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HomeMy WebLinkAboutCT 97-14; Mariano; Tentative Map (CT) (7)City of Carlsbad Planning Department PLANNING COMMISSION NOTICE OF DECISION October 22, 1997 PacWest Group Inc. Suite 2370 750 B Street San Diego CA 92101 SUBJECT: fCT 97-14fPUD 97-11/SDP 97-16/HDP 97-13/CDP 97-34 - MARIANO At the Planning Commission meeting of October 15, 1997, your application was considered. The Commission voted 4-0 (Commissioners Monroy, Savary and Welshons were absent) to APPROVE (AS AMENDED) your request. Some decisions are final at Planning Commission, and others automatically go forward to City Council. If you have any questions regarding the final dispositions of your application, please call the Planning Department at (760) 438-1161. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJH:AH:kr Enclosed: Planning Commission Resolution No. 4186, 4187, 4188, 4189 and 4190 c: Gruss Property Capital Partners 900 Third Avenue New York NY 10022 RTC Partners 27720 Jefferson Avenue Temecula CA 92590 MRP Partner 1221 Avenue of the Americas New York NY 10020 Jack Henthorn Henthorn and Assoc. Suite J 5431 Avenida Encinas Carlsbad CA 92008 Desert Equities 3400 Central Avenue Riverside CA 92506 2O75 Las Palmas Dr. - Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (76O) 438-O894 MEMORANDUM October?, 1997 TO: ASSOCIATE PLANNER - ANNE HYSONG FROM: Associate Engineer- Land Development Section VIA: Principal Civil Engineer - Land Development Section CT 97-14, SDP 97-16, PUD 97-11, HDP 97-13, CDP 97-34: MARIANO PC RESOLUTION NO. 4186; REVISED ENGINEERING CONDITIONS OF APPROVAL In accordance with discussions at the project Departmental Coordinating Committee (DCC) meeting of Monday, October 6, 1997, the following are the specifically revised Engineering Conditions of Approval for the above referenced project. Various conditions, and portions of conditions, have been deleted (this is being shown with a strikeout font.) Various conditions, and portions of conditions, have also been added (this is being shown with underlined font.) 71. In accordance with the preliminary geo-technical report, to aid in structure foundation design alternatives, settlement monuments shall be installed on all fills greater than 20' in thickness, in the canyon areas, and in areas where surcharge fills are going to be placed. The settlement monuments shall be installed immediately upon the completion of rough grading. Weekly settlement readings shall be taken by a licensed surveyor until the data indicates that an alternate schedule or termination of the monitoring is warranted, to the satisfaction of the City Engineer. 72. The developer shall install or agree to install and secure with appropriate security as provided by law, a detention basin of a type and size, as approved by the City Engineer. The location of the basin shall be as shown on the tentative map (canyon area south of Lot No. 6), and also as approved by the City Engineer. Tho dovoloper Ghall enter into a basin maintenance agreement and submit a maintenanco bond oatisfactory to the City Enginoor prior to the approval of tho grading permit for this project. Prior to final map, the developer shall dedicate a public access easement to the detention basin, from the public right of way. Additionally, prior to final map, the developer shall dedicate a public easement over the detention basin for future public maintenance purposes. Public maintenance of the detention basin shall begin once the public improvements for the subdivision have been accepted by the City. The basin shall be serviced by an all-weather access/maintenance roadi which shall include a turn-around at the detention basin, which shall accommodate a sinqie unit truck having a turning radius of 30 feet. 78C. Full on-site local street improvements to "A, C & E" Streets, to a 60' right of way/40' curb to curb width, including street light standards and concrete sidewalks. Any remaining off site street improvomonts of "C" Street (Conoflowor Drive) and "E" Street (Plum Troo Road), to tho south of Mariano, shall bo fully complotod with the Mariano project (soe bolow*). 78D. In accordance with the City's cul-de-sac-standards, a maximum of 50 units can be constructed, on both the east and west side of Aviara Parkway (100 units total), within the subdivision boundary, until the following off-site street improvements are completed: • Off-site asphalt/concrete (A/C) improvements to "C" Street to a width of 28', up to the existing "match line" of Coneflower Drive, within the Sambi subdivision. From the "match line" south, Mariano shall complete the 40' A/C paving top coat to Plum Tree Road, and, shall install or connect to the water line from Plum Tree Road ; • Off-site asphalt/concrete (A/C) improvements to "E" Street to a width of 28', from the Mariano southerly subdivision property line to existing Aviara Parkway. Additionally Mariano shall install or connect to the potable and reclaimed water line, within Plum Tree Road, from Aviara Parkway, to the Mariano southerly subdivision property line. In accordance with the City's cul do sac standards, a maximum of 50 units can bo constructed on both the east and west side of Aviara Parkway (100 units total), within the subdivision boundary, until the full remaining off site street improvements are made at "C" (Conoflowor Drive) and "E" (Plum Troo Road) Streets. 80. Notes to the following effect shall be placed on the final map as non-mapping data: A.. Geo-technical Caution: li Slopes steeper than two parts horizontal to one part vertical exist within the boundaries of this subdivision; 2^ the owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. B^ No structure, fence, wall, sign, or other object over 30 inches above the street level may be placed or permitted to encroach within the area identified as a sight distance corridor in accordance with City Standards. The underlying property owner, or homeowner's association shall maintain this condition." (X Within the sight distance zone, street trees must have no branches or foliage lower than 8'-0" above the sidewalk or finished grade. At the time of planting, shrubs and ground cover must be of a species and variety that at maturity, without pruning, the height will not exceed 30". (Relocate engineering condition of approval #104 to the engineering improvement section with the following revisions, and re-number.) 104. Some improvements shown on the tentative map and/or required by these conditions are located off-site on properly which neither the City nor the owner, has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The developer shall conform to Section 20.16.095 of the Carlsbad Municipal Code by, no later than sixty days prior to filing the final map for approval, providing the city with sufficient information, reports and data, including but not limited to, an appraisal and title report, to enable the city to commence proceedings pursuant to Title 7 of Part 3 of the Code of Civil Procedure to acquire an interest in the land which will permit the improvements to be made, including proceedings for immediate possession of the property, pursuant to Article 3 of said title. The subdivider shall bear all costs associated with the acquisition of the property interests and the estimated cost thereof shall be secured as provided in Section 20.16.070. 82. An adjustment plat shall be prepared, approved and recorded aligning the southerly property line of Lot No. 47 with the centerline of Plum Tree Road (Mariano "E" Street). Or. In accordance with the proposed off-site grading at Lot No. 47 an easement must be acquired, for th4s the triangular area which is located between the southerly property line of Lot No. 47 and the ultimate right of way for Plum Tree Road (Mariano "E" Street), from the adjacent property owner (Sambi). In accordance with the Mariano tentative map note on sheet 5 of 6, In either case, maintenance responsibilities for this area shall become the obligation of the Mariano Homeowner's Association. This shall be shown on the conforming mylar tentative map. 83. An all weather access and turn-around must be provided to the inlet of the The deep 66" storm drain which is proposed within "F" Street, is specifically not approved. This storm drain may bo deleted, or relocated to the canyon area west of "F" Stroot, and bo designated a private storm drain, to the satisfaction of the City Enginoor. This shall bo shown on the conforming mylar tentative map. 84. The developer shall provide the engineering department with either proof of dedication and recordation of fee title, or access easement dedication An access oasomont across Private Street "A" (Lot No. 57) must bo granted to the Sudan Interior Mission (SIM) property. If you have any questions, please either see or call me at extension 4388. MICHAEL J. SHIREY Associate Engineer - Land Development Section *City of Carlsbad Planning Department September 23, 1997 PacWest Group Inc. Suite 1750 550 West C Street San Diego CA 92101 SUBJECT: CT 97-14/PUD 97-11/SDP 97-16/HDP 97-13/CDP 97-34 - MARIANO The preliminary staff report for the above referenced project will be available for you to pick up on Friday, September 26, 1997, after 8:00 a.m. This preliminary report will be discussed by staff at the Development Coordinating Committee (DCC) meeting which will be held on October 6, 1997. A twenty (20) minute appointment has been set aside for you at 10:30 a.m. If you have any questions concerning your project you should attend the DCC meeting. If you need additional information concerning this matter, please contact Anne Hysong at (760) 438-11 61, extension 4477. CITY OF CARLSBAD GARY/E. WAYr Assistant Planning Director GEW:AH:kr c: File Copy Jack Henthorn Henthorn and Associates Suite J 5431 Avenida Encinas Carlsbad CA 92008 2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (76O) 438-O894 J AG^HENTHORN & ASSOCL^ES 5431 Avenida Encinas • Suite } Carlsbad, California 92008 Fax (619) 438-0981 September 18, 1997 (619)438-4090 Ms. Anne Hysong City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009 Subject: Mariano Project - Final Plans Submittal for PC Hearing Dear Anne: Enclosed you will find the following items responding to your letter of September 3,1997: # Copies Item _ Included Changes/Elements 15 Site Development Plan -Changed Application #s 15 Tentative Map -App. #s -HOA Note on Sambi Lot 1 5 Landscape Plan -App. #s 1 -Larry Black's Plancheck Set -Changes per Larry Black's Check Prints -Lot 107 Tot Lot -Landscaping & HOA Note on Sambi Lot 1 5 Architectural Building Elev. and Floor Plans - SFD -App. #s 15 Architectural Building Elev. and Floor Plans - Afford. -Buildings Identified -Enhanced Elevations 1 EA Reduced Exhibits: -SFD Site Plan -Affordable Site Plan -Building Elev/Floor Plans-SFD -Building Elev/Floor Plans-Aff. 1 PKG Public Notice Package: -600' Owners List -100' Occupants List -Mailing Labels -Radius Map -Postage Fee Please let me know if you need any additional information for the proposed hearing on October 15. Sincerely, Melissa K. Allen encl. cc: File Sam Holty, PacWest Holdings, LLC C:\MSOffice\Templates\water.dot -1- JACK HENTHORN & ASSOCIATES LETTER OF TRANSMITTAL To: Anne Hysong Of: City of Carlsbad Planning Department Phone: 438-1161 Fax: From: Melissa Allen Of: Jack Henthorn & Associates 5431 Avenida Encinas, Suite J Carlsbad, CA 92008 Phone: (760)438-4090 Fax: (760)438-0981 Date: 09/19/97 Time: 4:19 PM RE: Mariano - Final Submittai for PC Hearing FORWARDED BY: ^ HAND DELIVERY Q U.S. MAIL Q FAX Q COURIER Q PRINTER n PICK-UP Number of Pages Description 1 15 15 Transmittal HDP Exhibits, revised w/new project #'s Constraints Exhibit, revised w/new project #'s COMMENTS: For your use. Copies to: File JACK HENTHORN & ASSOCIATES • 5431 Avenida Encinas • Suite J • Carlsbad, CA 92008 • PH:(760) 438-4090 FAX:(760) 438-0981 TABLE 4 PHASING ACTIVITY IN ZONE 20 - CARLSBAD Following is a list of currently active projects within Zone 20 located along Aviara Pkwy (Alga Rd): NAME UNITS/TYPE STATUS START DATE Laurel Tree (MAAC) 138 affordable apartment units. Entitlements approved by Council. Grade-Fall 1997 Occupancy Spring 1998 138 units-one phase Mariano (PacWest) 150 single family detached and 27 affordable apartment units. Planning staff review issues being addressed prior to scheduling hearing. Grade-Spring 1998 First units-Sept. 1998 Approx. 15-25 units per phase in 9 phases Cobblestone (Greystone Homes) 213 small lot single family units. . • Grading in process.First units-Dec. 1997 20-35 units per phase in 8 phases Sambi (Kaufman & Broad) 137 single family lots, 98 townhomes on small lots, 42 postage stamp lot affordable townhomes. Grading in process.First Units-Fall 1997 Mariners Point (LENNAR) 186 single family detached units. Additional 52 detached or 120 condos was proposed, now school site proposed instead. Grading completed. Some units completed and selling. Units available Source: Jack Henthorn & Associates Updated August 1, 1997 001095 MARIANO /FACILITIES MANAGEMENT ZONE 20 14 FMZ20TBL4/18E CITY OF CARLSBAD ENGINEERING DEPARTMENT LAND DEVELOPMENT SECTION TO: ASSOCIATE PLANNER - ANNE HYSONG FROM: Associate Engineer - Michael J. Shirey VIA: Principal Civil Engineer - Land Development DATE: Septembers, 1997 PROJECT ID: CT 97-14, SDP 97-16, PUD 97-11, HDP 97-13, CDP 97-34 MARIANO PROJECT REPORT AND CONDITIONS TRANSMITTAL Engineering Department staff have completed the review of the above-referenced project and are recommending: X That the project be approved subject to the conditions as listed on the attached sheet. That the project be denied for the following reasons: X The following is a final Land Development Section project report for inclusion in the staff report for this project. LAND DEVELOPMENT SECTION Project Report PROJECT ID: CT 97-14, SDP 97-16, PREPARED BY: Michael J. Shirey PUD 97-11 ,HDP 97-13, CDP 97-34 PROJECT NAME: Mariano APPROVED BY: 17 LOCATION: South of Cobblestone Road (s/o Palomar Airport Road), and, east and west of Aviara Parkway (APN: 212-040-41) PROJECT DESCRIPTION: Major residential subdivision, which includes 150 single family units/27 inclusionary units/1 inclusionary lot/2 recreation lots/1 RV storage lot/2 open space lots/1 access lot, totaling 157 lots. ENGINEERING ISSUES AND DISCUSSION TRAFFIC & CIRCULATION: Projected Average Daily Traffic (ADT): 1,716 Traffic Study Performed by: Urban Systems Associates, Inc. Comment: No major traffic and circulation issues are associated with this proposed project. The traffic being generated by the project (1,716 ADT) is less than what was assumed for this property in the Local Facilities Management Plan (LFMP) Zone 20 traffic analysis (2,150 ADT). Therefore, all mitigation measures identified in the Zone 20 LFMP are sufficient to accommodate this development. A traffic signal will be required at the Mariano "A" Street/Aviara Parkway/Cobblestone Road intersection. Installation of this traffic signal will be a condition of approval for this project. Additionally, the final link required to complete Aviara Parkway, from El Camino Real (ECR) to Palomar Airport Road (PAR), will be finished with this project. Traffic access to the adjacent southeast parcel (Roesch) has been investigated. Prior land use analysis, in accordance with the Final Program Environmental Impact Report (FEIR) for the Zone 20 Specific Plan, indicates that this area of the Roesch property is unable to be developed due to environmental constraints. Therefore, traffic access to this parcel from the Mariano project is not required. SEWER: Sewer District: Carlsbad Municipal Water District Sewer EDU's Required: 177 Units * 1 edu/unit = 177 EDU's Comment: No major sewer issues are associated with this proposed project. However, sewer access to the adjacent southeast parcel (Roesch) has been investigated. Prior land use analysis, in accordance with the Final Program Environmental Impact Report (FEIR) for the Zone 20 Specific Plan, indicates that this area of the Roesch property is unable to be developed due to environmental constraints. Therefore, sewer access to this parcel from the Mariano project is not required. WATER: Water District: Carlsbad Municipal Water District EDU's Required: 177 GPD Required: 220gpd/edu * 177edu = 38,940 GPD Comment: No major water issues are associated with this proposed project. SOILS & GRADING: Quantities: With Aviara Parkway Without Aviara Parkway Cut:692,190cy Cut: 508,940cy Fill: 598,960cy Fill: 417,170cy Export: 93,230cy Export: 91,770cy Permit Required: Yes Off-site Approval required/obtained: Yes \ No Hillside Grading Requirements met: Yes Preliminary Geo-technical Investigation Performed by: Geotechnical Exploration, Inc. Comment: No major soils and grading issues are associated with this proposed project. DRAINAGE & EROSION CONTROL: Drainage Basin: C Preliminary Hydrology Study Performed by: Hunsaker & Associates, Inc. Erosion Potential: Moderate Comment: A deep storm drain is being proposed within "F" Street. This is being shown because of concerns expressed by San Diego Gas and Electric (SDGE) Co. over drainage around their existing high power line towers/facilities within the canyon area. Any increased run-off or diversion being added to the canyon area is strictly the result of this proposed project. The City will not accept maintenance responsibility for this proposed storm drain , and as such, a condition of approval has been added to remove this storm drain entirely, or relocate this storm drain out of the public right of way. If the storm drain is relocated, it will be designated as a private facility with maintenance being the responsibility of the project's Homeowner's Association. In accordance with the Zone 20 Specific Plan, and Coastal Commission requirements, the drainage system shall be designed to ensure that runoff resulting from 10-year frequency storms of 6 hours and 24 hours duration, under developed conditions, are equal to or less than, the runoff from a storm of the same frequency and duration under existing developed conditions. A permanent detention facility is being required as a condition of approval for the project to mitigate any storm run-off impacts. The City's Geo-Constraints map indicates areas of this property as having moderate erosion potential, however, the project grading will mitigate any natural erosion deficiencies. Therefore, erosion issues will not be a constraint to site development. LAND TITLE: Conflicts with existing easement: Yes Easement dedication required: Yes Site boundary coincides with Land Title: Yes Comment: No major land title issues are associated with this proposed project. The tentative map indicates that conflicting easements will be quit claimed. IMPROVEMENTS: Off-site Improvements: Yes Standard Variance Required: No Comment: Off-site improvements are required to complete "C" (Coneflower Drive) and "E" (Plum Tree Road) Streets to meet the City's cul-de-sac-standards. If these improvements are not completed, then a maximum of 50 units can be constructed on both the east and west side of Aviara Parkway (100 units total), within the subdivision boundary. Once these connecting streets are completed, then full development of the project can occur. Completion of these streets shall be a condition of approval for the project. CT 97-14, SDP 97-16, PUD 97-11, HDP 97-13, CDP 97-34 MARIANO ENGINEERING CONDITIONS OF APPROVAL ENGINEERING CONDITIONS: General 1.(41) If the developer chooses to record a final subdivision map out of the phase shown on the tentative map, the new phasing must be reviewed and approved or conditionally approved by the City Engineer and Planning Director. 2.(46) Prior to hauling dirt or construction materials to or from any proposed construction site within this project, the developer shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements that the City Engineer may impose with regards to the hauling operation. 3.(47) Rain gutters must be provided to convey roof drainage to an approved drainage course or street to the satisfaction of the City Engineer. 4.