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HomeMy WebLinkAboutCT 94-11; Mar Vista; Tentative Map (CT) (6)December 29, 1994 is SJSJTjfornia ! _- -_ Fax (6*9/595-5305 Jeff Gibson Associate Planner City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009-1576 SUBJECT: Mar Vista Compliance with McClellan-Palomar CLUP Dear Jeff: SANDAG staff have reviewed the proposed Tentative Map\Site Development Plan. The proposed site is located within the McClellan-Palomar Airport Influence Area. The site is between the 60 and 65 Community Noise Equivalent Level (CNEL) noise contours. SANDAG's Airport Land Use Commission rules and regulations authorize staff to make a determination if the proposal is clearly consistent with the Comprehensive Land Use Plan. The following comment has not been reviewed by the SANDAG Board of Directors serving as the region's Airport Land Use Commission. The proposal is compatible with the McClellan-Palomar Comprehensive Land Use Plan (CLUP) if an avigation easement from the property owner is recorded with the County of San Diego, as the airport operator, and the City of Carlsbad. The purpose of the avigation easement is to insure that the property owner and representatives are informed that the property is impacted by aircraft activity from the airport. Although not required by the CLUP, it would be helpful to the City and the property owner if an acoustical study was undertaken to determine the single event aircraft noise impacts to the project. Based upon the results of the study, the City may wish to implement noise attenuation measures to screen the new homeowners from intrusive aircraft noise. Thank you for allowing SANDAG to participate in die City's review process. If you have any questions please call me at 595-5372. Sincerely, JACK KOERPER Special Projects Director JK/dab cc: Robert Olislagers, Airport Manager 2198 Palomar Airport Road Carlsbad, CA 92008 MEMBER AGENCIES: Cities of Carlsbad, Chula Vista, Coronado, Del Mar, El Cajon, Encinitas, Escondido, Imperial Beach, La Mesa, Lemon Grove, National City, Oceanside, Poway, San Diego, San Marcos, Santee, Solana Beach, Vista, and County of San Diego. ADVISORY/LIAISON MEMBERS: California Department of Transportation, U.S. Department of Defense, S.D. Unified Port District, and Tijuana/Baja California. City of CarlsbfH ^ 4194295 Fire Department • Bureau of Prevention Plan Review: Requirements Category: Fire Conditions Date of Report: Tuesday. December 27.1994 Reviewed by: Contact Name Jeff Gibson Address City, State CA Bldg. Dept. No. Planning No. CT94-11 Job Name Mar Vista Job Address Hidden Valley/west of I-5 Ste. or Bldg. No. Approved - The item you have submitted for review has been approved. The approval is based on plans; information and/or specifications provided in your submittal; therefore any changes to these items after this date, including field modifica- tions, must be reviewed by this office to insure continued conformance with applicable codes. Please review carefully all comments attached, as failure to comply with instructions in this report can result in suspension of permit to construct or install improvements. Disapproved - Please see the attached report of deficiencies. Please make corrections to plans or specifications necessary to indicate compliance with applicable codes and standards. Submit corrected plans and/or specifications to this office for review. For Fire Department Use Only Review 1st 2nd 3rd Other Agency ID CFD Job# 94295 File# 2560 Orion Way • Carlsbad, California 92008 • (619) 931-2121 Requirements Category:Conditions 94295 Deficiency Item: Satisfied 01 Building Permits Prior to the issuance of building permits, complete building plans shall be approved by the Fire Department. Deficiency Item: Satisfied 02 Hydrants Additional on-site public water mains and fire hydrants are required. Deficiency Item: Satisfied 03 Site Plan/Hydrants Applicant shall submit a site plan to the Fire Department for approval, which depicts location of required, proposed and existing public water mains and fire hydrants. The plan should include off-site fire hydrants within 200 feet of the project. Deficiency Item: Satisfied 04 Site plan/access Applicant shall submit a site plan depicting emergency access routes, driveways and traffic circulation for Fire Department approval. Deficiency Item: Satisfied 05 Access during construction An all weather, unobstructed access road suitable for emergency service vehicles shall be provided and maintained during construction. When in the opinion of the Fire Chief, the access road has become unserviceable due to inclement weather or other reasons, he may, in the interest of public safety, require that construction operations cease until the condition is corrected. 06 Combustible construction materials on siteDeficiency Item: Satisfied All required water mains, fire hydrants and appurtenances shall be operational before combustible building materials are located on the construction site. Deficiency Item: Satisfied 07 Security gate systems All security gate systems controlling vehicular access shall be equipped with a "Knox", key-operated emergency entry device. Applicant shall contact the Fire Prevention Bureau for specifications and approvals prior to installation. Deficiency Item: Satisfied 09 Brush clearance Native vegetation which presents a fire hazard to structures shall be modified or removed in accordance with the specifications contained in the City of Carlsbad Landscape Guidelines Manual. Applicant shall submit a Fire Suppression plan to the Fire Department for approval. Deficiency Item: Satisfied 12 Emergency response maps The applicant shall provide a street map which conforms to the following requirements: A 400 scale photo-reduction mylar, depicting proposed improvements and at least two existing intersections or streets. The map shall also clearly depict street centerlines, hydrant locations and street names. Page 2 Tuesday, December 27,1994 Laawig Design Group, Inc. December 22, 1994 Mr. Mike Shirey Engineering Department CITY OF CARLSBAD 2075 Las Palmas Drive Carlsbad, California 92008 SUBJECT: MAR VISTA (MCREYNOLDS PROPERTY) - REQUEST TO DELETE THE SIDEWALK ON WEST SIDE OF HIDDEN VALLEY ROAD AND ADD A CITY TRAIL (LADWIG DESIGN GROUP JOB # L-1015) Dear Mike: To follow-up on our phone messages to each other and our meeting on December 20, 1994,1 would like to offer the following. As part of the Mar Vista project (and the subsequent Kelly project), we would like to ask you to consider the following as it relates to the improvements of Hidden Valley Road from Cherry Blossom Road northerly to Palomar Airport Road. REQUEST • Delete concrete sidewalk along entire west side of Hidden Valley Road. • Add a ten-foot natural surface trail in the revegetated area from Cherry Blossom (Station 76) northerly to approximately Station 68. Trail to transition to the street level adjacent to curb area at approximately Station 68. • From Station 68 northerly add two additional feet to the graded width of the park way along the westerly edge to accommodate a trail (grading to be 12 feet from face of curb to hinge point). • Trail surface to be decomposed granite (D.G.) with a resource fence (possibly a split rail fence) along the westerly edge for the entire length. • Full standard public improvements to remain on east side of Hidden Valley Road including the sidewalk. JUSTIFICATION • Retaining the easterly walk on Hidden Valley Road will provide all forms of pedestrian access to this area and the future park. 1947 Cam/no Vida Roble, Suite 108, Carlsbad, CA 92008 (619) 438-3182 FAX (619) 431-2205 Mr. Mike Shirey December 22, 1994 Page 2 • No residential lots will front on Hidden Valley Road between Cherry Blossom and Palomar Airport Road. • The only residential lots north of Cherry Blossom will not front on Hidden Valley Road but will back up to it. These future lots would be on the easterly half of the Kelly property. • All of the land north of the Kelly residential is nonresidential, so the demand for two sidewalks will be minimal • The resource fence and natural trail on one side of Hidden Valley Road and the concrete walk on the other will clearly give pedestrians a choice of access options. We will be adding enlarged cross-sections for Hidden Valley Road hi several locations to clearly show what we propose. Thank you for considering this request as outlined above. If you have any questions, please call me. Sincerely, LADWIG DESIGN GROUP, INC. Robert C. Ladwig RCL:lw.037 Enclosures cc: Mr. Jeff Gibson, City of Carlsbad Ms. Terri Woods, City of Carlsbad Mrs. Christa McReynolds Mr. Alan McReynolds Mr. Pat Kelly Mr. Rich Kelly Mr. Alex Pantich, Land Space Engineering Mr. Steve Ahles, Planning Systems Mr. Mark Palkowitsh, MSP Companies Mr. David Bentley, BENTEQ Mr. Don Agatep, Donald A. Agatep & Associates Mr. Kazuyuki Kawakita, Toyohara America Inc. Mr. Toshio Kato, CDC Mr. Ken Wakai, Wakai & Associates City of Carlsbad Engineering Department December 22, 1994 Mr. Bob Ladwig Ladwig Design Group 1947 Camino Vida Roble, Suite 108 Carlsbad, CA 92008 CT 94-11; MAR VISTA RESPONSE TO ENGINEERING ISSUES MEETING In accordance with our meeting held on Tuesday, December 20, 1994 with you, Mr. Alex Pantich and myself, in regards to the above referenced project, the following are responses to the questions raised at the meeting over various Engineering issues of concern: 1. Soils and Grading - Issue No. 2: The applicant will be required to meet City Standard No. GS-14, with regards to slope setbacks from the subdivision boundary line, unless, a slope easement can be obtained from the adjacent property owner. 