLSBAD VILLAGE DRIVE
EXISTING TRAFFIC VOLUMES (794, 46)
EXISTING PLUS PROJECT VOLUMES (824, 50)
r NOTE:
100 VPH APPLIES AS THE LOWER THRESHOLD VOLUME FOR A MINOR STREET
APPROACH WITH TWO OR MORE LANES AND 75 VPH APPLIES AS THE LOWER
THRESHOLD VOLUME FOR A MINOR STREET APPROACHING WITH ONE LANE.
Carlsbad Unified School District
801 Pine Avenue, Carlsbad, California 92008-2439 (619) 729-9291 FAX# (619) 729-9685 *. . . Where All Students Learn Excellently"
January 18, 1996
State of California
Department of Real Estate
107 South Broadway, Room 7111
Los Angeles, Ca. 90012
Re: Developer - PACIFIC VIEW, LTD.
Project - 45 future single family homes
Located on 8.52 acres at North East Corner of Donna Way
at Carlsbad Village Drive, Carlsbad, California
Carlsbad Unified School District has reviewed the above project and its impact
on school attendance areas in this District. At this time, the schools of
attendance for this project are:
Buena Vista Elementary School (K-6)
1330 Buena Vista Way
Carlsbad, Ca. 92008
(619) 434-0607
Valley Junior High School (7-8)
1645 Magnolia Avenue
Carlsbad, Ca. 92008
(619) 434-0641
Carlsbad High School (9-12)
3557 Monroe Street
Carlsbad, Ca. 92008
(619) 434-1726
The Governing Board wishes to advise the Department of Real Estate and residents
of Carlsbad that at present the Carlsbad Unified School District elementary
schools are operating at full capacity. It is possible, therefore, that the
students generated from this project may not attend the closest neighborhood
school due to overcrowded conditions and, in fact, may attend school across town.
You should also be aware that there are no school buses for regular students.
Sincerely,
John H. Blair
\ssi?tant Superintendent, Business Services
JHB:ag
Enclosure: CUSD map
FrS>m : *FflRUEST flMERICflN*PHONE No. : 619 720 9785 Nov. 05 1996 3:18PM P02
DUDEK & ASSOCIATES, INC.
Engineering & Environmental Sciences
11 January 1996
Corporate Office!
605 Third Street
Encinitas, CA 92024
(619)942-5147
Fax (619) 632-0164
OoronM Office:
1180 Olympic, SniU'202
Corona, CA 91719
(909)270-3177
F»x (909)270-3180
1048-01
r
r
Mr. Don Jack '
Pacific View Limited
P.O. Box2198
Carlsbad, CA 92018
Re: Pacific View Limited Sensitive Species Surveys
Dear Mr. Jack,
A biological survey was conducted on the Pacific View Limited property to either determine
the presence/absence or assess the potential for occurrence for several sensitive species. The
U.S. Fish and Wildlife Service (USFWS) requested focused surveys for a number of species
in a letter dated 24 November 1995. A later conversation between yourself and Ellen
Berryman, USFWS, concluded that a habitat assessment by a qualified biologist would also
be acceptable for those species for which occurrence cannot be determined until a much later
date. The species listed in the letter from the USFWS include:
California gnatcatcher (Polioptila californica)
Encinitas baccharis (Baccharis vanessae)
Del Mar manzanlta (Arctostaphylos glahdulosa ssp. crass/folia)
Del Mar Mesa sand aster (Corethrogyne f/lagfnffolia ssp. linifolia)
Orcutt's spineflower (Chorlzanthe orcuttlana)
Pacific Pocket Mouse (Perognathus longimembrls pacificus)
The Pacific View Limited property is located on Carlsbad Village Drive between Monroe Street
and El Camino Real. The property is 8.52 acres with all but a small amount located on the
north side of Carlsbad Village Drive. A reconnaissance survey was conducted by Anita M.
