HomeMy WebLinkAboutCT 97-15; Lohf Property; Tentative Map (CT) (5)December 15, 1998
TO: PRINCIPAL CIVIL ENGINEER
FROM: Associate Planner
ENVIRONMENTAL REVIEW FOR POINSETTIA LANE - LOHF TO EL CAMINO
REAL REACH
Please find attached an Environmental Impact Assessment Form, Mitigated
Negative Declaration and Mitigation Monitoring Program for the proposed
extension of Poinsettia Lane from El Camino Real to the Lohf Subdivision (CT
97-15) project boundary. This environmental review must proceed prior to
setting the final alignment of Poinsettia Lane through this area and prior to a final
map for the Lohf Subdivision.
The potential environmental impacts for the Poinsettia Lane extension would
involve a removal of 0.87 acres of southern maritime chaparral, potential
archeological and paleontological reconnaissance, and fugitive dust control.
According to preliminary discussions with the wildlife agencies, the removal of
0.87 acres of habitat could be mitigated by the preservation of the existing
habitat on the Lohf property (a total of 5.5 acres) since the road improvements
are tied to the project.
The applicant's representative, Jack Henthorn and Associates, has stated that
the applicant, Scot Sandstrom of Western Pacific Housing, is requesting that the
City be the applicant for this environmental review. I informed the applicant's
representative that the decision on that issue rested with the Engineering
Department, since all of this will likely be covered by a reimbursement
agreement associated with Bridge and Thoroughfare District No. 2. Could you
please process this request through the proper channels in the Engineering
Department? If you agree with the applicant's request, then the appropriate
action would be to sign the highlighted blank, accepting the mitigation measures.
If you do not agree, you may either contact the applicant directly or provide me
with a memo describing your disagreement that I could forward to the applicant.
Please feel free to contact me if you have any questions. Thank you for your
consideration.
MICHAEL GRIIvr
Attachment
December 2, 1998
TO: PLANNING COMMISSION
FROM: Planning Department
SUBJECT: ZC 97-06/LCPA 97-08/CT 97-15/HDP 97-16/CDP 97-39 - LOHF SUBDIVISION
Staff is recommending the following revisions to Planning Commission Resolution No. 4427 for
CT97-15:
Insert as condition # 46 the following and renumber the subsequent conditions.
46. This project is within the proposed boundary of the Aviara Parkway - Poinsettia Lane
Bridge and Thoroughfare Fee District. This project is required to pay a fair share
contribution towards the construction of Poinsettia Lane in accordance with the
proposed fee program (delete the rest of the condition)
Revise condition # 56 as follows:
56. Plans, specifications, and supporting documents for all public improvements shall be
prepared to the satisfaction of the City Engineer. In accordance with City Standards, the
developer shall install, or agree to install and secure with appropriate security as
provided by law, improvements shown on the tentative map and the following
improvements:
ON-SITE IMPROVEMENTS:
A. Poinsettia Lane full width (as a 102' major arterial) within the boundary of this
subdivision. Improvements to include but not be limited to grading and drainage
improvements, A.C. paving & base, curb, gutter & sidewalk, public utilities, median
hardscape, irrigation, and landscaping within this arterial roadway.
B. Dove Lane ( as a 60' collector street) from it's existing terminus west of the shopping
center, to the intersection of "D" Street. Improvements include but are not limited to
grading, curb, gutter & sidewalk, A.C. paving & base, irrigation, landscaping and
public utilities within this roadway.
C. Mimosa Drive (as a 60' local street) from it's existing terminus to the intersection of
"B" Street. Improvements include but are not limited to grading, curb, gutter &
sidewalk, A.C. paving & base, irrigation, landscaping and public utilities within this
roadway.
D. Sewer, Water and Storm Drains onsite and offsite to serve this subdivision and
stubbed to serve the adjacent properties as required and as shown on the tentative
map.
E. Design & construct the two points of "Future Access" as 60' wide local streets
across lot 75 and across lot 76 as shown on the tentative map. Improvements may
include but are not limited to grading, curb, gutter & sidewalk, A.C. paving & base,
irrigation, landscaping and public utilities within this roadway. The construction of
ZC 97-06/LCPA 97-08/CT gHDP 97-16/CDP 97-39 - LOHF
December 2, 1998
Page 2
"Future Access" across lot 75 may be limited to grading and drainage, depending on
adjacent land use.
F. Check Dams downstream of drainage outlets across lot 76 and/or off site (2 areas) as
shown on the tentative map and as required downstream to control erosive velocity
of drainage. Location and design of these check dams to be determined in final
design of this project, subject to the approval of the City Engineer.
OFF-SITE IMPROVEMENTS:
A. The center portion of Poinsettia Lane, a 102' wide major arterial being two 18 foot
wide lanes east of the boundary of this subdivision to El Camino Real. The off site
improvement of Poinsettia Lane shall include but not be limited to full width grading,
transitions, AC berms, drainage facilities, and median curbs as identified in the
Aviara Parkway - Poinsettia Lane Bridge and Thoroughfare District Number 2.
B. Temporary transition and driveway access from Poinsettia Lane to the adjacent
property (APN 215-050-57, Saska) to the satisfaction of the City Engineer.
C. Transition and driveway access from street "A" to the adjacent property (APN 215-
050-58, Steiner) as shown on the tentative map and to the satisfaction of the City
Engineer.
D. Offsite transitions and/or reconstruction may be required for Dove Lane, Mimosa
Drive, and Poinsettia Lane at El Camino Real to provide a smooth transition to the
satisfaction of the City Engineer.
REIMBURSEMENT AGREEMENTS:
The developer may enter into a reimbursement agreement with the City for right of way
dedication and for required improvements to Poinsettia Lane as identified in the Aviara
Parkway - Poinsettia Lane Bridge And Thoroughfare District Number 2. If the agreement
is entered into, it must be approved prior to dedication of right of way and prior to the
beginning of construction.
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. The construction and grading of Poinsettia
Lane may follow a timeline separate from the remainder of the project. The timeline is
dependent on off-site right of way acquisition and environmental mitigation as required
by the affected agencies and the City. An advanced grading permit may be permitted if it
includes grading for Poinsettia Lane per condition number 56.
Insert as condition #52 the following and renumber the subsequent conditions.
Prior to approval of a Site Development Plarrfor thrs project, the developer shall
determine an appropriate alignment of a third access using the proposed Poinsettia
Lane, in accordance with the certified EIR for the Zone 20 Specific Plan and as modified
by updated environmental review.
ZC 97-06/LCPA 97-08/CT 9lHDP 97-16/CDP 97-39 - LOHF
December 2, 1998
Page3
Replace conditions #54B, and replace with the following:
Construction traffic shall be prohibited from using Mimosa Drive.
CITY OF CARLSBAD
ENGINEERING DEPARTMENT
LAND USE REVIEW
December 2, 1998
TO: Associate Planner - Mike Grim
FROM: Associate Engineer - Land Development Section
VIA: Principal Civil Engineer - Land Development Section
CT97-15/CDP97-39/HDP97-16: LOHF PROPERTY
REVISIONS AND AMENDMENTS TO CONDITIONS OF APPROVAL
Engineering Department staff has discussed the conditions of approval with the City Attorney
and would like to make the following revisions or amendments to the draft conditions of
approval.
Insert as condition # 46 the following and renumber the subsequent conditions.
46. This project is within the proposed boundary of the Aviara Parkway • Poinsettia Lane
Bridge and Thoroughfare Fee District. This project is required to pay a fair share
contribution towards the construction of Poinsettia Lane in accordance with the
proposed fee program ..... (delete the rest of the condition)
Revise condition # 56 as follows:
56. Plans, specifications, and supporting documents for all public improvements shall be
prepared to the satisfaction of the City Engineer. In accordance with City Standards, the
developer shall install, or agree to install and secure with appropriate security as
provided by law, improvements shown on the tentative map and the following
improvements:
ON-SITE IMPROVEMENTS:
A. Poinsettia Lane full width (as a 102' major arterial) within the boundary of this
subdivision. Improvements to include but not be limited to grading and drainage
improvements, A.C. paving & base, curb, gutter & sidewalk, public utilities, median
hardscape, irrigation, and landscaping within this arterial roadway.
B. Dove Lane ( as a 60' collector street) from it's existing terminus west of the shopping
center, to the intersection of "D" Street. Improvements include but are not limited to
grading, curb, gutter & sidewalk, A.C. paving & base, irrigation, landscaping and
public utilities within this roadway.
C. Mimosa Drive (as a 60' local street) from it's existing terminus to the intersection of
"B" Street. Improvements include but are not limited to grading, curb, gutter &
sidewalk, A.C. paving & base, irrigation, landscaping and public utilities within this
roadway.
1
D. Sewer, Water and Storm Drains onsite and off site to serve this subdivision and
stubbed to serve the adjacent properties as required and as shown on the tentative
map.
E. Design & construct the two points of "Future Access" as 60' wide local streets
across lot 75 and across lot 76 as shown on the tentative map. Improvements may
include but are not limited to grading, curb, gutter & sidewalk, A.C. paving & base,
irrigation, landscaping and public utilities within this roadway. The construction of
"Future Access" across lot 75 may be limited to grading and drainage, depending on
adjacent land use.
F. Check Dams downstream of drainage outlets across lot 76 and/or off site (2 areas) as
shown on the tentative map and as required downstream to control erosive velocity
of drainage. Location and design of these check dams to be determined in final
design of this project, subject to the approval of the City Engineer.
OFF-SITE IMPROVEMENTS:
A. The center portion of Poinsettia Lane, a 102' wide major arterial being two 18 foot
wide lanes east of the boundary of this subdivision to El Camino Real. The offsite
improvement of Poinsettia Lane shall include but not be limited to full width grading,
transitions, AC berms, drainage facilities, and median curbs as identified in the
Aviara Parkway - Poinsettia Lane Bridge and Thoroughfare District Number 2.
B. Temporary transition and driveway access from Poinsettia Lane to the adjacent
property (APN 215-050-57, Saska) to the satisfaction of the City Engineer.
C. Transition and driveway access from street "A" to the adjacent property (APN 215-
050-58, Steiner) as shown on the tentative map and to the satisfaction of the City
Engineer.
D. Offsite transitions and/or reconstruction may be required for Dove Lane, Mimosa
Drive, and Poinsettia Lane at El Camino Real to provide a smooth transition to the
satisfaction of the City Engineer.
REIMBURSEMENT AGREEMENTS:
The developer may enter into a reimbursement agreement with the City for right of way
dedication and for required improvements to Poinsettia Lane as identified in the Aviara
Parkway - Poinsettia Lane Bridge And Thoroughfare District Number 2. If the agreement
is entered into, it must be approved prior to dedication of right of way and prior to the
beginning of construction.
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. The construction and grading of Poinsettia
Lane may follow a timeline separate from the remainder of the project. The timeline is
dependent on off-site right of way acquisition and environmental mitigation as required
by the affected agencies and the City. An advanced grading permit may be permitted if it
includes grading for Poinsettia Lane per condition number 56.
Insert as condition #52 the following and renumber the subsequent conditions.
Prior to approval of a Site Development Plan for this project, the developer shall
determine an appropriate alignment of a third access using the proposed Poinsettia
Lane, in accordance with the certified EIR for the Zone 20 Specific Plan and as modified
by updated environmental review.
Replace conditions #54B, and replace with the following:
Construction traffic shall be prohibited from using Mimosa Drive.
C O
J fff -
<B I"O CM
i_ Oo to
0)
'E
CB
3
111
V^ 30 November 1998
3 -O CVJ
* O)
,C ^3
§ E The Planning Commission
g | CITY OF CARLSBAD
I o 1200 Carlsbad Village Drive
~ j? Carlsbad, California 92008
SI1 *!. re: LOHF Project hearing
| g (CT 97-15 / HDP 97-16 / CDP 97-39 / ZC 97-06 / LCPA 97-08)
ffl O
|.l Dear Members of the Planning Commission:
t> °E o We are the Architects / Engineers / Land Planners for the KEVANE property,
§ 5 located directly to the west of the LOHF project, and are processing CT 98-04 /
°. HDP 98 - 02 / CDP 98 - 09 in the City of Carlsbad. We began initial evaluations
3 of the land parcel over four years ago, and primarily waited until Ambrosia Lane
I was completed last year to provide the necessary access to our parcel of land.
I We submitted our formal applications earlier this year and are nearly complete
* with the additional documentation that City Staff has requested to process our
§" project, including addressing issues that relate to our common property
| boundary with LOHF._«
I* We are in full support of Westen Pacific Housing's request to develop the
| LOHF project, presumming the matters discussed herein are appropriately
|> resolved; these issues have been concurrently addressed to resolve
^ circulation and environmental concerns in Zone 21.
The issues are summarized as follows:
1. ACCESS - The note on their Tentative Map (see attachment A) allows
| the completion of the connecting street. We have agreed
£ with WPH to reimburse for our fair share costs of the short
| segment of street to effect this access and create an
improved internal circulation between the properties.
^ City Staff has assured us that all environmental
o> clearances for this connection can be supported.
= 2. HYDROLOGY - Their site location is incorrectly shown on the Map of
IP Isopluvials (see attachment B) in their preliminary report.
[| The incorrect rainfall amount was then used to calculate
o runoff intensities which are now artificially increased
«, by 30%.
(9•o
3. BIOLOGY-
City Staff has assured us that this will be corrected
during final design and will not affect the ability of other
owners to develop their lands (as the drainage basin
is constrained at the School Site wier to the south).
Their Biology survey and documentation (see attachment C)
incorrectly shows an Ag4 designation (sensitive Manzanita)
and SMC (sensitive southern maritime chaparral) at the
point of our common access road, and continue to call the
habitat SMC when our evaluations recognize the habitat to
be non-sensitive Chemise Chaparral:
3.1 - the Ag4 WERE NOT FOUND in this location;
3.2 - the Manzanita on our property is a non-sensitive species
(Zacaenses), verified by the Natural History Museum
in San Diego & Washington DC, and corraborated
by recent finds nearby at El Camino Real at Alga Rd
by Tom Huffman, noted Biologist, to occur below
300 meters above sea level;
3.3 - pursuant to the City of Carlsbad's own guidelines for
habitat determination, this habitat at the common property
line is Chemise Chaparral, not Sothern Maritime Chaparral;
3.4 - allowing a habitat to be incorrectly overciassified for
expediancy sets a dangerous negative precedent for
other property owners to deal with.
City Staff has assured us that this minor discrepancy
can be resolved before the final maps are approved.
4. TRAFFIC -Although their traffic study does not address the Kevane
parcel and its potential relief of traffic flow to or from the
two adjacent properties, City Staff has been providing
direction to us on this issue.
-2-
We have been making a consistent good-faith effort to work with Western Pacific
Housing and will continue to do so as we both process our project plans through
the City of Carlsbad.
As the concern over our conflicting biological studies appears to be the major
remaining unresolved issue, we look forward to City Staff to mediate the
differences to our mutual satisfaction in the next two weeks.
We wish Western Pacific Housing continued success in the development of their
project, and we thank the Planning Commission for hearing our concerns.
Very Sincerely Yours,
Robert F. Kevane
Applicant / Property Owner
David Lee Soanes, President
Principal Architect / Golf Course Architect / Landscape Architect / Land Planner
DAVID LEE SOANES, LTD., a California Corporation
DLS:ces
attachments
-3-
PROPOSED IRREVOCAB
OFFER OF DEDICATION
POTENTIAL FUTURE AC
OPPORTUNITY BY OTHE
FLEXIBLE
f J' SQUAR,
BASKETS '
»w /K / K/H r- ^(~n\\\ / / ,- \\ i r—^ ^-X^i^jfe
HUNSAKER
-& ASSOCIATES
SAN DIEGO. INC.