2. Drainage - Issue No. 1: A Hydrology Study will not be required at this time; however, all proposed project storm drain outfalls will be required to terminate adjacent to the flow line of the existing canyon, not on any portion of the slope, and have the appropriate energy dissipation end treatment, which shall be an Engineering Condition of Approval on the project. 3. Traffic and Circulation - Issue No. 3: We discussed deleting off-site Street "B" because we were under the assumption that this project could meet the City's Cul-de-sac Standard as a "stand alone" project. This assumption was incorrect, however. After again reviewing the Cul-de-sac standard, since this project does not propose to have driveway spacing at 150 ft., the 1200 ft. maximum Cul- de-sac length governs instead of the 2600 ft. length. Therefore, as previously indicated, off-site Street "B" is necessary for this project. If the applicant would still propose to delete this roadway, then to meet the Cul-de-sac Standard, proposed Cherry Blossum Road would have to be designed as a Secondary Arterial up to a 1200 ft. Cul-de-sac length for the interior street system of the project. 2O75 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-O894 CT 94-11; MAR VISTA PAGE: 2 RESPONSE TO ENGINEERING ISSUES MEETING DECEMBER 22, 1994; LADWIG LETTER 4. Traffic and Circulation - Issue No. 4: In discussing the issue of potentially deleting the sidewalk on the west side of Hidden Valley Road (HVR), since the applicant is proposing a 10 ft. D/G trail in the sidewalk's place, another issue has become apparent. Previous cross-sections and alignments of HVR have been set in accordance with maintaining riparian buffers adjacent to this roadway. This would include a standard Collector roadway within a 68 ft. right of way with sidewalks on both sides. The request to delete the sidewalk on the west side and establish a 10 ft. trail may encroach into the riparian area and thereby defeat the purpose of previously realigning the roadway to the east 10 ft. Therefore, if the applicant wishes to propose a trail in lieu of a standard sidewalk, HVR would again have to be relocated further easterly so as not to disturb the riparian area. To accommodate this proposal, it would be incumbent upon the applicant to negotiate this roadway realignment with the adjacent property owners. Additionally, any trail, landscaping and/or revegetation along the westerly side of HVR must take into account the potential detention basin located west of HVR on the Kelly property. 5. Traffic and Circulation - Red Lined Check Print Issue: The applicant will be required to show the additional right of way which is required at the Palomar Airport Road (PAR)/HVR intersection, in accordance with the design in the Weston Pringle & Associates Traffic Study, dated October 27, 1994. 6. Land Title - Meeting Discussion Issue: In accordance with discussion at our meeting, please label any "up slopes" which are adjacent to a public roadway, as having an Open Space Easement to the City, with maintenance responsibility provided by the underlying property owner or Homeowners Association. If you or the applicant have any questions regarding the above items, please contact me at telephone 438-1161, extension 4388. - Land Use Review Assistant City Engineer Principal Civil Engineer - Land Use Review Associate Planner - Jeff Gibson Mrs. Christa McReynolds w 12/22/94 UESTON PRINGLE IfiTES 002 0 A WPA Traffic Engineering, Inc. TRAFFIC & TRANSPORTATION ENGINEERING December 22, 1994 Mrs. Christa McReynolds 2316 Calle Chiquita La Jolla, CA 92037 SUBJECT: RESPONSE TO COMMENTS- MCREYNOLDS PROPERTY (MAR VISTA) TRAFFIC STUDY Dear Mrs. McRcynolds: This letter contains responses to comments contained in the memorandum from the City of Carlsbad Assistant Engineer to the Associate Planner, dated December 2, 1994, regarding CT 94-11, SDP 94-10, Mar Vista. The following responses arc numbered to correspond to the comment numbers in the memorandum. TRAFFIC AND CIRCULATION 1) It should be noted that the traffic report (dated 10/27/94) did include consideration of traffic generated from the eight "affordable" units; therefore, no changes in the report should be required. 5) The intention of this section is to show that adequate intersection operations can be provided for long range future conditions, assuming conservative estimates of future traffic. This is what is shown in the LOS calculation. Upon closer examination, however, it is determined that a slightly different initial design may be more desirable (which avoids split phasing). ntCE IVEO DFC 2 '•» jii/k • Ail (_ W (• t~ JWW t i Anuift ncciftu no cr 12/22/94^^14:39 UlESTON PR INGLE J^ ASSOCIATES 003 -2- It is likely that this "initial" design would adequately serve the long range conditions, since conservative values were utilized. However, if slightly more capacity is required in the future, the "initial" design can be converted to the geometries shown in the LOS calculation. From an engineering viewpoint, we would recommend the "initial" geometries to be implemented. We trust that these responses will be of assistance to you and the City of Carlsbad. If you have any questions or comments, please contact us. Respectfully submitted, WPA TRAFFIC ENGINEERING, INC. Weston S. Pringle, P.E. cc. Mr. Robert Lad wig Mr. Alan McRcynolds WSPrca #940610.RTC Date: 12-19-94 To: Planning Department From: Police Department/Crime Prevention Subject: Plan Review CT 94-11 The area of concern to the Police Department with this plan is: General building security. General security for residents. Keying- Upon occupancy by the owner or proprietor, each single unit in a tract, or construction under the same general plan, shall have locks using combinations which are interchange-free from locks used in all other separate dwellings, proprietorships or similar distinct occupancies. Lighting- Aisles, passageways, and recesses related to and within the building complex shall be illuminated with an intensity of at least twenty-five one hundredths (.25) footcandles at the ground level during the hours of darkness. A lamp other than Incandescent is best used in this application. They shall be installed with a timer so as to go on when it starts to get dark and go off when it starts to get light. Porch lights and balcony or deck lights shall also be installed with tinners or sensors. Open parking lots, carports, and recreation or common areas shall be provided with a maintained minimum of one (1) footcandle of light on the parking surface during the hours of darkness. A good choices for lighting in parking areas are high and low pressure sodium lights. Lighting devices shall be protected by weather and vandalism covers. Walkway and entrance way lighting shall be designed with landscaping in mind. One should not deter from he other. Landscaping- The exterior landscaping should be kept at a minimal height and fullness giving police, security services and the general public surveillance capabilities of the area. There shall be vision through trees and scrubs to buildings, walkways, carports and parking areas from the street. Trees shall be designed as to not provide access to the roof or balcony areas. Walkways and entrance ways shall be keep clear and free from clutter. Fences shall be see through to provide surveillance. It is recommended