(63) Additional drainage easements may be required. Drainage structures shall be provided or installed prior to or concurrent with any grading or building permit as may be required by the City Engineer. NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed major subdivision, must be met prior to approval of a final map. 5.(43) The developer shall provide an acceptable means for maintaining the private easements within the subdivision and all the private: streets, sidewalks, street lights, storm drain facilities and sewer facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. Adequate provision for such maintenance shall be included with the CC&R's subject to the approval of the City Engineer. 6.(44) All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property) or the individual property owner (if on an individually owned lot). An appropriately worded statement clearly identifying the responsibility shall be placed in the CC&R's (if maintained by the Association) and on the final map. 7.(45) The developer shall defend, indemnify and hold harmless the City and its agents, officers, and employees from any claim, action or proceeding against the City or its agents, officers, or employees to attack, set aside, void or null an approval of the City, the Planning Commission or City Engineer which has been brought against the City within the time period provided for by Section 66499.37 of the Subdivision Map Act. 8.(48) The developer shall provide for sight distance corridors at the inclusionary housing site driveway (at Lot No. 5) in accordance with Engineering Standards and shall record the following statements on the conforming mylar tentative map, site development plan and landscape plans: A.) "No structure, fence, wall, sign, or other object over 30 inches above the street level may be placed or permitted to encroach within the area identified as a sight distance corridor in accordance with City Standards. The underlying property owner, or homeowner's association shall maintain this condition." B.) Within the sight distance zone, street trees must have no branches or foliage lower than 8'-0" above the sidewalk or finished grade. At the time of planting, shrubs and ground cover must be of a species and variety that at maturity, without pruning, the height will not exceed 30". Fees/Agreements: 9.(49) Prior to issuance of a building permit for any buildable lot within the subdivision, the property owner shall pay a one-time special development tax in accordance with City Council Resolution No. 91-39. 10.(50)The developer shall pay all current fees and deposits required. 11 .(51)The owner of the subject property shall execute an agreement holding the City harmless regarding drainage across the adjacent property. 12.(55)The owner shall execute a hold harmless agreement for geologic failure. 13.(56) Prior to approval of any grading or building permits for this project, the owner shall give written consent to the annexation of the area shown within the boundaries of the subdivision plan into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 on a form provided by the City. 14.(57)This project is within the proposed boundary of the Aviara Parkway/Poinsettia Lane Fee District. This project is required to pay a fair share contribution to the district. If the developer will be requesting fee credits on any portion of the facilities which are required to be constructed in accordance with the conditions of approval for this project, the developer must establish an accounting system for this construction, prior to the beginning of the construction, to the satisfaction of the Principal Engineering Inspector and City Engineer. Grading 15.(58) Based upon a review of the proposed grading and the grading quantities shown on the tentative map, a grading permit for this project is required. The developer must submit and receive approval for grading plans in accordance with City codes and standards. 16.(59) Prior to the issuance of a grading permit, the developer shall submit proof that a Notice of Intention has been submitted to the State Water Resources Control Board. 17.(60) Upon completion of grading, the developer shall ensure that an "as-graded" geologic plan is submitted to the City Engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a contour map which represents both the pre and post site grading. This plan shall be signed by both the soils engineer and the engineering geologist. The plan shall be prepared on a 24" x 36" mylar or similar drafting film and shall become a permanent record. 18.(61) No grading for private improvements shall occur outside the limits of the subdivision unless a grading or slope easement is obtained from the owners of the affected properties and recorded. If the developer is unable to obtain the grading or slope easement, no grading permit will be issued. In that case the developer must either amend the tentative map or modify the plans so grading will not occur outside the project site in a manner which substantially conforms to the approved tentative map as determined by the City Engineer and Planning Director. 19. In accordance with the preliminary geo-technical report, to aid in structure foundation design alternatives, settlement monuments shall be installed on all fills greater than 20' in thickness, in the canyon areas, and in areas where surcharge fills are going to be placed. The settlement monuments shall be installed immediately upon the completion of rough grading. Weekly settlement readings shall be taken by a licensed surveyor until the data indicates that an alternate schedule or termination of the monitoring is warranted. Dedications/Improvements: 20.(62)The developer shall install or agree to install and secure with appropriate security as provided by law, a detention basin of a type and size, as approved by the City Engineer. The location of the basin shall be as shown on the tentative map (canyon area south of Lot No. 6) and also as approved by the City Engineer. The developer shall enter into a basin maintenance agreement and submit a maintenance bond satisfactory to the City Engineer prior to the approval of the grading permit for this project. The basin shall be serviced by an all-weather access/maintenance road. 21.(64)The owner shall make an offer of dedication to the City for all public streets and easements required by these conditions or shown on the tentative map. The offer shall be made by a certificate on the final map for this project. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated. 22.(66) Prior to issuance of building permits, the developer shall underground all existing overhead utilities along and within the subdivision boundary. 23.(67) Direct access rights for all lots abutting Aviara Parkway shall be waived on the final map. 24.(69)The drainage system shall be designed to ensure that runoff resulting from 10-year frequency storms of 6 hours and 24 hours duration under developed conditions, are equal to or less than the runoff from a storm of the same frequency and duration under existing developed conditions. Both 6 hour and 24 hour storm duration's shall be analyzed to determine the detention basin capacities necessary to accomplish the desired results. 25.(70)The developer shall comply with the City's requirements of the National Pollutant Discharge Elimination System (NPDES) permit. The developer shall provide best management practices as referenced in the "California Storm Water Best Management Practices Handbook" to reduce surface pollutants to an acceptable level prior to discharge to sensitive areas. Plans for such improvements shall be approved by the City Engineer. Said plans shall include but not be limited to notifying prospective owners and tenants of the following: A. All owners and tenants shall coordinate efforts to establish or work with established disposal programs to remove and properly dispose of toxic and hazardous waste products. B. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives, and other such fluids shall not be discharged into any street, public or private, or into storm drain or storm water conveyance systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers and other such chemical treatments shall meet Federal, State, County and City requirements as prescribed in their respective containers. C. Best Management Practices shall be used to eliminate or reduce surface pollutants when planning any changes to the landscaping and surface improvements. D. Surface pollutant mitigation measures shall be implemented for the parking area of the inclusionary housing site. On-site surface pollutants must be mitigated prior to surface run-off being discharged into the public right of way and/or public storm drain system. Pollutant mitigation measures may include, but are not limited to: draining surface run off through vegetated swales, installing on-site de-pollutant basins, installing on-site storm drain filters, etc. Mitigation measures shall be shown on the conforming mylar site development plan. 26.(71) Plans, specifications, and supporting documents for all public improvements shall be prepared to the satisfaction of the City Engineer. In accordance with City Standards, the developer shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the tentative map, in accordance with the following: A. Aviara Parkway full major arterial 102' right of way/82' curb to curb street improvements, along the project's frontage, including full raised median improvements and any required transitions to existing grading and improvements. B. Full traffic signal installation at the Mariano "A" Street/Aviara Parkway/ Cobblestone Road intersection. C. Full local street improvements to "A, C & E" Streets, to a 60* right of way/40' curb to curb width, including street light standards and concrete sidewalks. Any remaining off-site street improvements of "C" Street (Coneflower Drive) and "E" Street (Plum Tree Road), to the south of Mariano, shall be fully completed with the Mariano project (see below*). 8 ' D. Full cul-de-sac street improvements to "B, D & F" Streets, to a 56' right of way/36' curb to curb width, including street light standards and concrete sidewalks. E. Full improvements to private street "A" (Lot No. 57), to a 30' curb to curb width, with one (1) 4.5' concrete sidewalk located on the easterly side of the street. F. Existing San Diego Gas & Electric (SDG&E) power poles, within the canyon area, shall be raised to accommodate power line sag and provide adequate clearance from the power lines to the proposed street system within Mariano, to the satisfaction of the City Engineer and SDG&E. (See note on sheet 5 of 6 of the tentative map.) * In accordance with the City's cul-de-sac-standards, a maximum of 50 units can be constructed on both the east and west side of Aviara Parkway (100 units total), within the subdivision boundary, until the full remaining off-site street improvements are made at "C" (Coneflower Drive) and "E" (Plum Tree Road) Streets. A list of the above improvements shall be placed on an additional map sheet on the final map per the provisions of Sections 66434.2 of the Subdivision Map Act. Improvements listed above shall be constructed within 18 months of approval of the secured improvement agreement or such other time as provided in said agreement. 27.(76)The design of all private streets and drainage systems shall be approved by the City Engineer. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets (Private Street "A'VLot 57) and drainage systems shall be inspected by the City. The standard improvement plan check and inspection fees shall be paid prior to approval of the final map for this project. Final Map Notes: 28.(78)Notes to the following effect shall be placed on the final map as non-mapping data: A.(78.C) Geo-technical Caution: 28.A.1(78.C.1)Slopes steeper than two parts horizontal to one part vertical exist within the boundaries of this subdivision. 28.A.2(78.C.2)The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance. 28.6.1(78.0.) No structure, fence, wall, sign, or other object over 30 inches above the street level may be placed or permitted to encroach within the area identified as a sight distance corridor in accordance with City Standards. The underlying property owner, or homeowner's association shall maintain this condition." 28.B.2 Within the sight distance zone, street trees must have no branches or foliage lower than 8'-0" above the sidewalk or finished grade. At the time of planting, shrubs and ground cover must be of a species and variety that at maturity, without pruning, the height will not exceed 30". Code Reminder: The project is subject to all applicable provisions of local ordinances, including but not limited to the following: 29.(79) The developer shall exercise special care during the construction phase of this project to prevent off-site siltation. Planting and erosion control shall be provided in accordance with the Carlsbad Municipal Code and the City Engineer. 30.(80)Some improvements shown on the tentative map and/or required by these conditions are located off-site on property which neither the City nor the owner has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The developer shall conform to Section 20.16.095 of the Carlsbad Municipal Code. Special Engineering Conditions: 31. An adjustment plat shall be prepared, approved and recorded aligning the southerly property line of Lot No. 47 with the centerline of Plum Tree Road (Mariano "E" Street), Or, an easement must be acquired, for this triangular area which is located between the southerly property line of Lot No. 47 and the ultimate right of way for Plum Tree Road (Mariano "E" Street), from the adjacent property owner (Sambi). In either case, maintenance responsibilities for this area shall become the obligation of the Mariano Homeowner's Association. This shall be shown on the conforming mylar tentative map. 32. The deep 66" storm drain which is proposed within "F" Street is specifically not approved. This storm drain may be deleted, or relocated to the canyon area west of "F" Street, and be designated a private storm drain, to the satisfaction of the City Engineer. This shall be shown on the conforming mylar tentative map. 33. An access easement across Private Street "A" (Lot No. 57) must be granted to the Sudan Interior Mission (SIM) property. 34. At the inclusionary housing site (sheet 6 of 6 of the Mariano site development plan), where proposed parking stalls are immediately adjacent to and at an angle to each other, 5' offsets shall be provided to facilitate ingress and egress to the parking stalls. This shall be shown on the conforming mylar site development plan. 10 35. The proposed sewer line and sewer easement, located at Lot No. 156, shall be deleted. This shall be shown on the conforming mylar tentative map and site development plan. 36. Prior to issuance of a grading permit, a Joint Use agreement shall be executed between the City and San Diego Gas & Electric (SDG&E) Co. for the encroachment of proposed "F" Street into the existing SDG&E easement. The developer shall process this Joint Use agreement. 11 City of Carlsbad Planning Department September 3, 1997 Melissa Allen Henthorn and Associates 5431 Avenida Encinas, Suite J Carlsbad CA 92008 SUBJECT: CT 97-14/PUD 97-11 /SDP 97-16/HDP 97-13/CDP 97-34 - MARIANO Your application has been tentatively scheduled for a hearing by the Planning Commission on October 15, 1997. However, for this to occur, you must submit the additional items listed below. If the required items are not received by September 19, 1997, your project will be rescheduled for a later hearing. In the event the scheduled hearing date is the last available date for the City to comply with the Permit Streamlining Act, and the required items listed below have not been submitted, the project will be scheduled for denial. 1. Please submit the following plans: A) Change the project numbers on all plans including the architectural, hillside development, tentative map, site development plan and constraints exhibits to CT 97-14, PUD 97-11, SDP 97-16, HDP 97-13 and CDP 97-34. B) Affordable Housing Site Plan and Building Floorplans and Elevations: i) Identify Building 3 on the site plan and add "Building 1 and 3" to the floor plan and elevation illustrating Building 1 and 3. ii) Please enhance the architectural elevations through the use of window mullions and architectural elements/materials (stone, brick, etc.) for greater interest and compatibility. C) Landscape plans: i) Please correct plans in conformance with Larry Black's redlined check print (attached). ii) Propose Lot 107 (open space) as a tot lot with amenities. iii) Please propose landscaping on the remainder lot adjacent to Lot 47 in conformance with the approved landscape plan for the 2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (619) 438-1161 • FAX (619) 438-0894 5, CT 97-14/PUD 97-11/OTP 97-16/HDP 97-13/CDP 97-34 -IvIARIANO SEPTEMBER 3, 1997 PAGE 2 Sambi project and specify that it will be maintained by the Mariano HOA unless an adjustment plat is proposed to exclude the property from PacWest/future HOA ownership. 2. After changes are made, please submit: A) 15 copies of your (site plans, landscape plans, building elevation plans, floor plans) on 24" x 36" sheets of paper, stapled in complete sets folded into 8 ^'x 11" size. B) One 81/2" x 11" copy of your reduced site plan, building elevation and floor plans. These copies must be of quality which is photographically reporducible. Only essential data should be included on plans. 3. As required by Section 65091 of the California Government Code, please submit the following information needed for noticing and sign the enclosed form: A) 600' Owners List - a typewritten list of names and addresses of all property owners within a 600 foot radius of the subject property, including the applicant and/or owner. The list shall include the San Diego County Assessor's parcel number from the latest equalized assessment rolls. B) 100' Occupant List - (Coastal Development Permits Only) a typewritten list of names and addresses of all occupants within a 100 foot radius of the subject property, including the applicant and/or owner. C) Mailing Labels - two (2) separate sets of mailing labels of the property owners within a 600 foot radius and occupants within a 100 foot radius of the subject property. The list must be typed in all CAPITAL LETTERS, left justified, void of any punctuation. For any address other than a single family residence, an apartment or suite number must be included but the Apartment, Suite and/or Building Number must NOT appear in the street address line. DO NOT type assessor's parcel number on labels. DO NOT provide addressed envelopes - PROVIDE LABELS ONLY. Acceptable fonts are: Swiss 721, Enterprise TM, Courier New (TT) no larger than 11 pt. Sample labels are as follows: CT 97-14/PUD 97-117 SEPTEMBER 3, 1997 PAGE 3 97-16/HDP 97-13/CDP 97-34 -WIARIANO-Wi UNACCEPTABLE Mrs. Jane Smith 123 Magnolia Ave., Apt #3 Carlsbad, CA 92008 UNACCEPTABLE Mrs. Jane Smith 123 Magnolia Ave. Apt. #3 Carlsbad, CA 92008 ACCEPTABLE MRS JANE SMITH APT 3 123 MAGNOLIA AVE CARLSBAD CA 92008 D) E) Radius Map - a map to scale, not less than 1" = 200', showing all lots entirely and partially within 600 feet of the exterior boundaries of the subject property. Each of these lots should be consecutively numbered and correspond with the property owner's list. The scale of the map may be reduced to a scale acceptable to the Planning Director if the required scale is impractical. Fee - a fee (check payable to the City of Carlsbad) shall be paid for covering the cost of mailing notices. Such fee shall equal the current postage rate times the total number of labels. Cash and credit cards are also accepted. Sincerely, ANNE HYSO Associate Planner AH:kr Attachment I HEREBY CERTIFY THAT THE PROPERTY OWNERS LIST AND LABELS SUBMITTED TO THE CITY OF CARLSBAD ON THIS DATE REPRESENT THE LATEST AVAILABLE INFORMATION FROM THE EQUALIZED ASSESSOR'S ROLES. APPLICATION NAME AND NUMBER APPLICANT OR APPLICANT'S REPRESENTATIVE BY: DATE: RECEIVED BY DATE: City of Carlsbad Planning Department August 21, 1997 Hecht, Solberg, Robinson & Goldberg L.L.P. Attorneys at Law 600 W. Broadway, Eighth Floor San Diego, CA 92101 Attention: Charles R. Gill Dear Mr. Gill: Thank you for your letter dated August 20, 1997, formally withdrawing the application (plus all related applications) for CT 96-05. In the spirit of cooperation, the Planning Department will work towards a Planning Commission hearing date of October 15, 1997. Achievement of this goal depends upon all issues of the new submittal being resolved by September 2, 1997, and Planning's receipt of signed conditions from all City Department by September 8, 1997. We cannot commit to a Council Hearing date in Mid-November because the scheduling of the Council's agenda is out of our control. If the Planning Commission acts on the project on October 15, 1997, we will expeditiously process the Council agenda bill. If you have any questions or wish to discuss the statements in this letter, please contact me. 