PLANNING
ENGINEERING
SURVEYING
IRVINE
LAS VEGAS
RIVERSIDE
SAN DIEGO
HYDROLOGY STUDY
for
LOHF Property
in the
City of Carlsbad
Prepared for: Western Pacific Housing
W.O. 1751-13
March 11, 1998
Revised May.11, 1998
Revised July 31, 1998
DAVE HAMMAR
|ACK HILL
LEX WILLIMAN
10179 Huennekens St.
Suite 200
S.in Diego, CA 92121
(619) 558-4500 PH
(619) 558-1414 FX
www.hunsaker.com
lnl'o@HunsakerSD,com
David A. Hammar, R.C.E.
President
Hunsaker & Associates San Diego, Inc.
DH:k* rnmiwdWpcservertccxriispndneVt75ni99aui85.doc
wo 1751-13 07O1/98
couinr OF SAN DIEGO
DEPARTMENT OF SANITATION
FLOOD CONTROL 100-YEAR 6-HOU{l PRECIPITATION
HIU ISOPLUVIALS
PRECiFlTATSOn IN
OF 100-YEAR 6-HOUR
EMTHS OF AN IJiCII
NATIONAL OCEANIC AND AT:OS1>IIEHIC ADMINISTRATION
UROLOGY. NATIONAL WEATHER SERVICESPECIAL STUDIES DRANCII. OFFICE OF II
I
I
i
sI
************************* fie ************************ * *~* *******************.
RATIONAL METHOD HYDROLOGY COMPUTER PROGRAM PACKAGE
Reference: SAN DIEGO COUNTY FLOOD CONTROL DISTRICT
1985,1981 HYDROLOGY MANUAL
(c) Copyright 1982-93 Advanced Engineering Software (aes)
Ver. 1.5A Release Date: 7/10/93 License ID 1239
Analysis prepared by:
HUNSAKER & ASSOCIATES
Irvine, Inc.
Planning * Engineering * Surveying
Three Hughes * Irvine , California 92718 * (714) 538-1010
•*************************** DESCRIPTION OF STUDY **************************
|(* LOHF PROPERTY IN THE CITY OF CARLSBAD *
|* 100-YEAR STORM ' *
fr WO#1751-13 - *
|- **************************************************************************
I FILE NAME: H:\AES92\1751\13\Q100X.DAT
I TIME/DATE OF STUDY: 16:13 7/27/1998
USER SPECIFIED HYDROLOGY AND HYDRAULIC MODEL INFORMATION:
1985 SAN DIEGO MANUAL CRITERIA
USER SPECIFIED STORM EVENT(YEAR) = 100.00
6-HOUR DURATION PRECIPITATION (INCHES) = £3.500
SPECIFIED MINIMUM PIPE SIZE(INCH) = 18.00s
SPECIFIED PERCENT OF GRADIENTS(DECIMAL) TO USE FOR FRICTION SLOPE = .90 -
SAN DIEGO HYDROLOGY MANUAL "C"-VALUES USED
NOTE: CONSIDER ALL CONFLUENCE STREAM COMBINATIONS
FOR ALL DOWNSTREAM ANALYSES
1 FLOW PROCESS FROM NODE 200.00 TO NODE 201.00 IS CODE = 21
r >»»RATIONAL METHOD INITIAL SUBAREA ANALYSIS<««
I
SOIL CLASSIFICATION IS "D"
RURAL DEVELOPMENT RUNOFF COEFFICIENT = .4500
NATURAL WATERSHED NOMOGRAPH TIME OF CONCENTRATION
WITH 10 -MINUTES ADDED = 13 . 45 (MINUTES)
INITIAL SUBAREA FLOW-LENGTH = 620.00
UPSTREAM ELEVATION = 307.00
DOWNSTREAM ELEVATION = 275.00
ELEVATION DIFFERENCE = 32.00
100 YEAR RAINFALL INTENSITY (INCH/HOUR) = 4.870
SUBAREA RUNOFF (CFS) =2.19'
TOTAL AREA (ACRES) = 1.00 TOTAL RUNOFF (CFS) = 2.19
\ FLOW PROCESS FROM NODE 201.00 TO NODE 202.00 IS CODE = 6
>»»COMPUTE STREETFLOW TRAVELTIME THRU SUBAREA<«« ' m f
**************************************************** *TWf ********************
RATIONAL METHOD HYDROLOGY COMPUTER PROGRAM PACKAGE
Reference: SAN DIEGO COUNTY FLOOD CONTROL DISTRICT
1985,1981 HYDROLOGY MANUAL
(c) Copyright 1982-93 Advanced Engineering Software (aes)
| Ver. 1.5A Release Date: 7/10/93 License ID 1239
i
Analysis prepared by:
I
I! HUNSAKER & ASSOCIATES
| Irvine, Inc.
;'•, Planning * Engineering * Surveying
f Three Hughes * Irvine , California 92718 * (714) 538-1010
j'1* ************************* DESCRIPTION OF STUDY **************************
U.LOHF PROPERTY *
jilOO-YEAR STORM-DEVELOPED CONDITIONS-SOUTHERLY BASIN *
W0#1751-13 *!**************************************************************************
! FILE NAME: H:\AES92\1751\13\Q.DAT
t TIME/DATE OF STUDY: 16:40 7/27/1998
USER SPECIFIED HYDROLOGY AND HYDRAULIC MODEL INFORMATION:
1985 SAN DIEGO MANUAL CRITERIA -rt*/Ai t^USER SPECIFIED STORM EVENT(YEAR) = 100.00
\ 6-HOUR DURATION PRECIPITATION (INCHES) = f^. 5QQ J . '" *%,•
SPECIFIED MINIMUM PIPE SIZE(INCH) = 18.00
SPECIFIED PERCENT OF GRADIENTS(DECIMAL) TO USE FOR FRICTION SLOPE = .90
SAN DIEGO HYDROLOGY MANUAL "C"-VALUES USED
(NOTE: CONSIDER ALL CONFLUENCE STREAM COMBINATIONS
FOR ALL DOWNSTREAM ANALYSES
********************************************* * * **************************!
FLOW PROCESS FROM NODE 11.00 TO NODE 11.00 IS CODE = 7
»»>USER SPECIFIED HYDROLOGY INFORMATION AT NODE<««
jUSER-SPECIFIED VALUES ARE'AS FOLLOWS:
4TC(MIN) = 16.62- RAIN INTENSITY(INCH/HOUR) = 4.25
| TOTAL AREA (ACRES > = 16.90 TOTAL RUNOFF (CFS) .= 39.11
|FLOW PROCESS FROM NODE 11.00 TO NODE 12.00 IS CODE = 9
|>»»COMPUTE "V" GUTTER FLOW TRAVELTIME THRU SUBAREA<««
SfUPSTREAM NODE ELEVATION = 234.00I.POWNSTREAM NODE ELEVATION = ISS.BO
^CHANNEL LENGTH THRU SUBAREA(FEET) =800.00
I"V" GUTTER WIDTH(FEET) = 8.00 GUTTER HIKE(FEET) = .800
IPAVEMENT LIP(FEET) = .010 MANNING'S N = .0400
fPAVEMENT CROSSFALL(DECIMAL NOTATION) = .20000 ^ I
^'MAXIMUM DEPTH (FEET) = 10.00
Vegetation Types:
SMC
SMX
ORF
EW
DH
Southern Maritime Chaparral
Southern Mixed Chaparral
Coast Live Oak Riparian Forest
Eucalyptus Woodland
Disturbed Habitat
Sensitive Animal Species:
CAGN California gnatcatcher
Sensitive Plant Species:
Ag Arctostaphylos glandulosa
Cd Comarostaphylis diversifolia
Qa Quercus agrifolia
Qd Quercus dumoss
NOTE: Numbers indicate individual plant
counts at that location.
200
Scale In Feet
Dove Lane - Biological Resources Report & Impact Analysis
Biological Resources Map
12/07/?8 MON 17:18 FAX 760 431 7842 WESTERN PACIFIC
StateJAtater Resources Contr
^^ John P. Caffrey, Chairman
Board
Peter M. Rooney
Secretary for
Environmental
Prelection
Division of Water Quality, Storm Water Unit
901 P Street • Sacramento, California 95814- (916) 657-0919 FAX (916) 657-101 1
Mailing Address: P.O. Box 1977 • Sacramento, California- 95812-1977
Internet Address: http://wwiv,swreb.ca.gov
November 18, 1998
SCOT SANDSTROM
LAMCO HOUSING INC
2385 CAMINO VTDA ROBLE STE 107
CARLSBAD, CA 92009
RECEIPT OF YOUR NOTICE OF INTENT
The State Water Resources Control Board (Stete Water Board) has received and processed your NOTICE OF
INTENT TO COMPLY WITH THE TERMS OF THE GENERAL PERMIT TO DISCHARGE STORM
WATER ASSOCIATED WITH CONSTRUCTION ACTIVITY. Accordingly, you are required to comply with
the permit requirements.
Your WDID identification number is: 9 37S31010S. Please use this number in any future communications
regarding this permit.
SITE DESCRIPTION
OWNER: LAMCO HOUSING INC
DEVELOPER; LAMCO HOUSING INC
COUNTY: SAN DIEGO
SITE ADDRESS; 11262 EL CAMINO REAL
SAN DIEGO, CA 92130
COMMENCEMENT DATE:
EST. COMPLETION DATE:
When construction is complete or ownership has been transferred, dischargers are required to notify the
Regional Water Board by submitting a Notice of Termination (NOT). All State and local requirements must be
met in accordance with Special Provision No. 7 of the General Permit. I have enclosed a NOT for your future
use. If you do not notify the State Water Board that construction activity has been completed you will continue
.0 be invoiced for the annual fee each October.
If you have any questions regarding permit requirements, please contact your Regional Water Board at (619) 467-2972.
Sincerely,
Audrey Shimizu
Storm Water Unit
Division of Water Quality
Enclosure
California Enyifflnjttental Protection Agency
ifji*<? Recvcled Pantr
— -^^
City of Carlsbad
Planning Department
November 10, 1998
Mr. Scot Sandstrom
Western Pacific Housing
2385 Camino Vida Roble #107
Carlsbad, ca 92009
SUBJECT: ZC 97-06 /LCPA 97-08 /CT 97-15 /HDP 97-16 /CDP 97-39
LOHF SUBDIVISION
The preliminary staff report for the above referenced project will be available for you to pick up
on Friday, November 13, 1998, 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 November
23, 1998. A twenty (20) minute appointment has been set aside for you at 12:00 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 your Planner, Mike
Grim, extension 4499 .
CITY OF CARLSBAD
GARY E. WAYNE
Assistant Planning Director
GEW:MG:EH
c: File Copy
Attn.: Melissa Allen
Jack Henthorn & Associates
5375 Avenida Encinas, Ste. D
Carlsbad, CA 92008
2075 La Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (760) 438-0894
^ ^ ,City of Carlsbad
Planning Departlrient
October 22, 1998
Mr. Scot Sandstrom
Western Pacific Housing for LAMCO Housing, Inc.
2385 Camino Vida Roble, Suite 107
Carlsbad, CA 92009
SUBJECT: ZC 97-06/LCPA 97-08/CT 97-15/HDP 97-16/CDP 97-39 - LOHF
SUBDIVISION
Your application has been tentatively scheduled for a hearing by the Planning
Commission on December 2, 1998. However, for this to occur, you must submit
the additional items listed below. If the required items are not received by
November 11, 1998, 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) Ten (10) copies of your site plans, constraints maps and landscape
plans on 24" x 36" sheets of paper, stapled in complete sets folded
into 81/2' 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 a quality which is
photographically reproducible. Only essential data should be included
on plans.
2. 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
2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-O894
ZC 97-06/LCPA 97-08/C
October 22, 1998
PAGE 2
-15/HDP 97-16/CDP 97-39 - LOHF SUBDIVISION
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: Arial 11 pt, Arial
Rounded MT Bold 9 pt, Courier 14 pt, Courier New 11 pt, and MS Line
Draw 11 pt. Sample labels are as follows:
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
C)
D)
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,
MICHAEL GRIM
Associate Planner
MG:mh
c:Jack Henthorn & Associates
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
ENGINEERING DEPARTMENT
LAND USE REVIEW
October 13 1998
TO: Associate Planner - Mike Grim
FROM: Associate Engineer - Land Development Section
VIA: Principal Civil Engineer - Land Development Section
CT 97 -15 / CDP 97 - 39 / HDP 97 -16 / LCPA 97 - 08 / ZC 97 - 06 :
LOHF PROPERTY
PROJECT APPROVAL AND CONDITIONS TRANSMITTAL
Engineering Department staff has 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:
LAND DEVELOPMENT SECTION
Project Report
PROJECT ID: CT 97 -15 / CDP 97 - 39 / HDP 97 -16 / LCPA 97 - 08 / ZC 97 - 06 :
PROJECT NAME: LOHF PROPERTY
LOCATION: West of El Camino Real and split on both sides of Poinsettia Lane. The site is also
west of the terminus of Dove Lane (City Library under construction) and north of
the terminus of Mimosa Drive. Both Mimosa and Dove Lane will be extended
through this subdivision.
BRIEF DESCRIPTION: This is a Subdivision to develop 73 single family lots and 3 open space /
coastal deed restricted lots on 36.7 acres of land.
ENGINEERING ISSUES AND DISCUSSION:
TRAFFIC AND CIRCULATION:
Projected Average Daily Traffic (ADT): 730 ADT
Comment: Poinsettia Lane, the extension of Dove Lane and the extension of
Mimosa Drive is conditioned to be constructed concurrent with development. This
project will also provide for adjacent extensions of local streets in the future to
improve the circulation network in this area.
SEWER:
Sewer District: Carlsbad Municipal Water DistrictSewer EDU's Required: 73 EDU's
WATER:
Water District: Carlsbad Municipal Water District
GPD Required: 220gpd/edux 73edu's= 16060GPD
Comment: No major water issues are associated with this project.
SOILS & GRADING:
Quantities:
Cut: 260,000 cy Fill: 260,000 cy Export / Import: -0- cy
Permit required: Yes
Off-site approval required: Yes
Hillside grading requirements met: Yes
Preliminary Geotechnical investigation performed by: Pacific Soils Engineering, Inc.
Dated June 25,1998. An updated Soils and Geotechnical Report will be required as
part of the grading plan process.
Comment: The proposed balanced grading of 260,000 cubic yards includes
Poinsettia Lane, onsite. Additional grading will be required for the construction
offsite, of Poinsettia Lane to El Camino Real.
DRAINAGE AND EROSION CONTROL:
Drainage basin: D
Preliminary hydrology study performed by: Hunsaker & Associates
Erosion Potential: Moderate
Comment: There are no major drainage issues associated with this project.
LAND TITLE:
Conflicts with existing easement: No
Easements dedication required: Yes
Site boundary coincides with land title: Yes
Comment: No major land title issues are associated with this project.
IMPROVEMENTS:
Off-site improvements: Yes Poinsettia Lane, as conditioned must be completed to
connect to El Camino Real. The extension of Dove Lane,and Mimosa is also conditioned
as part of and included in the design of this project.
Standard variance required: No
Comment: A reimbursement agreement is available for offsite improvements to
Poinsettia Lane offsite, as identified in the Aviara Parkway - Poinsettia Lane Bridge and
Thoroughfare District No. 2
CT 97 -15 / CDP 97 - 39 / HDP 97 -16 / LCPA 97-08 / ZC 97 - 06
LOHF PROPERTY
ENGINEERING CONDITIONS OF APPROVAL
General
42. NOTE: Unless specifically stated in the condition, all of the following
engineering conditions upon the approval of this proposed major
subdivision must be met prior to approval of a final map.
38. Prior to issuance of any building permit, the developer shall comply with the
requirements of the City's anti-graffiti program for wall treatments if and when such a
program is formerly established by the City.
