HomeMy WebLinkAboutCT 98-02; Colina Roble; Tentative Map (CT) (4)CITY OF CARLSBAD
LAND USE REVIEW APPLICATION""
1) APPLICATIONS APPLIED FOR: (C
O Administrative Permit - 2nd
Dwelling Unit
I | Administrative Variance
|~~l Coastal Development Permit
Q Conditional Use Permit
[ | Condominium Permit
0 Environmental Impact
Assessment
O General Plan Amendment
0 Hillside Development Permit
I I Local Coastal Plan Amendment
Q Master Plan
O Non-Residential Planned
Development
O Planned Development Permit
•
:HECK BOXES)
(FOR DEPARTMENT
USE ONLY)
?8~ol
\~] Planned Industrial Permit
Q Planning Commission
Determination
O Precise Development Plan
f~) Redevelopment Permit
Q Site Development Plan
[x] Special Use Permit
Q Specific Plan
[J Tentative Parcel Map
Obtain from Engineering Department
Q Tentative Tract Map
Q Variance
Q Zone Change
Q List other applications not
specified
(FOR DEPARTMENT
USE ONLY)
?Q~o/
<?&~o^
2)
3)
4)
255-040-55ASSESSOR PARCEL NO(S).:
PROJECT NAME:
BRIEF DESCRIPTION OF PROJECT: 30 lot - 28 unit - R-l-10,000 sq. ft. subdivision
Colina Roble
5) OWNER NAME (Print or Type)
Wiegand Properties Partnership
MAILING ADDRESS
P.O. Box 998
CITY AND STATE ZIP TELEPHONE
Dixon, CA 95620 1-707-678-2080
1 CERTIFY THAT 1 AM THE LEGAL OWNER AND THAT ALL THE ABOVE
INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY
KNOWLEDGE.
SIGNATURE AfottdZl, . ^rW &rf
6) APPLICANT NAME (Print or Type)
..Colina Roble, LLC
MAILING ADDRESS
3573 East Sunrise Dr., #221
CITY AND STATE ZIP TELEPHONE
Tucson, AZ 85718 1-520-299-2179
1 CERTIFY THAT 1 AM THE LEGAL REPRESENTATIVE OF THE
OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND
CORRECT TO THE B£3r OF MY KNOWLEDGE.
\-\ 1 '~tv I2./3/1"?
SIGNATURE DATE
7) BRIEF LEGAL DESCRIPTION Portion of Lot 13. Rancho Las Encinitas, per map 848, Carlsbad
NOTE: A PROPOSED PROJECT REQUIRING MULTIPLE APPLICATIONS BE FILED^|WU|t||6?SpBIVllTTED PRIOR TO 3:30 P.M.
A PROPOSED PROJECT REQUIRING ONLY ONE APPLICATION BE FILED, MUST BE SUBMIirTED PRIOR TO 4:00 P.M.
2
Form 16 PAGE 1 OF 2
8} LOCATION OF PROJECT:
ON THE
BETWEEN
West
STREi'T^DDRESS
SIDE OF Rancho Santa Fe Road
(NORTH, SOUTH, EAST, WEST)(NAME OF STREET)
Olivenhain Road AND
(NAME OF STREET)
Calle Acervo
(NAME OF STREET)
9) LOCAL FACILITIES MANAGEMENT ZONE 11
10) PROPOSED NUMBER OF LOTS
13) TYPE OF SUBDIVISION
1 6) PERCENTAGE OF PROPOSED
PROJECT IN OPEN SPACE
1 9) GROSS SITE ACREAGE
22) EXISTING ZONING
11) NUMBER OF EXISTING
RESIDENTIAL UNITS
14) PROPOSED IND OFFICE/
SQUARE FOOTAGE
1 7) PROPOSED INCREASE IN
ADT
20) EXISTING GENERAL
PLAN
23) PROPOSED ZONING
1 2) PROPOSED NUMBER OF
RESIDENTIAL UNITS
15) PROPOSED COMM
SQUARE FOOTAGE
18) PROPOSED SEWER
280 I USAGE IN EDU
,21) PROPOSED GENERAL
RLM/0$ PLAN DESIGNATION
24)IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY
STAFF, PLANNING COMMISSIONERS, DESIGN REVIEW BOARD MEMEBERS OR CITY COUNCIL MEMBERS
TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. I/WE CONSENT
TO ENTRY FOR THISJSURPOSE
0 (T
FOR CITY USE ONLY
FEE COMPUTATION
APPLICATION TYPEcr
TOTAL FEE REQUIRED
FEE REQUIRED
1 1 5-0*00
.00
7 . 00
KCUBIVBD
JAN 2 1 1998
CITY OF CARLSBAD
TAMP APTTJciTTON''RECEIVEDDATE STAMP
RECEIVED BY:
DATE FEE PAID RECEIPT NO.
Form 16 PAGE 2 OF 2
!/!'/€CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE CARLSBAD, CALIFORNIA 92008
434-2867
REC'D FROM DATE
ACCOUNT NO.
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- -
'
.-•
- RECEIPT NO.
DESCRIPTION
?L*~Ts. -x 'C'7 1b 02-
«yy 07/22/98
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NOT VALID UNLESS VALIDATED BY TOTAL
AMOUNT
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§001 01 02 . ':
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Printed'on recycled paper.CASH REGISTER
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all
applications which will require discretionary action on the part of the City
Council or any appointed Board, Commission or Committee.
The following information must be disclosed:
1. APPLICANT
List the names and addresses of all persons having a financial interest in the
application.
Clnlirm
David M. Bentlev
3573 East Sunrise Dr., #221
Tucson, AZ 85718
OWNER
List the names and addresses of all persons having any ownership interest in the
property involved.
John WiegandWiegand Properties Partnership
Harold Wiegand
P.O. Box 998
Dixon. CA 95620
2352 Altisma Wy.
Carlsbad. CA 92009
(See pg. 2 for additional owners)
If any person identified pursuant to (1) or (2) above is a corporation or partnership,
list the names and addresses of all individuals owning more than 10% of the shares
in the corporation or owning any partnership interest in the partnership.
4. If any person identified pursuant to (1) or (2) above is a non-profit organization or a
trust, list the names and addresses of any person serving as officer or director of
the non-profit organization or as trustee or beneficiary of the trust.
2O75 Las Palmas Dr. • Carlsbad. CA 92OO9-1576 • (619) 438-1161 • FAX (619) 438-O894
5.icWt transitHave you had mo^than $250 worth of business transited with any member of
City staff, Boards, Commissions, Committees and/or Council within the past twelve
(12) months?
Yes No If yes, please indicate person(s):.
-?Person is defined as "Any individual, firm, co-partnership, joint ' n
fraternal organization, corporation, estate, trust, receiver, syndicat
and county, city municipality, district or other political subc \-
combination acting as a unit." ,
NOTE: Attach additional sheets if necessary.
T» ub,
oi~rf- ~&\ , s :'tY
or
Sob (Loot
Signature of owner/date Signature of applicant/date
FVint or type name pr owner Print or type name of applicant
2. Owners - Continued
Carl Wiegand
415 S. Almond
Dixon, CA 95620
Dan Wiegand
359 Via Andalusia
Encinitas, CA 92024
Disclosure Statement 10/96 Page 2 of 2
1200 CARLSBAD
CITY OF CARLSBAD
LAGE DRIVE CARLSBAD,
434-2867
IFORNIA 92008
REC'D FROM DATE
ACCOUNT NO.
RECEIPT NO.
@ Printed on recycled paper.
DESCRIPTION
,-• ,.