'E. WAYNE7 Assistant Planning Director c: Assistant City Attorney Associate Planner, Anne Hysong Associate Engineer, Mike Shirey Jack Henthorn, Henthorn & Associates 2O75 Las Palmas Dr. • Carlsbad, CA 92009-1576 - (619) 438-1161 • FAX (G19) 438-0894 San Diego Gas & Electric An Enova Company P.O. BOX 1831 • SAN DIEGO, CA 92112-4150 • 619 / 696-2000 August 20 1997 FILENO Mr. Bob J. Wojick, Principal Civil Engineer Mr. Mike J. Shirey, Associate Engineer City of Carlsbad Development Services 2075 Las Palmas Drive Carlsbad, CA 92009-1576 RE: MARIANO DEVELOPMENT Gentlemen: This letter is to inform you that San Diego Gas & Electric Company (SDG&E) is currently reviewing the grading plans for this project. At one of our first meetings to discuss this project a proposed open drain area was place in the 150' electric transmission easement. This type of longitudinal encroachment is not permitted. SDG&E must protect its existing and future facilities, this drain represents a structure that would more than likely be disrupted by any SDG&E maintenance or future facilities. Subsequent meetings have proved to be fruitful for both SDG&E and the developer in resolving the remaining issues. SDG&E will continue to cooperate with both, the City of Carlsbad and the developer to see that this project remains on track. Should you have any questions, please call me at (619) 696-2738. Sincerely \—>*John J. Hernandez , ' Property Management Representative Enclosures [marianol.doc] AUG-20-97 WED 11:17 AM HS'RSP FAX1 HO. 61«52 6828 P. 02/02 HECHT SOLBE] ROBINS « GOLDBERG SOLBERG • , Charles R Gill ROBINSON ' • Ciiarleb K' LLP August 20, 1997 : i RECEIVED PERSONAL DELIVERY Mr. Gary Wayne AUG 2 0 1997 Assistant Planning Director CITY OF CARLSBAD City of Carlsbad PLANNING DEPT. ffii i T *i o PQ 1 m^i c TirT\7x* • ••"»" "£\J IJ I_/iio i alllldo LTIVw* Carlsbad, California 92009 Re: Processing of PT 96-05 Dear Mr. Wayne: ' rv'. , \ Pursuant to your request and the direction of our client Pa,cWest Holding LLC ("PaoWest"), this letter is our formal withdrawal and resubmittal of the application and related permits for the tentative subdivision map referenced above. • j 1 .' ' ' We are withdrawing these applications, in order to facilitate compliance with the Permit Streamlining Act (Government Code Sections 65920 et seq.) and as a result of pur understanding that a hearing before the Carlsbad City Council on these applications will occur no later than the middle of November, 1997. In that regard, we acknowledge that meeting this schedule will require our client, and its consultants, to properly address the issues which have been identified by staff in earlier correspondence. We further understand that withdrawal of these applications result in a waiver of those arguments discussed in our August 6 correspondence to Assistant City Attorney Rich Rudolf. However, in the spirit of resolving our differences in the most efficient and expeditious manner, PacWest has elected to acquiesce to the City's request. Should you have any questions or desire to discuss this matter further, please do not hesitate to call. Sincerely yours, ' . Charles R. Gill; ! / Hecht, Solberg. Rpbinson & Goldberg LLP cc: D. Richard Rudolf.Assistant City Attorney Anne Hysong, Planning Department Keith J. Home, Ayres Land Company Jack Henthorn, Henthorn and Associates City of Carlsblfa Fire Department 97253 Bureau of Prevention Plan Review: Requirements Category: Fire Conditions Date of Report: Wednesday, August 20, 1997 Reviewed by:. Contact Name Address Anne Hysong Las Palmas City, State CBD CA 92009 Bldg. Dept. No. Planning No. CUP97-04 Job Name Sunrise Carlsbad Job Address Alga/Manzlnita/ECR 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 1 st CFD Job# 97253 2nd 3rd File# Other Agency ID 2560 Orion Way Carlsbad, California 92008 (619) 931-2121 Requirements Category:re Conditions 97253 Deficiency Item: Pending 01 Building Permits ,Prior to the issuance of building permits, complete building plans shall be approved by the Fire )epartment. 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. change-fer Industricrf-afid-imtffi4amilyr' 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. -Pfepoood 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 )in all weather, unobstructed access road suitable for emergency service vehicles shall be provided ""and maintained during construction. When in the opinion of the Fire Chief, the access road has become unserviceable due to inclement weather or other reasons, he may, in the interest of public safety, require that construction operations cease until the condition is corrected. Deficiency Item: Pending 06 Combustible construction materials on site I required water mains, fire hydrants and appurtenances shall be operational before combustible building materials are located on the construction site. Deficiency Iti Pending 07 Security gate systems rior 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 Aug20, 1997 Requirements Category:Conditions 97253 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. 09 Brush clearanceDeficiency Item: Pending / 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 10 Fire protection systems- sprinklers, alarms, standpipes Plans and/or specifications for fire alarm systems, fire hydrants, automatic fire sprinkler systems and other fire protection systems shall be submitted to the Fire Department for approval prior to construction. Proposed language All buildings having an aggregate floor area in excess of 10,000 square feet must be protected by automatic fire sprinkler systems. Plans and specifications must be approved by the fire department, and a permit obtained prior to installation. Proposed multifamily residential buildings must be protected by fire alarm systems. Plans and specifications must be approved, and a permit obtained prior to installation. Deficiency Item: Pending 11 Sprinklers required for buildings over 10,000 sq ft in area An approved automatic fire sprinkler system shall be installed in buildings having an aggregate floor area exceeding 10,000 square feet. Deficiency Hem: 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. PageS Aug20, 1997 JA(^HENTHORN 5431 Avenida Enemas • Suite } Carlsbad, California 92008 Fax (619) 438-0981 (619) 438-4090 August 6, 1997 Anne Hysong Associate Planner City of Carlsbad 2075 La Palmas Dr. Carlsbad, California 92009 Subject: Refusal to accept response to City staff comments regarding CT - 96-05 and related applications Dear Anne, This letter is written in follow up to your August 4, 1997, rejection of revised plans and other documents responding to issues raised by the City Planning and Engineering staff relative to the above referenced application (copy of transmittal is attached).. At that time, Melissa Allen of our office attempted to submit changes requested during meetings held between May and June 18, 1997, when we were asked to redesign the project's affordable housing component, as well as those changes requested in a letter dated July 25, 1997, from Mike Shirey. In your rejection you indicated that the City would not process the revised documents and that the applicant must withdraw the application accepted as complete on January 9, 1997, or face a staff recommendation of project denial due to inability of staff to process the plans through the hearing process within the time limits established by the State Permit Streamlining. As we discussed earlier, our client is willing to consider a withdrawal and re submittal if it is accompanied by assurances regarding the project processing schedule. This would address the client's concerns that a re-submittal without scheduling assurances would only result in another 6 to 9 month delay for his project. It is requested that you reconsider your decision to reject the submittal of the revision package and schedule a meeting so that we can discuss the processing of this project at your earliest convenience. JEH:wpc cc: Sam Holty Charles Gill, Esq. Lex Williman Gary Wayne Don Neu Robert Wojick Mike Shirey Marty Orenyak Richard Rudolf, Esq. JAO^HENTHORN & ASSOCL^S 5431 Avenida Encinas • Suite } Carlsbad, California 92008 Fax (619) 438-0981 (619) 438-4090 August 4, 1997 MJG 2 0 1997 CITY OF CARLSBAD Planning Department PLANNING Utf »- 2075 Las Palmas Drive Carlsbad CA 92009-1576 Subject: Mariano - Revised Plans Per City Issues Letters Dear Anne: Enclosed is the package with newly revised plans to respond to the Planning and Engineering Department's Issues Letters dated May 28, 1997 and July 25, 1997, respectively. These letters were based on the City's review of the April 17, 1997 project submittal. This cover letter serves as a summary of how the issues were addressed with this submittal package. The numbering below responds directly to the numbering in the aforementioned letters. Planning Department Issues: 1. In response to the Housing Committee's review of the project on June 4, letter of June 9, and meetings on June 12, 1997, the site plan was redesigned to relocate the inclusionary housing portion of the project closer to the Laurel Tree affordable apartments at the corner of Aviara Pkwy and Cobblestone Rd. 2. The Application for the Coastal Development Permit and fee of $5,770 is enclosed. 3. The Fish and Game Fee of $1,275 is enclosed with the CDP fee (total $7,045). 4. A minimum 50-foot building setback is located along each side of Aviara Parkway (this includes an average of 70' along the east side). An average 110-foot landscaped specific plan open space easement is located on the west side of Aviara Pkwy and the east side has an average open space easement of 56 feet. Together these result in an average specific plan open space esmt area of 83 feet for the project. This exceeds the standards approved in other projects along Aviara Pkwy, within Zone 20, including the Sambi and Laurel Tree projects adjacent to the north and south. These projects were approved with 6' sound walls at the right-of-way line. The sound wall along the east side must be located at the top of slope to be effective. 5. The RV storage lot (previously Lot 156) was moved out of the boundaries of the Specific Plan Open Space. The trail-head is now entirely within the Open Space lot #155. 6. An additional 1.1 acre coastal sage scrub open space area west of Aviara Parkway will be mitigated due to the impacts from the circulation element roadway and fire suppression zone encroachment. This results in a proposed mitigation on the west side of 3.4 acres. See attached letter from Biological Consultant, Anita Hayworth. 7. The note referencing "noncombustible structures" along the west side of Aviara Pkwy is no longer needed as the area will be planted with zone 3, naturalizing landscape materials. The reference on the east side was eliminated on the plans as the City will condition the project with a standard list of noncombustible materials acceptable within the first fire zone. 8. A cross section detail of the trail was provided on the Landscape Plans. -1- 9. The grading along the north property line adjacent to the Sudan Interior Mission site was further modified per the City's request to pull offsite grading onto the project site as much as possible. 10. The previously submitted acoustical analysis letter was modified to update the lot numbers per your request in the City's May 28tn letter (see enclosed OGDEN letter #97-0217, revised Aug. 1, 1997). A new letter (97-0224) dated August 4tn addresses the current site plan and finds that all of the suggested mitigations in the April 1 it" letter are satisfied. The third acoustical report letter provided (#97-0218), responds to the relocation of the Affordable Housing site and finds that the proposed walls are adequate. 11. The noise wall configuration was revised to reflect a 6' sound wall with a 3' berm behind lots 2 and 3. 12. The notes on the TM and SDP were modified per the City's request. 13. This submittal has been modified to propose 27 inclusionary affordable units (rather than the 26 units plus .85 portion "to be paid for" as previously proposed). The formula based on the total number of base units of 177 x .15 results in 26.55 inclusionary units required to be provided. 14. The Affordable Site Development Plan notes were modified per the City's request. The density transfer is still requested from RM to RLM pursuant to the Specific Plan for the affordable housing units only. 15. The affordable apartment's Site Development and Landscape Plans were incorporated into the overall subdivision Site Development Plan and Landscape Plan sets per the City's request. 16. All retaining walls exceeding 3.5' were either reduced in height or pulled out of the front yard setbacks. 17. The SDG&E Open Space lot numbering was corrected. Engineering Issues: Traffic and Circulation 1. The 330' of clear sight distance was added to the landscape plan and view obstructing landscaping is prohibited within this area. 2. The Zone 20 Phasing Activity table was updated again from the previous one submitted with the April submittal (see enclosed table). 3. The street cross-sections were modified to call out additional street widths. 4. The traffic signal warrant analysis was provided with the original traffic report submitted with the project, A copy of the primary sections of the analysis are provided for your reference. Sewer and Water Facilities 1. The 8" inch sewer line (as opposed to a 12") was accepted on the Cobblestone Sea Village final improvement plans, Drawing #345-9A, which were reviewed, approved and signed by the Water District. 2. The sewer clean-outs and water service valves are shown on the Typical Laterals Detail. The detail and an additional note prohibit the facilities from within driveway or curb-cut areas. 3. A sewer easement was provided to the southeast, shown stubbed-out at the Roesch property on the TM. The best location and feasibility of sewering that property will be determined if and when future development of the site is considered. Drainage 1. A deep storm drain is allowed in the City in special circumstances. SDG&E strongly opposed an open channel through their utility easement. Documentation supporting this has been requested from SDG&E and it will be submitted to the City as soon as it is received. The design of the storm drain proposed onsite will be finalized during project final engineering. 2. A letter is enclosed herein from Geotechnical Explorations, Inc. which serves as an update to the original geotechnical report for this project. This letter also finds the drainage flow line of 3' acceptable. The drainage details were modified as requested. -2- 3. The off-site drainage toward the Laurel Tree project to the north was addressed by the approved Cobblestone Sea Village improvement plans, including Aviara Parkway. The improvement plan drawing number is referenced on the plans. Soils and Grading 1. See Drainage #2. An updated soils report letter for the entire project is provided with this submittal. 2. References were added to the plans that the power poles along the south property line will need to be removed, relocated or undergrounded. The additional environmental area that may need to be mitigated in the case they are to be undergrounded was reviewed by the biological consultant and found to be acceptable. Land Title and Mapping 1. A call-out was added to the Specific Plan open space areas along each side of Aviara Parkway indicating that these are public open space easements. 2. The lot numbers were re-numbered to comply with phasing order. Miscellaneous 1. The general notes were revised on the plans as suggested. 2. Plans, notes and tables were reviewed for consistency. 3. Spelling was corrected. 4. Since, lot #47 (previously lot #126) is a viable stand-alone lot meeting all setback requirements, a lot line adjustment is not necessary. 5. The affordable housing site was re-designed per City's suggestions. 6. The red-lined check prints are re-submitted with the revised plans for your reference. This submittal, with the revised plans and updated documents, should satisfy both the Planning and Engineering Departments final issues of concern. If you have any questions, please do not hesitate to call. icerely, Jack E. Henthorn encl. cc: File Mike Shirey, City of Carlsbad, Engineering Department Sam Holty, PacWest Holdings, LLC Lex Williman, Hunsaker & Associates C:\WINWORD\MARIANO\SUBMITAL\PlngSubmtlLtr84.doc -3- j& ASSOCIATES A Cali/omia frivimnmentol Sciences and 608 iWd Street ^^ Fax 760.632.0164 fmwt Services Enciriftas, Califor»Bto24 2 August 1997 . , 297000-300 Jack Henthorn & Associates ;, . Attn: Melissa K. Allen ,'•'•,' . ,' ., 5431 Avenida Encinas /< , Suite J •'"•' •'." Carlsbad, CA 92008 Subject: Mariano Property Mitigation Requirements Dear Melissa: i This letter is in response to the City of Carlsbad comments on the proposed Mariano project. The 53.6-acre property is located south of Palomar Airport Road, west of El Camino Real, within the Zone 20 area of Carlsbad, California.The Issues of Concern letter received from the City of Carlsbad Planning, Department on May 28, 1997 for'the Mariano property was reviewed. ' >' ,,', • •' ' ",'''.'' I have reviewed toe proposed mitigation measures for the Mariano project and have found them to be satisfactory. The project proposes to preserve the 0.6 acre onsite CSS that is east of the Alga Road alignment. The,project will impact 2.3 acres of CSS due td:the construction of Alga Road (a City circulation element). Additionally, the 1,1.acres of CSS'remaining in the patch within the Alga Road right-of-way-will be included in a brush management program and thus will be considered to be impacted. Therefore, the total, impact to CSS is expected to be 3.4 acres which will require mitigation by purchase in a mitigation bank such as the Carlsbad Highlands mitigation bank of a total of 6.8 acres (2:1 mitigation). There is a potential for the requirement of undergrounding of power lines along the property southern boundary. This would result in the impact to 0.04 acre of the remaining 0.6 acre patch of CSS. This would also require mitigation by offsite purchase at a 2:1 mitigation ratio for a total mitigation of 0.08 acre. Should this option be added tp the overall development of the property the total mitigation requirement by purchase of offsite habitat in the Carlsbad Highlands mitigation bank would be 6.8 4- 0.08 = 6.88 or 6.9 acres. If you have any questions regarding this matter, please feel free to call me at (760) 942-5147. Very truly yours, '•.''