39. There shall be one final subdivision map recorded for this project.
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&Rs subject to the approval of the City Engineer.
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&Rs (if maintained by the Association) and on the Final Map.
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.
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 the City Engineer may impose with regards to the hauling operation.
48. The developer shall install sight distance corridors at all street intersections in
accordance with Engineering Standards and shall record the following statement on the
non - mapping sheet of the Final Map (and in the CC&Rs). Lots 12, 33, 34, 56 & 57
shall record specific sight distance deed restrictions to maintain and keep clear
the sight distance corridors shown on the tentative map and also identified on the
final map for this project:
"No structure, fence, wall, tree, shrub, sign, or other object over 30 inches above
the street level may be placed or permitted to encroach within the area identified
as a sight distance corridor in accordance with City Standard Public Street-
Design Criteria, Section 8.B.3. The underlying property owner shall maintain this
condition."
Fees/Agreements
50. The developer shall pay all current fees and deposits required.
51. The owner of the subject property shall execute an agreement holding the City harmless
regarding drainage across the adjacent property.
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.
57. This project is within the proposed boundary of the Aviara Parkway - Poinsettia Lane
Bridge and Thoroughfare Fee District. This project is required to pay a fair share
contribution towards the construction of Poinsettia Lane in accordance with the
proposed fee program. If the fee district has not been formed prior to issuance of
building permits for the project, the owner shall pay a fee based on the Average Daily
Trips generated by the project and shall enter into an agreement with the City not to
oppose the formation of a fee district and to pay the projects fair share contribution
towards the construction of Poinsettia Lane in accordance with the future adopted fee
program.
Grading
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
prior to issuance of a building permit for the project.)
59. Prior to the issuance of a grading permit or building permit, whichever occurs first, the
developer shall submit proof that a Notice of Intention has been submitted to the State
4
Water Resources Control Board.
61. No grading for private improvements shall occur outside the limits of the subdivision
unless a grading or slope easement or agreement is obtained from the owners of the
affected properties and recorded. If the developer is unable to obtain the grading or
slope easement, or agreement, 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.
Dedications/Improvements
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.
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.
65. Poinsettia Lane shall be dedicated by the owner along the project frontage based on a
center line to right-of-way width of 51 feet as shown on the tentative map and in
conformance with City of Carlsbad Standards.
##. The future 60' wide access (including construction and slope rights) across lot 76
shall be irrevocably offered for dedication as shown on the tentative map. The
specific location shall be approved by the City Engineer.
##. The future 60' wide access (including construction and slope rights) across lot 75
shall be irrevocably offered for dedication as shown on the tentative map. The
specific location shall be approved by the City Engineer.
66. Prior to issuance of building permits, the developer shall underground all existing
overhead utilities within the subdivision boundary.
67. Direct access rights for all lots abutting Poinsettia Lane shall be waived on the final
map. Access rights for all lots that have frontage on two streets shall waive
access as required and shown on the tentative map.
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.
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 and the following
improvements:
A. Poinsettia Lane full width (102' major arterial) within the boundary of this
subdivision. A reimbursement agreement between the developer and the City may be
entered into for the work identified in the Aviara Parkway - Poinsettia Lane Bridge
and Thoroughfare District. The reimbursement agreement shall be approved prior to
design and construction of this arterial.
B. Poinsettia Lane (2) 18 foot wide lanes (the center portion of a 102' major arterial) east
of the boundary of this subdivision to El Camino Real. The offsite improvement of
Poinsettia Lane shall include full width grading, transitions, AC berms, drainage
facilities, median curbs, etc. as identified in the Aviara Parkway - Poinsettia Lane
Bridge and Thoroughfare District. As mentioned above, a reimbursement agreement
between the developer and the City may be entered into for the work identified in the
Aviara Parkway - Poinsettia Lane Bridge and Thoroughfare District. The
reimbursement agreement shall be approved prior to design and construction of this
arterial.
C. Dove Lane ( 60' collector street) from it's existing terminus to the intersection of "D"
Street. Offsite transitions or reconstruction may be required to provide a smooth
transition / connection.
D. Mimosa Drive (60' local street) from it's existing terminus to "B" Street. Offsite
transitions or reconstruction may be required to provide a smooth transition.
E. Sewer, Water and Storm Drains offsite to serve this subdivision as required and as
shown on the tentative map.
F. Flexible Check Dams across lot 76 and off site (2 areas) as shown on the tentative
map and as required downstream to control erosive velocity of drainage.
G. Temporary access to the adjacent property (APN 215-050-58) from "A" street, as
shown on the tentative map.
H. Temporary access from Poinsettia Lane to the adjacent property (APN 215-050-57) as
required per final design of Poinsettia Lane improvement plans.
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.
77. Drainage outfall end treatments for any drainage outlets where a direct access road for
maintenance purposes is not provided, shall be designed and incorporated into the
grading/improvement plans for the project. These end treatments shall be designed so
as to prevent vegetation growth from obstructing the pipe outfall. Designs could consist
of a modified outlet headwall consisting of an extended concrete spillway section with
longitudinal curbing and/or radially designed rip-rap, or other means deemed
appropriate, as a method of preventing vegetation growth directly in front of the pipe
outlet, to the satisfaction of the Community Services Director and the City Engineer.
Final Map Notes
78. Note(s) to the following effect(s) shall be placed on the final map as non-mapping data:
78.D. No structure, fence, wall, tree, shrub, sign, or other object over 30 inches
above the street level may be placed or permited to encroach within the
area identified as a sight distance corridor in accordance with City
Standard Public Street-Design Criteria, Section 8.B.3. The underlying
property owner shall maintain this condition.
##. This subdivision has provided for 3 different points of access to
adjacent properties. The adjacent properties could develop and
access provided via a public street as irrevocably offered and
shown on this recorded map.
Code Reminder
The project is subject to all applicable provisions of local ordinances, including but not limited to
the following:
79. The developer shall exercise special care during the construction phase of this project to
prevent offsite siltation. Planting and erosion control shall be provided in accordance
with the Carlsbad Municipal Code and the City Engineer.
80. Some improvements shown on the tentative map and/or required by these conditions
are located offsite on property which neither the City nor the owner has sufficient title or
interest to permit the improvements to be made without acquisition of title or interest.
The developer shall conform to Section 20.16.095 of the Carlsbad Municipal Code.
34. The tentative map approval shall expire thirty - six (36) months from the date of the
resolution containing the final decision for tentative map approval.
CARLSBAD MUNICIPAL lTER DISTRICT
5950 El Camino Real, Cartload, Ca 92008
LETTER OF TRANSMITTAL:
ngineering Department
Tel. No. (619) 438-3367
TO:cy-Date:
Attention:
STATUS;
D Preliminary D Use
D Resubmit D File
D Revised D Comment
D Approved D Approval
TRANSMITTAL;
D Improvement Plans (Sheet of
D Corrections
D Additions
D Omissio:
D Remarks r:\
Sheets)
D Easement Plat and Description and/or Tract Map
D Original Mylars (Sheet of Sheets)
D Cost Estimate
PROCESS AS FOLLOWS;
D Return P.C. and Set of Prints
D Submit Tract Map/Plat & Description
D Submit Soils Report
D Submit Title Report (6 Mo. Max. Age)
D Submit Cost Estimate
D Submit Eee Amount of $
D Obtain Fire Marshal's Signature
D Submit Orig. Mylars for Dist. Approval
D Submit digital file of Keymap on 31/2
Disk hi AutoCad Rel 12/13 or DXF
format
D Submit Set/s of Approved I.P. 's
D Submit digital file of all drawings on 3
1/2 Disk of AutoCad Rel 12/13 or DXF
Format
REMARKS;
I
CC:
Engineering Technician
Pacific Housing 2385 Camino Vida Roble. Suite 107
Carlsbad, California 92009
760.929.1600 Fax 760.929.1601
September 18, 1998
Mr. Mike Grimm, Associate Planner
City of Carlsbad - Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009
Re: Request to expedite Zone Change (ZC 97-06) and Local Coastal
Program Amendment (97-08) applications
Dear Mike,
In follow up to our last meeting I am requesting that you proceed with the processing of the Zone Change
and Local Coastal Program Amendment portions of our application relative to the Lohf property. By
moving these applications forward while the other related applications are processing, we will expedite
the overall time line associated with the westerly extension of Poinsettia Lane.
If you have any questions, please contact me at your convenience.
Sincerely,
WESTERN PACIFIC HOUSING
if Development
Sep 22 98 02:12p David Lee Soanes 619 5O2 1226
2 •» Michael Grim, Senior Planner 15 September 1998
| § City Of Carlsbad, Planning Department hardcopy via US Mail
| « 2075 Las Palmas Drive fax to: (760) 438 - 0894
* | Carlsbad, CA 92009
* "5
3 «8 §, re: LOHF(CT-15) Environmental Documentation
as £
S'~- | Dear Michael:
E t
|§ We are the Architect / Land Planner / Civil Engineer for Robert Kevane, the
«| Land Owner & Applicant for development of a 20-acre parcel of land (CT 98-04)
11 directly west of the LOHF property (CT 97-15).
if
15 In our review of the land development potential for our project (The Oaks, see
§ s Don Neu), and pursuant to direction by City Staff regarding access to adjacent
» parcels, we have examined closely the best possible locations for such access
i and have prepared our plan to incorporate same into the circulation pattern.
£
5 To best address the physical location and design of the connecting streets, we
6 conducted Biological analyses, topographic investigations and engineering
§ studies including several on-site tours of the properties in question. In our review
| of the LOHF project environmental constraints document we put particular
ri emphasis on attention to detail the common property boundary and the habitats
f that traverse this property line.
IV_c
f We have reached agreement with US Fish & Wildlife and CA Fish & Game as to
1 the plant communities on the Kevane property and DO NOT HAVE any
^ Southern Maritime Chaparral on the property. The plant community on our
i western facing slopes has been determined to be non-sensitive Chemise
I Chaparral. Further, one key component of Southern Maritime Chaparral is
•o Ceonothus Verrucosus which DOES NOT EXIST in any of the boundary areas
* immediately adjacent to the common property line. Since the plant community
| remains consistent as you cross the boundary to the LOHF property, this leads
| us to believe that the LOHF constraints map is inaccurate and should be
f revised to reflect the correct habitats (see attached exhibit herewith).
a
TJ Our Biologists additionally re-examined these focus areas by specific field
*• investigations, including the small pocket of SMC as shown on the LOHF
.E exhibit's westerly boundary and DID NOT FIND the sensitive Arctostaphylos
~ Glandulosa Crassifolia (sensitive Manzanita). The 4 referenced 0Ag4" are the
® Arctostaphylos Glandulosa Zacaensis (common Manzanita), the
« non-sensitive variety that would not interfere with our street connection plans.
(!)
o>JS
;o
1•o
9ep 22 98 02:12p David Lee Soanes 619 5O2 1226 p.2
These items should be reconciled in the LOHF environmental documentation
and corrected before final certification.
Please refer to the attached exhibits for clarification.
Should you require any additional information from us regarding this matter,
please feel free to call us, or our Principal Biologist, Elyssa Robertson at REG
(phone #619 -442 -3913).
Thank you for allowing us the opportunity to bring this matter to your attention.
Very Sincerely Yours,
David Lee Soanes,
Principal Architect / Landscape Architect / Land Planner
David Lee Soanes, Ltd.
cc: Robert Kevane, Applicant
Clyde Wtekham
Elyssa Robertson, Principal Biologist, REG
Sep 22 98 02:13p David Lee Soanes 619 5O2 1226 P.3
Vegetation Types:
SMC Southern Maritime Chaparral
SMX Southern Mixed Chaparral
ORF Coast Live Oak Riparian Forest
EW Eucalyptus Woodland
DH Disturbed Habitat
Sensitive Animal Species:
CAGN California gnatcatcher
Sensitive Plant Species:
Ag Arctostaphylos glandulosa
Cd Comarostaphyiis diversllolla
Qa Quercus agrifolia
Qd Quercus dumose
NOTE: Numbers Indicate Individual plant
counts at that location.
200
Scots In Feet
Dove Lane • Biological Resources Report & Impact Analysis
Biological Resources Map
FIGURE
Sep 22 98 02:13p David Lee Soanes
r.^My^f "f /
•^j( I I nut-
619 5O2 1226 p.4
Sep 22 98 02:13p David Lee Soanes 619 5O2 1226 .5
Hunsoker & Associates, 1998
PAVOREAL COMMUNITY ASSOCIATION
% G.R.G. Management, Inc.
P.O.Box 1186
Carlsbad, CA 92018-1186
Ph. 760-720-0900 Fax 760-720-0085
September4, 1998
Mr. Mike Grim
% City of Carlsbad Planning Dept.
Community Development Building
2075 Las Palmas Dr.
Carlsbad, CA 92009-1576
RE: Mimosa Drive Street Expansion
Dear Mr. Grim:
Pursuant to our discussion, please find attached an alternate drawing to the plan
submitted by developer Western Pacific Housing. This alternate drawing depicts an
emergency access gate in lieu of expanding Mimosa Drive.
Your time and attention to this matter is appreciated. If there is anything I can do to
assist you, please advise.
Sincerely,
Don Holmes, Sr.
President
DH:dl
CC: Mr. Clyde Wickham, Engineering Dept.
Board of Directors
EXIST. 12" ACP WATER
^x-'
EXIST. 8" PVC SEWER
EX/sr. ;s" /?CP STORM DRAIN
«H-
PREPARED BY:
HUNSAKER
& ASSOCIATES
SAN INC
TENTATIVE 1
LOHF PR
Tack Henthorn & Associate^
5375 Avenida Encinas, Suite D
Carlsbad, CA 92008
(760) 438-4090
Fax (760) 438-0981
LETTER OF TRANSMITTAL
To: Mike Grim
Of: City of Carlsbad RECEIVED
Planning Department
2075 Las Palmas Drive AU6 J 2 J99g
Carlsbad CA 92009-1576
Phone: 438-1161
Fax:
From: Melissa K. Allen
Date: 8/12/98 Time: 3:00 p.m.
RE: Lohf Property - 5th Review Submittal
CT 97-15/CDP 97-39/HDP 97-16/LCPA 97-08/ZC 97-06
FORWARDED BY:
0 HAND DELIVERY D U.S. MAIL D FAX D COURIER D PRINTER D PICK-UP
Copies Pgs/Shts Description
2 1 Transmittal
2 2 DeSaska Driveway Access Exhibit w/Profile, prepared by Hunsaker & Assoc., dated 8/6/98
2 1 Kevane Property - Future Access Exhibit on 24" x 36" plan
2 ~ Biological Resources Report & Impact Analysis, Poinsettia Lane Alignment Within Zone 21, Dudek &
Assoc. 8/10/98
2 - Hydrology Study for Lohf Property, by Hunsaker & Associates, revised 7/31/98
2 - Preliminary Geotechnical Study, Lohf Property, by Pacific Soils Engineering, Inc., dated 6/25/98
1 4 City Engineering Plan-Check Set w/Comments on TM, 3rd Submittal
3 4 Tentative Map, Hunsaker & Associates, 8/12/98, revised to address issues
3 3 Hillside Development Permit/Constraints Map, revised to address issues
3 — Landscape Plans, Gillespie Design Group, 8/12/98, revised to address issues
COMMENTS: Please give me a call if you have any questions or need additional information. Thank you.