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'•'•••' : - ^^
NOT VALID UNLESS VALIDATED BY TOTAL
CASH REGISTER
AMOUNT
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///z?CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE CARLSBAD, CALIFORNIA 92008
434-2867
REC'D FROM
C-PRMT 7380-00
ACCOUNT NO.DESCRIPTION AMOUNT
321,01/21/98 0001 0Si
c&.oo x.
SO
500
RECEIPT NO. 47064
Printed on recycled paper.
NOT VALID UNLESS VALIDATED BY
CASH REGISTER
TOTAL
PLEASE NOTE:
Time limits on the processing of discretionary projects established by state law
do not start until a project application is deemed complete by the City. The
City has 30 calendar days from the date of application submittal to determine
whether an application is complete or incomplete. Within 30 days of submittal
of this application you will receive a letter stating whether this application
is complete or incomplete. If it is incomplete, the letter will state what is
needed to make this application complete. When the application is complete, the
processing period will start upotuthe date-of the completion letter.
Applicant Signature:
/ /i//ywf>X-Staff Signature:
Date: t-2
To be stapled with receipt to application
Copy for file
L ~>
Uicluiig Design Group, Inc
COLINA ROBLE PROJECT DESCRIPTION
Colina Roble is a proposed 30 lot residential subdivision within LFM Zone 11 in the southeast portion
of the City of Carlsbad., It is a 28 unit Rl-10,000 square foot minimum lot size standard subdivision
located south of the southwest corner of Rancho Santa Fe Road and Olivenhain Road. The property
consists of 35.4 acres of which only approximately 10 acres, or about 28%, will be developed; the
remaining 25± acres, approximately 72% of the site, would remain as natural open space. This
development project represents approximately on-half of the development density that is allowed
under growth management criteria; 55 units are allowed and 28 units are being requested or a density
of 1.6 Dwelling Units per acre where 3.2 is allowed.
The southern portion of the property is characterized by coast live oak woodlands and steep slopes.
The development will cause no impact to the coast live oak habitat and only about four-tenths of an
acre of impact to southern mixed chaparral as a result of constructing the access road into the
property.
Encinitas Creek, a major open space corridor under the proposed Carlsbad Habitat Management Plan
(HMP) passes through the northern portion of the property. Development is being kept away from
the existing wetlands with only 0.28 of an acre being directly impacted. There is adequate room
onsite to mitigate this minor impact.
Based on extensive survey results and field meetings with the project biologists and representatives
from the City of Carlsbad, the Army Corps of Engineers, the State Fish & Game Department, and the
U.S. Fish & Wildlife Service, the manufactured slopes adjacent to the wetlands (Lots 1-19) have been
relocated several times from our original plan to avoid habitat impacts and to facilitate additional
habitat buffer areas. The top of slope on these lots will have a fence or wall and be the southerly edge
of the wetlands buffer. To achieve the habitat buffer setbacks, the alignment of "A" Street adjacent
to Lots 3-7 was adjusted in a southerly direction and will require a crib type wall along the south edge
of "A" Street.
As a result of the sensitive wetlands habitat on the northern portion of the property and the sensitive
upland habitat and steep slopes on the southern portion of the property, the access and development
options for the property are limited. The only source of access to the development is Rancho Santa
Fe Road, which runs along the eastern portion of the ownership. In order to properly service the
project while preserving the estimated 72% open space and avoiding impact to the property's
sensitive habitat areas, a variance for cul-de-sac length will be required. The project's cul-de-sac
street is 1,500 lineal feet as proposed; the standard maximum length is 1,200 feet. Due to the lack
of access alternatives, the larger lots, 1,000 feet of single loaded street, and the small project size,
we believe this variance request is very reasonable and supportable; a separate justification for this
variance is attached.
Based on the not-yet-approved Shelley Property, shown as Carlsbad Tract 90-03, this project may
necessitate an intersection spacing variance on Rancho Santa Fe Road; 500 feet versus the 600 foot
standard. An intersection with full left and right turning movements is required for Colina Roble.
In light of the project's limited frontage along Rancho Santa Fe Road and the small size of the
development, we will request that the project not be required to construct planned widening and
related improvements to Rancho Santa Fe Road. Instead, we will request that our project pay the
required fee established for this area so that the entire section of Rancho Santa Fe Road can be
improved at one time in the future. In addition to paying the proportionate share fee, we will offer
to set aside a portion of the property as a mitigation area for the wetlands impact that will likely occur
as a result of the widening of Rancho Santa Fe Road where it crosses Encinitas Creek.
As part of the Olivenhain Road widening project, the City of Carlsbad recently completed
construction of Detention Basin "D" on the northwestern portion of the property. As part of this
project, we will request the City to vacate portions of the dike easements and inundation easements
that the City acquired as part of the detention basin construction. The construction of Colina Roble
will eliminate the need for all or portions of these City easements.
The project has five panhandle lots (lots 19,22, 23, 25, and 26) which integrate well into the project's
overall layout and larger lot design. A separate justification has been prepared for this request.
Our project application includes a request to the Council Policy 57 and 58 Committee relative to
affordable housing. Included with this transmittal is a letter from the previous housing and
redevelopment director in which he recommends that this project be allowed to purchase the required
affordable housing credits in the Villa Loma Project. With 28 residential units proposed, the project's
affordable requirement is 4.2 units (28 x 15% = 4.2).
The proposed Carlsbad Trail System Segment Number 55A has not been shown within the boundaries
of this project. The siting criteria suggests that the trail could connect with the traffic signal at
Olivenhain Road. In addition, Trail Segment 56A is suggested to be a sidewalk/bike lane type of a
trail system. Because of the significant wetlands along the north side of Encinitas Creek and its
sensitive value as a habitat corridor, it seems unlikely that this would be a good location for a public
trail system. We would suggest that the public trail system be in the right-of-way on the west edge
of Rancho Santa Fe Road to the City of Encinitas Boundary.
Overall, we believe the proposed development responds well to the City's development criteria as
well as the property's unique physical constraints while blending a high quality residential housing
opportunity with an extraordinary level of natural resource protection.
L-1039.042
1/9/98
STATEMENT OF AGREEMENT
TENTATIVE SUBDIVISION MAP
CITY OF CARLSBAD
The Subdivision Map Act and the Carlsbad Municipal Code sets a fifty (50) day time restriction
on Planning Commission processing of Tentative Maps and a thirty (30) day time limit for City
Council action. These time limits can only be extended by the mutual concurrence of the
applicant and the City. By accepting applications for Tentative Maps concurrently with
applications for other approvals which are prerequisites to the map; i.e., Environmental
Assessment, Environmental Impact Report, Condominium Plan, Planned Unit Development, etc.,
the fifty (50) day time limits and the thirty (30) day time limits are often exceeded. If you wish
to have your application processed concurrently, this agreement must be signed by the applicant
or his agent. If you choose not to sign the statement, the City will not accept your application
for the Tentative Map until all prior necessary entitlements have been processed and approved.
The undersigned understands that the processing time required by the City may exceed the time
limits, therefore the undersigned agrees to extend the time limits for Planning Commission and
City Council action and fully concurs with any extensions of time up to one year from the date
the application was accepted as complete to properly review all of the applications.