••;< •' ;. Vl DUDEK & ASSOCIATES, INC. Anita Hayworth, Ph Senior Project Manager 2/2 -d . , siiyipossy « >oana wbss:0i ze, t?0 OGDEN ENVIRONMENTAL AND ENERGYSERVICES 5510 Morehouse Drive San Diego, CA 92121 6194589044 Fax 6194580943 August 1,, 1997 (Revised) 97-0217 , Sam Holty Pacwest Group Inc. 550 W. "C" Street, Suite 1750 San Diego, California 92101 Subject: Mariano Acoustical Report - Letter Update Dear Mr. Holty: At the request of Jack Henthorn and Associates, Ogden Environmental and Energy Services Company examined the effects of removal of open space lots C and D within the Mariano development on proposed noise1 walls along Aviara Parkway (previously named Alga Road). These findings below are designed to supplement an earlier acoustical report prepared for the subject development (Acoustical Technical Report - Mariano Site Development Plan, Carlsbad, CA, 'Ogden 1995). Approach Based on the revised project site plans (Mariano Development, Hunsaker & Associates, 11-20-1996), the Caltrans Sound 32 Traffic Noise Prediction Model with California noise emissions factors (based on FHWA RD-77-108 standards) was used to calculate future (year 2010) onsite vehicular traffic noise levels on lots adjacent to the proposed noise walls along Aviara Parkway. , The City of Carlsbad through its Noise Element of the General Plan has established noise levels that are compatible with various land uses. According to the City of Carlsbad Draft Noise Guidelines Manual, sound levels up to 60 dBA CNEL are compatible with residential land uses. This is the impact threshold limit for the Mariano Project. ••''.•',,''',' • . '.''.'.. © Mr. Sam Holty August 1, 1997 Page 2 Findings . •'.',••'i..1 -, ' •', /•' ' • "' . • ' ','' i,1 From the model results, year 2010 noise levels from vehicular traffic was calculated to be as high as 68 dBA CNEL at the first floor building facades and as high as 71 dBA CNEL at any proposed second floor facades adjacent to Aviara Parkway. Thus, unmitigated year 2010 noise levels would vary anywhere from 8 to 11 decibels above the standard adopted by the City. Linkage of the 5- and 7-foot noise walls across lots 147 and 32 (previously open space lots C and D) would result in no loss of wall attenuating capability. Mitigated sound levels remain at or below the impact threshold identified by the City. The following specific observations were made regarding the revised site plans: 1. Due to the removal of the upward slope jog (from north to south) across lot 147 (previously open space lot C), the 7-foot transition segment of noise wall adjacent to lots 148, 149, and 150 (previously 68, 69, and 70) can be replaced by a 5-foot,noise wall. Thus, along the entire western side of Aviara Parkway, the reconimended noise wall height should be ,5 feet. '', ''''' . ' , i '! 2. A 40-foot (average width) open space buffer zone is planned for the eastern side of the project adjacent to Aviara ParkWay. No changes in wall height or base elevation are planned. The effect of this would yield an additional setback of the noise walls away from the roadway edge (where they were originally proposed) thereby increasing the shielding capability of the walls. The mitigation capability of these walls (e.g., a 5- and 7-foot combination wall) would not be diminished by this action and may actually increase the effectiveness of the wall. 3. The proposed grading plans (Hunsaker & Associates, 7-28-1997) show the 9- foot noise wall at the northwestern corner of Aviara Parkway and Cobblestone Road ending at the rear of lot 4. The original acoustical report showed the wall continuing along the rear lot line of lots 2 and 3 to provide shielding to these residences. This noise barrier will need to be extended to restore this condition. 4. The proposed grading plan shows the 6-foot wall adjacent to comer lot 5 at the toe of the slope. The wall must be placed at the top of slope as originally specified jh the acoustical report. ,''' ; \ • • • ' The attached schematic (Figure 6) shows the Iqcation of the wall linkages and associated heights. ;,' ,'• ',1^ Mr. Sam Holty August 1, 1997 Page3 Should you haVe any questions regarding the analysis or the results, please do not hesitate to contact meat (619) 458-9044 Extension 308. • ISincerely, Rick Tavares, EIT, REA, INCE Civil Engineer, Acoustics and Vibration RT/jaf Enclosure cc: Paul Amberg^Ogden John Conley, Qigden Melissa Allen; Jack Henthorri <& Associates^ Contract 3-1774-0000-0000-3151 LEGEND NOISE BARRIER BARRIER HEIGHT OGDEN FIGURE Noise Barrier Height and Placement (Revised) ENV/EnvAsmt/Mariano/Mariano Noise.FH5 AYRES Land Company July 31,1997 Mr. Michael Shirey Engineering Department CITY OF CARLSBAD 2075 Las Palmas Drive Carlsbad, CA 92009 RE: CT 96-05, SDP 96-06, PJD 96-04, HDP 96-05 / MARIANO SECOND ISSUES REVIEW Dear Mr. Shirey: I am in receipt of your letter dated July 25,1997 to Jack Henthorn regarding the above- referenced application. The responses to items reflected in your letter will be included in our re- submittal to the Planning Department on August 4, 1997. Your letter of July 25, 1997 was in response to a submittal made on April 17, 1997, nearly three and one-half months earlier. The letter came at a time when Permit Streamlining Act deadlines associated with the Mariano project were critical. Although a number of items in your letter were being addressed as a result of our response to the Planning Department's letter of May 28, 1997 and the Housing Committee's affordable housing letter of June 6, 1997, other minor items such as re-numbering of lots have resulted in a full week delay in our re-submittal. In comparison, the Planning Department and Housing Committee's response allowed adequate time to respond to their comments and resolve outstanding issues (which incidentally resulted in a complete redesign of half of our project). The Mariano project has obviously been assigned a very low priority within the Engineering Department. It appears that the department's priorities do not take into account the fact that the Permit Streamlining Act requires action on a project application deemed complete within six months after the determination of "complete application." The act permits only one mutually- agreeable extension of this time frame. Anne Hysong verbally requested that we grant the 90-day extension to move the final action date from July 9, 1997 to October 9,1997. This was granted on June 25, 1997 with the understanding that major issues had been resolved, the Engineering Department's comments would be forthcoming, redesign would be completed, and processing for public hearing could be accomplished. 750 B Street, Suite 2370 San Diego, CA 92101 (619) 544-9100 (619) 544-0646 FAX Mr. Michael Shirey July 31,1997 Page Two Anne Hysong is now asking us to voluntarily withdraw our application and re-submit it in order to avoid the necessity of taking the project forward for denial, due, not to unresolved issues, but to time constraints associated with internal processing priorities over which the applicant has no control. We believe that we have responded to all concerns that have been raised and believe that all issues have been resolved in accordance with the desires of the Planning and Engineering Departments. It appears as though there is adequate time to meet the mandatory time line requirements if appropriate decisions are made regarding project prioritization. Therefore, it is requested that you advise us at your earliest convenience as to this project's priority in the Engineering Department given the purported inability to meet the State-mandated time line and the Planning Department's insistence that the application be withdrawn. If you have any questions or need additional information, please contact Jack Henthorn at 760/438-4090. Sincerely, AYRES LAND COMPANY, INC. AS MANAGER OF PACWEST Keith J. Home President KJK:tj 605.kjh cc: Robert Wojick Lloyd Hubbs Marty Orenyak Anne Hysong Gary Wayne Jack Henthorn Lex Williman City of Carlsbad Engineering Department July 25, 1997 Jack Henthorn Henthorn & Associates 5431 Avenida Encinas, Suite J Carlsbad, CA 92008 CT 96-05, SDP 96-06, PUD 96-04, HDP 96-05: MARIANO SECOND ISSUES REVIEW Engineering Department staff have completed a second issues review of the above-referenced project. Prior to staff making a determination on the project, the following engineering issues of concern must be resolved/adequately addressed: ENGINEERING ISSUES Traffic and Circulation: 1. Thank you for indicating the sight distance lines on the tentative map. Two other lines still must be indicated, however. On sheet 3 of 14 of the landscape plan, please show 330' of clear sight distance at the "E" Street/Cobblestone Road intersection. All obstructing vegetation in this area must be deleted. Please be advised, this is a major staff issue of concern. 2. As previously requested, please update Table IV, Phasing Activity in Zone 20, on ' page 14 of the traffic report, regarding various project construction schedules. 3. On the tentative map (TM) and site development plan (SDP) cover sheets, under the street cross-sections, please designate which streets have which right of way and curb to curb widths (i.e., 60740' = local street, 56736' = cul-de-sac). 4. Please have the project's traffic engineer conduct a traffic signal warrant analysis for the Aviara Parkway/Cobblestone RoadfA" Street intersection, using projected traffic from all of the cumulative projects within Zone's 5 and 20 that will utilize this intersection. Sewer and Water Facilities: 1. Both the Sewer Master Plan and the Local Facilities Management Plan (LFMP) for Zone 20 indicate a 12" sewer line within Aviara Parkway to the north (Sewer Master Plan designation: BSMT2, LFMP Zone 20 designation: VBT2). This tentative map, and, the Cobblestone improvement drawings for Aviara Parkway, indicate an 8" line. As previously requested, please provide documentation that the 8" line is acceptable, or revise as necessary. 2O75 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-O894 CT 96-05, SDP 96-06, PUD 96-04, HDP 96-05: MARIANO SECOND ISSUES REVIEW A. HYSONG MEMO; JULY 25,1997 2. As previously requested, on the SDP, please add the location of the sewer clean- outs and water service valves for each lot; or, indicate a typical lot, including the building foot print and sewer lateral and water line location, indicating the clean-out and water service valve locations. Please note, sewer clean-outs and water service valves are not permitted within the driveway or driveway curb cut area. 3. A potential sewer issue exists for the "Roesch" property located to the southeast of this proposed project. Provide documentation from the Carlsbad Municipal Water District (CMWD) indicating that this issue is being addressed. Drainage: 1. An approximate 30' deep storm drain is being proposed at Lot No. 154, on sheet 5 of 6 of the TM. Is this storm drain entirely necessary? Why can't the natural flows travel down the existing drainage course to the proposed riser inlet/detention facility at Cobblestone Road as is indicated in the preliminary hydrology report? It seems that this proposed deep storm drain can be deleted. Please review this issue and revise the TM. 2. Sheet's 1 and 6 of 6 of the tentative map indicate the potential for a drainage flow line of 3' from a proposed structure, "Requiring City Engineer Approval." As previously indicated, before City Engineer approval can be acquired, for a 3' drainage flow line from a structure, a letter will be required from a registered soils engineer stating that this design is acceptable. Additionally since side yard retaining walls are being shown on the TM and SDP, please add a retaining wall to the GS-15 and drainage cross-section details, indicating that a 5', or 3' minimum flow line from a structure if approved, will be maintained. Show both the "modified" GS-15 and cross-section details on the TM and SDP. Please be advised, this is a major staff issue of concern. 3. As previously requested, please indicate how off-site drainage will be addressed to the north of the site in conformance with the Laurel Tree Apartment project, and, the Cobblestone project-Aviara Parkway improvement plans. This can be addressed by adding a note to sheet 3 of 6 of the TM, indicating the improvement plan drawing number for Aviara Parkway. Soils and Grading: 1. As previously indicated, the soils report update letter (Geotechnical Exploration letter to J. Henthorn, dated: September 26, 1996) only seems to be addressing the 40% slope issue on the eastern half of the site. Since the project has been revised again (apartment project added back into project), please provide a soils report update letter for the entire project. Additionally, if a 3' drainage flow line from a structure is proposed, a letter will be required from a registered soils engineer stating that this design is acceptable (see Drainage Item No. 2 above). CT 96-05, SDP 96-06, PUD 96-04, HDP 96-05: MARIANO SECOND ISSUES REVIEW A. HYSONG MEMO; JULY 25,1997 2. Please be advised, as a condition of approval for the project, all existing overhead utilities will have to be under-grounded or removed/relocated. This includes any and all areas that are not located 'n the project specific grading area (i.e., t5he overhead electrical lines located in the O/S area of lot 155 must be under-grounded or removed/relocated). If additional environmental work must be done to facilitate this requirement, this environmental work should be done at this stage of the project. Please be advised, this is a major staff issue of concern. Land Title and Mapping: 1. As previously requested, on the tentative map, please indicate public open space (O/S) easements over the major slopes which front on both sides of Aviara Parkway and the southerly half of "A" Street (the revised plans show the homeowner's maintenance responsibility, which is correct, however, public O/S easements must also be shown). 2. Thank you for indicating the project phasing on the TM and SDP. Now that this phasing is being shown, please number the lots in consecutive order with the phasing (i.e., lot's 1 to # in the first phase <"model phase">, lot's # to # in the second phase, and so on). Miscellaneous: 1. As previously requested, please revise General Design Note's 11, 12 and 13, and, General Note 9, on both the TM and SDP, in accordance with the following: General Design Notes 11. Model units may be built prior to final map recordation with approval from the City Engineer and Planning Director. 12. & 13. This is one (1) note. Delete number 13 and re-number. General Note 9. Break down and add the proposed apartment project ADT to the entire project ADT (see the red-lined check print). 2. Again, please make sure that all of the General Design Notes, General Notes, Legends, Summaries, etc. that are revised, are reflected on all applicable maps/exhibits/site plans/etc. 3. Please revise the spelling of "affordable" on the note at Lot No. 154, on sheet 5 of 6, on the TM and SDP. CT 96-05, SDP 96-06, PUD 96-04, HDP 96-05: MARIANO SECOND ISSUES REVIEW A. HYSONG MEMO; JULY 25, 1997 4. As previously requested, please indicate on the TM and SDP that an adjustment plat must be processed for proposed Lot No. 126. Additionally, in conjunction with this adjustment plat, indicate on the SDP the potential revised building foot print for this lot. 5. As discussed at a meeting with the applicant approximately one (1) month ago, please the new affordable site, site plan with the third check re-submittal. 6. Attached for the applicant's use in making the requested revisions are red-lined check prints of the proposed project. These check prints must be returned with the revised plans to facilitate continued staff review. If you or the applicant have any questions, please either see or call me at extension 4388. MICHAEL Associate Engineer - Land Use Review Attachment c: Principal Civil Engineer - Land Development Associate Planner - A. Hysong PacWest Group 550 West "C" Street, Suite 1750 San Diego, CA92101 PacWest Group, Inc. June 25, 1997 VIA FAX 619/43 8-0894 Ms. Anne Hysong CITY OF CARLSBAD Planning Department 2075 Las Paimas Drive Carlsbad, CA 92009 RE: AGREEMENT TO 90-DAY PROCESSING TIME EXTENSION Dear Anne: This letter is to formally document our agreement to an extension of time for processing of the Mariano project. It is our understanding that the extension is for a 90-day period beyond the statutory limit and is for the purpose of insuring adequate time to schedule our project for public hearing. Sincerely, PACWEST GROUP, INC. Samuel M.. Vice President SMH:tj 612.smh cc: Jack Henthorn Lex Williman 550 West C Street, Suite 1750 San Diego, CA 92101 (619) 544-9100 (619) 544-0646 FAX Meeting Notes - 06-18-97 SUBJECT: CT 96-05/SDP 96-06 - MARIANO PROJECT Attendees: Jack Henthorn Lex Williman Sam Holte?? PacWest rep ?? Anne Hysong Evan Becker Evan's assistant 90 DAY EXTENSION Informed Jack Henthorn that I must have the 90 day extension letter today. As of 5:15 p.m. it has not arrived. Affordable Housing PacWest stated that this application has been in some time and the unacceptability of the affordable site has never been identified and that they responded with second dwelling units at the City's suggestion. I responded that when I received the project, there was no site plan and the resubmittal with the second dwelling units was not recommended by the City that I was aware of. I also went over the land use problems associated with the isolated location of the affordable units. The GP requires units to be located in proximity to arterials and compatibility of land uses is an issue since there is no buffer between single family and the affordable site. Also, locating the affordable site at the end of the culdesac would not be looked upon favorably by the decision makers. 50' LANDSCAPE BUFFER Lex Williman identified the 43' average landscape setback to the noise wall and explained that it is actually 54' average to the bottom of the slope. An approximately 100' average setback is provided on the west side of Aviara Parkway. They will document the above and submit. I will submit to Don/Gary for their feedback and determination of support. TRAIL/RV LOT They will verify that the RV lot is not a part of the SP open space in graphic form and move the trail to the corner of Aviara Parkway and extend trail to the northern property boundary. City of Carlsbad Planning Department June 9, 1997 Jack Henthorn Henthorn & Associaters 5431 Avenida Encinas, Suite J Carlsbad, CA 92008 SUBJECT: SDP 96-06 - MARIANO INCLUSIONARY HOUSING PROJECT Dear Jack: The Housing Committee reviewed the subject inclusionary housing project at its June 4, 1997 meeting. The following comments are offered to help you redesign the inclusionary project to enable staff support: 1. The location of the apartment project at the end of a culdesac is unacceptable. Given that the Mariano project has a major arterial bisecting it and multi-family units existing or approved along its northern boundary, a more appropriate location would be at the northwest corner of Aviara Parkway and Cobblestone Road (Lots 1 through 7). This location would be consistent with the Inclusionary Housing Ordinance in that the site would have immediate access to a major arterial and public transportation. Additionally, this location which is separated from adjacent single family units by roadways and manufactured slopes would offer a buffer between single family and multi-family land uses in accordance with General Plan Overall Land Use Pattern Implementing Policy C-3. 2. The northwest corner of Aviara Parkway and Cobblestone may offer the opportunity for a larger combined inclusionary apartment project which could qualify for housing funds. Planning Department staff and Housing and Redevelopment Director, Evan Becker, would like to discuss the potential for a larger combined project within the Mariano subdivision at a meeting tentatively scheduled for Thursday, June 12, at 2:00 p.m. here at the Community Development office. Please contact me at 438-1161, extension 4477, to confirm the June 12 meeting date and time. Sincerely, GANNEHYSONG, Associate Planner AH:nc Evan Becker Debbie Fountain Don Neu Gary Wayne Bob Wojcik Chris DeCerbo 2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 - (619) 438-1161 • FAX (619) 438-0894 ARCHITECTURAL GUIDELINE COMPLIANCE SUMMARY MARIANO APRIL 28, 1997 GUIDELINES 1 . WHERE (3) TWO-STORY UNITS OCCUR IN A ROW AND THEY ARE SITUATED LESS THAN 15 FEET APART, AT LEAST (1) UNIT MUST'HAVE A SINGLE STORY BUILDING EDGE NOT LESS THAN 10 FEET IN DEPTH. 2. WHERE (3) TWO-STORY UNITS OCCUR IN A ROW AND THEY ARE SITUATED 15 TO 20 FEET APART AT LEAST (1) UNIT MUST HAVE A SINGLE STORY BUILDING EDGE NOT LESS THAN 5 FEET IN DEPTH. 