Copies to: File
Scot Sandstrom, Western Pacific Housing
Lex Williman/John Klein, Hunsaker & Associates
0ck Henthorn &
5375 Avenida Encinas, Suite D
Carlsbad, California 92008
(760) 438-4090
August 12, 1998 Fax (760) 438-0981
Mike Grim
City of Carlsbad "
Planning Department
2075 Las Palmas Drive .
Carlsbad, CA 92009-1576
Subject:Lohf Property, CT 97-15/ZC 97-06/LCPA 97-08/CDP 97-39/HDP 97-16 - 5th TM Issues Submittal
Dear Mike:
The last submittal for the Lohf Property responded to the Planning Department's issues letter dated June 25, 1998. A
memo was then received from the Engineering Department dated July 6, 1998. This submittal responds to any remaining
issues identified in the letters. The following items/issues are addressed by the modified plans and materials enclosed
with this submittal package:
Engineering:
1. • Revised exhibits are included with this submittal that show a compromise solution for the driveway access to the
DeSaska parcel as discussed between the City and adjacent property owners in a meeting on 8/7/98. A
Driveway Profile exhibit was added to show .the detail of the vertical alignment with Poinsettia Lane.
• The potential offsite grading necessary for the proposed Steiner driveway access is shown on both the Tentative
Map and Driveway Access Exhibit and the utilities in "A" Street have been extended to the property boundary to
serve the parcel. The abutting lots on the Lohf site are designed to accommodate adjacent grades and drainage.
• The engineer of the adjacent "Kevane" project (The Oaks at Batiquitos) was recently contacted and he
confirmed that the enclosed alignment exhibit from their plans is current and that the proposed dedications as
shown on the Lohf plans are in compliance with their proposed project design. The proposed dedications
accommodate potential future street accesses for the adjacent parcels based on City engineering standards and
policies. It is understood, that the specific environmental feasibility of the adjacent property's project design
will be determined concurrent with the processing of their tentative map.
• The tentative map was revised to amend the proposed phasing plan and additional phasing notes were added to
the cover sheet of the TM. The access, grading and utilities necessary for each phase are staged accordingly,
beginning in Phase 1 with the construction of Dove Lane and the product models and ending in Phase 4 with the
construction of Poinsettia Lane onsite, together with all abutting units.
• The completion of Dove Lane and Mimosa Drive in the early project phases provides for compliance with the
City's cul de sac standards and postpones the need for Poinsettia Lane onsite until the final phase. The
. construction of Poinsettia Lane offsite to El Camino Real is not a part of this project as proposed. The applicant
has, however, agreed to be conditioned to construct Poinsettia Lane offsite to the east with reimbursement from
Bridge and Thoroughfare District #2.
• The Poinsettia Lane Alignment profile on sheet 4 of the TM was revised to extend the profile to include
Poinsettia Lane offsite from the existing Cassia Road intersection, through the site, to El Camino Real.
Additional information was also included on the plan and profile to show compliance with City design standards
and compatibility with existing improvements.
• The sewer and water lines within "A" Street were extended on the TM to serve the Steiner parcel. The only
public facilities to be located within the alignment of Poinsettia Lane onsite are potable and reclaimed water
lines. When the comments are received from CMWD, the location of these proposed improvements will be
included on the map. •' , •
-I-
2. The proposed facilities and service connections onsite are shown. Services are/will be extended or looped as needed.
We are still awaiting comments from CMWD regarding the current need and size of pipes required in this area.
Plans were sent over, then routed to CMWD from the City, several weeks back, for their comments.
3. The end treatment of the proposed drainage storm drain system is shown. , Hunsaker & Associates completed an
addendum to the Hydrology Report to further assess the drainage conditions in the native open space areas and
mitigations required to minimize the flow of drainage into the area.
4. The applicant proposes to include language referencing the future addition of roof, landscape, or yard area drains
within the project CC&R's. .For example, if an owner proposes exotic landscaping or if they propose modifications
to the lot drainage as designed, then there will be certain criteria applying to roof drains, etc.
Planning:
1. The planting locations of the 10 Coast Live oaks proposed as mitigation for the 1 Coast Live oak to be removed,
were modified on the enclosed landscape plans after additional input from the project biologist. They were moved
from within the southwestern native open space area (Lot 76) to primarily within the open space area in the
northwestern corner of the site (Lot 75) as this is a more disturbed area that would benefit most from the mitigation.
2. The slopes along the southwestern portion of the site within lots 1 7 to 20 were modified so as to not exceed a
maximum of 40' slopes, consistent with the City's recently modified Hillside Ordinance (though it has not received
Coastal Commission authorization). A bench/drain is identified to provide a setback from onsite slopes adjacent to
the existing slopes on the Plaza Paseo Real property.
3. Notes were added to the Constraints map to define the total dual criteria acreage onsite and the proposed area of
encroachment. The total impact does.not exceed 10% as provided for in the City's LCP, Mello II Segment. Grading
was pulled out of a minor portion of southern mixed chaparral in the northwesterly portion of the site to comply with
the 10% encroachment limitation.
4. An updated, detailed soils and geotechnical analysis performed by Pacific Soils is included for your reference and
use in project review.
5. The Biological Resource Study and Impact Analysis performed by Dudek & Associates for the offsite alignment of
Poinsettia Lane is included with this submittal for your reference.
We anticipate that this submittal will provide engineering with sufficient background, information and detail to determine
the application is deemed complete as submitted. If you need. any additional information at this time, please do not
hesitate to call. Thank you.
Sincerely,
Melissa K. Allen
encl.
cc: File .
Clyde Wickham, City of Carlsbad, Engineering Department
Lex Williman, Hunsaker & Associates
Scot Sandstrom, Western Pacific Housing, Director of Forward Planning
C:\WINWORD\Lohf\Letters\City 5th Issues Submittal ltr.doc
-2-
ARLSBAD
^ -x X: \\\ ^V V'WV'X//^ \ \ ', \ T\/v W\\ \Vx5 \\ UA\ \ 1 N
TURNAROUND
T5>HTATlVe> MAP
76
P=241.3
FF=241.8
P=240.7
FF=241.2
•fr- [ \
41. J p ° =—H
CO
UD
ru
m
DtnCO85
Fftto
COo
® Tlf CJ >^>-
OJ
P=265.0
FF=265.5FF=263.6
UD
m%j
s°
n
n
3m
ino
Carlsbad
Municipal Water District
5950 El Camino Real, Carlsbad, CA 92008-8893
Engineering: (760) 438-3367
Administration: (760) 438-2722
FAX: 431-1601
|U,
Planning Department
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009
TO:
FROM: {> y--rr CMWD
SUBJECT:
ie District is responding to your request for conditions on the subject project dated
\\ry IW&. In response to your inquiry of <kiW?T Z*9 , \^ the
District has reviewed the subject project. Based on our review of the project, we have
the following conditions regarding potable water, recycled water and sewer systems:
1. 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 any meter installation.
2. The Developer shall provide detailed information to the District Engineer
regarding water demand, irrigation demand, fire flow demand in gallons per
minute, and projected sewer flow in million gallons per day.
3. The entire potable water system, recycled water system and sewer system shall
be evaluated in detail by Developer and District Engineer to insure that adequate
capacity, pressure and flow demands can be met.
4. All District pipelines, pump stations, pressure reducing stations and
appurtenances required for this project by the District shall be within public right-
of-way or within easements granted to the District or the City of Carlsbad
"Serving Carlsbad for over 40 years"
Page two
Planning Department
"ate:
5. Sequentially, the Developer's Engineer shall do the following:
A. Meet with the City Fire Marshal and establish the fire protection
requirements.
B. Prepare and submit a colored recycled water use area map and submit
this map to the Planning Department for processing and approval by the
District Engineer.
C. Prior to the preparation of sewer, water and recycled water improvement
plans, the Developer shall submit preliminary system layouts to the District
Engineer for review, comment and approval.
6. The following note shall be placed on the final map. 'This project is approved
upon the expressed condition that building permits will not be issued for
development of the subject property unless the District serving the development
has adequate water and sewer capacity available at the time development is to
occur, and that such water and sewer capacity will continue to be available until
time of occupancy."
7. All potable water and recycled water meters shall be placed within public right of
way.
8. The following items shall apply if checked:
Q^No more than 19 homes shall be served on a single potable water distribution
pipeline. For those locations with more than 19 homes, a looped potable water
pipeline system shall be designed.
D A public fire flow system shall be required for this industrial or commercial
development, and it shall be constructed as a looped pipeline system.
If you have any questions, please contact the undersigned.
Ribhard Goedert
Engineering Technician
RG-.sjs
~^^r
City of Carlsbad
Planning Department
June 25, 1998
Mr. Scot Sandstrom
Western Pacific Housing
Suite 107
2385 Camino Vida Roble
Carlsbad CA 92009
SUBJECT: CT 97-15/ZC 97-06/LCPA 97-08/CDP 97-39/HDP 97-16 - LOHF PROPERTY
The Planning Department and Engineering Departments have reviewed the resubmittal of
your Tentative Tract Map, Zone Change, Local Coastal Program Amendment, Coastal
Development Permit and Hillside Development Permit, application no. CT 97-15/ZC 97-
06/LCPA 97-08/CDP 97-39/HDP 97-16, as to the remaining issues of concern.
Some issues remain. These issues, listed below, must 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, Michael Grim, at (760) 438-1161, extension 4499, if
you have any questions or wish to set up a meeting to discuss the application.
Sinc_erely,
MICHAEL J. HOLZMILLER
Planning Director
MJH:MG:mh
Attachments
Gary Wayne
Dennis Turner
Clyde Wickham
File Copy
Melissa Allen, Jack Henthorn and Associates
2075 La Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894
ISSUES OF CONCERN
No. CT 97-1 5/ZC 97-06/LCPA 97-08/CDP 97-39/HDP 97-16 - LOHF PROPERTY
Planning:
1. The proposed Zone Change from Limited Control (L-C) to One Family Residential
with a Qualified Development Overlay (R-1-Q) is not appropriate for the natural open
space areas. As stated in the previous issues letter, dated April 6, 1998, the native
habitat should be zoned Open Space (O-S), similar to the rezoning completed in
conjunction with the Pavoreal subdivision. Please submit a Zone Change exhibit
reflecting these changes.
2. The Planning Department received your "Request to Purchase' Off-site Affordable
Housing Credits", dated May 12, 1998. Please be advised that any off-site
affordable housing concept must be reviewed and approved by the Combined
Project Review Committee and the Housing Commission prior to taking the project
to the Planning Commission and City Council.
3. According to the revised biological report, the extent of habitat was verified but not
staked or flagged in the field. Verifiable fencing and flagging must be installed and
certified by a licensed surveyor or civil engineer prior to issuance of any clearing or
grading permits. While these areas were verified, the delineation of these areas was
deleted from the tentative map and not shown on the landscape plans. It appears
that, on the tentative map, the habitat boundary line is still faintly drawn but not
labeled. This information is important in evaluating direct and indirect habitat
impacts, including, but not limited to, fire suppression. Please delineate this verified
habitat boundary on the site plan and landscape plan.
The proposed mitigation for removal of the mature oak tree at 10:1 is acceptable,
however an attempt to relocate the oak tree would be preferred. In either case, the
proposed planting area within the native habitat should be identified in the
environmental review and on the landscape plans.
According to the revised biological report, the biological reconnaissance surveys
conducted in August, 1 997 were adequate to identify the location and extent of all
sensitive plant species and evaluate any potential impacts to those plants, to the
California gnatcatcher and to the Quino checkerspot butterfly. Considering the
recent rains and that several sensitive species have been more prevalent within
Carlsbad, updated spring surveys are necessary. These surveys should focus on all
sensitive plant species with special attention to brodiaea and thornmint.
No discussion regarding potential off-site impacts of infrastructure was included in
the environmental documents. Of particular concern is the proposed drainage
structure along the southern edge of the development that drains into the Southern
maritime chaparral area. According to the Hydrology Report, the 100-year storm
runoff would total 14.4 cubic feet per second and a velocity of 30 feet per second
before dissipation. Please review the impacts of this drainage on the surrounding
habitat, with special attention to the existence of highly-erosive soils and
compliance with the NPDES requirements for storm water runoff quality.
4. As stated in the previous issues letter, dated April 6, 1998, the project is located in
the Coastal Zone and is therefore subject to the provisions of the old Hillside
Development Ordinance. According to Section 21.95.060(j)(1), the maximum
height for any cut or fill slope is 30 feet. The project proposes slopes up to 45 feet
tall, which are unacceptable. In addition, any slope adjacent to the existing slopes
on the Plaza Paseo Real property must be setback, using a bench similar to that for
the adjacent Pavoreal property.
5. The proposed fire suppression plan, as shown on the landscape plan, is mostly
acceptable in that it reduces future development impacts on the residential pads
while minimizing habitat alteration for fire suppression thinning. The exact
delineation is not clear, however, given the fading of the underlying topography and
manufactured slopes. Please enhance the landscape plan to clearly show the
proposed underlying topography and extent of development, as well as the fire
suppression zones.
6. The project site is located in the Mello II segment of the City's Local Coastal
Program and is subject to those provisions regarding development of steep slopes
with native habitat (also known as dual-criteria slopes). The project proposes
development in several areas with dual-criteria slopes. In accordance with Policy 4-
3(b) of the Mello II segment, please provide proof that removal of the proposed
development on the dual-criteria slopes would preclude any reasonable use of the
property. Please also provide a tabulation of the total slope area of dual-criteria
slopes and the amount of proposed encroachment into these slopes.
Engineering:
1. The previous correspondences address access top adjacent properties as a
completeness item. It remains as a major issue from an engineering standpoint that
is critical to the design of this project. The adjacent access proposed has neither
been approved nor denied. Staff has met with Ms. Steiner and the Saska's
regarding their access; they are not satisfied with the current proposal.
Access to the Saska's property should be located near station 208 + 30 which
appears to be at grade with Poinsettia Lane. The driveway location would still be
located on or across Ms. Steiner's property and would require an easement or right-
of-way to use. (It appears that this is where the Saska's would like the access).
Access to Ms. Steiner's property should be modified to use the temporary cul-de-sac
at the subdivision boundary rather than the setback situation proposed. Offsite
grading is anticipated and should be shown to accommodate her access. The
adjacent lots (52 & 53) should be complete and require no future modification of
grade or drainage. The proposed buffer/drain (City Standard GS 14) is acceptable.
It is suggested that you raise the proposed grades of lots 50 through 55 to meet the
existing terrain of your neighbor.
For both Ms. Steiner and the Saska's, show utility relocation or extension as
required. Please also show the utilities and services included in the alignment of
Poinsettia lane.
There is no comment regarding access to the Kevane property at this time. There is
a biological resource study underway on the property in conjunction with the
proposed subdivision (CT 98-04) and the results will likely determine areas of
development and access.
2. The temporary cul-de-sac "A" street should extend to the subdivision boundary.
There should be no future grading or improvements required to extend the street.
Sewer, water and public utilities can also be extended to the subdivision boundary in
all areas.
3. The Traffic Engineer submitted a report to discuss the impacts of this project on
surrounding roadways. The report was silent on the connection to Mimosa Drive.
Staff anticipates a substantial amount of public discussion on this connection and
consider the connection a benefit to the adjacent subdivision. The connection was
anticipated and dedicated when the subdivision was created. Figure No. 1 of the
report show no connection and figure 2 shows the connection. Tables 1, 2, 4 and
figures 3 and 4 should also be revised. Staff's concerns have been relayed to Bill
Darnell directly and we understand that corrections or an addendum to the report
are being prepared.
4. Please provide utility information: sewer, water and proposed or existing service
connections. Extend or loop these services to the subdivision boundary as required.
Check with CMWD for design and facility routing information.
5. Please show the terminus or end treatment of the proposed drainage system.
Indicate other drainage systems proposed (e.g. energy dissipaters and off-site check
dams). Consider downstream capacity problems and erosion protection. The Soils
Engineer states that the terrain is "characterized by a fairly highly erosion potential"
adjacent and downstream of this site in three places:
* East of Dove Lane and "D" Street;
* Lot 77 and west through View Point open space lot; and
» Southwest of "B" Street.