Hayworth on 28 January 1995 to identify and quantify the habitat types. Three habitat types
were determine to be present on the property:
coastal sage scrub (CSS) '1.95 acres
southern mixed chaparral 2.20 acres
disturbed habitat ' 4.37 acres
The CSS habitat is located in two patches: at the southwestern end and at the northern
portion adjacent to the chaparral habitat. The chaparral habitat is comprised of predominantly
lemonadeberry with a mixture of CSS and chaparral species but the structure and
impenetrability of chaparral. The disturbed habitat includes areas devoid of vegetation, solid
stands of eucalyptus trees, or landscape and ornamental vegetation.
Biologists at Dudek & Associates (DUDEK) with the proper expertise conducted surveys of the
property in order to either determine the presence/absence or the potential for occurrence of
the species listed above. In conjunction with searches for those species, any other rare,
threatened, endangered, or regionally sensitive species that were encountered were also
recorded. The following sections discuss the results of the surveys for the sensitive bird,
mammal and plant species. ;
1
On February 3,1994 the U.S. Fish and Wildlife Service (USFWS) emergency-listed the Pacific
pocket mouse as endangered, citing "imminent danger of extinction due to habitat loss and
fragmentation, and predation by feral and domestic cats (USFWS 1994)." The Pacific pocket
mouse had not been seen in over 20 years until a small population was found on the Dana
Point Headlands in July 1993 (USFWS 1994). Trapping programs for the Pacific pocket
mouse on MCB Camp Pendleton in northern San Diego County and in association with the
Fouthill TraiispoiUilion ConIdoi (FTC) projwutht southernOraiiyBCouiily in 1995 subsequuritly
documented at least three previously unknown populations (P. Behrends, pers. obs. 1995; L.
Dawes USFWS, pers. comm. 1995; A. Johnston, Michael Brandman Associates, pers. comm.
| 1995).
Recent studies documenting the presence of the pocket mouse appear to confirm the habitat
rVWiflimit^
coastal sagebrush (Artemisia callfomlca) on sandy, friable soils (P. Brylski, pers. comm.
1994). Interestingly, the vegetation on the Dana Point site appears open, but vegetation
' transects revealed a coverage of approximately 85 percent. Habitat on a site north of
Basilone Road and the San Onofre Nuclear Generating Station supports sparse coastal sage
scrub and Gaviota fine sandy loam (Behrends, pers. obs.; Bowman 1973). Similarly, occupied
' sites along the proposed FTC corridor support sparse sage scrub and sandy loams and gravelly
J loamy sand soils on 9 to 30 percent slopes (Johnston, pers. comm. 1995). Finally, a
population found north of the Santa Margarita River was found in sandy soils (Dawes, pers.
comm. 1995). It is important to note that traplines set in relatively dense sage scrub and
chaparral or on clay soils yielded high numbers of the California pocket mouse (Chaetodipus
californlcus) and woodrats (Neotoma spp.), but no Pacific pocket mice (Behrends 1995;
I Johnston 1995).
Methods
\ The site was inspected by DUDEK biologist Philip R. Behrends, Ph.D. for its potential to
support the Pacific pocket mouse on 5 January 1996. Dr. Behrends holds a federal permit
(PRT-756268) and State Memorandum of Understanding to conduct trapping studies of the
] Pacific pocket mouse. Because of the small size of the site, it was possible to walk trails
throughout the entire site in search of habitat areas that appeared to be suitable for the pocket
mouse. Because this species leaves no diagnostic surface sign revealing its presence (e.g.,
unique burrows or scat, discernable tracks), judgement of a site's potential to support this
species must be based on its mapped historic range and habitat characteristics. Confirmation
of its presence or absence on a site requires a live-trapping study.
Weather conditions during the survey included clear skies, an air temperature of 64 degrees
Fahrenheit, and light westerly breezes of 4-7 mph.
Potential of Site to Support Pacific Pocket Mouse
The recent discoveries of small populations of the Pacific pocket mouse have caused the
• USFWS to more frequently request trapping programs on coastal project sites. There is still
relatively little understanding of the habitat requirements of the pocket mouse and the
populations that have been found appear to be very limited in their size and distribution.