3. PER PROJECT, 33% OF ALL UNITS SHALL HAVE A SINGLE STORY EDGE MINIMUM OF 40% OF THE TOTAL PERIMETER. 4. PER PROJECT, 50% OF ALL UNITS WITH A LOT FRONTAGE LESS THAN 45 FEET MUST HAVE (3) SEPARATE BUILDING PLANES AND PER PROJECT, 50% OF ALL UNITS WITH A LOT FRONTAGE GREATER THAN 45 FEET MUST HAVE (4) SEPARATE BUILDING PLANES ON THE FRONT ELEVATION. 5. PER PROJECT, 50% OF ALL UNITS WITH A LOT FRONTAGE LESS THAN 45 FEET MUST HAVE (3) SEPARATE BUILDING PLANES AND PER PROJECT, 50% OF ALL UNITS WITH A LOT FRONTAGE GREATER THAN 45 FEET MUST HAVE (4) SEPARATE BUILDING PLANES ON THE REAR ELEVATION. 6. PER PROJECT, 50% OF ALL UNITS SHALL HAVE ONE SIDE ELEVATION WITH A (7) FEET AVERAGE SIDE YARD SETBACK. 7. THREE-CAR GARAGES LIMITED TO 75% OF THE TOTAL UNITS WHERE AVERAGE LOT SIZE IS 5,000 S.F. OR LESS. THREE-CAR GARAGES SHALL INCORPORATE A MIXTURE OF 2 DOOR, 1 DOOR AND OFFSET 2 DOOR DESIGNS. 8. 50% OF EXTERIOR DOOR AND WINDOW OPENINGS SHALL BE PROJECTED OR RECESSED A MINIMUM OF 2 INCHES. MINIMUM STANDARD 1 OF 3 10F3 33% 50% 50% 50% 75% 50% PRODUCT: 1OF3 N/A 57% 100% 68% 100% 75% 100% COMMENT MEETS MINIMUM STANDARDS ALL PLANS WERE DESIGNED TO COMPLY WITH GUIDELINES. EXCEEDS MINIMUM STANDARDS. EXCEEDS MINIMUM STANDARDS FOR ALL PLANS. EXCEEDS MINIMUM STANDARDS FOR ALL PLANS. EXCEEDS THE MINIMUM STANDARDS FOR ALL PLANS. N.A. AVERAGE LOT SIZE EXCEEDS 5,000 S.F. PER GUIDELINES/REQUIREMENTS. HOWEVER, 2 & 1 DOOR DESIGNS ARE INCORPORATED. ALL DOORS AND WINDOWS ARE TRIMMED PER ELEVATION. WINDOWS ARE VINYL FRAMED, WITH INTEGRAL WHITE COLOR. City of Carlsbad Planning Department May 28, 1997 Melissa Allen Henthorn & Associates 5431 Avenida Encinas, Suite J Carlsbad, CA 92008 SUBJECT: CT 96-05/PUD 96-04/SDP 96-06 - MARIANO Staff has completed its review of your April 17, 1997 submittal for the subject project. The following issues must be resolved prior to scheduling this project for public hearing. Some of these issues were identified by the City's January 9, 1997 correspondence, however, they were not addressed by the April 17, 1997 submittal. Please provide a written explanation of any issues identified by this letter that are not addressed by future project submittals. 1. The affordable housing proposal will be reviewed by the Housing Committee on June 4, 1997. The results of that meeting will be forwarded. / 2. Please submit the attached application for the coastal development permit and fee of $5,770 ($1,000 + $30 X 159 Lots). Please submit the required Department of Fish and Game Fee of $1,275.00 for the review of the Mitigated Negative Declaration. As staff has previously stated, the average 50' landscape setback along Aviara Parkway must be exclusive of walls and private yards. The proposed average 43' landscape buffer along Aviara Parkway which includes walls and private yards is inadequate. The Zone 20 LFMP special conditions requires that all future development within the zone shall be required to show how the development does not preclude the provision of performance standard open space at build out of Zone 20. Since the 50' average setback is identified as Specific Plan open space required to satisfy the performance standard open space for Zone 20, the Planning Department will not support this project without the provision of a 50' average open space setback which is unobstructed by private walls and yards. (Note: This item has been identified numerous times. If the applicant wishes to proceed with a staff recommendation for denial based on this issue, please inform me as soon as possible so that a public hearing date can be scheduled.) 5. Lot 156 is proposed as a private RV storage lot. As previously stated, this lot is within the boundaries of the Specific Plan Open space and should not be proposed for private use. The proposed terminus of the trail into the private recreational vehicle storage lot is 2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (619) 438-1161 • FAX (619) 438-O894 unacceptable. The trail, which would become public upon acceptance by the City, should be located so that it is located in open space until it intersects with the public right-of- way. Please remove the RV Lot from this area. (Note: This item has been identified previously. If the applicant wishes to proceed with a staff recommendation for denial based on this issue, please inform me as soon as possible so that a public hearing date can be scheduled.) 6. The 1.1 acre coastal sage scrub preservation area along Aviara Parkway is being disturbed by removal of vegetation necessitated by the 60' fire suppression area. This would necessitate mitigation; therefore the entire 3.4 acres will need to be mitigated due to the fire suppression area encroachment. 7. Please remove the note regarding only noncombustible structures within the 60' fire suppression zone since the project will be conditioned with a very specific list of noncombustible structures. The proposed project would preclude patio covers for some lots abutting Aviara Parkway on the west. This condition is unacceptable unless the developer wishes to construct noncombustible patio covers which are acceptable to the Fire Department on the affected lots prior to occupancy. Otherwise, please provide an area 8-10' wide beyond the rear of the structure outside the fire suppression zone that would enable the construction of a combustible patio cover. 8. Please provide a detailed cross section of the proposed trail which is required to be 8' wide decomposed granite except that it shall be asphalt where it exceeds 15% gradient (SP 203, p. 64). The tentative map would be conditioned to require construction of the trail prior to occupancy of any units. 9. Please remove any offsite grading from the Sudan Interior Mission site which is not required for the Mariano subdivision. A Conditional Use Permit amendment application is required to create building pads on that site. (Note: This item has been identified numerous times. If the applicant wishes to proceed with a staff recommendation for denial based on this issue, please inform me as soon as possible so that a public hearing date can be scheduled.) 10. The acoustical analysis submitted refers to lot numbers which do not correspond with lot numbers shown on the site development plan submitted on April 17, 1997. Please correct the report and resubmit to the Planning Department 11. Please show a 3' berm underlying a 6' noise wall at the rear of Lots 2 and 3 instead of the 9' noise wall shown on the tentative map. 12. On General Note No. 7 of the Tentative Map and Site Development Plan, please specify the correct density per General Plan Designation as previously requested: As the table provided on Sheet 1 of the tentative map indicates, project density is RM: 4.16 DU/ACRE AND RLM: 4.18 DU/ACRE. There is no "gross" density. Also, please correct Note No. 2 as follows: Total No. of Units: 179 (153 single family/26 (multiple family). 13. The affordable housing requirement for this project is 27 units. The site development plan only identifies 26 units. Please indicate how the other unit will be provided. 14. Please make the following corrections to the Affordable Site Development Plan: a) remove the proposed zoning and land use since no new designation is proposed; and b) remove Note No. 2 which specifies that the affordable lot would be developed in accordance with adjacent lots, i.e., single family lots. (The maximum density allowed for the RLM designated area is 82.59 dwelling units. A density transfer is permitted by the Specific Plan for affordable housing units, however, if no affordable units are proposed to be constructed onsite, this option is not available.) As proposed, a density transfer of 26 units from the RM designated area to RLM designated area is permitted upon Council approval for the provision of onsite affordable housing units. 15. Prior to submittal of final exhibits, please add the Affordable Site Development Plan to the Site Development Plan exhibits, i.e., Sheet 6 of 6,and add the affordable landscape plan to the landscape exhibits. 16. Please remove any walls that exceed 3.5' in the front yard setback. I have identified Lots 10 and 136 but there may be others. 17. Please correct the SDG&E Easement Open Space Lot No. from 159 to 155 to correspond with the tentative map "General Notes" and "Project Area Summary". Due to current heavy project workloads, Engineering Department and Landscape comments will be forwarded under separate cover. If you have any questions, please contact me at (760) 438-1161, extension 4477. Sincerely, ANNE HYSON< Associate Planner AH.nc Attachments Gary Wayne Don Neu Mike Shirey PacWest Group, Inc. JA* HENTHORN & ASSOCI*ES MEMORANDUM TO: ANNE HYSONG CITY OF CARLSBAD, PLANNING DEPARTMENT FROM: MELISSA ALLEN DATE: 04/17/97 SUBJECT: MARIANO - SUBMITTAL OF REVISED PLANS PER CITY COMMENTS CT 96-05/PUD 96-04/SDP 96-06/HDP 96-05/CDP 97- The Mariano project submittal has been revised and updated to address issues or concerns brought up in the City Completion letters from Anne Hysong and Mike Shirey, dated January 9th and 16th respectively. The following items are included with this transmittal: ets Item 10 ea. Revised Tentative Tract Map Revised Site Development Plan Revised Preliminary Landscape Plans w/ Fire Protection Plan, Water Conservation Plan, and Maintenance Responsibility Map Revised Architectural Plans w/ Footprints and Elevations Affordable Housing Plans w/ Site Plan, Landscape Concept Plan, and Building Plans and Elevations City Engineering's red-lined TM, SDP and Landscape check print plans Mariano Acoustical Report - Letter Update by OGDEN Environmental 1 Coastal Development Permit, Supplemental Application 2 Sump Condition Exhibits A & B for Engineering Dept. These items were submitted previously under separate transmittals: 3/25/97 Computer Enhanced Photo Simulation, 2 Views 3/25/97 Updated Phasing Activity in Zone 20, Table IV, from Traffic Report 3/13/97 Clear Film Overlay of Constraints/Slope Exhibit 3/13/97 Fence/Wall Elevations and Color Chips by Nowell + Associates 3/19/97 Anita Hayworth Letter Re: Acceptability of Proposed Mitigation Plan 2/19/97 Sam Holty Letter Re: Proposal to Purchase CSS Credits Offsite 2/06/97 Cultural Resource Significance Assessment of Sdi-6752 by RECON We will contact you to schedule a meeting to run through the revisions nexTwe^ir If you have any questions, please do not hesititate to call. APfff 71997 cc: Mike Shirey, City of Carlsbad, Engineering Departmett Brian Hunter, City Of Carlsbad, Planning Department Sam Holty, Pacwest Group G:\WINWORD\MARIANO\SUBMITAL\SUBM2LTR.DOC JACK HENTHORN & ASSOCIATES • 5431 Avenida Enemas • Suite J* Carlsbad, CA 91008 « PH:(619) 438-4090FAX:(619) 438-0981 UUDEN ENVIRONMENTAL AND ENERGY SERVICES 5510 More house Drive San Diego, CA 92121 6194589044 Fax 619 458 0943 April, 11, 1997 97-0057 Pacwest Group Inc. 550 W. C Street, Suite 1750 San Diego, California 92101 Attention: Sam Holty Subject: Mariano Acoustical Report - Letter Update Dear Mr. Holty: At the request of Jack Henthorn and Associates, Ogden Environmental and Energy Services Company examined the effects of removal of open space lots C and D within the Mariano development on proposed noise walls along Aviara Parkway (previously named Alga Road). These findings below are designed to supplement an earlier acoustical report prepared for the subject development (Acoustical Technical Report - Mariano Site Development Plan, Carlsbad, CA, Ogden 1995). Approach Based on the revised project site plans (Mariano Development, Hunsaker & Associates, 11-20-1996), the Caltrans Sound 32 Traffic Noise Prediction Model with California noise emissions factors (based on FHWA RD-77-108 standards) was used to calculate future (year 2010) onsite vehicular traffic noise levels on lots adjacent to the proposed noise walls along Aviara Parkway.] The City of Carlsbad through its Noise Element of the General Plan has established noise levels that are compatible with various land uses. According to the City of Carlsbad Draft Noise Guidelines Manual, sound levels up to 60 dBA CNEL are compatible with residential land uses. This is the impact threshold limit for the Mariano Project. Page 2 Sam Holty April 11, 1997 Findings From the model results, year 2010 noise levels from vehicular traffic was calculated to be as high as 68 dBA CNEL at the first floor building facades and as high as 71 dBA CNEL at any proposed second floor facades adjacent to Aviara Parkway. Thus, unmitigated year 2010 noise levels would vary anywhere from 8 to 11 decibels above the standard adopted by the City. Linkage of the 5- and 7- foot noise walls across open space lots C and D would result in no loss of wall attenuating capability. Mitigated sound levels remain at or below the impact threshold identified by the City. The following specific observations were made regarding the revised site plans: 1. Due to the removal of the upward slope jog (from north to south) across open space lot D, the 7 foot transition segment of noise wall adjacent to lots 49, 50, and 51 (previously 68, 69, and 70) can be replaced by a 5 foot noise wall. Thus, along the entire western side of Aviara Parkway, the recommended noise wall height should be 5 feet. 2. A 40 foot (average width) open space buffer zone is planned for the eastern side of the project adjacent to Aviara Parkway. No changes in wall height or base elevation are planned. The effect of this would yield an additional setback of the noise walls away from the roadway edge (where they were originally / proposed) thereby increasing the shielding capability of the walls. The mitigation capability of these walls (e.g., a 5- and 7- foot combination wall) would not be diminished by this action and may actually increase the walls effectiveness. 3. The proposed grading plans (Hunsaker & Associates, 11-20-1996) show the 9- foot noise wall at the northwestern corner of Aviara Parkway and Cobblestone Road ending at the rear of lot #1. The original acoustical report showed the wall continuing along the rear lot line of lots 2 and 3 to provide shielding to these residences. This noise barrier will need to be extended to restore this condition. 4. The proposed grading plans shows the 6- foot wall adjacent to corner lot #109 at the toe of the slope. The wall must be placed at the top of slope as originally specified in the acoustical report. 5. In the event a single story structure is proposed for lot #110 (previous lot •-7 #116) the 5 foot noise barrier adjacent to this property could be removed. The *• rationale for this is that the proposed sound level at future build out would not exceed 60 dBA CNEL for a single story structure on this lot. In this case, the 6 Page 3 Sam Holty April 11, 1997 foot wall to the north of the lot and the 5-foot wall to the immediate south would require a minimum 10 foot return along the lot lines of #110 in ensure adequate acoustical flanking protection. The attached schematic (Figure 6) shows the location of the wall linkages and associated heights. Should you have any questions regarding the analysis or the results, please do not hesitate to contact me at (619) 458-9044 Extension 308. Sincerely, Rick Tavares, BIT, REA, INCE Civil Engineer, Acoustics and Vibration RT/jaf Enclosure cc: Paul Amberg, Ogden Melissa Allen, Jack Henthorn & Associates NOTE: All barrier heights shown in feet.300 OGDQI Noise Barrier Height and Placement (Revised) JAC^HENTHORN & ASSOC 5431 Avenida Encinas • Suite J Marrh 94 1QQ7 Carlsbad, California 92008March 24, 1997 Fax (619) 438-0981 Mr. Mike Shirey (619)438-4090 Engineering Department City of Carlsbad 2075 Las Palmas Avenue Carlsbad, CA 92009 Subject: Mariano Project - Project Minor Issues/Comments Dear Mike: Several issues were brought up in the City's Planning and Engineering letters on Jan. 9 and 16th respectively and were discussed in our meeting on Feb. 8 as not being substantive issues, as being sufficient as proposed, or as necessitating further discussion between the planning and engineering departments. They are as follows: 1. Sidewalk Access to SIM Engineering asked for a 4' sidewalk along one side of the private street between the Mariano project and the Sudan Interior Mission property. We discussed not wanting to encourage access into the SIM private property and that they will have pedestrian ingress and egress via the sidewalk at Aviara Parkway. Planning agreed. (Eng-Traffic and Circulation 4). 2. 3:1 Manufactured Slope The 3:1 slope on the east side was designed on behalf of planning to provide a softer, more undulating slope. Engineering suggested changing it back to a 2:1 slope to minimize slope encroachment into the open space area. Engineering was going to discuss with Planning. (Eng-Soils and Grading 3) 3. TM Additions Planning/engineering staff suggested numerous items be added to the TM for it to serve also as the PD plan. Most of these items are already on the SDP or Landscape Plans. The items include unit footprints, setbacks and parking table (on Site Devp. Plan); maintenance responsibility areas (on Landscape Plans); fire suppression lines/structural setbacks (on Landscape Plans); project phasing; all easements, open space and setback areas related to Aviara Pkwy identified. The tentative map may get very busy and difficult to read with these additions. Especially the fire suppression lines as they may overlap lot lines and other key information. Please advise. (Plng-3, 4, 8, 10 & Eng-Land Title and Mapping 4) 4. Decreasing Lot Depths Engineering suggested decreasing lot depths on Lots 132-6 and 146-56. At the meeting, we discussed there being no real value in this reduction, whereas it would negatively affect the lots. The plan design reflects minimal grading to allow development in the area due to necessary removals and reworking of the soil and serves to prevent a backcut condition. The street alignments and grades are basically preset on this site by adjacent developments. This, together with the City's horizontal alignment criteria, results in constrained design. Planning was ok with the existing design. (Eng-Land Title and Mapping 2 & 3) Have you had a chance to meet with Anne with regard to these items? Please call or fax me your comments with regard to the conclusion/resolution of these items. PacWest wants to provide the City with the necessary items to continue the project review process in an expedited manner. Let us know if you have any questions or need additional information. If possible, we would like to have a response on these minor issues by Tuesday as we will be meeting with the project engineers. Thank you for this consideration. Sincerely, Jack E. Henthorn cc: Anne Hysong, Planning Dept., City of Carlsbad Sam Holty, PacWest Group Lex Williman, Hunsaker and Associates TABLE 4 PHASING ACTIVITY IN ZONE 20 - CARLSBAD Following is a list of currently active projects within Zone 20 located along Aviara Pkwy (Alga Rd): NAME Laurel Tree Mariano Cobblestone Sambi Mariners Point UNITS/TYPE 138 affordable apartment units. 154 single family detached and 26 affordable apartment units. 213 small lot single family units. 137 single family lots, 98 townhomes on small lots, 42 postage stamp lot affordable townhomes. 186 single family detached units. Additional 52 detached or 120 condos was proposed, now school site proposed instead. STATUS Entitlements approved by Council. Map pending minor revisions. Planning staff review issues being addressed prior to scheduling hearing. Final engineering finished. Grading will start this month. Map revision completed. Grading in process. Ownership is Lennar.' Minor amendments approved at Coastal. Final engineering in process. START DATE Grade-May 1997 Occupancy Nov. 1998 138 units-one phase Grade-July 1997 First units-Mar. 1998 Probably 30-50 units per phase Grade-March 1997 First units-Dec. 1997 20-35 units per phase in 8 phases Grade-Jan. 1996 First Units-July 1997 Phasing not determined Grade-May 1997 First units-Jan. 1998 Probably 30-50 units per phase Source: Jack Henthorn & Associates Updated March 24, 1997 001095 MARIANO / FACILITIES MANAGEMENT ZONE 20 14 FMZ20TBL4/18E TABLE 4 PHASING ACTIVITY IN ZONE 20 - CARLSBAD Following is a list of currently active projects within Zone 20 located along Aviara Pkwy (Alga Rd): NAME Laurel Tree Mariano Cobblestone Sambi Mariners Point UNITS/TYPE 138 affordable apartment units. 