6. The proposed drainage pattern will require special approval from the City Engineer.
Typically, we see a letter of support from the Soils Engineer and the inclusion of rear
and side yard drains where positive drainage is restricted. The Soils Engineer states
that he supported the design but made no mention about roof, landscape or yard
area drains as a future addition. The Engineer said the soils are highly erosive and
that he had limited control over future uses or deviations. Staff believes that if the
approved deviations were identified (included in the CC&Rs) then the chance of
failure or loss of control would be reduced.
7. The applicant should be aware of the City's position to develop Poinsettia Lane
concurrent with development of this project. A "future improvement" condition will
not be supported.
8. The proposed phasing plan needs additional work. Access, grading, sewer, water,
utilities and proposed models should be addressed.
CITY OF CARLSBAD REVIEW AND COMMENT MEMO
DAT! JUNE 29, 1998 REVISED PLAN j i
TO ENGINEERING DEPARTMENT ^ ^ ^^
"POLICE DEPARTMENT - J. SASWAY f^pGiSii^rii |
•FIRE DEPARTMENT-MIKE SMITH «••<*-- *'iv-
•BUILDING DEPARTMENT - PAT KELLEY
.-.— ir-y•COMMUNITY SERVICES - MARK STEYAERT ,, (
•COMMUNITY SERVICES - VIRGINIA McCOY 1§ k fea^ fc3 L3 *
CARLSBAD MUNICIPAL WATER DISTRICT
LANDSCAPE PLANCHECK CONSULTANT - LARRY BLACK
CARLSBAD UNIFIED SCHOOL DISTRICT
•NORTH COUNTY TRANSIT DISTRICT - Planning Department
SAN' DIEGO GAS AND ELECTRIC - BICH TRAN (Memo Only)ii
•ALWAYS SENT EXHIBITS \
FROM: Planning Department \;
„-,-..
REQUEST FOR REVIEW AND COMMENT ON APPLICATION NO CT 97-015
NOTE: Please use this number on all correspondence.
PROJECT TITLE: LOHF PROPERTY
APPLICANT: WESTERN PACIFIC PROPERTY
PROPOSAL SF PET RES SUED ON 36.67 ACRES
Please review and submit written comments and/or conditions to:
MICHAEL GRIM the Project Planner in the Planning Department. 2075
Las Palmas Drive, by JULY 13. 1998 . 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 M. GRIM
at 438-1161. extension
THANK YOU
COMMENTS
M AN:, A I I ACHLD I-RMOQ20 5/fl
PACIFIC SOILS ENGINEERING, INC.
7715 CONVOY COURT. SAN DIEGO. CALIFORNIA 82111
TELEPHONE: (619) 560-1713, FAX: (619) 560-0380
WESTERN PACIFIC HOUSING
2385 Camino Vida Roble - Suite 107
Carlsbad, CA 92009 June 25,1998
Work Order 400596
Attention: Mr. Scot Sandstrom
Subject: Geotechnical Opinion Letter on the Erosiveness of
the Natural Drainage Area South and West of Lot 17,
Lohf Property, in the City of Carlsbad, California
References: 1) Update Letter to Preliminary Site Reconnaissance
and Response to City of Carlsbad Review, L9hf
Property (AKA Dove Street Project), City of Carlsbad,
CA, dated May 11,1998 by Pacific Soils Engineering,
Inc. (Work Order 400596)
2) Preliminary Site Reconnaissance for the Dove
Street Project, City of Carlsbad, CA, dated June
20,1997 by Pacific Soils Engineering, Inc.
(Work Order 400596)
Gentlemen:
This letter presents Pacific Soils Engineering, Inc.'s (PSE's) opinion on the erosiveness
of the natural drainage areas south and west of lot 17 on the Lohf property, located in
the City of Carlsbad, California.
PSE previously addressed the erosiveness of the soils in the subject drainage area in
our update letter (reference 1), as a response to the review comment from the City of
Carlsbad, California. As a way to reduce the erosion potential of the soils in the natural
drainage areas, Hunsaker and Associates proposed a series of flexible check dams
(Gabion baskets) be installed in the main flow line of the natural drainage areas.
CORPORATE HEADQUARTERS LOS ANGELES COUNTT RIVERSIDE COUNTY SOUTH ORANOE COUNTY
TEL: (714) 220-0770 TEL: <Z13) 325-7272 or 775-8771 TEL: (909) 678-8195 TEL: (714) 730-2)22
PAX; (714)220-9589 FAX: (714) 220-8589 FAX: (909) 676-1S79 PAX: (714) 730-5191
PflCiFIC bUIL bNb 6 1 S r1 . ki.3r1 . ki./ --1
Work Order 400596
June 25,1998
Page 2
Since the check dams are designed to reduce the relative velocity of run-off water, it is
PSE's opinion that this should also reduce the potential for erosion of the soils in the
natural drainage areas.
If you have any questions, please contact the undersigned.
Respectfully submitted,
PACIFIC SOILS ENGINEERING, INC.
DUNHAM, RCE 47238
Civil Engineer Engineering Manager
Reviewed by:
JO
Vii
{A
. HANSON,
resident
Dist: (2) Addressee
(2) Jack Henthom and Associates, Attn: Ms. Melissa Allen
OD/JAC/JAH;kr/0003
TOTflL P.03
JAJl HENTHORN & ASSOCIATES
5431 Avenida Encinas • Suite J
Carlsbad, California 92008
Fax (760) 438-0981
June 23, 1998 (760)438-4090
Mike Grim
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009-1576
Subject:Lohf Property, CT 97-15/ZC 97-06/LCPA 97-08/CDP 97-39/HDP 97-16 - TM Issues
Dear Mike:
Thank you for your letter dated June 15, 1998 deeming the related Lohf Property applications complete. The following
items, which respond to issues identified in the City's letters dated April 6 and June 25, 1998, are addressed by the
modified plans and materials enclosed with this submittal package:
1. The previously proposed improved accesses to adjacent properties to the west (215-050-46 & 22) have been deleted
from the plan pursuant to your direction in a phone conversation on 6/15/98 due to concerns expressed by the CA
Department of Fish and Game and the US Fish and Wildlife Service regarding sensitive habitats located on the
adjacent parcels. Irrevocable Offers of Dedication for potential future access are proposed, however, to satisfy the
adjacent property owners' concerns in case an access to those properties from the east is ever needed and deemed
feasible. The TM was revised to show driveway access, with related offsite grading, to the Steiner parcel off of the
extended cul-de-sac at the end of "A" Street. Exhibits are submitted showing two potential driveway access options
to the Saska parcel. The precise design will be finalized in conjunction with the construction plans for Poinsettia Ln.
offsite, to be prepared by others.
2. The project proposes a grant deed restriction for permanent open space over each of the open space lots (Lots 74, 75
& 76). An Irrevocable Offer to Dedicate (IOD) will be recorded on the open space lots to dedicate the land to the
City or such agency designated by the City. The lots will be owned and maintained by the project Home Owners
Association until such time as the City and/or other public or conservation agency is willing to accept fee title and
maintenance responsibility. This should adequately preserve the natural open space areas such that a rezone is not
necessary. The proposed zone for the project of R-1-7500 is consistent with the underlying RLM/RM general plan
designations.
3. The Affordable Housing Offsite Credit request is being processed concurrent with the TM. It is understood that this
concept must be approved by the Combined Project Review Committee and Housing Commission prior to taking the
project to Planning Commission and City Council.
4. A Letter Report prepared by Dudek & Associates is enclosed that responds to the Consistency Analysis of the Dove
Lane Project with the City of Carlsbad Habitat Management Plan (HMP), Dec. 1, 1997. The project proposes only .4
acre of impact to any sensitive habitat (southern maritime chaparral) and no impacts to sensitive animal species. The
proposed plan results in the preservation in dedicated open space of 100% of oak riparian forest and 93% of southern
maritime chaparral onsite. The proposed open space lands are located and configured in large concentrated blocks of
habitat linked with offsite natural habitat, which is conducive to their long-term viability. The proposed 7.1 acres of
dedicated natural open space also includes the preservation of 100% of the Del Mar manzanita occurring onsite. The
project as proposed accomplishes the Conservation Goals and Planning Guidelines established for LFMZ 21 in the
latest HMP document.
The native brush line was flagged in the field by certified biologists with Dudek & Associates and staked and
surveyed by registered land surveyors with Hunsaker & Associates. An exhibit is enclosed for your reference
delineating the verified brush boundary with plotting of the proposed site plan.
-1-
Attempted relocations of mature oak trees often result in unsuccessful survival rates. The planting locations of the
10 Coast Live oaks proposed as mitigation for the 1 Coast Live oak to be removed, are shown within the
southwestern native open space area (Lot 76) on the enclosed modified Landscape Plans.
A second storm drain outlet was added to the plans to reduce the volume of drainage runoff, at any one point, into
the natural open space area in Lot 76. Rip rap was added as end treatment to the proposed headwalls with gabion
(rock basket) check dam drainage systems added to dissipate the energy/velocities down each of the drainage-ways
and to preserve natural habitats and erosive soils. Letters are enclosed from Hunsaker & Associates and Pacific Soils
Engineering responding to the drainage impacts in the southwestern portion of the site.
5. It is assumed that since 1) the applications associated with this project were deemed complete after the new Hillside
Development Ordinance was adopted by the Carlsbad City Council; 2) the City has their own LCP authorizations on
new projects; and 3) considering the timing of when this project will go to hearing, the project may be reviewed
under the new ordinance which allows slopes up to 40' in height (with exceptions for slopes associated with collector
and circulation element roadways). A bench was added to break up the longer, southwesterly facing slope behind
lots 17 through 20, adjacent to open space Lot 76. No other slopes onsite are of significant height and length to
warrant using a bench.
6. The project was designed to accommodate all three fire suppression zones within the proposed development area
where ever possible. The exterior line of fire suppression Zone 3 follows the toe of slope and edge of
grading/development impact in all places except one very minor encroachment between lots 23 and 39 that may
result in minimal plant thinning.
7. Enclosed are two addendum reports (May 21 and June 15, 1998), by Darnell & Associates, to the previous traffic
report that address the potential traffic impacts related to the connection with Mimosa Drive. The first of these
reports assumes the conditions at buildout, after Poinsettia Lane is fully constructed. The second addendum responds
to the short term impacts related to Mimosa Drive prior to Poinsettia Lane being completed. It also specifically
analyzes potential circulation impacts associated with the nearby elementary school and proposed park.
8. Existing and proposed utilities and connections necessary to serve the subdivision are shown on the TM, for example
the facilities connecting with those located in Dove Lane and Mimosa Drive. A copy of the proposed TM has been
sent to CMWD for their comments regarding design and the potential of additional facilities not currently shown.
We have also enclosed 5 additional sets of the plan for the City to route to CMWD for their input, pursuant to
standard routing procedures.
If you need any additional information at this time, please do not hesitate to call. Thank you.
Sincerely,
Melissa K. Allen
encl.
cc: File
Clyde Wickham, City of Carlsbad, Engineering Department
Lex Williman, Hunsaker & Associates
Scot Sandstrom, Western Pacific Housing, Director of Forward Planning
C:\WINWORD\Lohf\Letters\City 4th Issues Submittal Itr.doc
-2-
COCD
CD
CXIin
CO
O
CD
CXI
c_U-
CQJCen
Q_Otftin
CXIO
O
inCXI
OO
.O-\rfPttey^\ii& w&v -y \ 3' L^x
i v ^ y^p'''~~ y .-v?\\L'\^w\^^i \\}} • >N ^K^ j/ A^\SN\ '-</:•- '/S/) \N>4 'Avx^v^AV///// > x;// xviifev^\ -•%-••'/—-~lx" /' / ; \\ >^^\s;'/>^\\i /j'/ (..,-c --'\./ ,- ^!\\
r
'71.8
•40 SF/
>2H
/ o-h^tCN A'f
/ipe;
//6^9'jSf
.ni,ni .is
L-.-jJ
«^*
/
7 ]} \^' s=i/' /'*•'--«.-'' ,! / / / 4.v ---A /• t -•-/ / / \ / A-
0£
SP—
\\
11 \,X->
s *,:,
S2&
w T • -i*>".\^.
"^YvV,•&
/'•—^,
'•J*r89r4§f13"tE—555:9#t*t-l
KI\:K\!v;^
4'-^-7^-
'<.
-/-^:«T
-^TtJPiE
-270-x'
50 AC
^0\$tj&$*-&?\ N 42!
//
v/.<=>
' U ^fc.J^>A ,*=^
SETB^JF^E!-=r
^
-P^ff^r;
\.s
&»
m-pfS2,4...
--t'776; ,SF
" A?&
X
^•l'
-248J
"P2&4 \
"^7566 SF//
l.oPtO
-AA^
P251J'
1J14f
/'
^
f )l
V, '»^5Sl/ |P 00
11!E
Bsr
W\ ! \V)(v
\;
^
•\\\ IA- ;\
\ \ \ \
\ \
• \ ^\\ I
M"
I. V
•\\
] \
VL cci,
) -m^^ ja-2£? ,^-F . y^-i^ai
Memorandum
To: Scot Sandstrom
CC: Chad Harris
From: Lex Williman
Date: 06/18/98
Re: Long Term Landscape and Erosion Control Plan
Landscape
a Revegetation of common natural open space areas will be done under the supervision of a
qualified landscape architect or biologist and follow a city approved landscape plan. Long term
maintenance will be the responsibility of the proposed home owners association. The
maintenance may require yearly monitoring by a qualified biologist
a Common decorative landscape areas and fuel modification areas will also be
maintained by the proposed HOA on a regular basis.
Erosion Control
a Short Term - (during construction) maintenance responsibility: Developer
• NPDES - Best management practices. Includes sand bagging, silt fences and
temporary desilt basins.
a Long Term - (project complete) maintenance responsibility: HOA
• Revegetation of manufactured or disturbed natural slopes:
1) Usually a 3 year minimum monitoring program with a qualified biologist for
revegetated natural areas. Ensure habitat survival rates.
2) If necessary, yearly monitoring for erosion impacts to habitat. Repair as
necessary.
3) Installation of energy dissipating drainage headwalls on all outlets to natural
areas.
4) Installation of gabion check dam (rock cages) on site along natural drainage
areas for erosion control; slows velocity of run off.
5) Existing down stream (off-site adjacent to school) desilt basin to be maintained
by the City of Carlsbad.
Darnell & ASSOCIATES, INC,
TRANSPORTATION PLANNING & TRAFFIC ENGINEERING
June 15, 1998
Mr. Scot Sandstrom
Western Pacific Housing
2385 Camino Vida Roble, Suite 107
Carlsbad, CA 92009 D&A Ref. No: 970906
Subject: Supplemental Traffic Analysis for Lolif Properly 73 Dwelling Unit Project
Dear1 Mr. Sandstrom:
In accordance with your request, I have prepared llii.s .supplemental analysis addressing the following
questions raised by the homeowners adjacent to the project:
1. What will be the impact of traffic on Mimosa Drive between the project and Aviara Parkway due
to traffic to/from the elementary school located at the northeast corner of Aviara Parkway and
Ambrosia Lane?
2. What is the impact of traffic from the proposed park located to the west of the project off
Poinsettia Lane?
3. What are the short term impacts of the project on Mimosa Drive without Poinsettia Lane
constructed between Aviara Parkway and El Camino Real?
The following paragraphs discuss each of these items.
Impacts of Elementary School on Mimosa Drive
The residents of Mimosa Drive are concerned that connection of the project to Mimosa Drive
and Poinsettia Lone will attract a significant amount of traffic onto Mimosa Drive. First it should be noted
that the street system for the Lolif property is designed to provide a circuitous routing of A Street, B
Street, and C Street between Mimosa Drive and Poinsettia Lane. Of the 73 lots proposed for
development, 61 lots are located on the southside of Poinsettia Lane. These 61 lots would have the
potential of driving elementary school students down Mimosa Drive to Aviara Parkway then travel west
on Aviara Parkway to the school.