Because of our lack of knowledge of this species, it is important to conduct field
i
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From : *FflRUEST flMERICflN* ^_ ^ PHONE No. : 619 720 9785 _^ ,_ Nov. 05 1996 3:21PM P04
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SUMMARY
Surveys were conducted on the Pacific View Limited property, Carlsbad, California by DUDEK
biologists in January 1996. The surveys either determined the presence/absence of sensitive
species or assessed the potential for occurrence of sensitive species based on the habitat and
conditions onsite.
One sensitive plant species, ashy spike-moss was observed onsite. This species is still fairly
widespread and is on List 4 of the California Native Plant Society. List 4 is basically a watch
list for plants of limited distribution. Currently, this species is not considered rare and is not
eligible for listing, however it occurs in a habitat that is declining in distribution and thus Is
evaluated for consideration during preparation of environmental documents. Other potentially
present and detectable perennial plant species were not observed and the potentially present
annual plants which would not be detectable at this time of year are unlikely to occur due to
lack of suitable habitat. The site is unlikely to support the pacific pocket mouse due to the
very small amount of suitable habitat and the isolated nature of the habitat. The survey for
the California gnatcatcher determined that the gnatcatcher is not present onsite.
Please feel free to contact me with questions or if you require additional information.
Sincerely,
DUDEK & ASSOCIATES
Anita M. Hayworth
Ecologist/Senior Project Manager
LITERATURE CITED
Bowman, R. H. 1973. So/7 Survey of San Diego Area, California, Part 1. United States
Department of Agriculture, Soil Conservation Service and Forest Service. 104 pp.
Hall, E. R. 1981. The Mammals of North America. John Wiley & Sons, New York, 2nd ed.
Hickman, J. C., ed. 1993. The Jepson Manual: .Higher Plant of Ca/ifornfa. University of
California Press. Berkeley, CA. 14OO pp.
Skinner, M.W. and B.M. Pavlik, eds. 1994. California Native Plant Society's Inventory of Rare
and Endangered Vascular Plants of California. CNPS Special Publication No. 1 (Fifth
Edition).
United States Fish and Wildlife Service (USFWS). 1994. Federal Register, Part 8, Endangered
and Threatened Wildlife and Plants; Emergency Rule to List the Pacific Pocket Mouse
as Endangered. Federal Register, 59 (No. 23) 50 CFR Part. 17. Department of the
Interior.
From : *FflRUEST PMERICflN* ^ PHONE No. : 619 720 9785 Nov. 05 1996 3:22PM P05
RESULTS OF THE RARE PLANT SURVEY '
A focused survey for rare plants was conducted on the Pacific View Limited project site on r
5 January 1996, by DUDEK biologist John W. Brown, Ph.D. Although the timing of the !
survey was suboptimal for the detection of most annuals, the majority of the plant species
of concern on the project site are perennials that can be detected at any time of year. r
The site supports disturbed habitat, coastal sage scrub, and "lemonadeberry woodland," a
plant community dominated by coastal sage scrub plant species but characterized by a dense,
woody, evergreen aspect that is more similar to southern mixed chaparral than coastal sage !
scrub. No "typical" chaparral, characterized by dominance of chamlse (Adenostoma
fasciculawm], mission manzanita (Xylococcus bicolort, and wild-lilac (Ceanothus spp.), Is
present onsite. One plant species listed in the California Native Plant Society's Inventory '
(Skinner and Pavlik 1994) was observed: ashy spike-moss (Selaglnella cinerascens). This
species was common, represented by several large patches in the western portion of the site.
In addition, approximately 100 individuals of sand-aster (Lesslngto fllaglnlfolla) were observed '
onsite. However, because of the dry condition of the flowers, it was impossible to determine '
whether these represented one of the sensitive varieties of sand-aster, alt of which have been
'synonymized in the Jepson Manual (Hickman 1993). Given the absence of chaparral onsite,
it is likely that these plants do not represent the sensitive variety linifolla (Del Mar Mesa sand- '
aster) which typically is restricted to southern maritime chaparral in coastal San Diego County.
Potentially occurring rare plants such as Del Mar manzanita (Arctostaphylos glandulosa var. '
crass/folia), wart-stemmed ceanothus (Ceanothus vertvcosus), Nuttall's scrub oak (Quercus
c/umosa), and Encinitas baccharis (Baccharis vanessae), which are components of coastal r
chaparral, were not observed onsite and are highly unlikely to be present. These are perennial '
shrubs that can be detected any time of the year.