154 single family detached and 26 affordable apartment units. 213 small lot single family units. 137 single family lots, 98 townhomes on small lots, 42 postage stamp lot affordable townhomes. 186 single family detached units. Additional 52 detached or 120 condos was proposed, now school site proposed instead. STATUS Entitlements approved by Council. Map pending minor revisions. Planning staff review issues being addressed prior to scheduling hearing. Final engineering finished. Grading will start this month. Map revision completed. Grading in process. Ownership is Lennar. Minor amendments approved at Coastal. Final engineering in process. START DATE Grade-May 1997 Occupancy Nov. 1998 138 units-one phase Grade-July 1997 First units-Mar. 1998 Probably 30-50 units per phase Grade-March 1997 First units-Dec. 1997 20-35 units per phase in 8 phases Grade-Jan. 1996 First Units-July 1997 Phasing not determined Grade-May 1997 First units-Jan. 1998 Probably 30-50 units per phase Source: Jack Henthorn & Associates Updated March 24, 1997 MARIANO /FACILITIES MANAGEMENT ZONE 20 001095 FMZ20TBL.4/18E 14 Anita M. Hay worth Biological Consultant 14 February 1997 Jack Henthorn & Associates Attn: Melissa K. Allen 5431 Avenida Encinas Suite J Carlsbad, CA,,92008 Subject: Mariano Biological Issues Dear Melissa: This letter is in response to the City of Carlsbad comments on the proposed Mariano project. The Issues of Concern letter received from the City of Carlsbad Planning Department on January 9, 1997 for the Mariano property was reviewed. Issues 24 (mitigation requirements) and 25 (biological resource mapping) apply to biological resources. Typically, until the project applicant or developer has discussed the mitigation needs and options for a project, I do not indicate specific mitigation requirements. This allows flexibility for the resource agencies and landowner to develop mitigation requirement that are appropriate for the project and the biololgical resource that is being impacted. I have reviewed the proposed mitigation measures for the Mariano project and have found them to be satisfactory. The project proposes to preserve the 0.6 acre onsite CSS that is east of the Alga Road alignment. The impact to 2.3 acres of CSS resulting the construction of Alga Road (a City circulation element) is proposed to be mitigated by the purchase of 4.6 (2:1 ratio) acres of CSS within the Carlsbad Highlands mitigation bank. The mitigation bank is composed of very high quality CSS as well as other sensitive habitats and contains a variety and high concentration of sensitive species. The purchase into this bank provides for equal or better preservation of habitat. The preservation of the 0.6 acre CSS along the southern property line east of Alga Road does not require restoration, it will be protected by a coastal deed restriction in its entirety. Thus a 60 foot buffer is not necessary and is not a requirement of the U.S. Fish and Wildlife Service for mitigation and preservation. There are proposed to be no structures within 60 feet of the 0.6 acre patch of CSS which will provide protection from intrusion into the habitat. A recent visit was made to the Mariano property to conduct a burrowing owl survey (August 1996). During this visit all areas of the property were covered on foot. This, in conjunction with an aerial photograph, confirmed the earlier mapping of the property. There is no CSS habitat on the western portion of the property adjacent to the Emerald Ridge East property. The habitat within Emerald Ridge's property continues within the canyons up to the Mariano J- * property. At that point the canyons open out, the slope flattens and the agriculture activity has been able to take place up to the property line. Please feel free to contact me at (619) 753-2301 if you have need of additional information or questions regarding the contents of this letter. Sincerely, Anita M. Hay worth Biological Consultant 1235 Meadow Wood Place / Encinitas CA 92024 / (619) 753-2301 Carlsbcid Municipal Water District 5950 El Camino Real. Carlsbad, CA 92008 Engineering: (619)438-3367 Administration: (619) 438-2722 FAX: 431-1601 Da,e: Planning Department City of Carlsbad 2075 Las Palmas Drive Carlsbad, California 92009 TO: CMWD NO. SUBJECT: In response to your inquiry of ^^Jd^SSt i^O^ ICtV I ,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 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). 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. If you have any questions, please contact the undersigned. C..Ki$rafd Goedei Engineering Technician RG:jm City of CarlsbWl^^__97015 Fire Department tureau of Prevention Plan Review: Requirements Category: Fire Conditions Date of Report: Monday, January 27.1997 s^\l-':*'~*~"J'8®j$gv\ewed by:. City, State CBD CA 92009 Planning No. Cf9 > •>• { - -••'••irirr» Bldg. Dept. No. Job Name Mariano Job Address so side of PAR btw PDN/Laurel 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 CFD Job#97015 2nd 3rd Filetf Other Agency ID 2560 Orion Way Carlsbad, California 92008 (619) 931-2121 requirements Category: Deficiency Item: Satisfied 0" Conditions 97015 Building Permits rtor to the issuance of building permits, complete building plans shall be approved by the Fire 2>artmen£ Proposed language: Prior to issuance o(buildipg permits.uhe Fire Department shall evaluate buildfRgjDians for conformance with applicable fire and me_safety requirements-tSf the state and local Fire Codes. Deficiency Item: Satisfied 02 Hydrants •^dttitionatT5rv:sTte~puf5ric~water mains and fTr^riydrraritFafe"Tequiredr proposed change for Indiifitrinl-nnd/^ilti 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. -P-roposprj rhaDQfl fef 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. Deficie,Satisfied 03 Site Plan/Hydrants Applicant shall submit a site plan to the Fire Department for approval, which depicts location of required, proposed and existing public water mains and fire hydrants. The plan should include off-site fire hydrants within 200 feet of the project. 04 XN Site pla subpfft a site plancjeplcting e Department-approval. ncy access routes, drive Satisfied 05 Access during construction An all weather, unobstructed access road suitable for emergency service vehicles shall be provided and maintained during construction. When in the opinion of the Fire Chief, the access road has become unserviceable due to inclement weather or other reasons, he may, in the interest of public safety, require that construction operations cease until the condition is corrected. 'ncy //eg?:JSatisfied 06 Combustible construction materials on site All required water mains, fire hydrants and appurtenances shall be operational before combustible '('v> X building materials are located on the construction site. atilsfied 07 Security gate systems r to final inspection, all security gate systems controlling vehicular access shall be equipped with "Knox", key-operated emergency entry device. Applicant shall contact the Fire Prevention Bureau for specifications and approvals prior to installation. Page 2 Jan 27, 1997 requirements Category:Conditions 97015 Deficiency 08 Fire lanes foads and dri posted dunicip Deficiency ltem:^S a t i s f i e d Oj 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. Dplicant 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.; 3rior 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 -Landscape plans must be approved by the Fire Department prior to issuance of any building permits. Deficiency Item: Satisfied 12 Emergency response maps The applicant shall provide a street map which conforms to the following requirements: A 400 scale photo-reduction mylar, depicting proposed improvements and at least two existing intersections or streets. The map shall also clearly depict street centerlines, hydrant locations and street names. Page 3 01/27/97 February 11, 1997 Ms. Anne Hysong Planning Department City of Carlsbad 2075 Las Palmas Dr. Carlsbad, CA 92009 Re: CT 96-05 Mariano Dear Ms. Hysong: North County Transit District (NCTD) has reviewed the above referenced project and has the following comment: As a result of reviewing previous projects in this area including Sambi Seaside Heights and Cobblestone Sea Village, it is NCTD's understanding that Aviara Parkway (Alga Road) will be a major arterial roadway built to the city's standards. The design for the Aviara Parkway extension calls for two twelve (12) foot travel lanes and an eight (8) foot bicycle lane in each direction. This striping configuration will meet NCTD's minimum requirement, a twenty (20) foot outside travel lane, for on street bus stops on this type of roadway. As a result, no additional transit improvements are required of this project. NCTD does suggest that the project facilitate pedestrian circulation to improve access to potential future transit services. Thank you for providing us with the opportunity to comment on this project. If you have any questions please contact me at 967-2859. Sincerely, Chris Schmidt Assistant Planner cc: Paul Price mariano.doc NOKTH COUMTV TRANSIT DISTRICT 311 South Tremont Street, Oceanside, CA 92054 61 9-967-2828 » City of Carlsbfd Fire Department 97015 Bureau of Prevention Plan Review: Requirements Category: Fire Conditions Date of Report: Monday, January 27,1997 Contact Name Anne Hysong Reviewed by: Address Las Palmas City, State CBD CA 92009 Bldg. Dept. No. Planning No. CT96-05 Job Name Mariano Job Address so side of PAR btw PDN/Laurel Ste. or Bldg. No. £3 Approved - The item you have submitted for review has been approved. The approval is based on plans; information and/or specifications provided in your submittal; therefore any changes to these items after this date, including field modifica- tions, must be reviewed by this office to insure continued conformance with applicable codes. Please review carefully all comments attached, as failure to comply with instructions in this report can result in suspension of permit to construct or install improvements. D Disapproved - Please see the attached report of deficiencies. Please make corrections to plans or specifications necessary to indicate compliance with applicable codes and standards. Submit corrected plans and/or specifications to this office for review. For Fire Department Use Only Review 1 st_2nd 3rd_ CFD Job# 97015 File# Other Agency ID 2560 Orion Way Carlsbad, California 92008 (619) 931-2121 Requirements Category:Conditions 97015 Deficiency Item: Satisfied 01 Building Permits Prior to the issuance of building permits, complete building plans shall be approved by the Fire Department. Proposed language: Prior to issuance of building permits, the Fire Department shall evaluate building plans for conformance with applicable fire and life safety requirements of the state and local Fire Codes. Deficiency Item: Satisfied 02 Hydrants Additional on-site public water mains and fire hydrants are required. Proposed change for Industrial and multi family: Provide additional public fire hydrants at intervals of 300 feet along public streets and private driveways. Hydrants should be located at street intersections when possible, but should be positioned no closer than 100 feet from terminus of a street or driveway. Proposed change for single family residences: Provide additional public fire hydrants at intervals of 500 feet along public streets and/or private driveways. Hydrants should be located at street intersections when possible, but should be positioned no closer than 100 feet from terminus of a street or driveway. Deficiency Item: Satisfied 03 Site Plan/Hydrants Applicant shall submit a site plan to the Fire Department for approval, which depicts location of required, proposed and existing public water mains and fire hydrants. The plan should include off-site fire hydrants within 200 feet of the project. Deficiency Item: Satisfied 04 Site plan/access Applicant shall submit a site plan depicting emergency access routes, driveways and traffic circulation for Fire Department approval. Deficiency Item: Satisfied 05 Access during construction An all weather, unobstructed access road suitable for emergency service vehicles shall be provided and maintained during construction. When in the opinion of the Fire Chief, the access road has become unserviceable due to inclement weather or other reasons, he may, in the interest of public safety, require that construction operations cease until the condition is corrected. Deficiency Item: Satisfied 06 Combustible construction materials on site All required water mains, fire hydrants and appurtenances shall be operational before combustible building materials are located on the construction site. Deficiency Item: Satisfied 07 Security gate systems Prior to final inspection, all security gate systems controlling vehicular access shall be equipped with a "Knox", key-operated emergency entry device. Applicant shall contact the Fire Prevention Bureau for specifications and approvals prior to installation. Page 2 Jan 27, 1997 Requirements Category:Conditions 97015 Deficiency Item: Satisfied 08 Fire lanes Prior to building occupany, private roads and driveways which serve as required access for emergency service vehicles shall be posted as fire lanes in accordance with the requirements of section 17.04.020 of the Carlsbad Municipal Code. Deficiency Item: Satisfied 09 Brush clearance Native vegetation which presents a fire hazard to structures shall be modified or removed in accordance with the specifications contained in the City of Carlsbad Landscape Guidelines Manual. Applicant shall submit a Fire Suppression plan to the Fire Department for approval. Proposed new condition Prior to issuance of the building permit, the applicant shall obtain fire department approval of a wildland fuel management plan. The plan shall clearly indicate methods proposed to mitigate and manage fire risk associated with native vegetation growing within 60 feet of structures. The plan shall reflect the standards presented in the fire suppression element of the City of Carlsbad Landscape Guidelines Manual. more below Prior to occupancy of buildings, all wildland fuel mitigation activities must be complete, and the condition of all vegetation within 60 feet of structures found to be in conformance with an approved wildland fuel management plan. Landscape plans must be approved by the Fire Department prior to issuance of any building permits. Deficiency Item: Satisfied 12 Emergency response maps The applicant shall provide a street map which conforms to the following requirements: A 400 scale photo-reduction mylar, depicting proposed improvements and at least two existing intersections or streets. The map shall also clearly depict street centerlines, hydrant locations and street names. Deficiency Item: Satisfied 13 Monument sign A monument sign shall be installed at the entrance to the driveway or private street indicating the addresses of the buildings on site. PageS 01/27/97 L WATER 5950 B Omlai Hal, Carbbid, Ct 92008 LETTER ineeriflj Department Td No. Dale: O Ptetunuiary Q Resubmit O Revised Approved OUse Ofik 0 D Approval O ImptovemcalPliftj (Sheet of Sheets) D Easement PI* ari Description and/or Tract Map Q Original Myhn (Sheet of. Sheets) D Cost Estimate PCXhen 0 Concctions 0 Adfitiooj Q AS FflHOWS* O Rctera p.c aad SetofPriatt D Subrnft Tna llapOlat ft Description O Submit Soils lepoct O SabnutTukK£pat(6Mo. Max. A«e) O Submit Fee AiMm«/t O Obtain Fire Uantol's Signature D Submit Orif. Myha fcf Dist Approval O Submit Set/i of Approved UVi and One (1) Set of fepodudbte 3 Mfl DbL Matte Bft. Diaa M^ar (No Seplt) O Sobmtt 3 1/2 or 51/4 Disk of Artodd Rd 12/13 or OXF file Of tTaOabk) CC:ICK/- Rlclurd Goedcrt CITY OF CARLSBAD REVIEW AND COMMENT MEMO PATE: JAN. 16. 19^ ^ REVISED PLAN [~] TO: ENGINEERING DEPARTMENT 'POLICE DEPARTMENT - ATTN: J. SASWAY *FIRE DEPARTMENT - MIKE SMITH *BUILDING DEPARTMENT - PAT KELLEY COMMUNITY SERVICES - MARK STEYAERT 'COMMUNITY SERVICES - VIRGINIA McCOY * CARLSBAD WATER DISTRICT .LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK * CARLSBAD UNIFIED SCHOOL DISTRICT ^ 'NORTH COUNTY TRANSIT DISTRICT - THOMAS LIGHTERMAN SAN DIEGO GAS 6 ELECTRIC - BICH TRAN (Memo Only) 'ALWAYS SEND EXHIBITS FROM: PLANNING "DEPARTMENT REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO. CT 96-05 Mote: Please use this number on all correspondence. PROJECT TITLE: MARIANO APPLICANT: PACWEST GROUP, INC. PROPOSAL: SO. SIDE OF PALOMAR AIRPORT RD. BTW. PASEO DEL. NORTE AND LAUREL TREE ROAD Please review and submit written comments and/or conditions to: _ ANNE HYSONG _ the Project Planner in the Planning Dept., 2075 Las Palmas Drive, by JAN. 30, 1997 If not received by that date, it will be assumed that you have no comment and the proposal has your endorsement as submitted. If you have any questions, please contact _ ANNE HYSONG _ at 138-1161, ext. UU77 THANK YOU COMMENTS: _ / o &T^l/l^^^T^^ _ / PLANS ATTACHED FRM0020 5/9U DATE: CITY OF CARLSBAD REVIEW AND COMMENT MEMO JAN. 16. 19 REVISED PLAN [""] TO: SASWAY ENGINEERING DEPARTMENT 'POLICE DEPARTMENT - ATTN: J. 'FIRE DEPARTMENT - MIKE SMITH 'BUILDING DEPARTMENT - PAT KELLEY 'COMMUNITY SERVICES - MARK STEYAERT 'COMMUNITY SERVICES - VIRGINIA McCOY * CARLSBAD WATER DISTRICT CARLSME "~~9AL PATER MSTRfCF .LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK *. CARLSBAD UNIFIED SCHOOL DISTRICT ^ 'NORTH COUNTY TRANSIT DISTRICT - THOMAS LIGHTERMAN SAN DIEGO GAS 6 ELECTRIC - BICH, 'ALWAYS SEND EXHIBITS FROM: PLANNING'DEPARTMENT 1JAN 8 0 1997 ILb^LbLJ U REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO. CT 96-05 ^ote: Please use this number on all correspondence. PROJECT TITLE: APPLICANT: PROPOSAL: MARIANO PACWEST GROUP, INC. SO. SIDE OF PALOMAR AIRPORT RD. BTW. PASEO DEL NORTE AND LAUREL TREE ROAD Please review and submit written comments and/or conditions to: _ ANNE HYSONG _ the Project Planner in the Planning Dept., 2075 Las Palmas Drive, by JAN. 30, 1997 If not received by that date, it will be assumed that you have no comment and the proposal has your endorsement as submitted. If you have any questions, please contact ANNE HYSONG at 438-1161, ext. M77 THANK YOU COMMENTS: PLANS ATTACH FRM0020 5/9U CITY CCARLSBAD REVIEW AMP DATE: JAN. 16. 1997 illfMO REVISED PLAN TO: ENGINEERING DEPARTMENT 'POLICE DEPARTMENT - ATTN: J. SASWAY 'FIRE DEPARTMENT - MIKE SMITH *BUILDING DEPARTMENT - PAT KELLEY 'COMMUNITY SERVICES - MARK STEYAERT - 'COMMUNITY SERVICES - VIRGINIA McCOY * _ CARLSBAD _ WATER DISTRICT .LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK 4 _ CARLSBAD UNIFIED SCHOOL DISTRICT 'NORTH COUNTY TRANSIT DISTRICT - THOMAS LIGHTERMAN SAN DIEGO GAS & ELECTRIC - BICH TRAN (Memo Only) 'ALWAYS SEND EXHIBITS FROM: PLANNING DEPARTMENT REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO. CT 96-05 Note: Please use this number on all correspondence. PROJECT TITLE: APPLICANT: PROPOSAL: MARIANO PACWEST GROUP, INC. SO. SIDE OF PALOMAR AIRPORT RD. BTW. PASEO DEL NORTE AND LAUREL TREE ROAD Please review and submit written comments and/or conditions to: _ ANNE HYSONG _ the Project Planner in the Planning Dept., 2075 Las Palmas Drive, by JAN. 30, 1997 If not received by that date, it will be assumed that you have no comment and the proposal has your endorsement as submitted. If you have any questions, please contact ANNE HYSONG at 138-1161, ext. HH77 THANK YOU COMMENTS: PLANS ATTACHED FRM0020 5/94 City of Carlsbad Planning Department January 16, 1997 Melissa Allen Henthorn & Associates 5431 Avenida Encinas, Suite J Carlsbad, CA 92008 SUBJECT: CT 96-05/PUD 96-04/SDP 96-06/HDP 96-05 - MARIANO Dear Melissa: suant to our January 9, 1997 letter indicating the completeness of the subject applications and identifying Planning Department issues of concern, the Engineering Department has completed their initial review and identified the following issues of concern: raffic and Circulation: City Standards require the "X" section of a driveway flare to be a minimum distance of 3' from any property line. In examining the Site development Plan (SDP), a number of proposed lots do not meet this requirement. Please adjust the following lots to meet this requirement: Lot No.'s 13-14, 14-15, 16-17, 24, 26- 27, 28, 29, 30, 50, 78 and 80-81. 