Our experience on similar conditions would indicate that most students that are driven to the school would
be driven in conjunction with a parent's trip to work or via carpooling of students, At a worst case, 61
parents' would drive students to school. Our experience on similar situations is that a maximum of 30
parents would drive students to the school. Therefore, it can be concluded that the elementary school
1202 KETTNER BLVD • SUITE 6200 • SAN DIEGO, CA 92101 • PHONE: 619-233-9373
3 HUGHES AVENUE • SUITE 405 » IRVINE, CA 92718 • PHONE: 714-768-2590
FAX: 619-233-4034
Mr, Scot Sandslrom
Western Pacific Housing
June 15, J998
Page 2
would attract a maximum of 61 vehicles down Mimosa Drive in the morning peak. Return trips in the
afternoon would be expected to travel north on Ambrosia Lane to Poinsettia Lane to the project.
The use of A, 13 and C Streets lo reach Mimosa Drive Cur resklcnls north of Poinsetlia Lane was
evaluated and it was concluded that parents desiring to reach the elementary school would stay on
Poinsettia Lane to Ambrosia Lane and then travel south to reach the school. The circuitous routing of
A, B and C Streets will help to discourage traffic from using Mimosa Drive as a bypass route.
Traffic patterns at the elementary school were observed and determined that the school's one-way
circulation system controls traffic flow. Specifically, we identified the narrow entrance drive and limited
pedestrian access to cause some of the problems associated with the school,
What are the traffic impacts of the proposed park near Ambrosia Lane and Poinsettia Lane on
Mimosa Drive?
Traffic to/from the proposed park is not expected to create any traffic problems on Mimosa Drive. The
park is located close to Ambrosia Lane and Poinsettia Lane. To reach the park, residents of the area
south of Aviara Parkway will utilize Aviara Parkway and Ambrosia Lane, The circuitous routing of the
project's A, B and C Streets will discourage traffic from using project streets and Mimosa Drive.
What are the short term impacts of the proposed project traffic on Mimosa Drive without Poinsettia
Lane constructed from Aviara Parkway to El Cainino Real?
At this lime, Poinsettia Lane is not proposed for construction between Aviara Parkway and El Camino
Real until 2001-2003. During this time, the project will be required to use Dove Lane and Mimosa Drive
to gain access to the highway system. To address this impact, project traffic generated in our May 12,
1998 traffic report was reassigned and reanalyzed. Table I was prepared to show the cumulative short
term effect of project traffic, project streets, Dove Lane and Mimosa Drive.
Review of Table 1 shows that without Poinsettia Lane constructed between Aviara Parkway and El
Camino Real project traffic will utilize Mimosa Drive to travel to the west. It is estimated that 511 daily
vehicles will be added to existing traffic on Mimosa Drive. For the short term traffic on Mimosa Drive
from Aviara Parkway will increase from an estimated 1,000 daily vehicles to 1,411 daily vehicles. Also,
it should be noted that approximately 100 vehicles of the existing Mimosa Drive development will utilize
project streets to reach the City Library and existing shopping center.
Mr. Scot Sanclstrom
Western Pacific Housing
June 15, 1998 V;V ;
Page 3 '
TABLE 1
Summary of Short Term Project Traffic Impacts
Without Poinscttia Lnne
Roadway Segments
Dove Lane
K S/O Street D
Mimosa Drive
>• Project Boundary to Blue
Orchard Lane North
> Blue Orchard Lane North to
Blue Orchard Lane South
>• Blue Orchard Lane South to
Aviara Parkway
Street A
>• Poinsettia Ln to B Street
Street B
> Street A to Street C
Street C
> Street B to Street D
»• Street D to Blue Orchard Ln
Daily Traffic
Existing
ADT
_
300
1000
.
„
-
Other
Development
ADT(a)
100(b)
100(a)
-lOO(b)
.
,100(b)
Project
ADT
218
511
511
511 ..
120
210
370
511
Total
ADT
318
611
811
1411
120
210
370
611
(a) Other development includes the City Library and Shopping Center located on Dove St.
(b) The City Library and existing shopping center is expected to attract 100 daily vehicles
through the proposed project. This will result in 100 fewer vehicles on Mimosa immediately
north of Aviara Parkway.
Al such time Poinsettia Lane is constructed between Aviara Parkway and El Camino Real, the critical
link of Mimosa Drive immediately north of Aviara Parkway will decrease from 1,411 vehicles to 1,000
vehicles. These levels of traffic can be adequately accommodated on the existing street system.
Mr. Scot Sandstrom
Western Pacific Housing
June 15, 1998
Page 4
Summary
> Project traffic oriented to the elementary school at Aviara Parkway and Ambrosia Lane is expected
to add a maximum of 61 vehicles to Mimosa Drive. The majority of these trips will be carppolers
and/or parents dropping students off on their way to work.
>• The proposed park in the vicinity of Poinsettia Lane and Ambrosia Lane is not expected to cause
traffic to use Mimosa Drive. In fact, the circuitous routing of project streets will discourage traffic.
>• The short term impact of project traffic on Mimosa Drive until such time that Poinsettia Lane is
constructed between Aviara Parkway and El Cainino Real will result in 511 daily vehicles being
added to Mimosa Drive. This addition will result in an estimated 1,411 vehicles on Mimosa Drive
immediately north of Aviara Parkway.
Please call me if you have any questions.
Sincerely,
DARNELL & ASSOCIATES, INC.
Bill E. Darnell, P.E.
BED/bm
0906loh(.sup/98-06
* *City of Carlsbad
Planning Department
June 15, 1998
Mr. Scot Sandstrom
Western Pacific Housing
2385 Camino Vida Roble, Suite 107
Carlsbad CA 92009
SUBJECT: CT 97-15/ZC 97-06/LCPA 97-08/CDP 97-39/HDP 97-16 - LOHF PROPERTY
The items requested from you earlier to make your Tentative Tract Map, Zone Change,
Local Coastal Program Amendment, Coastal Development Permit and Hillside Development
Permit, application no. CT 97-1 5/ZC 97-06/LCPA 97-08/CDP 97-39/HDP 97-16 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, Michael Grim, at (760) 438-1161, extension 4499, if
you have any questions or wish to set up a meeting to discuss the application.
Sincerely,
MICHAEL J. HOLZMILLER
Planning Director
MJH: MG:dch
Gary Wayne
Dennis Turner
Clyde Wickham
Bobbie Hoder
File Copy
Data Entry
Planning Aide
Jack Henthorn, Henthorn & Associates
2075 La Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (76O) 438-0894
&ASSOCIATES
Engineering, Planning,
Environmental Sciences and
Management Services
Corporate Office:
605 Third Street
Encinitas, California 92024
760.942.5147
Fax 760.632.0164
A California Corporation
9 June 1998 /£' |\|| <$$ ~$\ 1494-01
^ X,4;.v;ii::^ $
Mr. Scot Sandstrom
Western Pacific Housing
2385 Camino Vida Roble
Suite 107
Carlsbad, CA 92009
Re: Consistency Analysis of the Dove Lane Project (Lohf Property) with the City of
Carlsbad Habitat Management Plan
Dear Mr. Sandstrom:
The Dove Lane property is an approximately 36.6-acre parcel situated within Zone 21 of the
City of Carlsbad in the western portion of San Diego County, California. The property is
located west of El Camino Real, south of Camino Vida Roble, east of the Aviara
development and north of Aviara Parkway. The properly is surrounded by agriculture, open
space/native habitat and some areas of residential development. Biological surveys of the
property were conducted by Dr. Anita Hay worth, Dudek & Associates (DUDEK), in August,
1997, to assess the existing conditions of the biological resources. A biological technical
report was prepared in September 1997 and revised 5 May 1998. The report provides a
discussion of the general biological character of the site in terms of vegetation, flora,
wildlife, and wildlife habitats; analyzes the biological significance of the site in view of
federal, state, and local laws and policies; identifies and quantifies biologically constrained
and unconstrained lands on the property; quantifies potential impacts of a proposed
development scenario; and recommends mitigation measures that would reduce impacts to
biological resources below a level that is considered significant.
As a part of the review process of the proposed project, the City of Carlsbad has asked that
an analysis be prepared of the consistency of the project with the current version of the
Habitat Management Plan for Natural Communities in the City of Carlsbad, dated
December 1, 1997. DUDEK biologist Anita Hay worth reviewed the Habitat Management
Plan (HMP) and analyzed the proposed development project in context of the draft HMP.
The Dove Lane property is located within Zone 21 and is within the southern portion of Core
Area #6 of the HMP. The HMP Conservation Goals for this Zone include conserving the
majority of remaining natural habitats, ensuring a net loss of no more than 10% of coastal
sage scrub and southern maritime chaparral, ensuring no net loss of wetland habitats, vernal
pools, and oak woodlands within the zone, and conserving narrow endemic plant populations.
Additionally the Goals are to conserve habitats in a continuous configuration across the zone
to allow for continued east-west connectivity and animal movement between El Camino Real
and Linkage Area F. The planning guidelines for this zone include restricting development
Mr. Scot Sandstrom 9 June 1998
Re: HMP Consistency Analysis for Dove Lane Pg. 2
to agricultural areas and disturbed habitat, avoid removal of maritime succulent scrub,
southern maritime chaparral, and narrow endemic plant populations. The planning
guidelines also identify conservation of natural habitats on slopes steeper than 25 %,
minimization of removal of coastal sage scrub and southern maritime chaparral, avoidance of
impacts to watershed of vernal pools and to oak riparian forest. The guidelines also focus on
ensuring continuous habitat connectivity and wildlife movement east-west across the zone
with an average habitat width of at least 1,000 feet and a minimum constriction of 500 feet.
Mitigation has been identified as creation or enhancement of like habitats within the zone,
contiguous with other conserved habitats, to improve east-west connectivity across the zone.
Implementation of the proposed Dove Lane project would result in the direct loss of 29.6
acres, most of which is agricultural land, and includes impacts to the following habitat types:
1.2 acre of southern mixed chaparral
0.4 acres of southern maritime chaparral
0.0 acre of southern coast live oak riparian forest
0.5 acre of eucalyptus woodland
27.4 acres of disturbed/developed habitat.
Implementation of the proposed project would result in the direct loss of the following
sensitive plant species which have been mapped on the project site:
No loss of summer holly (Comarostaphylis diversifolid)
No loss of Del Mar manzanita (Arctostaphylos glandulosa var. crassifolius)
Approximately 1 individual of Nuttall's scrub oak (Quercus dumosd)
Approximately 7 percent of ashy spike-moss (Selaginella cinerascens)
One individual of coast live oak (Quercus agrifolia).
No impacts would occur to sensitive animal species.
In general, the proposed plan results in the preservation in dedicated open space of 7.1 acres,
including 100 percent (0.4 acre) of oak riparian forest and 93 percent (5.5 acres) of southern
maritime chaparral. The location and configuration of the open space lands are conducive to
their long-term viability - they are large, concentrated blocks of habitat linked with off site
natural habitat. There is no habitat link from the Dove Lane property to Link F or for an
east-west connection across El Camino Real, thus there is no impact to habitat connectivity
and wildlife movement.
The project design mitigates direct impacts to a very small amount (0.4 acre) of southern
maritime chaparral by the overall preservation of a large block of the habitat. Included in
the project design is the granting of an open space easement over 93 percent (5.5 acres) of
the southern maritime chaparral on the Dove Lane property. This is greater than the 2:1
mitigation ratio that is typically required by the resource agencies for the impact of southern
Mr. Scot Sandstrom 9 June 1998
Re: BMP Consistency Analysis for Dove Lane Pg. 3
maritime chaparral. The open space easement also includes the preservation of 100 percent
(24 individuals) of the Del Mar manzanita occurring onsite.
Although the impact to the one isolated coast live oak is not considered significant, it
requires mitigation based on input from the local jurisdiction. The mitigation is
recommended to be replacement of the one tree at a 10:1 ratio. Thus ten live oaks should be
planted within open space areas. Suitable areas are available within the designated open
space in the northwest and southwest corners. Currently disturbed or open areas are
available and the conditions are suitable for planting of the oaks.
Based on the above analysis of the project design, the Dove Lane development is consistent
with the goals and planning guidelines of the Draft HMP (December 1, 1997). The project
has minimized the impact to southern maritime chaparral, and completely avoided impacts to
oak riparian forest and narrow endemic plant species. The open space area is designed to
connect with off site native habitat to provide connectivity throughout the zone.
If you have any questions regarding this letter, please feel free to contact me or June Collins
at (760) 942-5147.
Very truly yours,
DUDEK & ASSOCIATES, INC.
Anita M. Hay worth, Plj
Ecologist/Senior ProjecfManager
cc: Jack Henthorn, Jack Henthorn & Associates
Mike Grimm, City of Carlsbad
Darnell & ASSOCIATES, INC,
TRANSPORTATION PLANNING & TRAFFIC ENGINEERING
May 21, 1998
.Mr.: Scot Sandstrom . .
Western Pacific Housing
2385 Camino Vida Roble
•Suite 107
Carlsbad, CA 92009 D&A ;RftfV No: 970906
Subject: Impact of 73 Single Family Housing Project on Mimosa Drive
Dear Mr. Sandstrom: . , . ,
In accordance with your request, 1 have identified the project impacts, of connecting the
projects C Streset.to Mimosa Drive, ....
The proposed project will provide a circuitous circulation system providing a.connector to
Dove Lane with access to the Pla-za Real Shopping Center, City Library, and Polpsettia Lane,
Traffic to/from the project using Mimosa Drive to reach Aviara Parkway is expected .to be
nominal and is expected to only attract traffic oriented to the south and east. Traffic .oriented .
to the south on El Carnino Real is 73 vehicles and traffic oriented to the east on Aviara
Parkway is 36 vehicles. Review of the site plan and travel routes permits us to .estimate that .:
a maximum of 109 vehicles to/from the project might use Mimosa Drive to reach Aviara
Parkway. Based on our review Of the site, plan, we estimate that only-the 36 vehicles oriented
to Aviara Parkway east of El Camino Real would actually use Mimosa Drive. .
Connecting the project street system to Mimosa Drive will allow existing development to south
of the.project to access Poinsettia Lane, .Plaza Real Shopping Center and City Library. We . ..
estimate 200 vehicles from the existing development will travel north to reach Pomsettia Lane,
Plaza Real Shopping Center and/or City Library. .. '
In summary it can be concluded that the proposed project and its connection to Mimosa.Drive
will not create a significant traffic impact. • ••. • .
>• Project traffic using Mimosa Drive is estimated to be 36 vehicles with a worst
case demand of 109 vehicles.
'_.......... , ., • • i'
1202 KETTNERBLVD » SUITE 6200 • SAN DIEGO. CA 92.101 • PHONE: fll9-233-.9373 ,
3 HUGHES AVENUE-SUITE 405'IRVINE, CA 92718* PHONE: 714-766.-25.90 . '.'."'
• ' • ' FAX: 619-2,33-4034 • •:'
•Mr. Scot Sandstrom .'•
Western Pacific 'Housing
May 21, 1998' ' .
Page 2 . .-:.: . '. .'
: Connection of1 Street C to Mimosa Drive is estimated to allow existing residents
to travel north to Poinsettia Lane and/or to the Plaza Real •Shopping Center 'and.
. the Gity Library, We : estimate 200 vehicles .from existing .residents will vse
Mimosa Drive and travel through the project!
Please call me. if you have any questions.
Sincerely/-. : .