that the perimeter of the properties be enclosed with a see through fence. Gates shall have locking devices. Addressing- All residential dwellings shall display a street number in a prominent location on the street side of the residence in such a position that the number is easily visible to approaching emergency vehicles. The numerals shall be no less than four (4) inches in height and shall be of a contrasting color to the background to which they are attached. There shall be positioned at each entrance of a multiple family dwelling complex an illuminated diagrammatic representation of the complex which shows the location of the viewer and the unit designations within the complex. In addition, each individual unit within the complex shall display a prominent identification number, not less than four (4) inches in height, which is easily visible to approaching vehicular and/or pedestrian traffic. It is recommended that house numbers be displayed in illuminated fixtures on the front of residences, clearly visible from the street. Entrance Ways- The main entrance door shall be visible from the street in front of the unit. Entrance ways that are hidden are a security risk. Doors-Dead-bolt locks shall be installed on all access doors of any residential building and attached garages, including the door leading from the garage area into the dwelling. Dead-bolts shall have a minimum protection of one inch and be constructed so as to repel cutting tool attacks. The dead-bolt shall have an embedment of at least three-fourths inch into the strike plate area. Strike Plate and dead-bolt are to be installed with wood screws that are three inches in length. It is not recommended to install double cylinder dead-bolt locks on a residential dwelling. The Fire Department considers them a hazard in an emergency situation. All entry and exit doors to dwelling units should be arranged so that the occupant has a view of the area immediately outside the door without opening the door. Except for doors requiring a fire protection rating which prohibits them, such view may be provided by a door viewer having a field of view of not less than 190 degrees. Mounting height shall not exceed fifty-four inches from the floor. It is not recommended to place glass panels within forty inches of a locking device.. The inactive leaf of a double door shall be equipped with metal flush bolts have a minimum embedment of five-eights inch into the head and threshold or the door frame. Horizontal sliding doors shall be equipped with a metal guide track at top and bottom. The bottom track shall be so designed that the door cannot be lifted from the track when the door is in the locked position. Security hardware such as a pin shall be installed on a sliding glass door. Hinges for out-swinging doors shall be equipped with non-removable hinge pins or a mechanical interlock to preclude removal of the door from the exterior by removing the hinge pins. Garage Doors-Doors that exceed sixteen feet in width shall have two lock receiving points; or, if the door does not exceed nineteen feet, a single bolt may be used if placed in the center of the door with the locking point located either at the floor or door frame header; or, torsion spring counter balance type hardware may be used. Windows-Security hardware shall be installed in all windows to prevent them from being lifted from their frame or forced open. Attic space- Shall be accessible only from individual units. Recreation and Common Areas- There shall be vision into all recreation areas. Landscaping or fencing shall not deter from surveillance capabilities. See lighting for proper illumination levels. By, Jodeene R. Sasway Crime Prevention Specialist (619)931-2195 City of Carlsbad Planning Department December 8, 1994 Mr. Jack Koerper, Director Special Projects San Diego Association of Governments 401 "B" Street, Suite 800 San Diego, CA 92101 RE: FILE #CT 94-11/SDP 94-10/HDP 94-09/ZC 94-04/LCPA 94-04 - MAR VISTA COMPLIANCE WITH PALOMAR AIRPORT C.L.U.P. Dear Jack: Mar Vista - CT 94-11/SDP 94-10/HDP 94-09/ZC 94-04/LCPA 94-04 is enclosed for your review. This project is a Tentative Map/Site Development Plan/Hillside Development Permit/Zone Change and Local Coastal Program Amendment and is approximately 34 acres in size. The project falls within the 60-65 CNEL contour within the Palomar Airport influence area. The project is located at APN: 211-040-14, City of Carlsbad and is 5,575 feet west of the Airport Your written comments concerning the project's conformance with Palomar Airport's Comprehensive Land Use Plan, along with other factors that would assure compatibility with airport operations, are appreciated. It would be helpful if comments could be received by December 28, 1994. Should you have any questions, please contact me at (619) 438-1161, extension 4455. Thank you. Sincerely, JEFF GIBSOr Associate Planner JQvd Attachment Robert Olislagers, Airport Manager 2198 Palomar Airport Road Carlsbad CA 92008 File Copy 2O75 Las Palmas Drive - Carlsbad, California 92OO9-1576 - (619) 438-1161 City of Carlsbad Planning Department December 7, 1994 Christa M. McReynolds, Trustee 2316 Calle Chiquita LaJolla, CA 92037 SUBJECT: MAR VISTA - ZC 94-04/CT 94-11/SDP 94-10/HDP 94-09/LCPA 94-04 Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning and Engineering Departments have reviewed your permit, application nos. ZC 94-04/CT 94-11/SDP 94-10/HDP 94-09/LCPA 94-04, as to their completeness for processing. The application is complete, as submitted. Although the initial processing of your application may have already begun, the technical acceptance date is acknowledged by the date of this communication. The City may, in the course of processing the application, request that you clarify, amplify, correct or otherwise supplement the basic information required for the application. In addition, you should also be aware that various design issues may exist. These issues must be addressed before this application can be scheduled for a hearing. The Planning Department will begin processing your application as of the date of this communication. Please contact your staff planner, Jeff Gibson, at (619) 438-1161 extension 4455, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J. HOLZM1LLER Planning Director MJH:JG:lh Gary Wayne Team Leader Bobbie Hoder Bob Wojcik File Copy Data Entry Marjorie/Rich 2O75 Las Palmas Drive - Carlsbad, California 92OO9-1576 • (619)438-1161 No. MAR VISTA - ZC 94-04/CT 94-11/SDP 94-10/HDP 94-09/LCPA 94-04 ISSUES OF CONCERN Planning; GENERAL: 1. The Airport Influence Area is considered a special planning area, therefore, please add the boundary line of this area to the Constraints Map (See marked plans). 2. Due to the property's location adjacent to the Poinsettia Community Park to the south, Qualified Overlay Zoning to the east on the Kelly property, and the fact that this site is visible from the Palomar Airport Road scenic corridor, the Planning Department is recommending that the Qualified Overlay Zone be designated on the property in addition to the proposed R-l Zoning. TITLE 21 COMPLIANCE: 1. The lot width, measured at the required 20 foot front yard setback, must be 60 feet for all lots located in the R-l Zone. Lot Nos. 5, 6, 8, 9, 38, and 43 do not meet this standard and must be widened. 2. The interior dimension of the required two-car garage for a home in the R-l Zone must be 20 feet by 20 feet, measured from the inside garage wall. The two-car garages for the proposed primary dwelling units "A" and "B" must also meet this standard (See marked plans). 