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HomeMy WebLinkAboutV 87-01; H. Von Packard; Variance (V) (26)March 30, 1989 . Mr. Lance 3. Schulte Associate Planner P 1 ann i ng De part men t City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-4859 MAR 3 I 1983 C!TY OF CARLSBAD DL'.'TLOP. PROC, SERV. CIV, RE: PEt2.87.27, HDP 87-1 Dear Lance: I appreciate your taking the time this week to meet with me and my engineer and Warren Campbell on the lot to evaluate the resolution of the grading concerns. I have solicited letters from my soils engineer and the project grader, as per your suggestion. We are also in the process of preparing the map for Engineering Department to show what has actually been done, as per Warren Campbell's request. The revisions to the plans, as I understand them, are basically as f 01 lows : 1. The west slopes' toe, at places, is in the Open Space. As my engineer explained to you and Warren, the soils company determined that the alluvial needed to be removed completely for a solid key for the formation of the slopes. Subsequently, the decision was made to build the slope cp immediately, and the benefit gained was the elimination of the block walls. I remember that those walls were not a favorite of yours. The conclusion was that the slopes would be planted and shielded anyway, and the encroachment was not significant. 2. The south slopes' toe is in the Open Space. Again, the toe of that slope needed a key that happened to be in another natural drainage channel which necessitated digging it out further than we knew. On paper, the Grading Plan is simple. Out in the field, it became a completely different animal. The Open Space lines were drawn by myself and Adam Birnbaum. We did take into consideration any drainage basins/channels, alluvial channels, etc. We simply starting drawing lines that appeared to satisfy him. 3. The southwesterly slope appears to be greater than 2:l. My engineer is working right now on deteriming exactly what the slope is, but the submitted "As Built" isn't completely accurate. The southwest point is a fill slope. It is a natural slope, greater than 2:l. The fill slope begins a little further north of the point, and is a concave fill slope, which, as I understand, has the ability to support -lopes greater than 2:l. At any rate, my soils engineer is working on hat right now for a recommendation to you. 4 -. L .. . .. . -% I believe that these are the "planning" issues which have caused you concern. If the Coastal Commission has a concern with the encroachment into the Open Space, I shall be happy to meet with them to review these same things. If there is something else that I need to be aware of, please advise me immediately, so that we can resolve your concerns. As td the changes in the plans regarding the drains and the walls, for Mr. Warren Campbell's benefit and the Engineering Department - I changed the drain layout so that the current drains drain directly into the concrete brow ditches down below me on the Spanler lots, which neighbor, Mr. Ray Files, complained of the drainage dumping into his yard below. The walls on the west slope were eliminated because of the reasons previously stated. The walls for the east cut slopes are not installed yet. I am debating the need for them. drain into a desiltation basin. The reason for the change: my I have tried to be a good neighbor through this revision. Again, I want to reiterate - the changes that were made during the grading of the lot were done because of circumstances encountered in the field, and during construction. The mistake was not contacting you at that time. The decision was to do it, and explain it later. Our premises were honorable, our thought processes reasonable, and we felt the conclusions were sound. I feel that the lot graded in substantial conformance to the approved Grading Plan and within the intent of the Hillside Developement Permit which was issued. The Open Space is still non-buildable Open Space. I will vegetate the slopes and visually buffer them. An excellent example of how this can be done and its impact can be seen by the work of my neighbor to the north, Mrs. MacDougall. My pad is apf; visible from gny view except above. The grading of the lot geta ined the natural contour flow of the slopes of the area. The true visual impact of the work can only be seen from across the valley, from a distance. In my opinion, it then is apparent that we have substantially conformed to the Plan. It now is just a matter of planting slopes, trees, shrubs, etc. Accordingly, I blessing as to H. Von Fackard, request that you give the Engineering Department your my "As Builts" so that they will allow me to finalize project. I look forward to hearing from you soon. Jr. cc: Warren Campbell Walt Brown Lloyd Hubbs Hike ~owes Hike Holtzmiller Hike Wittc, Esq.