Orcutt's spineflower (Chorizanthe orcuttfi), an exceedingly rare annual species, is nearly '
impossible to detect during the time of year of the survey. However, based on the absence
of coastal chaparral, with which this species typically Is associated, it is unlikely that Orcutt's
spineflower is present.
RESULTS OF PACIFIC POCKET MOUSE SURVEY
Pacific Pocket Mouse Background Information
The Pacific pocket mouse, at 7-9 g, is one of the smallest members of the genus Perognathus. '
The species P. longimembris, as a whole, occupies a variety of habitats throughout the
southwest, including desert, shrub-steppe, arid woodland, sage scrub, grassland, and ruderal
habitats. The Pacific pocket mouse, which is one of 19 subspecies of P. longimembris (Hall '
1981), is restricted to the coastal plain and historically was found between El Segundo in Los '
Angeles County and the Tijuana River Valley in the U.S., and northern Baja California, Mexico.
It typically occurs within two miles of the coast and below 600 feet. The Pacific pocket
mouse is thought to occupy loose sandy soils supporting sparse coastal sage scrub, non- '
native grassland, and ruderal habitats (U.S. Fish and Wildlife Service 1994). However,
Grinnell (1916) reports in field notes that Frank Stephens collected Pacific pocket mouse in '
gravelly soils 10-12 miles north of Oceanside in 1903. '
investigations of potential sites whenever possible. However, the site has very limited
potential to support the Pacific pocket mouse'for two main reasons:
1. The generally dense California sagebrush-dominated vegetation found on much
of the western portion of the site would be atypical habitat for the species,
which typically is found in sparse sage scrub and disturbed habitats underlain
by sandy, sandy loam, and gravelly loamy sand soils. The eastern portion of
the site, which Is dominated by dense stands of lemonadeberry and toyon, is
unsuitable for the pocket mouse.
2. The site is surrounded primarily by residential development.
The area of the project site with perhaps the greatest potential to support the pocket mouse,
albeit still low. is a small 1 -2-acre area located in the western portion the site. The coastal
sage scrub in this area is more open and soils consists of Marina loamy coarse sand (Bowman
1973). Certainly, if the pocket mouse was not in this area, it is highly unlikely to be
elsewhere on the site. Nonetheless, the potential for pocket mouse is low because of the
small area of apparently suitable habitat.
In conclusion, based on a walkover survey, the site has very limited potential to support the
Pacific pocket mouse. However, live-trapping would be necessary to confirm the status of
the pocket mouse on the site.
RESULTS OF CALIFORNIA GNATCATCHER SURVEY
A focused survey for the California gnatcatcher was conducted on the Pacific View Limited
project site on 28 January 1995 and 5 and 11 January 1996 by DUDEK biologist Anita M.
Hayworth.' Ms. Hayworth holds a federal permit (PRT-781086) to conduct surveys for the
gnatcatcher. The California gnatcatcher is listed as threatened by the USFWS. It occurs
primarily in California sagebrush dominated CSS.
A three visit survey was conducted on the property. The survey was conducted following the
currently accepted protocol of the U.S. Fish and Wildlife Service and the Scientific Review
Panel. All areas of native vegetation were visited during each survey. The route used to
survey the habitat varied during each visit and was arranged to ensure complete coverage of
the habitat during each visit. The weather conditions were generally pleasant and mild.
Temperatures ranged from 64 to 69°F. The winds were low (0-3 MPH) and skies were clear.
The time of day for the surveys was 9 a.m. to 11 a.m. for two of the visits and 3 p.m. to 5
p.m. for one visit for approximately two hours for each visit. A tape of recorded
vocalizations was used frequently in order to elicit responses from the species, if present.
No California gnatcatchers were observed on the property. No brown-headed cowbirds were
observed during any of the visits. The CSS habitat located onsite is potentially suitable for
the gnatcatcher, however it is very small in size (1.95 acres) and the property is surrounded
by development thus rendering the site incapable of supporting the gnatcatcher.
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