3. Taking into consideration the required 60 foot buffer from the biological open space and the required 20 foot front yard setback, Lot 20 is not long or deep enough to provide adequate buildable area outside of these setbacks (See marked plans). The lot should be lengthened to provide at least 50 to 60 feet of buildable area. 4. As a general rule, the Planning Department does not support the use of panhandle lots on new subdivisions, unless the lots can be justified per the requirements of Title 21, Section 21.10.080(b). The City Council may approve panhandle lots if certain circumstances are found to exist, as established in Title 21. Please provide the necessary written justification and findings for the creation of each specific panhandle lot (Lot Nos. 19, 31, and 49). Preliminarily and pending your written justifications for the panhandle lots, the Planning Department may be able to support Lot Nos. 19 and 31, however, at this point in time, staff would not support Panhandle Lot No. 49. The lot would be surrounded, at grade, by 7 separate lots all containing homes, thus, creating a less than desirable physical location in relationship to air and solar access. Christa M. McReynolds, Trustee December 6, 1994 Page 3 OPENS SPACE AND TRAILS: 1. OPEN SPACE: To ensure that second dwelling units, guest houses, or other accessory structures (except walls/fences) are not constructed in the 60 foot biological open space buffer areas, an open space easement must be placed over the rear of these lots. This 60 foot easement should be illustrated on the tentative map. In regards to the proposed open space lot and the manufactured slopes along Lot Nos. 22 - 28, the Planning Department would be recommending a condition that requires a homeowners association, dedication and maintenance of Open Space Lot 1 to the association, and landscape maintenance of the manufactured slopes facing proposed Vista de Olas. 2. TRAIL: The proposed 8 foot wide meandering sidewalk does not fulfill the intent of the Citywide trail system. Staffs initial understanding was that the proposed trail would be a natural surface trail within the disturbed open space area parallel to Hidden Valley Road but as much as 100 feet from the roadway R.O.W. The current proposal is not acceptable. ENVIRONMENTAL REVIEW: 1. NOISE STUDY: The noise study indicates that a portion of the project is located in the 60 to 65 CNEL noise contour area. The recently adopted Noise Element of the City's General Plan states the following; "C.5 Enforce the policy of the City that sixty (60) dBA CNEL is the exterior noise level to which all residential units should be mitigated. Interior noise levels should be mitigated to 45 dBA CNEL when openings to the exterior of the residence are open or closed". Currently the study indicates that there is no significant impact from traffic noise and that mitigation is not required. The noise study must be revised to reflect these standards (45 and 60 CNEL) and mitigation to attenuate the noise levels to 60 CNEL must be provided and illustrated on the plans. The residential portion of the project within the 60 to 65 CNEL is conditionally compatible with the Comprehensive Land Use Plan for the airport (CLUP), only if the interior of the future residential units are mitigated to 45 CNEL, therefore, please add a discussion in the study concerning interior noise mitigation for the future homes. 2. BIOLOGY REPORT: The tentative map shows a storm drain facility that is aligned from Vista de Olas, through Lot 17, down the slope, and into the finger canyon. The drainage facility traverses a steep slope area that contains coastal sage scrub habitat, and terminates in an area containing riparian habitat. The current biology report does not mention or evaluate the biological impacts created by this facility. If this facility impacts sensitive habitat the report must be amended to reflect the impact. If the impact is deemed Christa M. McReynolds, Trustee December 6, 1994 Page 4 significant by the biologist, the facility must be relocated or it must be mitigated to below a level of significance. Specific mitigation measures to reduce any potentially significant impacts must be provided in the report so the validity and feasibility of this mitigation can be evaluated during the public review process of the environmental documents for the project. The report states that less than .25 acres of southern willow scrub would be impacted by the sewer alignment. Is this biological impact considered adversely significant per the requirements and standards of the California Environmental Quality Act (CEQA)? In order for staff to determine the project's compliance with CEQA, the report must discuss and state the level of significance of the sewer impacts. If the biological impacts are considered significant, there must be specific mitigation that reduces those impacts to less than significant. If the impacts can not be mitigated the sewer line must be relocated to avoid the riparian habitat. Does the riparian revegetation of the sewer alignment mitigate the impact to below a level of significance? 2. CEOA INITIAL STUDY: Before staff can complete the Initial Study for the project a precise project description is required, including whether or not the sewer line is drenched across Encinas Creek or tunneled under it? Without this type of specific project information the extent of the project's environmental impacts is not known. In addition, specific mitigation measures to reduce any potentially significant impacts must be provided in the technical reports so the validity and feasibility of this mitigation can be evaluated during the public review process of the project's CEQA documents. Engineering: 1. The Engineering Department's comments concerning the project will be provided at a later date in follow-up correspondence. MEMORANDUM December 2, 1994 TO: ASSOCIATE PLANNER - JEFF GIBSON From: Assistant Engineer - Land Use Review Via: Assistant City Engineer \jjw CT 94-11, SDP 94-10; MAR VISTA COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT Engineering Department staff have completed a review of the above referenced project for application completeness. The application and plans submitted for this project are complete and suitable for continued review. Additionally, staff has completed a review of the project for Engineering issues. Engineering issues which must be resolved prior to scheduling this project for a hearing, are as follows: Traffic and Circulation 1. The Average Daily Traffic (ADT) for the project must be revised to include trip generation for the proposed Second Dwelling Units (SDU). Utilizing a trip Generation rate of 6/dwelling unit, for the SDU's, and adding that number to the existing ADT changes the project's ADT to 538. Please revise the plans and the Traffic Report, including the Level of Service (LOS) analysis, to reflect this new ADT figure. 2. Sight Distance deficiencies currently exist at Lot No. 22, at the proposed Vista De Olas/Calle Serena intersection. Additionally, the proposed slope located at Lot No. 22 encroaches into the sight distance triangle, as defined in City Standards. Sight Distance must be achieved at this intersection. To mitigate this deficiency, please redesign this intersection. As part of the redesign, please pull the slope, at Lot No. 22, out of the Sight Triangle and add 50 ft. minimum tangents at the curb returns of the intersection. A minimum 200 ft. Stopping Sight Distance must be achieved. 3. Two cul-de-sac (Standards) issues are associated with this proposed project. First, a "site specific" cul-de-sac issue exists from the Cherry Blossom Road/"B" Street intersection. (This is due to the length of the interior roadway system being greater than 1200 ft. and the number of units exceeding 50, counting the SDU's.) To mitigate this deficiency, as discussed at the preliminary review stage, a gated emergency access must be provide adjacent to the proposed City Park's northerly parking lot/drive aisle. This "site specific" gated emergency access must be shown on the plans. CT 94-11, SDP 94-10; MAR VISTA PAGE: 2 COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT J. GIBSON MEMO; DECEMBER 2, 1994 For the applicant's information, Craig Whitteker of Alliance Engineering is in the process of designing this gated emergency access in conjunction with the proposed Kelly project. Second, also as discussed at the preliminary review stage, if the Hidden Valley Road extension to Camino De Los Ondas is not constructed prior to development of this property, then a cul-de-sac issue becomes evident for the entire project, from the Hidden Valley Road/Cherry Blossom Road intersection. As previously stated, any proposed development has to be able to operate as a "stand alone" project. To mitigate this deficiency, please show the Hidden Valley Road southerly extension to Camino De Los Ondas as part of this Tentative Map. Additionally, since this must be a stand alone project, the grading quantities must reflect the construction of Hidden Valley Road. If this roadway is constructed prior to development of this property, the tentative Map will be found to be in substantial conformance (an Engineering Condition of Approval will be drafted to reflect this), with the grading quantities being revised on the future project grading plan. Finally, please add a note to this effect under the General Notes on the Tentative Map. 