Signature Date
Name (Print) Relationship to Application
(Property Owner-Agent)
FRM0037 2/96
L
TttOFF-S/7OTVD COMBINED INCLUSIONARY HOUSING PROJECT
ASSESSMENT WORKSHEET
BACKGROUND
Applicant Name and Address:
COLINA ROBLE, LLC
C/0 David M. Bentley
3573 East Sunrise Drive, #221
Tucson, AZ 85718
2. Off-site or Combined Project Name:
Villa Loma
3. Description of Project with Inclusionary Housing Obligation:
a 30 lot, 28 unit R-l-10,000 sq. ft. subdivision
28 x 15% = 4.2 units
4. Proposed On-site Project Description (if any):
None
5. Proposed Off-site Project Description:
None
Description of On-stte Project Constraints:
bolina Roble is a 28 unit subdivision with a minimum lot size of 10,000 sq. ft.
with a 4.2 affordable unit requirement, there is no economy in scale because of
the size. Also, the large lot size and significant public improvement requiremen
will produce a significant price difference between any onsite affordable units
and the proposed single family development.
Attachment "1" to Council Policy Statement No. 57
WORKSHEET
ASSESSMENT CRITERIA
1. Feasibility of the On-site Proposal.
a. Are there sianificant 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?
ASSESSMENT CONCLUSION
(Check appropriate box)
DOES NOT SUPPORT
OFF-SITE PROPOSAL INCONCLUSIVE
SUPPORTS OFF-SITE
PROPOSAL
Brief Narrative:
Yes, Although growth management calculationswould allow 55 units, because of
onsite constraints, only 28 units can be achieved. 72% of the site is steep slope
sensitive upland habitat or wetlands.
b. Will an affordable housing product be difficult
to inteqrate into the proposed market
development because of significant price
and product type disparity?
Brief:_Narrative:
Yes, the future homes will probably be in excess of 3,000 sq. ft. and be in the
high $300,000 to $500,000 range. A small apartment project of four units that
can rent for affordable rents ($450 to $600+) would not be compatible with the
area.
c. Does the on-site development entity have
the capacity to deliver the proposed
affordable housing on-site?
Brief _Narrative:
No, the applicant is a developer and not a builder and is not expirienced in the
development of affordable housing. Also, the development of four affordable
units does not appear to be a feasible proposal.
2. Relative Advantaqes/Disadvantaqes 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?
WORKSHEET
ASSESSMENT CRITERIA
ASSESSMENT CONCLUSION
(Check appropriate box)
DOES NOT SUPPORT
OFF-SITE PROPOSAL INCONCLUSIVE
SUPPORTS OFF-SITE
PROPOSAL
Brief Narrative:
Yes, Villa Loma ±5 a successful project. The applicant participation in Villa
Loma would assist the City recover their investment.
b. Does the off-site proposal have location
advantaqes over the on-site alternative, such
as proximity to jobs, schools, transportation,
services; less impact on other existing
developments, etc.?
Brief Narrative^
Yes, Villa Loma is on El Camino Real and near the job center of Carlsbad,
Affordable housing onsite would not be convienient to public services.
c. Does the off-site option offer a development
entity with the capacity to deliver the proposed
project?
Brief Narrative.^
Yes, Villa Loma is an existing successful project.
d. Does the off-site option satisfy multiple
developer obliqations that would be difficult
to satisfy with multiple projects?
Brief Narrative:
Yes, one of the purposes of Villa Loma was to address this question.
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?
Brief Narrative^
Yes, Villa Loma has a large number of units and a diversity of affordable
housing stock with its 344 units.
SUMMARY
DOES NOT SUPPORT
OFF-SITE PROPOSAL INCONCLUSIVE
SUPPORTS OFF-SITE
PROPOSAL
%
Cit of Carlsbad
Housing & Redevelopment'Department
June 6,1997
Mr. Bob Ladwig
LAD WIG DESIGN GROUP
703 Palomar Airport Road Suite 300
Carlsbad, California 92009
RE:
Dear Bob:
WIEGAND PROPERTY
Based on our discussion of the Wiegand Property and its affordable housing
requirement, and after discussing this project with our housing staff team, I am
prepared to recommend this project for the purchase of Affordable Housing
Credits or participation in some other Combined Project per our Inclusionary
Housing Ordinance. As you know this type of condition on your approvals will
still require going through our Policy 57 and 58 process.
Should you have any questions, please call me at (760) 434-2815. ;
•
Sincerely, :
CITY OF CARLSBAD
EVAN E. BECKER
Housing and Redevelopment Director
ar
cc: Chris DeCerbo, Senior Planner
RECEIVED
JUN 09 1997
LAOWIG DESIGN GR
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 - FAX (619) 720-2037
Lciduiig Design Group, Inc
January 20, 1998
City of Carlsbad
Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009
RE: COLINAROBLE (WIEGAND PROPERTY)
(LADWIG JOB NO. L-1039)
Please accept our application for Tentative Map, Kllside Development Permit, Flood Plain Special
Use Permit, and Engineering Variance (2). The items attached are:
1. City Land Use Review Application Form. - .
2. 10 folded copies of the Tentative Map.
3. 10 folded copies of the Landscape Plan.
4. Five folded copies of the Constraints Map.
5. Five folded copies of the Slope Analysis.
6. One copy (814 x 11) of the Tentative Map.
7. One 8'/2 x 11 Location Map.
8. Completed Environmental Impact Assessment with separate attachment/comment sheet.
9. Public Facility Fee Agreement - one original and one copy.
10. , Disclosure Statement.
11. Three copies of our Preliminary Title Report dated September 25, 1997.
12. Statement of Agreement for Tentative Map.
13. Three copies of Noise Study - Pacific Noise Control dated January 7, 1998.
14. Two copies of Preliminary Soils/Geology - Leighton & Associates dated November 21,1997.
15. One set of project photographs.
16. Signed Notice of Time Limits for Discretionary Application.
17. Completed project description.
18. Justification for Engineering Standards Variance - cul-de-sac length and intersection spacing.
19. Application form for Engineering Variance which includes a request to Quitclaim several City
easements on the property as part of the tentative map process.
20. Application form to Policy 57/58 Committee for oflfsite and combined inclusionary housing
project - assessment worksheet.
21. Wetland Delineation Report - Mooney & Associates dated May 1997.
22. Preliminary review letter - Biology-Wetland - Mooney & Associates dated May 8, 1997.
703 Polomar flirport flood + Suite 300 *• Carlsbad, California 92009
(760) 438-3182 FfiX (760) 438-0173
City of Carlsbad - Planning Department
January 20, 1997
Page 2
23. Impact Analysis Letter - Mooney & Associates dated December 1, 1997 (with Figures 1-4).
24. Report of Archaeological Survey and Test Evaluation - Mooney & Associates dated
November 7, 1997.
25. Five copies of aerial photo (24" x 36") vicinity map.
26. Olivenhain Municipal Water District water availability letter dated January 12, 1998.
27. Copy of letter sent to City Engineer reference Rancho Santa Fe Road dated January 14, 1998.
In addition to the above, we have attached a check in the amount of $7,480 as detailed below:
Engineering Variance ............................................. $160.00
E.I.A ........................................................... 220.00
Hillside Development Permit ........................................ 400.00
Notice Fee ...................................................... 500.00
PFF Agreement ................................................... 50.00
Special Use Permit - Flood Plain .................................... 1,150.00
Tentative Map - $2,500 + $25 x 100 ($2,500) = ......................... 5.000.00
TOTAL $ 7,480.00
Please accept the above information/fee for Colina Roble. We will look for your written response
in 30 days. If you have any questions prior to that, please call.
Sincerely,
LADWIG DESIGN GROUP, INC.
Robert C. Ladwig, President
RCL:baw.050
Attachment
cc: David M. Bentley (With attachments)
Mr. Ron Paul, for Wiegand Properties Partnership (With attachments)
Mr. Doug Helming, Helming Engineering (With attachments)
Ms. Debbie Fountain, Carlsbad Redevelopment (With Item #20 above)
703 Palomar flirport Road + Suite 300 + Carlsbad, California 92009
(760) 438-31 82 FflX (760) 438-01 73
Iciclwig Design Group, Inc.