2. Please revise Lot No. 50, it currently indicates two (2) southerly (side yard) property lines. 3. Please indicate Intersection Sight Distance lines, in accordance with California Department of Transportation (CalTrans) Standards, at all intersections, on both -#4he tentative map and the landscape plans. Any intersection that does not meet the standards must be revised (either by changing the landscaping, or, relocating the intersection). 4. Thank you for widening the private access for the Sudan Interior Mission (SIM). For pedestrian ingress and egress to SIM, however, please add a minimum 4' wide concrete sidewalk to at least one side of the access. 5. Please indicate the location of the centerline and curb lines for "F" Street and Cobblestone Road on the "E" Street profile, on sheet 6 of 6 of the tentative map. 6. Please provide a profile of Cobblestone Road, showing the location of the centerline and curb lines of "E" Street, on sheet 6 of 6 of the tentative map. 2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (619) 438-1161 • FAX (G19) 438-O894 r CT 96-05/PUD 96- February 16, 1997 Page 2 -06/HDP 96-05 - MARIANO 7.Various proposed parking spaces in the proposed Recreational Vehicle (RV) lot 'j#*fi\\\ not function. Please redesign the lot/spaces, which are high lighted in red on the landscape plan check print, so that there is adequate circulation and ingress/egress into all of the proposed parking spaces. 8. Please indicate the drive aisle width of the RV lot on the landscape plan. 9. 10. Please update Table IV, Phasing Activity in Zone 20, on page 14 of the traffic report, regarding various project construction schedules. -JL_ b*^ The Cobblestone Road cross-section on the cover sheet of the tentative map indicates both a 76756' and a 60740' righj/of way/curb to curb width, respectively. Where is the 60740' width?^The Cobblestone improvement drawings ( CT 84-32, Imp. Dwg. 345-9) do not indicate a 60740' street width. Please verify and revise this street cross-section on the cover sheet of the tentative map. Please show the driveway for Lot No. 160 on the tentative map and SDP. As has been discussed many times before, each project within the City of Carlsbad must be able to stand on its own, and all applicable information must be indicated on the tentative map (i.e., access, sewer, drainage, etc.). Even though other development in the area may be preceding Mariano, primary and secondary access to the site still has not been established. Therefore , please indicate, as additional sheets of the tentative map, primary and secondary site access, via Aviara Parkway to the north and south. (Also see planning staff Item No. 6.) Sewer and Water Facilities: Both the Sewer Master Plan and the Local Facilities Management Plan (LFMP) for Zone 20 indicate a 12" sewer line within Aviara Parkway to the north (Sewer Master Plan designation: BSMT2, LFMP Zone 20 designation: VBT2). This tentative map, and, the Cobblestone improvement drawings for Aviara Parkway, indicate an 8" line. Please provide documentation that the 8" line is acceptable, or revise as necessary. On the SDP, please add the location of the sewer clean-outs and water service valves for each lot; or, indicate a typical lot, including the building foot print and sewer lateral and water line location, indicating the clean-out and water service valve locations. Please note, sewer clean-outs and water service valves are not permitted within the driveway or driveway curb cut area. Please add a fire hydrant at the terminus of the "D" Street cul-de-sac. Make this revision on the tentative map, and the fire protection plan. CT 96-05/PUD 96- February 16, 1997 Page 3 -06/HDP 96-05 - MARIANO Drainage: 1. Please indicate a rip-rap field at the terminus of the proposed brow ditch at Lot No.'s 14-15. Please indicate a splash wall/concrete apron/rip- falls at Lot No.'s 26-27 and south of Lot No. 15 field for the drainac In accordance with the City's Master Drainage Plan, a desiltation basin is proposed at future Cobblestone Road. Although the proposed 24" RCP may decrease peak runoff due to the smaller diameter of the pipe, it still will not function as a desiltation basin as currently designed. Therefore, please indicate an effective desiltation design at the canyon area at the intersection of "E" and "F" Streets. Take into account the proposed brow ditch at the toe of the easterly slope, the access drive/trail, the S.D.G. & E. towers, and the new proposed water surface elevations (WSE). Please be advised, that this is a major issue of concern. (Also see planning staff Item No. 21.) Sheet 6 of 6 of the tentative map indicates the potential for a drainage flow line of 3' from a proposed structure, "Requiring City Engineer Approval." Please be advised, before City Engineer approval can be acquired, for a 3' drainage flow line from a structure, a letter will be required from a registered soils engineer stating that this design is acceptable. Please indicate how off-site drainage will be taken care of to the north of the site in conformance with the Laurel Tree Apartment project, and, the Cobblestone project-Aviara Parkway improvement plans. Please be advised, that this is a major issue of concern. Please increase the width of public storm drain easements to a minimum of 20' if the easement runs between two adjacent properties/structures (e.g., between proposed Lot No.'s 26-27 and 146-147). Roadway/intersection sump conditions are being proposed at Lot No.'s 1 and 161 . Please indicate emergency over flow mitigation for this deficiency. In accordance with Issue No. 7 above, a sump condition is also being proposed in the canyon area south of Lot No. 158. Some grading may be required to mitigate this deficiency. Please verify and revise. Proposed Lot No. 146 has a storm drain/clean-out and discharge point located on it. Is this from the Cobblestone project improvement plans. This looks like an error, please verify and revise. CT 96-05/PUD 96-04/SDT%-06/HDP 96-05 - MARIANO February 16, 1997 Page 4 Soils and Grading: 1. Thank you for providing the soils report update letter (Geotechnical Exploration letter to J. Henthorn, dated: September 26, 1996). This letter , however, only seems to be addressing the 40% slope issue on the eastern half of the site. Therefore, since the project has been revised (apartment project deleted), please provide a soils report update letter for the entire project. 2. Please add the grading quantity break down from the Hunsaker memorandum, dated: November 20, 1996, to General Design Note No.7 on the cover sheet of the tentative map and SDP. Also, be sure to show the grading for on-site as part of this grading quantity break down. (Also see planning staff Item No. 22.) 3. Why is a 3:1 manufactured slope proposed southwest of Lot No. 158? A standard 2:1 slope can be utilized which would result in less encroachment into the canyon area. Please revise this manufactured slope. 4. Soils report page 29, Item No. 15, recommends that any slope greater than 30' in height should have a minimum 6' wide drainage terrace. The manufactured slope between Lot No.'s 62-64 and Lot No. 104 is approximately 35' in height. Therefore, please carry the proposed 10' wide bench at Lot No.'s 58-61 westerly to the property line of Lot No.'s 103-104, along the toe of the slope. Land Title and Mapping: 1. On the tentative map, please indicate public open space easements over the major slopes which front on both sides of Aviara Parkway and the southerly half of "A" Street. (Also see planning staff Item No. 22.) 2. Please decrease the lot lines (depth of the lots) for proposed Lot No.'s 132-136 so that these lots encroach less into the canyon. • -^^' " In accordance with Item No. 2 above, investigate decreasing the lot depths for Lot No.'s 146-156 and relocating this frontage segment of "F" Street over to the east, so that again less development encroaches into this canyon area.^jSt> 4. Please indicate the proposed phasing of the final maps on the cover sheet, and the 1" = 40' scale sheets, of the tentative map and SDP. Miscellaneous: 1. Please revise General Design Note's 12 and 14, in accordance with the following: 12. Model units may be built prior to final map recordation with approval from the City Engineer and Planning Director. CT 96-05/PUD 96-04/SDF^-06/HDP 96-05 - MARIANO February 16, 1997 PageS 14. Delete General Design Note 14, it does not apply. 2. Please indicate the height of the S.D.G. & E. power lines over the proposed streets and development. 3. Please make sure that all of the General Design Notes, Legends, Summaries, etc. that are revised, are reflected on all applicable maps/exhibits/site plans/etc. 4. Please indicate on the tentative map that an Adjustment Plat must be processed for proposed Lot No. 127. Additionally, in conjunction with this adjustment plat, indicate on the SDP the potential revised building foot print for this lot. 5. In accordance with Item No. 4 above, please be advised that Mariano will be required , as a condition of approval for the project, to either complete the street improvements for Cherry Blossom Road (if Sambi has completed their portion), or, construct one-half street plus 12' of improvements, for Cherry Blossom Road (if Sambi has not completed their portion), from the adjusted property line of Lot No. 127 to Aviara Parkway. 6. Attached for the applicant's use in making the requested revisions is a red-lined check print of the project. This check print must be returned with the revised plans to facilitate continued staff review. If you have any questions regarding the issues addressed by staff, please contact me at 438-1161, extension 4477 or the project engineer, Mike Shirey, at extension 4388. Sincerely, ANNE HYSONG (J Associate Planner AH:kr Attachment cc: Don Neu Mike Shirey Bob Wojcik PacWest City of Carlsbad Planning Department January 9, 1997 Melissa Allen Henthorn & Associates 5431 Avenida Encinas, Suite J Carlsbad, CA 92008 SUBJECT: CT 96-05/PUD 96-04/SDP 96-06/HDP 96-05 - MARIANO Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed application nos. CT 96-05, PUD 96-04, SDP 96-06, and HDP 96- 05 as to their completeness for processing. The items requested from you earlier to make your tentative map, planned development, and site development plan, application no. CT 96-05, PUD 96-04, SDP 96-06 and HDP 96- 05, 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, Anne Hysong, at (619) 438-1161, extension 4477, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJH:AH:kr c: Gary Wayne Brian Hunter Bobbie Hoder Mike Shirey File Copy PacWest Group, Inc. - Property Owner Bob Wojcik Data Entry Planning Aide 2O75 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-O894 ISSUES OF CONCERN No. CT 96-05/PUD 96-04/SDP 96-06/HDP 96-05 Planning: , 1.? 2. Please submit an application for a Coastal Development Permit for this project (See attached submittal requirements list). The project's inclusionary requirement is based on the total units; therefore, the inclusionary requirement for this project is 27.5 units. The proposal to satisfy 100% of this project's affordable housing requirement with second dwelling units would not be supported by staff or decision makers. Other projects approved with second dwelling units to satisfy the inclusionary requirement have been much smaller (affordable requirement - 10 units or less). A related issue is that the addition of the proposed second dwelling units on the RLM designated portion of the site would require a density increase or bonus. The density bonus would also not be supported by staff for second dwelling units. Staff strongly recommends that the applicant integrate a combined onsite affordable project or participate in a combined offsite project to satisfy their affordable requirement. A third alternative would be to purchase credits in the Villa Loma project, however, this should be proposed as a back-up option upon a finding that an onsite or offsite combined project is infeasible in accordance with City Council policies. If a multi-family project is proposed on the Mariano site, please withdraw the site plan (SDP 96-06) submitted for this project and submit a new site development plan application for the new proposal. The Specific Plan Open Space plan includes 50' landscape buffers along Aviara Parkway. These buffer areas are shown on the constraints map, however, the development proposal includes noise walls and private yards within this buffer area. This issue of private development within this landscaped buffer was reviewed by the Open Space Committee and later by the Planning Commission and City Council and a determination was made that private walls and yards should be excluded from this buffer area in accordance with the intent of the Specific Plan Open Space provision. Please revise plans, including Sheet 14 (Landscape Maintenance Responsibility), showing a 50' landscape buffer that is exclusive of walls/fences and/or private yards. Please show on the Tentative Map a landscape maintenance and open space easement to the Homeowners Association over all areas defined on the Landscape Maintenance Responsibility Map (Sheet 14 of the Landscape Plans). The proposed citywide trail alignment is unacceptable. As proposed, a gate would preclude public access to the trail within the Mariano development and no connection to the north is shown beyond that point. 6,... 7. 8. 9. 10. 12. y 13. Please indicate how access to this development is proposed for a determination of acceptable offsite improvements required by this project. The Acoustical Report indicates that 7' walls are required on both sides of Aviara Parkway at the approximate location of Lots 49-51 and 120-122. While berms are shown on Lots 120 and 121, six foot walls are shown on the map for lots 49-51 without berms. Please provide an addendum to the Acoustical Report from Ogden indicating that the reduced wall heights and reduced wall heights with berms as proposed will mitigate noise levels to below 60 CNEL. Please identify on the tentative map the required 60' fire suppression zone "structural "setback" on all lots abutting coastal sage scrub and/or manufactured slopes abutting high risk fire areas in accordance with the City's Landscape Manual Fire Protection Program Policies and Requirements (Section IVF). The setback should be shown from conceptual patio covers within the rear yards to avoid restrictions on some lots that would preclude the construction of future patio covers in rear yards. Landscape plans should be revised accordingly. The Planned Development Ordinance and Planning Department Administrative Policy require that where there are more than 10 structures in a row, a 15 foot separation between one and two story structures and a 20 foot separation between two story structures is required. This separation is require regardless of whether or not one side of a two story structure is one story. Please revise plans accordingly. Although this information is also provided on the site development plan, please show building footprints and setbacks on the tentative map since the project is also a planned unit development. Compliance with the planned development ordinance should be shown on the Tentative Map/PUD exhibit. Since compliance with the PD Ordinance is required for parking, please add the Parking Summary Table to the Tentative Map/PUD exhibit. Some off-site grading proposed to the north appears to be unnecessary for the Mariano development. As previously requested, if off-site grading to accommodate the Sudan Interior Mission is proposed, please submit an application for an amendment to the conditional use permit approved for that site. Cultural Resource Site SDi-6752 is located on the Mariano property. .According to the Zone 20 EIR, this site is a Level 3 requiring a significance evaluation. Since the Planning Department must determine the level of environmental review necessary for this project within 30 days, this report must be submitted within 30 days or an environmental impact report will be required due to an unmitigated potentially significant impact. Please revise "Density Calculation" tables on Sheet 1 of the Tentative Map as follows: Delete density calculations which are based on gross acreage and calculate the project's density/acre using the total number of units proposed (market rate and affordable units). Densities within each General Plan designation should not exceed the maximum number allowed by calculating the net acres times the growth control point. 14. Under General Notes: Correct Item #7 to indicate the net density permitted in RM and RLM General Plan areas. The density for each General Plan designation must be shown. 15. Under General Design Notes: Item #14 appears to be in error since this is a land subdivision. 16. The minimum lot size permitted in the RDM and R-1-10000 zones is 10,000 square feet. The alternative map submitted illustrates duplex units without lot lines, Please show 10,000 square foot lots to illustrate what the density of development would be with individual lots. A7. Lot 161 is a part of the Specific Plan open space area in which a public trail and public access is required. This area should not be proposed as a private passive recreation area to satisfy the recreational open space requirement for this project. 18. Please remove Lots 158, 159, and 161 from the recreation area summary table. This table should provide the necessary data to show compliance with the Planned Development Ordinance recreational space requirement (200 square feet/unit) only 19. Please include a table on Sheet 6 of the Tentative Map showing compliance with the PD Ordinance parking standard. 20. As required by Item 35 under the Visual Aesthetic mitigation conditions (Planning Commission Resolution No. 3525), please submit a computer enhanced photo modification showing development on the slopes that will be visible from Palomar Airport Road. This development will be visible and this issue must be addressed adequately prior to any staff recommendation. 21. Please explain the absence on the plans of a detention/desiltation basin shown in the Drainage section of the Specific Plan (Exhibit 12) in the northeastern portion of the site. Has an alternative site within the specific plan been provided? Please provide a separate Hillside Development exhibit showing the slope analysis hderlying the proposed development. This exhibit must identify where the proposed development will encroach into 25% - 40%+ slopes. Also, please add the "Grading Quantities Summary" submitted in a November 20, 1996 memorandum to the City of Carlsbad to the Hillside Development Permit exhibit. Since the proposed units will be visible from surrounding major roadways, please continue the enhanced window treatment (paned windows) around to the rear elevations of all models./ 24. The biology report submitted with the project does not specify what specific mitigation is proposed for impacts to coastal sage scrub resulting from this project. There is currently no fee program established by the City of Carlsbad; therefore, that would not be acceptable mitigation at this time. According to Section 3.4.3.7 of the Zone 20 Environmental Impact Report, the recommended mitigation on the "Mariano" property would be habitat restoration within the Specific Plan open space (SDG&E easement). A habitat restoration plan would also require a 60' wide buffer beyond the boundaries of the open space to ensure successful restoration. (Note: a 60' buffer should be provided around the .6 acre coastal deed restricted area within the Specific Plan open space along the southern property line.) This option should be investigated and staff strongly recommends consultation with the USFWS to determine their preference and/or acceptance of offsite mitigation over habitat restoration as the appropriate mitigation for this site. 25. According to the Emerald Ridge East Biology report, coastal sage extends into the 25-40% slopes existing along the ^western boundary of the site. This area is an extension of the preserve area located along the southern boundary of the Emerald Ridge East project. Please address why the biology report for the Mariano project does not include this area. If coastal sage scrub exists at this location, the proposed development is required to preserve the area in accordance with the Zone 20 EIR and to provide a 60' buffer area between the habitat area and proposed structures. (This 60' buffer will also act as a fire suppression zone). 