4. Providing a trail along side Hidden Valley Road may not meet the intent of the proposed City Wide Trail System, this should be discussed and verified with the Planning Department. Additionally, in accordance with the Carlsbad Trails Feasibility Study, a paved trail must have a minimum width of 14 ft. within a 20 ft. right of way. 5. Page 3 second paragraph of the Traffic Report states that the proposed striping configuration at the Hidden Valley Road (HVR)/Palomar Airport Road (PAR) intersection differs from the configuration which was utilized in the level of service (LOS) analysis. What effect does this have on the LOS and/or different striping configurations at the intersection (i.e., which is a worst case?) Also, the Cherry Blossom Road/HVR intersection is no longer shown as being offset. Is this consistent with other adjacent development plans? Sewer Again, as with circulation, sewerage disposal must be able to operate as a stand alone project. The current design of the proposed sewer system does reflect this criteria and is acceptable. However, the Carlsbad Municipal Water District (CMWD) is in the process of designing a sewer line through the proposed City Park (Altimira Park) northerly to the Price Club property. This CMWD design may negate part of this proposed projects sewer design in the future. Since two separate sewer systems will not be feasible, at some point in the future, this project's sewer system will have to tie into the CMWD system and vice-versa. To accommodate for this future occurrence, please indicate this detail under the General Notes on the Tentative Map. CT 94-11, SDP 94-10; MAR VISTA PAGE: 3 COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT J. GIBSON MEMO; DECEMBER 2, 1994 2. Please indicate the easement width at Lot No. 17. 3. Please indicate gradient, width and cross-section of the sewer access road. Drainage 1. In accordance with the Local Coastal Program (LCP) Mello II requirements, please submit a Hydrology Study for this project. The following must be included in this study: • Investigate surface run-off velocities. Post developed surface run-off, from a 10-year/6-hour storm event, must not carry any increased velocity. • Investigate the potential for increased erosion due to discharge at the proposed storm drain out fall (at Lot No.'s 17 & 50.) Additionally, as currently shown, these two storm drain out falls do not have any erosion/run off velocity control (e.g., rip rap.) 2. Lot surface drainage must be identified in accordance with City Standard GS- 15. This can be indicated as typical lot drainage on the Tentative Map or on the "Example Site Plan", sheet A-2. Lot drainage is a major staff concern and must be adequately addressed. 3. Please indicate how fail safe over flow will function at the sump condition on vista De Olas at Lot No. 17. 4. Please indicate how all weather access will be provided to the proposed storm drain out fall at Lot No. 17. Soils and Grading 1. Please label the applicable slopes on the Tentative Map as 2:1. 2. Please redesign the slopes along the easterly subdivision boundary to meet the appropriate setbacks in accordance with City Standard GS-14. CT 94-11, SDP 94-10; MAR VISTA PAGE: 4 COMPLETENESS REVIEW AND INITIAL ISSUES STATEMENT J. GIBSON MEMO; DECEMBER 2, 1994 3. The Geotechnical Investigation which was submitted for this project is over five years old. Please submit an updated Geotechnical Report or an update letter from the Geotechnical Engineer stating that this report is still valid. Additionally, as stated in Section 6 of the submitted report, please have the Geotechnical Engineer comment on the ancient landslide at the northeast corner of the property pertaining to this proposed project. Land Title 1. Please plot Preliminary Title Report (PTR) item No. 4 on the Tentative Map and indicate its future disposition. If this CMWD easement is not applicable, then please indicate this under the General Notes section of the Tentative Map. 2. Please be advised that a Future Improvement Agreement (FIA) for drainage facilities exists on this property, as referenced in the PTR. In accordance with the approvals for this project, and this FIA, any additional drainage facilities which may be required will be indicated via the Conditions of Approval for this project. Miscellaneous 1. Please be advised, that as a Condition of Approval on the project, the existing overhead electric utilities will have to be undergrounded. 2. Lot No. 18 depth to width ratio exceeds 3:1. i 3. Please indicate the Lot Line symbol and - • • - symbol in the Legend. 4. Please indicate 23 ft. centerline to ROW distance for Vista De Olas, on the typical section. 5. Please indicate all roadway curve radii. Attached are a set of redlined check prints for the applicant's use in making the requested revisions. The applicant must return these check prints to assist staff in a continued project review. If you or the applicant have any questions, please either see or call me at extension 4388. Attachment T/-..I /~AOIDAVIUM UAHIbAY FAX: (61 9) 268-0461 LOCATION CODE S50 DEPARTM ENT OF PU BLIC WORKS ,-SSS OVERLAND AVE> SAN D|EGO> CALIFORNIA 921 23-1 295 COUNTV ENGINEER COUNTY AIRPORTSCOUNTY ROAD COMMISSIONER TRANSIT SERVICES TO^D CONTROL" WASTEWATER MANAGEMENT SOLID WASTE November 29, 1994 Mr. Robert C. Lad wig Ladwig Design Group, Inc. 1947 Camino Vida Roble, Suite 108 Carlsbad, CA 92008 Subject: Mar Vista (McReynolds/JN# L-1015) Dear Bob: Thank you very much for the opportunity to comment on the above referenced project. I have reviewed the RECON noise reports and I submit the following for your review: • The project is located at the edge of the 65 CNEL Noise Contour, which as you know, is the boundary in which residential development is not considered suitable per California Noise Insulation Standards. The boundaries of all noise contours are essentially fluid and rigid depictions are mostly for the benefit of the planning process. Residential units located at the edge of the 65 CNEL may very well be impacted at levels higher than indicated in the RECON report. • Residential development in the 60 CNEL will be impacted by aircraft overflight and the statement that no mitigation is required, is not entirely accurate.1 Per the California Noise Insulation Standards, residential structures located within the 60 CNEL require acoustical analysis showing that the structure has been designed to limit intruding noise to levels which would not interfere with speech or sleep.2 • The site location is subject to the disclosure requirements established in April 1994 for the Noise Impact Notification Area (NINA).3 In addition, due the lack of terrain masking and 'McReynolds Property: Noise Technical Report. RECON, August 1994, Page 1. Comprehensive Land Use Plan: McClellan-Palomar Airport. SANDAG, April 1994, Page 7. 3Ibid.,Pagel3. RECEIVED O Printed on recycled paper DEC 0 6 LAOUIG DESIGN GR November 29, 1994 Robert C. Ladwig frequent overflights in that area, it is suggested that the entire site be subject to Avigation Easements in order to protect the Developer, as well as the airport, from future liability. Again, the opportunity to comment on the project, this far in advance, is very much appreciated and please do not hesitate to contact me at 431-4646 should you have any questions regarding the above. Sincerely, |lrf* Robert P. Olislagers, A.A.E. Airport Manager McClellan-Palomar Airport cc: John A. Miller Sylvia Gustafson Gary Page November 8, 1994 Mr. Jeff Gibson Planning Department CITY OF CARLSBAD 2075 Las Palmas Drive Carlsbad, California 92009 SUBJECT: MCREYNOLDS PROPERTY (MAR VISTA) ZONE 20, CITY OF CARLSBAD Dear Jeff: We are the owners of the property immediately east of the property owned by Mrs. McReynolds, south of Palomar Airport Road, known as the Kelly Trust Property. We understand that you have asked Mrs. McReynolds to obtain a letter from us stating that we are aware of her project and to let you know what our plans are for our property. We have met and discussed with Mrs. McReynolds her plans and ours. We are aware that she has submitted to the City a tentative map for a single-family subdivision on her property. We are also in the preliminary stages of preparing a residential tentative map on our property and have completed or are in the process of completing all the necessary studies and reports required by the City. Reference the development of our property west of Hidden Valley Road, Mrs. McReynolds is showing, as part of her project, sewer