JUSTIFICATION FOR PANHANDLE LOTS
COLINA ROBLE
The Proposed Panhandle Lots are Lots 19, 22, 23, 25, and 26. A tabulation of the above lots is as
follows:
Lot No. 19
Lot No. 22
Lot No. 23
Lot No. 25
Lot No. 26
Required
Minimum
Lot Area Gross
17,336 sq.ft.
15,947 sq.ft.
18,999 sq.ft.
36,564 sq.ft.
25,181 sq.ft.
10,000 sq.ft.
Lot Area
Net
15,869 sq.ft.
14,775 sq.ft.
17,231 sq.ft.
34,413 sq.ft.
23,023 sq.ft.
10,000 sq.ft.
Width of
Access
30ft.
15ft.
15ft.
15ft.
15ft.
15ft./20ft.
Length of
Access
45ft.
39ft.
118ft.
136ft.
137ft.
100 ft. and
200 ft. when
shared
Notes
Access shared with
Lot 23
Access shared with
Lot 22
Access shared with
Lot 26
Access shared with
Lot 25
15ft. width for joint
access;
20ft. width for single
access
All lots exceed minimum code requirements and meet the following criteria:
1. All the panhandle lots are adjacent to the City of Encinitas or steep slope areas with
significant habitat and alternative access is not available.
2. All lots have code required access to public street A.
3. All lots far exceed the minimum lot area exclusive of the access portion of the lot (14,775
sq.ft. to 34,413 sq.ft.) where 10,000 sq.ft. is required.
703 Palomar flirport Road + Suite 300 4 Carlsbad, California 92009
(760) 438-3182 FflX (760) 438-0173
2 of 2
4. The length of the access portion of the lot is in all cases less than the maximum required
by code (100 ft. for single lots and 200 feet for double/shared access).
5. Driveway improvements will be per code and lot drainage will carry water from the lot
out the access way to the adjacent public street.
6. Each lot will have three non-tandem parking spaces along with an adequate turn around
area for forward access to the public street.
The panhandle lots are included because of the above site conditions, limited alternative access
opportunities, and steep slope and sensitive habitats surrounding the development.
L-l 039.045
1/14/98
Iciduiig Design Group, Inc.
JUSTIFICATION FOR A STANDARDS VARIANCE
FOR INTERSECTION SPACING ON
RANCHO SANTA FE ROAD
FOR COLINA ROBLE
Description of Standards Variance request.
The developable portion of the property is only 28% of the total ownership and is in a narrow
east/west band of property lying between steep slopes on the south that contain sensitive upland
habitat and sensitive wetlands and floodway of Encinitas Creek on the north. The access road (Street
A) intersection was located as far south as possible to not require the construction of retaining walls
against steep slopes. This most southerly location is 500 feet south of proposed Avenida Aragon in
the pending Shelley Tentative Map (CT 90-03). City Standards require a 600-foot intersection
spacing along 84-foot wide secondary collectors (Rancho Santa Fe Road).
Approval of a 100-foot reduction in intersection spacing is requested based on the following:
A. Natural conditions extremely limit the location of proposed "A" Street.
B. Ultimate ADT (280) contribution to Rancho Santa Fe Road is significantly under what
City requirements are for cul-de-sac streets (500 ADT) - 56% of maximum.
C. There is no opportunity for additional traffic on "A" Street after this project is developed.
D. The proposed intersection is in an area that will exceed City standards for site distance
requirements.
E. The next proposed intersection to the south on the Shelley Tentative Map is 760 feet
southerly of "A" Street.
Based on the above, we feel the standards variance may be granted as further stated below:
A. The site and conditions are extraordinary and unusual in relationship to the surrounding
properties.
B. The proposed street drainage system meets or exceeds City requirements.
703 Palomar flirport Road 4 Suite 300 *• Carlsbad, California 92009
(760) 438-3182 FflX (760) 438-0173
2 of 2
C. The proposed low traffic generation (280 ADT) will not cause unanticipated traffic at the
intersection (Growth Management anticipated development would allow 55 units) where
28 units are being proposed. The future development of Rancho Santa Fe Road will
provide full improvements so no conflict will exist with future pedestrians or bicycle use.
D. The variance is minor in nature and is needed for access to the property.
E. No affect can be determined on the City's Comprehensive General Plan.
L-l 039.044
12/5/97
ORDER NO. 1151497-22
FIRST AMERICAN TITLE INSURANCE COMPANY
411 IVY STREET, SAN DIEGO, CALIFORNIA 92101
P.O. BOX 808, SAN DIEGO, CALIFORNIA 92112 (619) 238-1776
OCTOBER 7, 1997
FIRST AMERICAN TITLE
411 IVY ST.
SAN DIEGO, CA 92101
ATTN: JANINE FREI
YOUR REF: 97-3157 JF
OUR ORDER NO. 1151497-22
IN RESPONSE TO THE HEREIN REFERENCED APPLICATION FOR A POLICY OF TITLE
INSURANCE, THIS COMPANY HEREBY REPORTS THAT IT IS PREPARED TO ISSUE,
OR CAUSE TO BE ISSUED, AS OF THE DATE HEREOF, A POLICY OR POLICIES OF
TITLE INSURANCE DESCRIBING THE LAND AND THE ESTATE OR INTEREST THEREIN
HEREINAFTER SET FORTH, INSURING AGAINST LOSS WHICH MAY BE SUSTAINED BY
REASON OF ANY DEFECT, LIEN OR ENCUMBRANCE NOT SHOWN OR REFERRED TO AS
OR NOT EXCLUDED FROM COVERAGE PURSUANT TO THE PRINTED SCHEDULES,
CONDITIONS AND STIPULATIONS OF SAID POLICY FORMS.
THE PRINTED EXCEPTIONS AND EXCLUSIONS FROM THE COVERAGE OF SAID POLICY
OR POLICIES ARE SET FORTH HEREIN. COPIES OF THE POLICY FORMS SHOULD
BE READ. THEY ARE AVAILABLE FROM THE OFFICE WHICH ISSUED THIS REPORT.
PLEASE READ THE EXCEPTIONS SHOWN OR REFERRED TO BELOW AND THE
EXCEPTIONS AND EXCLUSIONS SET FORTH IN EXHIBIT A OF THIS REPORT
CAREFULLY. THE EXCEPTIONS AND EXCLUSIONS ARE MEANT TO PROVIDE YOU
WITH NOTICE OF MATTERS WHICH ARE NOT COVERED UNDER THE TERMS OF THE
TITLE INSURANCE POLICY AND SHOULD BE CAREFULLY CONSIDERED.
IT IS IMPORTANT TO NOTE THAT THIS PRELIMINARY REPORT IS NOT A WRITTEN
REPRESENTATION AS TO THE CONDITION OF TITLE AND MAY NOT LIST ALL
LIENS, DEFECTS, AND ENCUMBRANCES AFFECTING TITLE TO THE LAND.
THIS REPORT (AND ANY SUPPLEMENTS OR AMENDMENTS HERETO) IS ISSUED
SOLELY FOR THE PURPOSE OF FACILITATING THE ISSUANCE OF A POLICY OF
TITLE INSURANCE AND NO LIABILITY IS ASSUMED HEREBY. IF IT IS DESIRED
THAT LIABILITY BE ASSUMED PRIOR TO THE ISSUANCE OF A POLICY OF TITLE
INSURANCE, A BINDER OR COMMITMENT SHOULD BE REQUESTED.
