HomeMy WebLinkAboutCT 98-14; Thompson/Tabata; Tentative Map (CT) (84)Henthorn & AssociateQ
5375 Avenida Enemas, Suite D
Carlsbad, California 92008
(760) 438-4090
Fax (760) 438-0981
Septembers, 1999
Mr. Mike Grim
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009
Subject: Thompson/Tabata Poinsettia Properties, CT 98-14 - Hillside standards modification
Dear Mike:
The grading plans for the Thompson/Tabata Poinsettia Properties, CT 98-14, contains isolated areas with
slope heights in excess of 30 feet. Section 21.95.070 of the Municipal Code permits modifications to the
standards established in section 21.95.060 if the proposed modifications meet the intent of the code and any
one of four specific findings. In this instance, the third of the four findings is justified.
The proposed modification will result in significantly more open space or undisturbed area than
would result from a strict adherence to the requirement of Section 21.90.060.
The site is bordered on the east by Coastal Sage habitat. In order to avoid impacts to this protected habitat
it is necessary to limit the amount of otherwise allowable cut on the higher elevations of the site. This
approach results in the preservation of 100% of the protected habitat area in a dedicated undisturbed open
space area.
In addition, unusual conditions exist on and around the site in that there are existing subdivisions on the
west and south that constrain the development of the site due to the need to connect to existing
infrastructure. The natural topography falls 100 feet from east to west over a distance of 1300 feet.
Grading design is constrained by habitat on the east and manmade conditions on the west as well as the
need to connect to infrastructure on the north and south. This is further compounded by the necessity to
retain the Thompson and Tabata residences in the east-central and northern portions of the site. The
Thompson residence is currently surrounded by man-made slopes with heights in the 20 to 25 foot high
range which daylight at the Coastal Sage limit, while the Tabata residence is surrounded by natural slopes,
Poinsettia Lane and the Mariners Pointe development.
In order to accommodate these varying man-made and facilities constraints while preserving habitat areas,
it is necessary to create 3 areas of slope, totaling approximately 2.7 acres, within the project with heights of
3 to 5 feet in excess of the otherwise allowable height of 30 feet. (The limit is 40' in areas outside of the
Coastal Zone and changes are pending to implement this height within the Zone.)
In the area south of Poinsettia Lane, the combination of restricting the pad elevations along the western
property line to be consistent with the existing residences and then restricting the easterly limits of grading
to preserve environmental open space, creates an area of non conforming slopes. This is due primarily to
the need to pickup 100 feet of elevation difference while holding the highest and lowest points on the site.
In the area north of Poinsettia, the slope heights are dictated by the need to address the differential
elevations between the existing Tabata residence and the surrounding infrastructure as well as the grading
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associated with the adjacent Mariners Pointe project.
Therefore it is requested that staff include the proposed modification to the hillside design standards as a
part of the review process associated with CT 98-14.
File
Gregg Linhoff
Phil Buccola
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General Plan Designation
Proposed Zoning Designation
Existing Zoning Designation
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Zoning Boundary
General Plan Boundary
Contiguous Zoning and
General Plan Boundary
ZONE CHANGE AND LOCAL COASTAL PLAN
AMENDMENT MAP
THOMPSON/TABATA POINSETTIA PROPERTIES
0 125 250 500 750 1000
Jack Henthorn & Associates 5375 Avenida Enemas, Suite D, Carlsbad, CA 92008 Ph: (760) 438-4090 Fax: (760) 438-0981 9/2/99