and drainage facilities that could service our property. We will be discussing with her and other owners in the area putting together a cost sharing program for Hidden Valley Road from our south property line to Palomar Airport Road. In addition, the access between our parcels is being coordinated. We plan to provide access to Mar Vista upon satisfactory/completion of cost sharing and other items including grading, drainage and our common property lines. If you have any questions, please call me. Sincerely, Kelly/Trustee cc: Mrs. Christa McReynolds Mr. Alan McReynolds Mr. Rich Kelly Mr. Bob Ladwig, Ladwig Design Group 1015.011 Ladwig Design Group, Inc. November 8, 1994 Mr. Robert Olislagers PALOMAR AIRPORT MANAGER 2198 Palomar Airport Road Carlsbad, California 92008 SUBJECT: MAR VISTA (MCREYNOLDS) (LADWIG DESIGN GROUP JN# L-1015) Dear Robert: Yesterday, November 7, 1994, I submitted to the City of Carlsbad Planning Department an application for Tentative Map on the McReynolds Property. Mar Vista lies south of the Price Club up on a ridge over looking Palomar Airport Road. As part of the project, we had a noise study prepared and have shown the results of that study on our Constraints Map. Enclosed, please find a copy of a number exhibits that should help you clearly understand what are request to the City of Carlsbad is. Jeff Gibson is the planner for the project and will be reviewing our application. I am sure that Jeff will be contacting you for comments relative impacts from the airport. This project does have an approved specific plan which has detail criteria to address the airport impacts. Please look over our application. I would appreciate it if you would call me to discuss your comments , if any, prior to sending a letter to Jeff Gibson. If you have any questions or need additional information, please call me. Sincerely, LADWIG DESIGN GROUP Robert C. Ladwig RCL:lw.033 '".','. ''"'' : " ' : u : , : ' Enclosures '•'•'. ' ; cc: Mr. Jeff Gibson, City of Carlsbad Mrs. Christa McReynolds Mr. Alan McReynolds 1947 Camino Vida Roble, Suite 108, Carlsbad, CA 92008 (619) 438-3182 FAX (619) 431-2205 Regional Environmental Consultants August 30,1994 Mrs. Christa McReynolds 2316 Calle Chiquita LaJolla,CA 92037 Reference: Results of Updated Biology Surveys and Coastal California Gnatcatcher Surveys for the McReynolds Property in Carlsbad (RECON Number 2618B) Dear Mrs. McReynolds: An updated biological resources field survey was conducted on the 35-acre McReynolds property in Carlsbad, California (Figures 1 and 2). A directed search for the coastal California gnatcatcher (Polioptila califomica californica) was also conducted in appropriate habitat along the west side of the property. An additional survey was conducted to assess the biological resources of the proposed off-site sewer alignment from the northwest corner of the property, across Encinas Creek, to the Price Club property. Survey dates, personnel, and weather conditions are given in Table 1. Results The surveys revealed that the plant communities on-site are basically the same as those mapped in 1989 by RECON (letter attached), with the minor variation of mapping a patch of southern mixed chaparral along the west slope. Figure 3 is the revised vegetation map. The flatter portion of the property is still in agricultural use. The steep west- and north-facing slopes support southern mixed chaparral and Diegan coastal sage scrub. Southern willow scrub and mule fat scrub dominate the drainage along the western side of the site. Vegetation within the sewer easement (Figure 4) is southern willow scrub surrounded by a dense monotypic stand of exotic Selloa pampas grass (Cortaderia selloana). The southern willow scrub is dominated by arroyo willow (Salix lasiolepis) with Selloa pampas grass comprising most of the understory. A few small patches of mule fat (Baccharis salicifolia) are present in the outlying areas of this southern willow scrub habitat, although outside of the sewer easement Ruderal vegetation and a manufactured slope covered with Diegan coastal sage scrub are present in the extreme northwestern segment of the sewer easement An updated search of the Natural Diversity Data Base records was performed to determine which sensitive species have been reported from the vicinity of the project Those that were observed, or federally or state-listed species for which appropriate habitat exists on-site are discussed here. Three sensitive plant species have been observed during the surveys: wart-stemmed ceanothus (Ceanothus verrucosus), ashy spike-moss (Selaginella cinerascens), and western dichondra (Dichondra occidentalis). The wart-stemmed ceanothus, also known as white coast ceanothus, is a federal Category 2 species which means that listing may be appropriate but that substantial data on biological vulnerability and threats are not currently known or on file with the U.S. Fish and Wildlife Service. The other two species are on the California Native Plant Society's List 4, a watch list of plants of limited distribution., Locations of the white coast ceanothus and western dichondra are shown on Figure 3; the ashy spike-moss occurs on' the soil surface between shrubs throughout the area mapped as southern mixed chaparral. / Appropriate habitat also occurs with coastal sage scrub and chaparral on-site for Harpagonella palmeri. No sensitive plant species were observed within the proposed sewer alignment RECEIVED AUG 3 0 1994 7460 Mission Valley Road« San Diego, CA 92108* (619) 542-1611« FAX (619) 542-1690 Anu|p riCCtril PD 3050 Chicago Avenue • Riverside, CA 92507 • (714) 784-9460 LAUWlUUCOlUN DK PROJECT LOCATION SOLANA BEACH 4 2 MILES 0 FIGURE I Regional Location of the Project PROJECT LOCATION ^ \ -,,., 'A\ W%', •.V"'1'1'' o 1:' » x\ %\m \^ .\ C \ Map Source: U.S.G.S. 7.5 minute topographic maps, Encinitas and San Luis Key quadrangles FIGURE 2 Project Vicinity TABLE 1 SURVEY DETAILS Date May 26, 1994 June 10, 1994 June 21, 1994 July 18, 1994 Time 8: 15- 10:00 A.M. 7:30-8:45 A.M. 6:45-8:45 A.M. 8:00- 10:00 A.M. Surveyors Bobbie Stephenson Gina Shultz & Rick Eisenbart Pete Famolaro Pete Famolaro Survey Type General biology &CAGN#1 CAGN#2 CAGN#3 General biology for off-site sewer Weather Overcast; 65-70° F. Overcast; 65° F; light breeze. Overcast; 60° F; slight wind Overcast; 65-70° F; no wind CAGN = California gnatcatcher ,«*r»V-"7\M Southern willow scrub Baccharis/mule fat scrub Diegan coastal sage scrub Disturbed Ceanothus verrucosus Dichondra occidentalis 420 210 FEET 0 FIGURE 3 Existing Southern mixed chaparral G Coastal California gnatcatcher (day 1) Vegetation Burned (regrowing) Pampas grassi Agriculture (§) Coastal California gnatcatcher (day 2) C Copper's bowk Y Yellow-breasted chat H Northern harrier K White-tailed kite Sensitive Species rfmzw r Survey Corridor 700 FEET 0 Pampas grass 7HI in. Sewer easement boundary FIGURE 4 Existing Vegetation on the Sewer Easement Mrs. Christa McReynolds -2- August 30,1994 Five sensitive wildlife species were observed on the site or within the sewer easement: coastal California gnatcatcher, listed by the federal government as threatened; white-tailed kite (Elanus caeruleus), fully protected by the state of California; and Cooper's hawk (Accipiter cooperi), yellow-breasted chat (Icteria virens), and northern harrier (Circus cyaneus), each a California Department of Fish and Game (CDFG) species of special concern. The burrowing owl (Athene cunicularia), another CDFG species of special concern known to occur in the vicinity of the project, was not observed on the site. Coastal California gnatcatchers were observed in the Diegan coastal sage scrub and the mule fat scrub along the west side of the site on two of the survey days. The locations of the sightings are indicated on Figure 3. Though they were located near the bottom of the drainage, they very likely use the entire habitat within the drainage canyon, including the slopes within the property boundaries. These sightings probably represent one pair of birds which may have nested on the site or in habitat adjacent to the property. The white-tailed kite was observed roosting on the site and the Cooper's hawk was observed roosting at the northwest corner of the site. The Cooper's hawk was observed at a later date within the off-site sewer easement. The yellow-breasted chat was observed in southern willow scrub within the on-site drainage and probably also uses the habitat within the sewer easement Two listed bird species occur in riparian