DATED AS OF SEPTEMBER 25, 1997 AT 7:30 A.M.
MAgTINE CARDIN-ALLEN - TITLE OFFICER
DIRECT DIAL PHONE 231-4664
FAX NO. 231-4647 ^
PAGE * LADUI6DESI6N BR
OCT 0 8 1997
BR f
V
ORDER NO. 1151497-22
THE FORM OF POLICY TITLE INSURANCE CONTEMPLATED BY THIS REPORT IS:
TO BE DETERMINED
TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN:
WIEGAND PROPERTIES PARTNERSHIP, A CALIFORNIA GENERAL PARTNERSHIP
THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED
TO COVERED BY THIS REPORT IS:
FEE AND EASEMENT
THE LAND REFERRED TO HEREIN IS DESCRIBED AS FOLLOWS:
(SEE ATTACHED LEGAL DESCRIPTION)
AT THE DATE HEREOF EXCEPTIONS TO COVERAGE IN ADDITION TO THE-PRINTED
EXCEPTIONS AND EXCLUSIONS CONTAINED IN SAID POLICY FORM WOULD BE AS
FOLLOWS:
1. GENERAL AND SPECIAL TAXES FOR THE FISCAL YEAR 1997-1998, NOW
PAYABLE, A LIEN NOT YET DELINQUENT.
2. A BOND ISSUED UNDER THE 1915 ACT FOR IMPROVEMENT OF OLIVENHAIN
WATER STORAGE PROJECT, ASSESSMENT NO. 200013, DISTRICT 96-1,
WHICH IS CURRENTLY OR WILL BE COLLECTED ON THE TAX ROLL.
PRINCIPAL BALANCE IS: $23,713.28 PROVIDED CURRENT TAXES ARE PAID.
IF PAY-OFF IS REQUIRED, THERE WILL BE ADDED FEES, INTEREST AND A
PRE-PAY AMOUNT. A DATE OF PAY-OFF WILL HAVE TO BE PROVIDED BY
YOU; AS INTEREST IS COMPOUNDED DAILY.
PLEASE ALLOW 15 WORKING DAYS, AS A REPORT WILL HAVE TO BE ORDERED
FROM AGENCY CONCERNED.
3. THE LIEN OF SUPPLEMENTAL TAXES OR ASSESSMENTS, IF ANY, ASSESSED
PURSUANT TO CHAPTER 3 .5 COMMENCING WITH SECTION 75 OF THE
CALIFORNIA REVENUE AND TAXATION CODE AND ANY OTHER APPLICABLE
STATUTES OF THE CALIFORNIA REVENUE AND TAXATION CODE.
PAGE 2
ORDER NO. 1151497-22
4. SUPPLEMENTAL TAXES:
THE REQUIREMENT THAT THIS COMPANY BE FURNISHED WITH ALL
SUPPLEMENTAL TAX BILLS, IF ANY, FROM THE OWNER OF THE HEREIN
DESCRIBED PROPERTY BEFORE CLOSE OF ESCROW.
5. AN EASEMENT FOR PUBLIC ROAD AND INCIDENTAL PURPOSES IN FAVOR OF
THE COUNTY OF SAN DIEGO, RECORDED AUGUST 4, 1898 IN BOOK 272,
PAGE 86 OF DEEDS.
THE ROUTE OR LOCATION CANNOT BE DETERMINED FROM SAID INSTRUMENT.
REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS.
6. AN EASEMENT FOR THE CONSTRUCTION, OPERATION, MAINTENANCE, REPAIR
AND REPLACEMENT OF A SEWER PIPELINE OR PIPELINES, MANHOLES,
LATERALS AND APPURTENANCES, THE RIGHT OF INGRESS AND EGRESS FOR
SUCH PURPOSES AND INCIDENTAL PURPOSES IN FAVOR OF LEUCADIA COUNTY
WATER DISTRICT, A POLITICAL SUBDIVISION, RECORDED OCTOBER 10,
1973 AS FILE NO. 73-286084 OF OFFICIAL RECORDS, DESCRIBED AS
FOLLOWS:
A STRIP OF LAND 10.00 FEET IN WIDTH, LYING WITHIN THE NORTH HALF
OF LOT 13 OF RANCHO LAS ENCINITAS, IN THE COUNTY OF SAN DIEGO,
STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 848, FILED IN
THE OFFICE OF THE COUNTY RECORDER OF SAID SAN DIEGO COUNTY,
JUNE 27, 1898, THE CENTER LINE OF SAID 10.00 FOOT EASEMENT BEING
DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 13; THENCE ALONG
THE WESTERLY LINE OF SAID LOT 13, SOUTH 0°50'30" EAST, 661.24
FEET TO THE TRUE POINT OF BEGINNING; THENCE NORTH 86°09'05" EAST,
1,402.25 FEET, MORE OR LESS, TO A POINT IN THE WEST LINE OF THE
SAN DIEGO COUNTY ROAD (KNOWN AS RANCHO SANTA FE ROAD) AS SHOWN ON
ROAD SURVEY MAP NO. 454-A, ON FILE IN THE OFFICE OF THE COUNTY
ENGINEER OF SAID SAN DIEGO COUNTY.
SAID 10.00 FOOT STRIP TO TERMINATE ON THE WEST IN THE WESTERLY
LINE OF SAID LOT 13 AND ON THE EAST IN SAID WESTERLY LINE OF SAID
COUNTY ROAD.
REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS.
7. A NOTICE OF SPECIAL TAX LIEN FOR COMMUNITY FACILITIES DISTRICT
NO. 1, RECORDED MAY 20, 1991 AS FILE NO. 91-0236959 OF OFFICIAL
RECORDS.
REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS.
PAGE 3
ORDER NO. 1151497-22
8. AN EASEMENT FOR OPEN SPACE AND INCIDENTAL PURPOSES IN FAVOR OF
CITY OF CARLSBAD, A MUNICIPAL CORPORATION, RECORDED AUGUST 19,
1996 AS FILE NO. 1996-0421270 OF OFFICIAL RECORDS.
THE ROUTE OF SAID EASEMENT IS SET OUT IN SAID DOCUMENT AND
AFFECTS A PORTION OF THE HEREIN DESCRIBED PROPERTY.
REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS.
9. AN EASEMENT FOR SLOPES AND EARTH EMBANKMENT SLOPES, TOGETHER WITH
THE RIGHT TO CONSTRUCT AND MAINTAIN SUCH SLOPES AND EMBANKMENTS
AND FACILITIES INCIDENTAL THERETO AND INCIDENTAL PURPOSES IN
FAVOR OF CITY OF CARLSBAD, A MUNICIPAL CORPORATION, RECORDED
AUGUST 19, 1996 AS FILE NO. 1996-0421270 OF OFFICIAL RECORDS.
THE ROUTE OF SAID EASEMENT IS SET OUT IN SAID DOCUMENT AND
AFFECTS A PORTION OF THE HEREIN DESCRIBED PROPERTY.
REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS.
10. AN EASEMENT FOR THE INSTALLATION, CONSTRUCTION, MAINTENANCE,
REPAIR, REPLACEMENT, RECONSTRUCTION AND INSPECTION OF DRAINAGE
STRUCTURE AND ALL STRUCTURES INCIDENTAL THERETO AND INCIDENTAL
PURPOSES IN FAVOR OF CITY OF CARLSBAD, A MUNICIPAL CORPORATION,
RECORDED AUGUST 19, 1996 AS FILE NO. 1996-0421270 OF OFFICIAL
RECORDS.
THE ROUTE OF SAID EASEMENT IS SET OUT IN SAID DOCUMENT AND
AFFECTS A PORTION OF THE HEREIN DESCRIBED PROPERTY.
REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS.
11. AN EASEMENT FOR TEMPORARY CONSTRUCTION FOR THE PURPOSE OF
OPERATING CONSTRUCTION EQUIPMENT AND VEHICLES; FOR TO CONSTRUCT
ACCESS ROAD, DRAINAGE STRUCTURES AND EMBANKMENT AND INCIDENTAL
PURPOSES IN FAVOR OF CITY OF CARLSBAD, A MUNICIPAL CORPORATION,
RECORDED AUGUST 19, 1996 AS FILE NO. 1996-0421270 OF OFFICIAL
RECORDS.
THE ROUTE OF SAID EASEMENT IS SET OUT IN SAID DOCUMENT AND
AFFECTS A PORTION OF THE HEREIN DESCRIBED PROPERTY.
REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS.
NOTE: THIS TEMPORARY CONSTRUCTION EASEMENT SHALL REMAIN IN FORCE
FOR A PERIOD OF FIFTEEN (15) MONTHS FROM THE DATE OF RECORDATION
OR UPON COMPLETION OF THE DETENTION BASIN CONSTRUCTION, WHICHEVER
OCCURS FIRST.
PAGE 4
ORDER NO. 1151497-22
12. AN EASEMENT FOR INUNDATION OF LAND DURING FLOODING PERIODS AND
INCIDENTAL PURPOSES IN FAVOR OF CITY OF CARLSBAD, A MUNICIPAL
CORPORATION, RECORDED AUGUST 19, 1996 AS FILE NO. 1996-0421270 OF
OFFICIAL RECORDS.
THE ROUTE OF SAID EASEMENT IS SET OUT IN SAID DOCUMENT AND
AFFECTS A PORTION OF THE HEREIN DESCRIBED PROPERTY.
REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS.
13. AN EASEMENT FOR THE INSTALLATION, CONSTRUCTION, MAINTENANCE,
REPAIR, REPLACEMENT, RECONSTRUCTION AND INSPECTION OF AN ACCESS
ROAD AND INCIDENTAL PURPOSES IN FAVOR OF CITY OF CARLSBAD, A
MUNICIPAL CORPORATION, RECORDED AUGUST 19, 1996 AS FILE NO. 1996-
0421270 OF OFFICIAL RECORDS.
THE ROUTE OF SAID EASEMENT IS SET OUT IN SAID DOCUMENT AND
AFFECTS A PORTION OF THE HEREIN DESCRIBED PROPERTY.
REFERENCE IS MADE TO SAID INSTRUMENT FOR FURTHER PARTICULARS.
14. ANY EASEMENTS AND/OR SERVITUDES APPEARING IN THE PUBLIC RECORDS.
AFFECTS: EASEMENT PARCEL B.
15. THE TERMS, COVENANTS, AND PROVISIONS OF THE PARTNERSHIP AGREEMENT
REFERRED TO IN THE VESTING HEREIN, AND THE EFFECT OF ANY FAILURE
TO COMPLY WITH SUCH TERMS, COVENANTS AND PROVISIONS.
1997-1998 TAX INFORMATION:
CODE AREA: 09128
PARCEL NO.: 255-040-55-00
1ST INSTALLMENT: $2,767.39 OPEN
2ND INSTALLMENT: $2,767.39 OPEN
LAND VALUE: $290,875.00
IMPROVEMENTS: $-0-
EXEMPT: $-0-
PAGE 5
ORDER NO. 1151497-22
LEGAL DESCRIPTION
THE LAND REFERRED TO HEREIN IS SITUATED IN THE STATE OF CALIFORNIA,
COUNTY OF SAN DIEGO, AND IS DESCRIBED AS FOLLOWS:
PARCEL A:
THAT PORTION OF LOT 13 OF THE SUBDIVISION OF RANCHO LAS ENCINITAS, IN
THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF
NO. 848, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO
COUNTY, JUNE 27, 1898, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE WESTERLY LINE OF SAID LOT 13, WHICH IS
DISTANT THEREON NORTH 2°50'30" WEST 1323.85 FEET FROM THE
SOUTHWESTERLY CORNER OF SAID LOT 13; THENCE NORTH 87°03'55" EAST
1792.90 FEET TO THE CENTER LINE OF THE COUNTY ROAD KNOWN AS ROAD
SURVEY NO. 454-A, AS DESCRIBED IN DEED TO THE COUNTY OF SAN DIEGO,
RECORDED DECEMBER 19, 1930 IN BOOK 1839, PAGE 356 OF DEEDS, RECORDS OF
SAID COUNTY; THENCE ALONG SAID CENTER LINE AS FOLLOWS: NORTH
36°53'23" WEST - RECORD NORTH 37°01' WEST - 395.54 FEET TO THE
BEGINNING OF A TANGENT 1000.00 FOOT RADIUS CURVE, CONCAVE
NORTHEASTERLY; THENCE NORTHWESTERLY ALONG SAID CURVE 291.91 FEET
THROUGH AN ANGLE OF 16°43'30"; THENCE TANGENT TO SAID CURVE NORTH
20°09'53" WEST 768.03 FEET - RECORD NORTH 20°17'30" WEST 764.26 FEET
- TO THE NORTHERLY LINE OF SAID LOT 13; THENCE ALONG SAID NORTHERLY
LINE, SOUTH 87°03'30" WEST 1216.69 FEET TO THE NORTHWESTERLY CORNER OF
SAID LOT 13; THENCE ALONG THE WESTERLY LINE OF SAID LOT, SOUTH
2°50'30" EAST 1323.84 FEET TO THE POINT OF BEGINNING.
EXCEPTING THEREFROM THAT PORTION OF LOT 13 OF THE SUBDIVISION OF
RANCHO LAS ENCINITAS, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO,
STATE OF CALIFORNIA, ACCORDING TO MAP NO. 848, FILED IN THE OFFICE OF
THE COUNTY RECORDER OF SAN DIEGO COUNTY, JUNE 27, 1890, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 13, SAID NORTHWEST
CORNER BEING THE TRUE POINT OF BEGINNING; THENCE EASTERLY ALONG THE
NORTHERLY LINE OF SAID LOT 13 NORTH 87°03'30" EAST, 1,216.68 FEET TO
THE CENTERLINE OF ROAD SURVEY 454-A AS DESCRIBED IN DEED TO THE COUNTY
OF SAN DIEGO RECORDED DECEMBER 19, 1930 IN BOOK 1839, PAGE 356 OF
DEEDS, RECORDS OF SAID COUNTY, ALSO KNOWN AS RANCHO SANTA FE ROAD;
THENCE LEAVING SAID NORTHERLY LINE OF LOT 13 SOUTHERLY ALONG THE
CENTERLINE OF SAID ROAD SURVEY 454-A SOUTH 20°09'53" EAST, 280.84
FEET; THENCE LEAVING SAID CENTERLINE OF ROAD SURVEY 454-A WESTERLY
ALONG A LINE PARALLEL TO SAID NORTHERLY LINE OF LOT 13 SOUTH 87°03'30"
WEST, 518.71 FEET; THENCE LEAVING SAID PARALLEL LINE SOUTHERLY SOUTH
PAGE 6T:04/10/97 08:55:04 V: / / : : JL 00 nvjJ-i
ORDER NO. 1151497-22
02°56'30" EAST, 150.00 FEET; THENCE WESTERLY ALONG A LINE PARALLEL TO
SAID NORTHERLY LINE OF LOT 13 SOUTH 87°03'30" WEST, 291.59 FEET;
THENCE LEAVING SAID PARALLEL LINE NORTHERLY NORTH 02°56'30" WEST,
150.00 FEET; THENCE WESTERLY ALONG A LINE PARALLEL TO SAID NORTHERLY
LINE OF LOT 13 SOUTH 87°03'30" WEST, 490.00 FEET TO THE WESTERLY LINE
OF SAID LOT 13; THENCE LEAVING SAID PARALLEL LINE NORTHERLY ALONG SAID
WESTERLY LINE OF SAID LOT 13 NORTH 02°50'30" .WEST, 268.25 FEET TO THE
TRUE POINT OF BEGINNING.