26. A pesticide residue report will be required as a condition upon project approval. 27. Staff is currently reviewing compliance with the small lot guidelines. Comments will be forwarded at a later date. 28. Please submit elevations of the proposed fencing including a color chart for each fence type. 29. Reduce the chimney heights of fireplaces located within single story elements. The excessively high chimneys create unnecessary visual impacts. 30. As previously requested, provide fence/wall elevations including proposed materials and colors (color board). Engineering: 1. Due to current staff work load, Engineering issues of concern have not been identified at this time. Any engineering issues which are identified will be forwarded under separate cover. JAd^HENTHORN 5431 Avenida Enemas • Suite J Carlsbad, California 92008 Fax (619) 438-0981 JAM 0 6 1997 T , ,00-7 (619)438-4090Januaiy 3'1997 CITY ©F Sp i?. ft"V!"'-V!j<^ f-'f-Ms. Anne Hysong vt^^ Q\i u Afe u^t-i Planning Department City of Carlsbad Las Palmas Drive Carlsbad, CA 92008 Subject: Mariano — EIA Analysis & Mitigations re: Biological Resources / Visual Impacts Dear Anne: The following is provided to address potential environmental impacts and related significance determination associated with the Mariano project regarding biological resources and visual impacts. This is intended to assist in the City's environmental initial assessment review (negative declaration determination) and application completeness determination. BIOLOGICAL RESOURCES Impacts Discussion Coastal Sage Scrub • The entire site has been disturbed by grading or agricultural activities.1 • The major portion of the site (49.6 acres) consists of mostly non-native weedy grass and herb species.2 • Approximately 70% of the of the low shrub cover onsite consists of non-native plant species.3 • No sensitive plant species listed by the state or federal governments or other resource agencies were observed on the site and none are expected to occur, given the site's disturbed nature.4 • Two small patches on the property, totaling four acres, support disturbed coastal sage scrub (CSS), a native plant community.5 • Both patches have been disturbed in the past and are showing continuing signs of erosion and invasion by the non- native plant species.6 • The biological significance of the remnant coastal sage scrub areas is limited by the level of past disturbance, isolation, and small size of the habitat areas involved. Impacts to the biological resources on the site are not considered significant.7 • Of the 3.4 acre patch of CSS habitat within/adjacent to the Aviara Pkwy alignment (a Circulation Element Road which will ultimately be constructed even in the absence of the project), 2.3 acres will be impacted due to the construction of the roadway and related grading and 1.1 acres will be preserved as natural open space. The remaining .6 acres of CSS along the eastern side of the property will also not be impacted and will be preserved. • The Biological Resources Survey Report (Anita Hayworth, January 1995) concludes that the project itself would not have an impact on the disturbed CSS habitat onsite. 1 Biological Resources Survey Report for the Carlsbad Heights Property, Carlsbad, California prepared by Anita M. Hayworth, Biological Consultant, January 10, 1995, page 2. 2 Ibid. 3 Ibid., page 5. 4 Ibid 5 Ibid, and Biological Resources Sun'ey of the Laurel Tree Property by RECON, Regional Environmental Consultants, July 11, 1988, page 1. 6 Biological Resources Survey Report for the Carlsbad Heights Property, Carlsbad, California prepared by Anita M. Hayworth, Biological Consultant, January 10, 1995, page 5. Biological Resources Survey of the Laurel Tree Property by RECON, Regional Environmental Consultants, July 11, 1988, page 2. 1 1/3/97 MBIOVIEW.DOC Habitat Management Plan • The necessary loss of Coastal Sage Scrub (CSS) habitat for building Aviara Parkway will not affect the City's implementation of the draft Habitat Management Plan (subregional NCCP). Prior to completion of a subregional NCCP/ Carlsbad Habitat Management Plan (HMP), interim approval must be secured for losses of CSS. A procedure includes establishment of the base number of acres of CSS habitat in the subregion, calculation of the 5% for the interim habitat loss, and keeping a cumulative record of all interim habitat takes. • The habitat loss will not preclude connectivity between areas of high habitat values since Preserve Planning Area (PPA) 4 is not included as a part of a Linkage Planning Area (LPA). The HMP notes that the PPA 4 core areas contain only limited habitat for target birds, mammals and herptofauna and only makes a limited contribution to the overall preserve system. The core area patches of habitat may provide some value as stepping stones facilitating dispersal and movement of wildlife between core areas in adjacent PPA's. In conclusion, the project will not inhibit connectivity from north to south or east to west in that the core CSS covered 40% slope areas located to the east of the project and Encinas Creek which is located to the north of the project will be preserved open space.8 Mitigation CSS • Impacts to the disturbed agricultural areas do not require mitigation.9 • Impacts to the 4.0 acres of disturbed coastal sage scrub would require mitigation due to the decline in the overall amount of this habitat in southern California.10 • The biological report provides that impacts may be mitigated through the Natural Communities Conservation Plan 4d Rule and interim take process. Mitigation may occur through the purchase of better quality habitat in an offsite area agreed to by the City of Carlsbad and resource agencies.11 • The proposed mitigation for the 2.3 acres of disturbed CSS, impacted by the construction of Aviara Parkway onsite, is the purchase of 4.6 acres (based on a 2:1 replacement ratio) in the Carlsbad Highlands Mitigation Bank, pursuant to the City's accepted 4(d) Rule interim take provisions. It is proposed that the City condition this project as such and authorize it to draw from their 5% CSS take allowance. Wildlife • No sensitive wildlife species listed as rare, threatened, or endangered were observed on the site and none are expected to occur. A California gnatcatcher survey was conducted onsite, however, because the CSS onsite is highly degraded, the gnatcatcher is not expected to nest on the property. No mitigation is required.12 Botanical Resources • Since no Willows were found to exist on the property, no mitigation is necessary. • According to the Dudek report mitigation summary, "because it appears as though no permits are required from the resource agencies, no mitigation is required".13 • Mariano proposes to mitigate the impacts associated with the Encinas Creek crossing for Aviara Pkwy (Alga Rd.) based on the Cobblestone Sea Village project's mitigation of replacing the 870 sq. ft. of impacted riparian vegetation at a 3:1 ratio. The mitigation for the impacts consists of the restoration of 2,610 sq. ft. of willow riparian area in coordination with the California Department of Fish and Game and the U.S. Fish and Wildlife Service. The crossing (construction of a modified culvert within the creek bed) required a 1603 and 404 permit from the State and Federal wildlife agencies which were approved in conjunction with the Cobblestone Sea Village project approvals. The implementation and construction of the mitigation measures are anticipated to begin in the first quarter of 1997. 8 Habitat Management Plan for Natural Communities in the City of Carlsbad, California, Draft, July 1994, page 94. Biological Resources Survey Report for the Carlsbad Heights Property, Carlsbad, California prepared by Anita M. Hayworth, Biological Consultant, January 10, 1995, page 2. 10 Ibid., page 5. 11 Ibid. 12 Ibid 13 Wetland Determination Report for the Mariano Project City of Carlsbad San Diego County, California prepared by Dudek & Associates, Inc., July 24, 1996, page 8. 2 1/3/97 MBIOVIEW.DOC VISUAL AESTHETICS Impacts Discussion Viewsheds / Scenic Routes • The project will have no visual impacts on a scenic vista or highway. El Camino Real is currently the only designated scenic highway within the City.14 Nor will the project have a demonstrable negative aesthetic effect. • The Sudan Interior Mission, Laurel Tree, BCS and Cobblestone Sea Village properties block the majority of the offsite views of the Mariano site. The Zone 20 EIR identifies two main vantage points warranting views of the site. As can be seen in the photos of Vantage Point 8 and 9, topographic differentiation tends to block views of the site.15 • Vantage Point 8 located 2,400 feet north of the project site on College Blvd. offers fairly wide, but obstructed views of northern portions of the SPA.16 The view of the western half of Mariano is blocked from Palomar Airport Road (PAR) and much of College Blvd. because the Sudan Mission site is close enough to PAR that the site's higher elevations of around 200 ft. block the landform behind it. The proposed finished floor grade of the closest proposed homes along the Mariano north western edge will be substantially lower than existing grade is now so this condition will not worsen. There is a small, distant window of view onto the site, past the Laurel Tree site, of the corridor where Aviara Pkwy will be constructed and slightly to the east. Much of these views into the Mariano site will be blocked by the new Cobblestone Road which will be constructed at elevations 20-40 ft. higher than the Laurel Tree site and the Mariano open space area floor. The BCS and Cobblestone site landforms block Mariano from the northeast as they are at higher elevations and closer to PAR Much of the BCS site is at 220-265 elevation. Most of the Cobblestone development area is at 240-280 feet natural and finished grade. Mariano pad elevations will be between 155 and 255 feet elevation. • Vantage Point 9 is located just north of the Marino site at the Sudan Interior Mission (SIM). From this point a small view of the open space area to the east is available, but views from this point to the west and south are obscured due to intervening topography and retaining walls.17 In this view from the Sudan Interior Mission, much of the Mariano site is blocked by the hill along the south side of the SIM site. The brick wall with chain fence shown in the view is located north of their southern property line. Flame Tree Lane next to their structures is at elevations of about 213 feet whereas their adjusted southern PL is at about 228 ft. The finished pads along the Mariano north PL (west side) will be between 174 and 211 ft. at the highest. This grade differential along the northern edge of the completed Mariano project will serve to reduce view impacts from the Sudan property to below a level of significance. Also 56% of the proposed homes along this northwestern border are 1-story or combination 1- and 2-story units. • Views of the site from along Palomar Airport Road are from lower elevations. Due to this elevation differential, only partial views of the SPA can be seen because of steep slopes along its northern edge... With travel speeds along Palomar Airport Road averaging 50 miles per hour, views of future development areas in the interior of the SPA would be available for only brief moments "in-between" the intervening canyon walls. Therefore, Zone 20 development may not have a significant visual impact to motorists along Palomar Airport Road.18 • The potential visual impacts of development to views from scenic routes are not considered significant due to the relatively large distances, elevation differences, and limited time frame under which views of the SPA would be available for the passers-by.19 • The provision of a screen wall (noise wall) and landscaping along Aviara Parkway (Alga Rd.) would adequately screen the project from Aviara Pkwy. • The following treatments for the Palomar Airport Rd. and Aviara Pkwy (Alga Rd) corridors will serve to enhance and protect or block views of the Mariano site as needed, consistent with the Scenic Corridor Guidelines: • 50-foot landscaped setback requirement off of the Palomar Airport Road right-of-way; 14 Final Program Environmental Impact Report for the Zone 20 Specific Plan Project, prepared by Brian F. Mooney Associates, dated June 1992, Section 3.13.1.4 Designated Scenic Highways, page III-141. 15 Ibid., Figure 3.13-6 and 7, pages IIM27-128. 16 Ibid., Section 3.13,1.2.3 Palomar Airport Road Viewshed. page III-125. 17 Ibid. 18 1/3/97 MBIOVIEW.DOC /</., page III-147. Ibid., Section 3.13.2.4 Designated Scenic Highways, page III-148. • The provision of large street trees along the corridors including Oaks, Alders, Canary Island Pines, Sugar Gum Eucalyptus trees, etc.; • Decorative or vine covered walls at the top of slope or edge of R.O. W. with occasional openings for view vistas; • The intersection landscaping at Palomar Airport Rd. and Aviara Pkwy of street trees, palms, shrubs, hedges and groundcover planting; and • Slope enhancement planting with trees, shrubs, ground cover and hydroseeding.20 • The project was designed to be consistent with the Zone 20 Specific Plan architectural and landscape standards and other relevant City standards, policies and guidelines to reduce potential visual impacts from prominent viewsheds, along the ridgeline and along Aviara Parkway. Compliance with these standards reduces visual impacts by providing: • A variety of building facades, five total including the variation for Unit 4 with the secondary unit; • A mix of one- and two-story structures along the ridgeline, as well as, throughout the whole project. 74% of the proposed units are single-story or combination with one- and two-story elements, (28 and 46% respectively). Only 26% are full two-story units, including the models with the secondary units. Along the northern perimeter, 56% of the units are single-story or combined one- and two-story units; • A soft earthtone color scheme throughout the project, ensures compatibility with hillside development; and • Visual relief and a softened appearance by landscape buffers and setbacks. I.e. A 50-foot landscaped (and natural) setback area provided along Aviara Parkway; interior slopes and project perimeter buffering landscaping with refined, unmanicured planting reflecting the region's coastal character; and, large naturalizing landscape areas located along the west side of Aviara Pkwy and adjacent to the open space area in the east, that reflect the character of Carlsbad and the coastal theme by water efficient planting and by leaf color and texture. Landform Modification / Scenic Quality • Proposed project grading conforms to the City's Hillside Development Ordinance as manufactured slopes would be screened with buildings and/or landscaping and not exceed 30 feet in height (except where necessary for the construction of Aviara Parkway). • The topograqhic integrity of the landform will be preserved by the proposed terracing of the development. Therefore, the alteration of the topography would not create a significant aesthetic impact. • Potential impacts to the scenic quality of the Zone 20 SPA would not be considered significant because the on-site canyon area and steep slopes containing native vegetation will be preserved.21 The steep slope areas with sensitive biological habitats are all preserved except where encroachment is necessary for Aviara Parkway. • The construction of any project in Zone 20 would incrementally add to the conversion of vacant and agricultural land to more urban uses. This conversion and the related visual impacts from Mariano will be partially mitigated through adherence to standard architectural, site planning and grading guidelines.22 Mitieation • No mitigation is necessary as there are no significant impacts and the project complies with City standards as proposed. • Potential project visual impacts to the Palomar Airport Road community theme corridor and Aviara Parkway (Alga Rd./College Blvd.) scenic corridor are adequately mitigated by the following items: • Perimeter project landscaping; • Building heights restricted to City standards; • The use of earthtone colors on building exteriors; and • The project's separation (minimum of 1,800 feet) from Palomar Airport Road. • To reduce the potential for significant visual impacts or incompatibility with existing land uses and visual community character, many of the general visual design guidelines identified in the Zone 20 EIR were incorporated into site planning and design.23 20 Scenic Corridor Guidelines, prepared for City of Carlsbad, California by CYP, Inc., July 1, 1988, pages 30-38. 21 Final Program Environmental Impact Report for the Zone 20 Specific Plan Project, prepared by Brian F. Mooney Associates, dated June 1992, Section 3.13.2.3 Scenic Qualities, page III-148. 22 Ibid. 23 Ibid., Section 3.13.3.1 Mitigation Measures, page III-149. 4 1/3/97 MBIOVIEW.DOC • To reduce the potential visual impacts of manufactured slopes and roadway cuts, the cut and fill slopes will be landform-graded and contoured. In addition, a landscape plan showing required slope plantings was submitted.24 • The development proposed along the ridgeline, on sloping topography, and along the tops of slopes complies with the City's Hillside Development Guidelines regarding the reduction of visual impacts.25 • To reduce potential visual impacts resulting from implementation of the Zone 20 SPA to below a level of significance, the development was designed to comply with the architectural and landscape design standards contained in the Specific Plan.26 • A percentage of the homes constructed along the ridgeline are proposed to be single-story construction, comply with adopted height standards, and meet or exceed all City standards regarding separation between structures. These measures will prevent "skylining" of homes and reduce the appearance of dense ridgeline development which tends to break up the natural contours of higher elevation landforms from surrounding viewsheds.27 • To reduce visual impacts to on-site scenic visual qualities to below a level of significance, the central north/south canyon east of future College Blvd. (Aviara Pkwy.) will be preserved in open space except where it is necessary to access developable areas of the site that would otherwise not be accessible without significant grading impacts.28 Many of the views of the canyon floor will be blocked from the roadway with any development east of Aviara Pkwy such as the approved Laurel Tree Apartments and the construction of Cobblestone Road. In summary, there are no impacts or "less than significant" impacts associated with each of the potential concerns responded to above and supported in the Mariano Environmental Initial Assessment form, Biological Resources Survey Report, Zone 20 Specific Plan and EIR, and other related City documents. Hopefully, the additional information we have provided is adequate to address concerns regarding the issuance of a mitigated Negative Declaration based on the Zone 20 EIR and the supplemental resources cited above. Sincerely, Melissa K. Allen cc: Brian Hunter, City of Carlsbad Jack E. Henthorn, Jack Henthorn & Associates PacWest Group, Sam Holty 24 Ibid., Section 3.13.3.2. 25 Ibid., Section 3.13.3.3. 26 Ibid., Section 3.13.3.4. 27 Ibid., Section 3.13.3.5, page III-151. 28 Ibid., Section 3.13.3.8. 1/3/97 MBIOVIEW.DOC