habitat in San Diego County: the federally and state-endangered least Bell's vireo (Vireo bellii pusillus) and the state endangered and federally proposed endangered southwestern willow flycatcher (Empidonax traillii extimus). Since least Bell's vireos are not known to occur in the immediate vicinity and habitat is not as extensive as other vireo-occupied drainages within San Diego County, the likelihood of occurrence is considered low to moderate. However, directed searches for this species according to USFWS protocol would be required to accurately determine occurrence. The potential for the southwestern willow flycatcher to occur is considered low because the amount of habitat within Encinas Creek and the on-site drainage is small and populations of southwestern willow flycatcher are known only within portions of the major riparian systems of San Diego County. Impacts The proposed development would be confined to the area currently in agricultural use. No impacts to the native vegetation on the slopes or the drainage would occur from the development itself. The steep slopes on the west and north sides of the property will be retained as part of the City of Carlsbad's open space, designed to connect with other open space areas off- site to provide contiguous bands of open space throughout the city. The on-site open space area includes all the area identified as open space on this property in the Environmental Impact Report for the Zone 20 Specific Plan. Less than 0.2S acre of southern willow scrub would be impacted by the proposed sewer alignment between the northwest corner of the site and the Price Club property if the entire 20-foot-wide easement is disturbed. Very likely, the disturbance area will be narrower than 20 feet or the sewer line will be tunneled under the riparian habitat, reducing or eliminating impacts to that habitat. The access road for this sewer would follow an existing dirt road down the slope. As part of the future city-wide trail system, the City's Specific Plan for Zone 20 requires a trail through the drainage along the west side of the property. For the McReynolds property, the plan requires a concrete trail as described in the following excerpt: The north-south running canyon located on the westerly edge of the McReynolds Property, within the existing area designated for open space, shall be constructed with a concrete walk. This will provide non-vehicular access to the future Alta Mira park site. The terminus of this trail will be established concurrently with development of adjacent properties and the environmental constraints associated with their development. The trail is suppose to be eight feet wide and constructed with appropriate drainage diversion to minimize trail erosion. Mrs. Christa McReynolds -3- August 30, 1994 This trail is planned to follow an old trail that shows in 1975 photographs, though the old trail is now mostly overgrown with coastal sage scrub species. This trail alignment is up from the bottom of the drainage and on the moderate sloping side slope of the drainage. Clearing for the trail will be done by hand to minimize impacts to surrounding vegetation. Regardless of the clearing methods, approximately 0.25 acre of coastal sage scrub which is habitat for the coastal California gnatcatcher would be impacted for construction of the trail. Recommendations and Requirements Impacts to coastal California gnatcatober habitat would require permitting by the U.S. Fish and Wildlife Service under Section 10(a) of the federal Endangered Species Act. Such permitting would probably require mitigation of habitat loss, in the form of habitat restoration or off-site habitat acquisition and preservation. Since only the trail would cause impacts to the coastal sage scrub/coastal California gnatcatcher habitat, moving the trail out of the coastal sage scrub habitat would eliminate the impact to this species and no mitigation would be required. If impacts to coastal sage scrub cannot be avoided, every effort to minimize the impacts should be made. Impacts could be minimized by reducing the width of the trail or by realigning the trail. Reducing the trail to four feet wide would probably reduce the impact by more than half. Placing the trail along the edge of the development would be less damaging than loss of a wide band of vegetation through the habitat, although this alternative may not be favorable from a social standpoint Construction of the sewer through the riparian habitat may cause impacts if a trench is dug; no impacts would be expected if the sewer is tunneled under the riparian habitat Any areas of riparian habitat disturbed by construction of the sewer should be replanted with native riparian species so the loss of habitat would be temporary. Riparian habitat grows rapidly, and the linear disturbed area could, within a few years, be replaced. Construction of the sewer across Encinas Creek would be considered an alteration to the streambed under the jurisdiction of the California Department of Fish and Game (CDFG). An agreement with the CDFG would be required. If you have any questions, please call. Sincerely Bobbie A. Stephenson Manager, Biological Resources BAS:sh Attachment City of Carlsbad Engineering Department June 23, 1994 Mr. Robert Ladwig 1947 Camino Vida Roble, Suite 108 Carlsbad, CA 92008 MCREYNOLDS'S PROPERTY - MAR VISTA SECOND PRELIMINARY REVIEW A second preliminary review was conducted by Engineering Department staff on the above referenced project. In accordance with yesterdays telephone conversation regarding the sewer alignment issue and last Mondays meeting regarding the first preliminary review issues letter, the following are issues which still must be revised/addressed prior to formal application submittal: MAJOR ISSUES 1. Your proposed sewer alignment is acceptable pending staff review of documentation that this proposed alignment will function. As previously requested, please supply documentation regarding this item, i.e. Abada CT plans/improvement plans future City Park improvement plans, etc. Your proposed alignment should also take into account surrounding proposed projects. Staff is aware that there may be sewer line grade deficiencies associated with the proposed Abada project which may affect your proposed alignment. Again, this is a major issue and documentation must be provided to support your proposed sewer alignment. 2. Although your proposal is to make the Hidden Valley Road/Palomar Airport Road (PAR) connection to gain access to your project, a cul-de-sac standard issue still exists for this project, with respect to maximum roadway distances and total future developable acreage. Therefore, if access has not been previously provided to Camino De Los Ondas then this roadway infrastructure will have to be provided, to meet the City's Cul-de-sac Standard. This is a major issue and should be addressed, prior to formal application submittal. 2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-0894 MCREYNOLD'S PROPERTY - SECOND PRELIM.REV. PAGE:2 JUNE 23, 1994 UNRESOLVED ISSUES 1. Planning Department determination still must be made on the City Trail alignment issue. 2. An issue still may exist with regards to the lot #27 shared driveway/access road, with regards to fail safe drainage. This issue will be more formally reviewed upon application submittal. 3. As discussed in Mondays meeting, a@ letter of intent/recognition over this project, as well as, a future Kelly project, from individuals representing the Kelly parcel, must be supplied upon formal application submittal. 4. As discussed in Mondays meeting, a preliminary striping plan for the future Hidden Valley Road intersection must be provided as part of this project and/or provided with a proposal on the Kelly parcel. A determination on this issue will be made depending on the time frame of the two projects. 