PARCEL B:
AN EASEMENT FOR PUBLIC UTILITIES AND RIGHT-OF-WAY FOR ROAD PURPOSES,
OVER, UNDER, ALONG AND ACROSS A STRIP OF LAND 80 FEET WIDE OF THAT
PORTION OF LOT 13 OF THE SUBDIVISION OF RANCHO LAS ENCINITAS, IN THE
CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING
TO MAP NO. 848, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN
DIEGO COUNTY, JUNE 27, 1890, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 13, SAID NORTHWEST
CORNER BEING THE TRUE POINT OF BEGINNING; THENCE EASTERLY ALONG THE
NORTHERLY LINE OF SAID LOT 13 NORTH 87°03'30" EAST, 80.00 FEET; THENCE
LEAVING SAID NORTHERLY LINE SOUTHERLY ALONG A LINE PARALLEL TO THE
WESTERLY LINE OF LOT 13, SOUTH 02°50'30" EAST 268.25 FEET; THENCE
WESTERLY ALONG A LINE PARALLEL TO SAID NORTHERLY LINE OF LOT 13, SOUTH
87°03'30" WEST 80.00 FEET TO THE WESTERLY LINE OF SAID LOT 13; THENCE
LEAVING SAID PARALLEL LINE NORTHERLY ALONG SAID WESTERLY LINE OF LOT
13 NORTH 02°50'30" WEST, 268.25 FEET TO THE TRUE POINT OF BEGINNING,
TOGETHER WITH SLOPE RIGHTS TO A MAXIMUM OF TEN (10) FEET.
PAGE 7
PACIFIC NOISE CONTROL
. 219 Woodland Drive « Vista, GA 92083 -.(760) 758-1198 • Fax (760) 758-4761
January 7, 1998 " . ;
Mr. David Bentley
3573 East Sunrise Drive, Suite 221
Tucson, AZ 85718
PROJECT: Colina Roble Tentative Map JAN 2 1
RE: Environmental Noise Assessment
Dear Mr. Bentley:
Pacific Noise Control has completed this environmental noise assessment for the Colina Roble
project located in the City of Carlsbad. The assessment has been conducted in conformance with
the City of Carlsbad Planning Department's requirement that exterior noise levels not exceed 60
dB CNEL at the backyards of the homes.
To mitigate the exterior noise impact to the City's noise standard, noise barriers would be
required to be constructed along the rear yards of Lots 1 through 6 adjacent to Rancho Santa Fe
Road. To comply with City's interior noise standard, an interior noise study will be required
if two story homes are proposed to be located on Lots 1 through 6, The interior noise study will
be required prior to issuance of building permits to ensure that the interior CNEL would not
exceed 45 dB. ; ';:'..:
1.0 BACKGROUND
Project Setting
The Colina Roble project site is located in the southeast quadrant of the City of Carlsbad, west of Rancho
Santa Fe Road and adjacent to the northern boundary of the City of Encinitas. The project would develop
the site with 28 single family homes. This noise analysis evaluates the exterior noise level resulting from
traffic along Rancho Santa Fe Road. The analysis is based on the tentative map (Ladwig Design Group
12/8/97), ' .: .'••'••._- ' .
The primary noise source at the site is vehicular traffic along Rancho Santa Fe Road. Rancho Santa Fe
Road is currently constructed as a two-lane road adjacent to the site. The existing traffic volume is
^ RECEIVED
0 8 133
MliW6 BESiGli 6R
Mr. David Bentley
January 7, .1998..
Page 2
approximately 11,260 average daily traffic (ADT) (City, of Carlsbad, 1997).
City Noise Criteria
The City of Carlsbad requires that exterior noise levels shall not exceed a Community Noise Equivalent
Level (CNEL) of 60 dB at 20-feet from the rear/side of the structure, unless the rear/side yard is less than
20-feet deep. Where the useable rear/side yard is less than 20-feet deep, the location may be taken at
the back of the useable rear/side yard, as may be approved by the Planning Director. All sound levels
discussed in this report are A-weighted.
Methodology
The noise analysis methodology is based on the City's noise assessment methodology documented in the
City's Noise Guidelines Manual (City of Carlsbad, 1995). The future noise level along Rancho Santa
Fe Road was. determined based on an ambient noise measurement and using Caltrans' SOUND32
Highway Traffic Noise Prediction. Model (Caltrans, 1983). with California noise emission factors
(Caltrans, 1987). The noise model is based on the Federal Highway Administration's traffic noise
prediction model (FHWA, 1978). Input used in the noise model included the buildout traffic volume of
24,900 ADT (City of Carlsbad, 1997) with vehicle speeds of 45 mph along Rancho Santa Fe Road. The
truck mix used was 1.83 percent medium trucks and 0.28 percent heavy trucks. The traffic mix is based
on vehicle mix surveys conducted by the City. The lots would typically be located above Rancho Santa
Fe Road and the intervening ground, therefore, a hard site noise propagation factor was used.
2.0 EXISTING CONDITIONS
Ambient Noise Monitoring
A noise measurement was conducted at the site on December 16, 1997 .to determine the existing noise
level. The measurement was made using a calibrated Larson-Davis Laboratories Model 700 (S.N. 2132)
digital integrating sound level meter. The sound level meter meets the current American National
Standards Institute standard for a Type 1 precision sound level meter.
The traffic noise measurement location was selected to provide an unobstructed view to Rancho Santa Fe
Road and is depicted as Site 1 on Figure 1. Site 1 is approximately 40 feet from the existing center line
of Rancho Santa Fe Road. The sound level meter was positioned at a height of approximately five feet
above the ground. Concurrent traffic counts were made during the noise measurement. The measured
average noise level was 67 dB. Table 1 shows the measured noise levels and the concurrent traffic
volumes. . .
,^: ,a-.-
Mr. David Bentley
January 7, 1998
Page 4
Table!
Measured Noise Level And Traffic Volumes
Site
1.
Description
, 40 feet to center line of Rancho
Santa Fe Road
Date
Time
12/16/97
1-0:30 to 10:50
AM
J-eq' .
67 dB
Cars
162
MT2
3
HT3
3
Notes: ' Equivalent Continuous Sound Level (Time-Average Sound Level)
2 Medium Trucks • . • .- •.•-•'
3 Heavy Trucks . , <
General Notes: Temperature 70 degrees, light wind, partly cloudy.
Noise Modeling
The existing CNEL was calculated for the noise measurement location based on the current traffic volume
along Rancho Santa Fe Road using Caltrans' SOUND32 noise model. To verify the input used in the
noise model, the same traffic volume and vehicle -composition ratios counted during the noise
measurements were used. The modeled hourly average noise level was within one dB of the average
noise level measured at the site, thereby, confirming the assumptions used in the noise model.
The CNEL at the measurement site was calculated by adjusting the traffic volume and truck percentage
to a set of normalized conditions (i.e., the City traffic mix and existing ADT). The existing traffic
generated CNEL at Site 1 is calculated to be 70 dB.