DARNELL & ASSOCIATES, INC,
Bill E, Darnell, P.E. . . ..,
•'.'•;
BED/ld '••-;'•• .. ." • •'. : ' ', ' "" , '. ' •:• ,v "'"
co: .Melissa Allen,. Jack Henthorn and Associates ; . . ' . ;:|
HENTHORN & ASSOCIATES
5431 Avenida Enemas • Suite J
Carlsbad, California 92008
«-« «-F* Fax (76°) 438-0981RECEIVED (760) 43g-4090
HAY 1 3 1998
13' 1998 CITY OF CARLSBAD
PLANNING DEPT.
Mike Grim
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009- 1576
Subject: Lohf Property, CT 97-15 - Residential TM, Issues Submittal
Dear Mike:
Enclosed are the following items which respond to issues identified in the City's letter, dated April 6, 1998:
• A copy of the Inclusionary Housing "Off-site Credit Request Packet" (consistent with the Inclusionary
Housing Ordinance and Policies 57 & 58) is included for your information. This request will be
submitted to the Housing and Redevelopment Department for the Combined Project Review Committee.
• The biological resources report update includes analysis and recommended mitigation regarding the oak
tree located within the proposed development area and addresses the potential for quino checkerspot
butterflies onsite. In order to insure accuracy in the vegetation mapping, the site biologist worked
closely with a survey crew from Hunsaker & Associates to accurately identify the boundaries of the
habitat using GPS. See biological report pages 1 & 2, Section 2.2.1, for additional detail. The
Environmental Impact Assessment. Environmental Evaluation discussion was modified to address the
updated biological resource analysis and proposed mitigations. Also, a Phase I and II Environmental
Site Assessment had been prepared for the site, so the EIA discussion under IX. Hazards was revised.
No changes were necessary in the EIA checklist.
• The traffic report was updated to address the revised project design; the need for a traffic signal at
Poinsettia Lane and Dove Lane; and to include analysis regarding potential buildout traffic volumes.
The report determined that based on projected project traffic, a traffic signal would not be warranted at
the proposed four way intersection at Poinsettia Lane. The report also found the projected Levels of
Service to be sufficient in the surrounding area after project completion, prior to the construction of
Poinsettia Lane, and after ultimate buildout of the area.
• The soils report was updated with a letter report addendum to address the proposal to allow less than
standard positive drainage around the units and to respond to the errosiveness of the soils within the
open space lot in the southwestern portion of the site.
• The hydrology report update includes a determination of 100-year peak discharges and an analysis of
downstream capacity in Dove Lane. It includes an analysis of the "Q" values and velocity of proposed
drainage onsite. The east portion of the site will drain to an existing 18" R.C.P. in Dove Lane and the
remaining portions of the site will drain to natural canyons south and west of the site. Erosion control
measures and/or onsite energy dissipaters will be implemented at these storm drain outlets. The report
also analyzed proposed project runoff and capacity downstream down Dove Lane. Based on research of
the surrounding area, the report determined that downstream capacity is adequate.
-1-
• The acoustical analysis report was updated to address the current project design and respond to any
necessary changes in required noise wall heights and locations. The new elevations within Poinsettia
Lane and on the adjacent lots were analyzed to determine resulting noise impacts and required
mitigations. The maximum wall height required is 5.5 feet. The walls will be located adjacent to
Poinsettia Lane and wrapped around several lots nearest El Camino Real along the top of slopes.
If you need any additional information at this time, please do not hesitate to call. Thank you.
Sincerely,
Melissa K. Allen
encl.
cc: File
Clyde Wickham, City of Carlsbad, Engineering Department
Lex Williman, Hunsaker & Associates
Scott Sandstrom, Western Pacific Housing, Director of Forward Planning
C:\WINWORD\Lohf\Letters\City 3rd Issues Submittal ltr.doc
-2-
Pacific Housing 2385 Camino Vida Roble, Suite 107
Carlsbad, California 92009
760.929.1600 Fax 760.929.1601
HAY 1 3 1398
CITY OF CARLSBAD
PULING DEFT.May u, 1998
Ms. Deborah K. Fountain
Housing and Redevelopment Director
City of Carlsbad
2965 Roosevelt Street, Suite B
Carlsbad, CA 92008-2389
Subject: Lohf Property - Request to Purchase Off-site Affordable Housing Credits
Dear Ms. Fountain:
This letter serves as a formal request by Western Pacific Housing to purchase off-site
affordable housing credits in the Villa Loma development to satisfy the Lohf Property
subdivision's (CT 97-15) inclusionary housing obligations. This request is in compliance
with actions previously taken by the City Council:
The City's Inclusionary Housing Ordinance (CMC Chapter 21.85) establishes certain
requirements under which residential developers must provide housing that is
affordable to lower-income households as a condition of project approval and permit
issuance. The ordinance provides that "circumstances may arise in which the public
interest would be served by allowing some or all of the inclusionary units associated
with one project site to be produced at an alternative site or sites."
The two inclusionary housing options that are available to a developer are that the
developer shall either 1) enter into an agreement with the City to purchase
affordable credits from Villa Loma; or 2) participate in an off-site combined
inclusionary project within the southwest quadrant and as appropriate, in
accordance with the requirements set forth in Chapter 21.85 of the Carlsbad
Municipal Code and City Council Policies 57 and 58 dated Septembef 12, 1985.
A report has been reviewed by the Housing Commission that projected the inclusionary
housing requirements of undeveloped property within the Southwest Quadrant of the City.
The report examined whether projected development of the Quadrant could result in a
demand for off-site credits exceeding the number of available credits. The analysis showed
that there are sufficient excess units to satisfy the potential demand of the Quadrant.
In the case of the Lohf project, there are particular circumstances that warrant the provision
of the inclusionary units off-site in combination with the existing Villa Loma Apartment
project, pursuant to Council Policy 57 criteria. Significant feasibility issues affect the
development of this project on-site. Contribution to the existing off-site project versus
providing a small low-income apartment complex on-site will result in increased public
benefit.
We understand this request will be evaluated by a staff Project Review Committee to
determine compliance with the criteria defined in Policies 57 and 58. We will then take the
Committee's recommendation to the Housing Commission and City Council.
Please call if you need additional information or if we may be of any other assistance.
Sincerely,
Sandsftrom
aff of Development
5rnj2acmc Housing
ICO Housing, Inc.
Enclosure
cc: Mr. Jack Henthorn, Jack Henthorn & Associates
2
2385 Camino Vida Roble, Suite 107,Carlsbad, California 92009 760.929.1600 Fax 760.929.1601
LOHF PROPERTY
OFF-SITE AND COMBINED INCLUSIONARY HOUSING PROJECT
ASSESSMENT WORKSHEET -- BACKGROUND
The following background information is provided to assist you in your assessment.
1. Owner/Applicant Information:
Applicant's Representative:
Western Pacific Housing Jack Henthorn & Associates
Attn: Mr. Scot Sandstrom Attn: Mr. Jack Henthorn
2385 Camino Vida Roble 5431 Avenida Encinas
Suite 107 Suite J
Carlsbad, CA 92009 Carlsbad, CA 92008
760-929-1600 760-438-4090
2. Off-site/Combined Project Name:
VILLA LOMA APARTMENTS
3. Description of Project with Inclusionary Housing Obligation:
Lohf Property, CT 97-15, is a proposed 77-lot, 73-unit, single family development located on a
36.7-acre parcel with a 10.95-unit affordable housing obligation.
4. On-site Affordable Housing Description:
The Lohf Property Affordable Housing project would be an 11-unit multi-family, apartment
project on one lot with units ranging from 1 to 3 bedrooms. The units would be in a maximum
rent range which is affordable to households earning incomes of 60% of the Area Median
Income. To achieve feasibility, the project would require a subsidy of $483,761 (even assuming
a fully constructed pad is provided by the developer and unit incomes are based on a 95%
occupancy rate factor).
5. Proposed Off-site Project Description:
The Villa Loma project is a 344-unit apartment development in which all units are restricted and
affordable to households with incomes not exceeding 60% of the San Diego County Median.
Villa Loma was developed by La Terraza Associates, with Bridge Housing Corporation as the
Managing General Partner. The complex contains 1, 2, 3 & 4 bedroom units.
Villa Loma was financed with assistance from the City of Carlsbad'- and the Carlsbad
Redevelopment Agency. The assistance was structured in such a way as to create affordable
units which would be marketed exclusively by the City to "other developers" in order to satisfy an
affordable housing obligation. The Villa Loma Apartment complex is a Combined Project
according to the Inclusionary Housing Ordinance, and developers may participate in this as an
"off-site" method of satisfying their affordable housing obligation. (This is also an approved site
for the Greystone Cove and Ocean Bluff projects.)
Participation in Villa Loma Apartments by the applicant would be in the form of a purchase of
Affordable Housing Credits (Credits) under terms established by City Council Policies Numbered
57 and 58. If the applicant is afforded the opportunity to purchase Credits, the Lohf Property
tentative map would require the purchase of 10.95 Credits to satisfy its inclusionary housing
requirement.
6. Description of On-site Project Constraints:
Specific constraints exist which would affect an on-site affordable project's feasibility. These
include the uneconomical scale of the affordable project and a significant price difference
between the affordable rental units and the proposed single-family market units that will be
developed in and around this project.
LOHF PROJECT
OFF-SITE AND COMBINED INCLUSIONARY HOUSING PROJECT
ASSESSMENT WORKSHEET -- WORKSHEET
1. Feasibility of the On-site Proposal
a. Are there significant feasibility issues due to factors such as project size, site constraints,
amount and availability of required subsidy, and competition from multiple projects that make an
on-site option impractical?
• The on-site affordable project is not of sufficient size to be a viable apartment project. Given the
small size of the project and its restricted rental structure, on site management and maintenance will
be difficult.
• The small scale of the affordable housing project also makes it unlikely that the project will generate
interest from funding sources.
• The market units in this project would be required to absorb approximately $2,800 per unit so that
land value could be contributed by the developer. This figure would rise to over $9,400 per unit if the
applicant is required to build the units on site and close the post land development gap of over
$480,000.
• Based on the estimated restricted rental prices of the affordable units the applicant will be facing an
average subsidy requirement of approximately $40,300 per unit, beyond land contributions. This
would result in each unit being subsidized with approximately $57,300.
b. Will an affordable housing product be difficult to integrate into the proposed market development
because of significant price and product type disparity?
• Price disparities will be substantial between the low-income rental apartment units restricted at $510-
$800 rent and the approved higher-end single-family detached homes which have an estimated base
price range of $320,000 to $360,000.
• The integration of 11 affordable apartment units, sized at 600 to 1,000 sq. ft., into the single-family
subdivision with homes of 2,800 to 3,300 square feet on 7,500 to 25,000 sq. ft. lots will result in major
product type disparity on-site. The surrounding area will also be built-out with low density, single-
family detached products consistent with the existing RLM land use designation and market demand.
The on-site project would, therefore, also result in substantial product disparity with the surrounding
region.
c. Does the on-site development entity have the capacity to deliver the proposed affordable housing
on-site?
• The applicant is not experienced in the development of affordable housing.
• Affordable housing developers have advised the applicant that it is unlikely that this size of project will
generate interest from funding sources.
2. Relative Advantages/Disadvantages of the Off-site Proposal.
a. Does the off-site option offer greater feasibility and cost effectiveness than the on-site alternative,
particularly regarding potential local public assistance?
• Villa Loma is built and has proven its feasibility; no additional assistance is required.
• Over 500 affordable units have been recently built or are in process of approvals in the southwest
quadrant. It is possible that affordable unit production could outpace market development.
• The applicant's participation in Villa Loma would permit the intended recovery of City investment
provided to the project through utilizing "excess units". These funds could then be used to provide
additional affordable housing. Conversely, the developer's on-site project would create the demand
for additional new subsidy.
• The small size of the on-site project could result in additional future subsidy requests related to
operating costs.
b. Does the off-site proposal have location advantages over the on-site alternative, such as
proximity to jobs, schools, transportation, services; less impact on other existing developments,
etc.?
• Villa Loma is a self-contained affordable development in an area designated for higher density
residential development such as condominiums and townhomes.
• The on-site proposal could be a source of land use conflicts that typically occur when higher density
development is permitted adjacent to larger lot single family development.
c. Does the off-site option offer a development entity with the capacity to deliver the proposed
project?
• The Villa Loma project is an existing project, developed and managed by a highly experienced and
specialized affordable housing developer.
d. Does the off-site option satisfy multiple developer obligations that would be difficult to satisfy
with multiple projects?
• Villa Loma project was originally established as a Combined Project, specifically to address this
purpose.
• The proposed on-site project would be one of several projects in the southwest quadrant competing
for scarce financial assistance. Villa Loma has already been financed and built and thus, would not
be competing for subsidy financing.
3. Advancing Housing Goals and Strategy
a. Does the off-site proposal advance and/or support City housing goals and policies expressed in
the Housing Element, CHAS and Inclusionary Housing Ordinance?
General Plan Housing Element and CHAS Goals:
• Villa Loma Apartment affordable project is targeted to the highest priority need identified, larger rental
units for low income households.
• The recovery of the City's investment in the Villa Loma Project through the applicant's participation
will provide for additional resources which are needed to further affordable housing development.
• Villa Loma provides a large quantity and diversity of affordable housing stock with its 344 units,
including a generous supply of different size units to meet various housing needs of the community.
Inclusionary Housing Ordinance Policies:
• Consistent with the City and public interests to use existing "excess" affordable units before
supporting additional new construction.
• In conjunction with the combined Villa Loma project, the Lohf property will provide for 15% of the total
units for affordable (lower income) residential units. The project also complies with the Inclusionary
requirements as contained in the General Plan Housing Element.
Growth Management Zone, Ord. No. NS-257 Guidelines:
• Villa Loma is coordinated with surrounding properties by providing direct access to a major
Circulation Element Roadway, El Camino Real, as well as circulation and pedestrian access to public
facilities.
LOHF
COMPARATIVE
PRO FORMA
5/6/98
2:12 PM
REVENUE ANALYSIS
1 BEDROOM
2 BEDROOM
3 BEDROOM
95% OCCUPANCY
OPERATING COSTS @ 30%
NET OPERATING INCOME
DEBT SERVICE INCOME (1.2)
INCOME SUPPORTED DEBT
RENT
$510
$621
$800
UNITS
3
6
2
11
REVENUE
$1,530
$3,726
$1,600
$6,856
$6,513
($1,954)
$4,559
$3,799
$432,730
LAND DEVELOPMENT COSTS
LAND (3 lots)
ON SITE IMPS
PUBLIC FEES
DESIGN/CONSULTANTS
IMPROVED SITE COST
LAND CARRY 18MO
LAND DEVELOPMENT COST
UNIT CONSTRUCTION COSTS
UNIT SIZE
SQUARE FEET (project)
STRUCTURE COST $35.00
ON SITE INDIRECTS .10% STRUCT.
OVERHEAD .04
MARKETING .02
CONSTRUCTION COSTS
LOAN FEES .02
CONST FINANCING
SUBTOTAL FINANCING
PROJECT COST
GAP
Developer land contribution
NET GAP
$204,000
$216,000
$214,060
$50,000
$684,060
$30,600
$714,660
1 BR
2175
$76,125
2BR
5100
$178,500
3BR
2200
$77,000
$405,831
$8,655
$20,292
$28,946
$1,120,491
$687,761
$204,000
$483,761
9475
$331,625
$33,163
$27,362
$13,681
$405,831
$28,946
$1,120,491
$687,761
Pagel
LOHF
COMPARATIVE
PRO FORMA
5/6/98
2:12 PM
PER UNIT NET GAP
PER UNIT GROSS SUBSIDY
$40,313.45
$57,313.45
Page 2
PACIFIC SOILS ENGINEERING, IN
7715 CONVOY COURT, SAN DIEGO, CALIFORNIA 921
TELEPHONE: (619) 560-1713, FAX: (619) 560-038
WESTERN PACIFIC HOUSING
2385 Camino Vida Roble - Suite 107
Carlsbad, CA 92009 ^|OY^^PV' May 11,1998
Work Order 400596
Attention: Mr. Scot Sandstrom,
Director of Forward Planning
Subject: Update Letter to Preliminary Site Reconnaissance,
and Response to City of Carlsbad Review,
Lohf Property (AKA Dove Street Project),
in the City of Carlsbad, California
Reference: Preliminary Site Reconnaissance for the Dove
Street Project, City of Carlsbad, CA, dated June
20,1997 by Pacific Soils Engineering, Inc.