5. As previously requested, please indicate all easements, in accordance with a Preliminary Title Report (PTR) for the project, and indicate the future disposition of these easements. If you have any questions regarding the above items, please contact me at telephone 438-1161, extension 4388. Engineer - Land Use Review c. Assistant City Engineer Principal Civil Engineer - Land Use Review Associate Planner - Jeff Gibson w V© « p -*- fl C&D A ^ m \ A / 1 _X /\ 1 T* <*™fc T*T"1 x~* Lrt W ^T i -^^ ^*^ ^^ wn M^ _^w T w^ ^*WKA irarnc tingineenng, inc. TRAFFIC & TRANSPORTATION ENGINEERING £7' ^*~nOctober 27, 1994 ^ ' OCT 27 Mrs. Christa McReynolds LADWIG DESIGN OR 2316 Calle Chiquita Lajolla, CA 92037 SUBJECT: McREYNOLDS PROPERTY (MAR VISTA) TRAFFI<£STUDT 0 ? *°«*nDear Mrs. McReynolds: This study presents analyses of traffic factors related to the proposed Mar Vista project on the McReynolds property located within Zone 20 in the City of Carlsbad. The analyses contained in this study are based upon initial comments/contact with City Staff, previous work completed by WPA Traffic Engineering, Inc. (WPA) in the area, a field check of the area, and standard reference materials. PROJECT DESCRIPTION The proposed project is planned to provide 49 single family dwelling units (SFDU) and 8 "affordable" units developed adjacent to 8 of the SFDU. This project represents a considerable reduction in development when compared to the buildout of 173 dwelling units (DU) allowed under the current Zone 20 Specific Plan. Figure 1 illustrates the location of.the project in relationship to the surrounding street system. The primary access for this project would be from Cherry Blossom Road, which connects to Hidden Valley Road through the Kelly property. The Tentative Maps which illustrate the project site and Hidden Valley Road are shown on Figures 2 and 3, respectively. enn r ono»Hnrf Hrivp • SnifA 7.7.1 • Fnllnrion. CA 92631 • T7141 871-2931 • FAX:(714) 871-0389 LEGEND EXISTING ROADWAY FUTURE ROADWAY LOCATION MAP , V,I CHERRY I I BLOSSOMLN. < m F— 1 \ 1! N ii\\\\\ s' No Scale V* \ flu.10 FIGURE 1 SOURCE: LAND SPACE"'j' ENGINEERING.^ • v-<.-^.'. ;^^::^4^:i//V////V//'' .A I V& FIGURE 2 PROJECT ACCESS ROADWAYS POINSETIA SOURCE^' LAND SPACE ENGINEERING COMMUNITY PAf?K 240--MO--I3 214-300-00 FIGURE 3 PROJECT SITE -2- BACKGROUND Various traffic studies have been completed for Zone 20, as well as for specific projects in and near this Zone. In conversation with City Staff, it was indicated that the general traffic study information in this area is relatively well documented. It was indicated that for purposes of the Mar Vista project, traffic operational data would be the likely issues which would need to be addressed. The need for traffic operational information is reflected in the June 6, 1994 preliminary City review of the Mar Vista project, as well as subsequent telephone contact with City Staff. It is our understanding that the primary traffic tasks are to provide recommendations related to striping and design issues. ANALYSES An important location with regard to the ultimate roadway design of Hidden Valley Road is the future intersection of Hidden Valley Road and Palomar Airport Road (PAR). This intersection was previously analyzed1 for buildout conditions utilizing SANDAG model data. This intersection data was utilized in developing the appropriate lane geometric and striping recommendations. City Staff confirmed that the utilization of these data would be appropriate, given the SANDAG model basis and the use of the long range projections volumes. The ICU worksheets for this location have been attached to this letter. The north leg of this Hidden Valley Road (Kelly)/PAR is designated as a Secondary Arterial, which would provide a 64 foot curb-to-curb width within an 84 foot right-of-way (ROW). It is our understanding that the south intersection leg would also be designed as a 64 foot street in an 84 foot ROW at the intersection, which would transition to a Collector Street width of 48 feet in a 68 foot ROW. 1 "Morgan/Palomar Property Traffic Study"; WPA Traffic Engineering, Inc.; June 14, 1993. " Figure 4 provides preliminary striping for Hidden Valley Road at Palomar Airport Road and also addresses the transition from a 64 foot wide street to 48 feet. The general alignment of Hidden Valley Road is based on the Tentative Map, as well as other available information. The City of Carlsbad standards for a Secondary were referenced, given the 64 foot street width at the intersection. It should be noted that the proposed striping includes exclusive left, through, and right turn lanes northbound. This is slightly different from the buildout configuration shown in the intersection analyses (attached ICU worksheets). This striping, however, can be provided without the use of split signal phasing for the north-south approaches. This design also allows for the conversion to left, left/through combination, and right turn lane striping, should it become necessary at some point in the future. The traffic signal design for this location should consider and provide for the potential conversion. We would recommend the striping as shown on Figure 4. Given that the intersection volumes represent long range projections, the recommended striping should provide adequate service levels for a long period. In fact, given some of the reductions as actual projects are proposed, this striping may serve buildout conditions as well. It is likely that the preferred alternative would be to avoid split phasing, if possible. Figure 5 illustrates a typical section, once the roadway transitions to the 48 foot width. The proposed geometries are to provide a 12 foot striped median with an 18 foot travel lane in each direction. It is assumed that parking would not be allowed along this Collector Street. The 18 foot travel lane is adequate to serve through traffic and is wide enough to accommodate any emergency parking/stopping, as well as any bicycle travel. These geometries are carried through the Hidden Valley Road/Cherry Blossom Road intersection, as shown on Figure 6. The recommendation for Cherry Blossom Road is to provide a centerline stripe which results in two 20 foot lanes. This striping would be appropriate for this Residential Collector type street. PALOMAR AIRPORT ROAD FUTURE STREET V V \ _20CT POCKET R/W SCALE: 1"=50' 1C FIGURE 4 iiir\r\r-k.i!\/A! i r~\/ / r\ 34' 24' 34' 24' DOUBLE YELLOW STRIPED MEDIAN LANELINE LAYOUT .**L A nnip 11 llVlll 1 IV LJ1 I VJ Al IJLJLJJ 111 1 \J t U TRAFFIC AND TRANSPORTATION CHCIffEERING MO uwesooff of. sarr ai njuinrat. a. sifJi FIGURE 5 HIDDEN VALLEY ROAD TYPICAL SECTION o CN O CN 18'12' i 18' 18'2'18' HIDDEN VALLEY RD. NCf SCALE O CN O o CO COo CD CN J. A TRAFFIC AND TRANSPORTATION ENGINEERING «» uuKSKKf or. sunr in nufnnn. a tmi (7n) tn-isji FIGURE 6 HIDDEN VALLEY/CHERRY BLOSSOM PROPOSED STRIPING -4- PROJECT IMPACTS As described earlier, the currently proposed project represents a significant reduction in development from what was assumed in the Specific Plan, which translates to a reduction in traffic as well. The Mar Vista project, with 49 DU and 8 "affordable" units, is substantially smaller than the 173 DU in the Specific Plan, from a traffic perspective. Upon review of the proposed development and the site layout, the proposed residential streets are expected to adequately meet the anticipated traffic demands. SUMMARY The proposed roadways serving the Mar Vista project were analyzed from a design and operational perspective. Recommendations regarding proposed striping are contained in this study. One primary issue addressed in these analyses is the transition of Hidden Valley Road from its 64 foot width to the 48 foot Collector width. With regard to traffic impacts, the currently proposed project represents a significant reduction from what was previously assumed in the Specific Plan. We trust that this study will be of assistance to you and the City of Carlsbad. If you have any questions or comments, please do not hesitate to contact us. Respectfully submitted, WPA TRAFFIC ENGINEERING, INC. Weston S. Pringle, P.E. . . Registered Professional Engineer State of California Numbers C16828 & TR565 cc. Mr. Robert Ladwig Mr. Alan McRevnolds WSP:SSS #940610 IHTSRSECTIQI CmCITI UTILIIAIIOI 1I1LISIS PROJECT: HORGAI/PALOXAR COHXERCUl IHTERVAL: AM PEAK HOUR 1ITERSECI10I: PALOHAR AIRPORT ROAD I BIDDE1 VALLET RO II IIII II ilHOVEMEHT i! 2010ii i SLAKES• i.. 1 1...... II tit II )II •» II * II Vf II A tII •« II W.J II Kg II A Cii •» il I.' II Cf II 1II K" II i II Cf II 1ii a i ii I II CO II AII all || U II Dl II 1II Bli II 1II If II tII ' » II 1 II BO II 1II 6* II i ii at •' 1II •• II i II Bf " 1II Hi II 'II 00 II AII " ll « 1 11 1 PROP ii 2010 LAIES ilCAPACITT.. — 1 1.. — .... o ;: 3200 0 i! 800• o :: 8oo 0 ii 1(00o i! KOO 0 ii 0 0 ii 1(00 0 i! 4300 0 ii 1(00o :: KOO 0 ii 4800 0 !! 0 II PROPOSED I! 2010 CAPACIT! I! VOLOHE1 1 0 11 135 0 11 25 0 ii (5 0 ii 5o :; 20 0 ii 30 0 ii 140 0 ii 1735 0 S! )5 0 ii (0 0 II 1205 0 ii 20 OTHER VOLOHE ......... 45 10 35 0 5 0 0 25 25 20 20 5 1 1n PROJECT if 2010 VOLOHE 1! 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