(Work Order 400596).
Gentlemen:
In accordance with a request from Jack Henthorn and Associates (attached as Plate 1),
this letter presents an update to the preliminary site reconnaissance (reference report)
for the Lohf property, located in the City of Carlsbad, California. The purpose of this
update letter is to address two issues (items 4 and 6) raised by the City of Carlsbad
Engineering Department in a letter dated April 6, 1998 (attached as Plate 2).
Response to Item 4
The topsoils overlying the Santiago Formation and the alluvial materials in the natural
drainage areas located south and west of the site are generally silty and clayey sands
with lessor amounts of clayey silts and silty clays. These soils are generally in a dry to
slightly moist state exhibiting a loose/soft to moderately dense/firm consistency. These
soils are characterized by a fairly high erosion potential. Variable factors such as:
CORPORATE HEADQUARTERS LOS ANGELES COUNTY RIVERSIDE COUNTY SOUTH ORANGE COUNTY
TEL: (714) 220-0770 TEL: (213) 325-7272 or 775-6771 TEL: (909) 676-8195 TEL: (714) 730-2122
FAX: (714) 220-9589 FAX: (714) 220-9589 FAX: (909) 676-1879 FAX: (714) 730-5191
Work Order 400596 ^ ^ Page 2
May 11, 1998
1) existing vegetal cover; 2) volume of run-off; 3) velocity of run-off; and 4) relative
soil moisture and density all affect the potential for high erosion. These issues are
typically mitigated by erosion control measures provided by the design civil as a
condition of code compliance or other regulatory requirements.
Response to Item 6
PSE has reviewed the proposed typical surface drainage pattern around the structures
as shown on Plate 3. The proposed surface drainage pattern provides drainage away
from the structure into a swale which transmits water on a one (1) percent minimum
drainage gradient towards the front street. The swale is generally located at least five
(5) feet from the perimeter of the structure except where a retaining wall has reduced
this distance to a minimum of three (3) feet from the structure.
This condition is acceptable from a geotechnical viewpoint as long as the swale is
constructed per this plan (Plate 3) and maintained during the life of the structure.
Deviations from the proposed surface drainage patterns such as site regrading, surface
or flatwork improvements, etc., may cause ponding of water around the structure.
These conditions are out of the control of this firm and consequently, PSE can not be
held responsible for these changes to the physical condition of the property.
PACIFIC SOILS ENGINEERING, INC.
Work Order 400596
May 11, 1998
Page 3
The opportunity to be of service is appreciated and should you have any questions,
please contact the undersigned.
Respectfully submitted,
PACIFIC , INC.
Reviewed by:
JOHN A. HANSON,
VteeTresident
Dist: (2) Addressee
(2) Jack Hentorn & Associates, Attn: Ms. Melissa Allen
0001 :KR
PACIFIC SOILS ENGINEERING, INC.
CT 97-1 5/ZC 97-06/LQM W-08/CDP 97-39/HDP 97-19 - LOHF^Hw cRTY
APRIL 6, 1998 W ^
PAGE 4 _ : _ _
thinning of native habitat. Considering that no additional habitat can be lost on site,
Zones 1 and 2 must be accommodated within the proposed development area. The
City may allow some Zone 3 encroachment into the natural open space, depending
upon the existing habitat quality and location of sensitive species.
Engineering:
Traffic and Circulation,:
1. Considering th« Steiner access issue, the proposed cul de sac should ba graded and
extended to the subdivision boundary. A temporary cul de sac from the City
Standards is more appropriate and will fit within the standard width proposed.
Sewer, Water and utilities can also be extended to the subdivision boundary.
2. The project Traffic Engineer should consider buildout conditions and the ultimate
need (warrant analysis) for a traffic signal at Polnsettia Lane and Dove Lane.
Sewer and Water:,
3. Please provide utility information, sewer, water and proposed or existing service
connections. Check with CMWD for design and facility routing information.
On the Hydrology Map label all outlets or basin junctions with "Q" values and
velocity of proposed drainage. Please show the terminus or end treatment of the
proposed headwalls, inlets, or junction structures. Indicate other drainage systems
proposed (energy disslpaters and check dams). Consider downstream capacity
r- problems and potential erosion protection. Revise or submit an addendum to the
/ soils report that addresses the errosivene'ss of the natural terrain south and west of
Lrhlssite (lot 17),
5. In the hydrology study consider the run off draining down Dove Lane thru the
Shopping Center, the Seaport subdivision and to Batiquitos Lagoon, The proposed
increased runoff from tfevelopbtent ss it affects capacity downstream could be an
issue and diversion or retention may be required.
The proposed drainage pattern will require special approval from the City Engineer,
The Soils Report submitted is silent on the less than standard positive drainage
away from th« proposed footings. Typically we see a letter of support from the
Soils Engineer and the inclusion of rear and side yard drains where positive drainage
is restricted.
Miscellaneous:
7. The engineer submitted (2) tentative maps and a Poinsettia Lane Alignment plan that
are all different than each other. We like the general alignment of Poinsettia Lane
but require additional information for access and approved projects mentioned
above. The connection to existing Mimosa Dr. is also acceptable as shown on the
Poinsettia Lane Alternative "B" plan.
PLATE 2
SUBDIVISION, INSTALLATION OF POINSETTIA LANE IMPROVEMENTS rd B'L
DEFERRED TO A FUTURE DATE TO COINCIDE WITH ADJACENT OFFSITE
EAST AND WEST DEVELOPMENTS.
MAJOR ARTERIAL
POINSETTIA LANE
NOT TO SCALE
WATER LATERALS
& METER TO BE
LOCATED OUTSIDE
OF DRIVEWAYS
SEWER LATERALS &
CLEANOUTS TO BE
LOCATED OUTSIDE
OF DRIVEWAYS
20' BLDG.
SETBACK
m
01
<o00
DRAINAGE SWALE PROP. 3'
i FROM BLDG. FOR ALL SIDE
i SLOPE RETAINING WALLS*SIDEYARD SETBACK
10% OF LOT WIDTH
Uj
* REQUIRES CITY ENGINEER APPROVAL
** REQUIRES SPECIFIC LOT FOR PAD ELEVA TION
TYP. LOT DRAINAGE
TYP LATERAL LOCATIONS
LOTS 1-73
NOT TO SCALE
SIDEYARD SETBACK
10% OF LOT WIDTH REQUIRE
DP
A/07
J A (ft HENTHORN & ASSOClfltES
5431 Avenida Encinas • Suite J
Carlsbad, California 92008
Fax (760) 438-0981
May 1 1998 (760)438-4090
Mr. Mike Grim
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009-1576
Subject: Lohf Property, CT 97-15/ZC 97-06/LCPA 97-08/CDP 97-39/HDP 97-19 - City 3rd Submittal
Dear Mike:
Enclosed is the revised project submittal responding to the City's letter dated April 6, 1998 regarding items
deemed necessary to determine the project complete for processing. The enclosed submittal addresses the
remaining "completeness" item regarding access to adjacent properties. The project was designed to show
feasible access to all adjacent undeveloped properties.
Access to the Kevane property and proposed subdivision to the west is accommodated. Access to adjacent
undeveloped land from Poinsettia Lane is also shown on the revised Tentative Map. Poinsettia Lane was
modified to align the intersection at El Camino Real 100 feet further to south. The northern cul-de-sac in
"A" Street was extended and a temporary access driveway added to access the Steiner property. A temporary
access driveway is also shown for the Saska property off of proposed Poinsettia Lane. Provisions for access
to the parcels to the west are shown. The property to the north is heavily constrained due to environmentally
sensitive vegetation.
Additional reports will be submitted after review of the revised project design to address project issues. A
modified/update to the biological, traffic, soils, hydrology and acoustical reports will be submitted and will
include the following:
• The biological report update will include analysis and recommended mitigation regarding the oak tree
located within the proposed development area and to address Quino Checkerspot butterfly surveys. The
Environmental Impact Assessment will also be modified to address the proposed mitigation for the oak
tree impacts, as well as, the environmental impacts of offsite improvements.
• The update to the traffic report will address the revised project design, as well as, the need for a traffic
signal at Poinsettia Lane and Dove Lane.
• The update to the soils report will include a letter supporting the proposal to allow less than standard
positive drainage around the units.
• The update to the hydrology report will include an analysis of the "Q" values and velocity of proposed
drainage, as well as, addressing the errosiveness of the natural terrain south and west of this site in the
open space area. Additional onsite energy dissipaters and/or check dams can be analyzed to reduce
drainage flow velocities. The hydrology addendum will also address proposed project runoff and
capacity downstream with regard to run-off down Dove Lane through the existing shopping center and
Seaport subdivision to the Batiquitos Lagoon.
• The acoustical impact report will be updated to address the current project design and respond to any
necessary changes in required noise wall heights and locations and/or any other noise mitigation features.
-1-
The Inclusionary Housing "off-site credit request package" will be submitted to the Combined Project
Review Committee. The city's draft HMP document will be analyzed to determine project compliance. All
of the Fire Suppression zones are located within the proposed development area except a small portion of the
third zone adjacent to Lot 39.
A copy of the City's April 6^ letter is enclosed for your reference. The Engineering Department's plan-
check set is not included as it was submitted with the previous submittal. We anticipate working closely
with the Planning and Engineering Departments to resolve any outstanding issues with the project. Please
call if you have any questions or need any additional information. Thank you.
Sincerely,
: E. Henthorn
encl.
cc: File
Clyde Wickham, City of Carlsbad, Engineering Department
Mr. Scot Sandstrom, Western Pacific Housing
Mr. Lex Williman, Hunsaker & Associates
Mr. Jack Henthorn, Jack Henthorn & Associates
-2-
itv of Carlsbad
Planning Department
March 17, 1998
Mr. Scot Sandstrom
Western Pacific Housing
Suite 107
2385 Camino Vida Roble
Carlsbad CA 92009
SUBJECT: STATUS OF LOHF PROPERTY - CT 97-15/ZC 97-06/LCPA 97-
08/CDP 97-39/HDP 97-16
Dear Scot:
The Planning and Engineering Departments have received your submittals in
response to application completeness items and issues raised by staff, most
recently the submittal received on March 12, 1998. Your incompleteness letter,
dated October 16, 1997, states that the City can automatically withdraw an
application that has been incomplete for over six months. Since the project
involves the alignment of an arterial roadway through sensitive areas and other
access issues with adjacent properties, it is understandable that the application
has not been deemed complete to date.
Staff recognizes your timely efforts in responding to the incompleteness items
and issues and it is likely that the most recent submittal will provide the
necessary information to deem your application complete. Considering your
responsiveness, staff does not intend to automatically withdraw your application
at this time. Please feel free to contact me at (760) 438-1161, extension 4499, if
you have any questions.
Sincerely,
MICHAEL GRIl
Associate Planner
MG:mg
File Copy
Melissa Allen, Jack Henthorn and Associates
2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1 576 • (760) 438-1161 • FAX (76O) 438-0894
HENTHORN & ASSOC AES
5431 Avenida Encinas • Suite}
Carlsbad, California 92008
Fax (760) 438-0981
March 12, 1998 (760)438-4090
Mr. Mike Grim 1TV f, e ^ ,;;, p, „ ,,, •$City of Carlsbad CITY O, n,,J ,,
Planning Department PLANNING DEP1.
2075 Las Palmas Drive
Carlsbad, CA 92009-15 76
Subject: Lohf Property, CT 97-15 - City Review Re-Submittal
Dear Mike:
Enclosed is the revised project submittal responding to the City's letter dated October 16, 1997 regarding
items deemed necessary to determine the project complete for processing. Following are the responses to
the City's eight listed "completeness" items with corresponding numbers:
1. A preliminary drainage study is provided with hydrology map and calculations.
2. Alignment information is included for Poinsettia Lane. A potential alignment design is shown for
Poinsettia Lane as approved previously, as well as the alignment if moved to the south along El
Camino Real 100 feet. Horizontal and vertical alignments were included.
3. Mimosa Road is shown extended through to the south to the Pavoreal development pursuant to the
City's request. The applicant may, however, propose to offer an alternative with the road closed (yet
still providing emergency access) for discussion purposes at the public hearings.
4. A revised plan showing Dove Lane as a collector through to Poinsettia Lane will be submitted shortly,
pursuant to discussions between the project and city engineers.
5. Existing and proposed utilities and service lines and connections are shown on the plans.
6. Typical pad elevations were added to the typical lot drainage detail onsheet 1 pursuant to C-3 of the
subdivision application package.
7. The distance between all intersections is shown.
8. The required sight distance corridors are shown at all intersections.
A copy of the City's letter and the Engineering Department's plan check comments on the plans are
attached for reference. We anticipate working closely with planning and engineering to resolve remaining
issues in design. Please call if you have any questions or need any additional information. Thank you.
Sincerely,
Melissa K. Allen
encl.
cc: File
Clyde Wickham, City of Carlsbad, Engineering Department
Mr. Scot Sandstrom, Western Pacific Housing
C:\WINWORD\OCEANBLF\Letters\City 2nd Submittal Itr.doc
-1-
JAdiHENTHORN
5431 Avenida Encinas • Suite J
Carlsbad, California 92008
Fax (760) 438-0981
(760) 438-4090
February 2, 1998
Mike Grim
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009- 1576
Subject: Lohf Property - Revised Site Plan (CT 97-15/ZC 97-06/LCPA 97-08/CDP 97-39/HDP 97-16)
Dear Mike:
Enclosed is a revised site plan for the Lohf property. The plan was modified with regard to issues identified
in the City's letter of October 16, 1997 and subsequent meetings held with the City regarding these issues
and their impacts on project design.
Some of the design elements provided in this plan include:
• Poinsettia Lane shifted to the south about 100 feet to reduce impacts to adjacent parcels (i.e. DeSaska
and Steiner properties). See attached Poinsettia Lane - Alignment "B" exhibit.
• Eliminated loading of Dove Lane extension to Poinsettia Lane
• Both intersections with Poinsettia Lane represent right-in and right-out access only
• Dove provides secondary access so Mimosa was eliminated as a through street
• A 50' average open space, building setback is proposed adjacent to Poinsettia Lane
• This is a standard subdivision with a 7,500 sq. ft. minimum lot size and avg. lot size of 9,450 sq. ft.
• The number of units accessed by the internal street system does not exceed cul-de-sac standards
• The proposed total site grading is approximately 250,000 cu. yds. cut/fill. The grading for the project
design alone is minimal as the majority of grading is associated with the construction of Poinsettia Lane.
Recent traffic studies support the proposed project daily trip and peak trip increases in addition to existing
traffic levels for the proposed circulation pattern. See attached Traffic Report updates by Darnell and
Associates for reference. Please do not hesitate to call if you have questions or need additional information.
Sincerely,
RECEIVED
Melissa K. Allen FEB 0 3 1998
CITY OF CARLSBAD
Flle PUNNING DEPT
Clyde Wickham, City of Carlsbad, Engineering Department
Scot Sandstrom, Western Pacific Housing
Lex Williman, Hunsaker & Associates
C:\WINWORD\Lohf\Letters\City issues response Itr.doc
-1-