3.0 ANALYSIS
Exterior Noise Levels
Rancho Santa Fe Road would be the primary noise source in the future. Residences on Lots 1 through
6 adjacent to Rancho Santa Fe Road would be exposed to a future CNEL greater than 60 dB. The closest
residence adjacent to Rancho Santa Fe Road would be located on Lot 1. The first floor CNEL would
be approximately 68 dB at this lot. The noise level would exceed the City's noise guideline by up to
eight dB, and would result in a significant noise impact unless mitigation measures are incorporated into
Mr. David Bentley
January 7, 1998
PageS
the project. The backyards of Lots 7 through 28 would be exposed to a future CNEL of 60 dB or less.
Figure 2 depicts the future first floor noise level at the backyards of several representative lots.
Interior Noise Levels
The City requires that interior noise levels not exceed a.CNEL 45 dB. Typically, with the windows
open, and using standard California construction materials and methods, the building shells provide
approximately 15 dB of noise reduction. Therefore, homes exposed to an exterior CNEL greater than
60 dB could result in an interior CNEL greater than 45 dB. The exterior CNEL at Lots 1 through 6
would exceed 60 dB CNEL. :
4.0 MITIGATION
Exterior Noise Mitigation Measures
To mitigate the exterior noise impact at the homes on Lots 1 through 6 would require noise barriers
ranging from five to seven-feet in height. Lots 1 and 2 would require a minimum seven-foot high noise'
barrier; Lots 3 and 4 would require a minimum six-foot high noise barrier; and Lots 5 and 6 would
require a minimum five-foot high noise barrier to mitigate the noise impact. The noise barriers should
be constructed along the top-of-slope of the lots as depicted in Figures. , .
The noise barriers may be constructed as a wall, berm or combination of both. The noise barriers must
have a surface density of at least 3.5 pounds per square foot; and have no openings or cracks. The wall
may be constructed of 5/8-inch plexiglas, any masonry material or a combination of these materials.
The mitigation measures are based on a review of the tentative map. If changes are made to the proposed
building pad elevations or lot setbacks as shown in the tentative map dated December 8, 1997, a noise
study will be required to determine whether the proposed barrier heights and locations will mitigate the
noise level. ''••.•
Interior Noise Mitigation Measures
To comply with the City's interior noise standard, an interior noise analysis will be required for the
project if two story homes are proposed on Lots 1 through 6. This assumes that the exterior noise
mitigation measures are implemented. If two story homes are proposed on these lots, .the interior
acoustical analysis will be required for the homes on these lots prior to issuance of building permits to
ensure that the interior CNEL would not exceed 45 dB. To mitigate the interior noise impact, the homes
on these lots would most likely require air-conditioning and/or mechanical ventilation, and could require
sound-rated windows.
.:a^=.5f-- sgr IT ; ".-;•*£/.
Mr. David Bentley
January 7, 1998
PageS
This concludes our noise assessment. If you have any questions, please call me.
Sincerely,
Mike Kpmula
Acoustician
cc: Mr. Bob Ladwig, Ladwig Design Group
REFERENCES
California Department of Transportation (Caltrans), June 1983. User's Instructions for SOUND32
(FHWA/CA-83/06). V
California Department, of Transportation (Caltrans), 1987. California Vehicle Noise Emission Levels,
','•''• (FHWA/CA/TL-87/,03). \.'\. '. < ".">'. .•'''.•••''.'•''
Carlsbad, City of, September, 1995. City of Carlsbad Noise Guidelines Manual. ,
Carlsbad, City of, October 16, 1997. Personal Communication with Mr. Bob Johnson Traffic
Engineering Department. / '.-:'-'' - • ;
Federal Highway Administration (FHWA), 1978. FHWA Highway Traffic Noise, Prediction-Model
' (FHWA-RD-77-108). • . - ^ ,. - ;: ' .
ATTACHMENT 1
DEFINITIONS
Term
Ambient Noise Level
A-Weighted Sound Level, dBA
Definition
The composite of noise from all sources near and far. The
normal or existing level of environmental noise at a given
location. v . -
The sound pressure level in decibels as measured on a sound
level meter using the A-weigtited filter, network. The A-
weighting filter de-emphasizes the very low and .very high
frequency components of the sound in a manner similar, to the
frequency response of the human ear and correlates well with;
subjective reactions to noise..
Community Noise Equivalent Level, CNEL is the A-weighted equivalent continuous sound exposure
CNEL
Decibel, dB
Time-Average Sound Level
level for a 24-hour, period with a ten dB ..adjustment added^ to
sound levels,occurring during nighttime hours (10 pm to 7 am)
and a five dB adjustment added to the .sound levels occurring
during the evening hours:-(7 pm to 10 pm).
A unit for measuring sound pressure level and is equal to 10
times the logarithm to the base 10 of the ratio of the measured
sound pressure squared .to a reference pressure, which is 20
micropascals. .- ' -
The sound level, corresponding to a steady state sound
(Equivalent Sound Level), L^, level containing the same total
energy as a time varying signal over a given sample period. L^
is designed to average all of the loud and quiet, sound levels
occurring over a time period. ..;-.' . ,
ATTACHMENT 2
SOUND32 TRAFFIC NOISE MODEL
INPUT/OUTPUT
Colina Roble -- Future Mitigated
T-Rancho Santa Fe Road, 1
1219 , 45 , 23 , 45 , 4 , 45
T-Rancho Santa Fe Road, 2
1219 , 45 , 23 , 45 , 3 , 45
L-Northbound, 1
N,7452.,8198,147,NB8
N,7372. ,8333,143,NB9
N,7230. ,8515,132,NB10
N,7124.,8642,125,NB11
N,6993. , 8825,121,NB12
N, 6882. , 9078,118,NB13
N, 6828. , 9249,116,NB14
N,6765. ,9440,114,NB15
N,6642.,9812,114,NB16
L-Southbound, 2
N,7432.,8186,147,SB8
N,7352.,8320,143,SB9
N, 7212.,8499,132,SB10
N,7105. ,8628,125,SB11
N,6972.,8813,121,SB12
N,6859. , 9070,118,SB13
N,6805.,9241,116,SB14
N,6742.,9432,114,SB15
N, 6620. , 9805,114,SB16
B-Cut, 1 , 1 , 0 ,0
7057.,8571,130,130,Bl
7116. , 8564,130,130,B2
7128. , 8524,140,140,B3
7148. , 8474,150,150,B4
7180. , 8415,160,160,B5
7202. ,8384,162,162,66
7189. , 8358,170,170,67
B-Wall, 2 , 2 , 0 ,0
6983. , 8595,130,137,Wl
7018. ,8630,130,137,W2
6941.,8687,130,137,W3
6939. ,8691,129,136,W4
6881. , 8734, 129,136,W5
6878. , 8742, 126,132,W6
6807., 8777, 126,132,W7
6803. ,8785,123,128,W8
6723.,8814,123,128,W9
6719. , 8818,121,126,W10
B-Wall, 3 , 2 , 0 ,0
6719.,8818,121,126,W10
6634.,8832,121,126,W11
6624.,8843,116,121,W12
6545.,8834,116,121,W13
R, 1 , 67 ,500
6971,8651,135.,Rl
R, 2 , 67 ,500
6910,8699,134.,R2
R, 3 , 67 ,500
6839,8749,131.,R3
R, 4 , 67 ,500
6764,8788,128.,R4
R, 5 , 67 ,500
6681, 8814,126.,R5
R, 6 , 67 ,500
6589,8829,121.,R6
R, 7 , 67 ,500
6498,8812,120.,R7
R, 8 , 67 ,500
6422,8798,119.,R8
R, 9 , 67 ,500
6343,8781,118.,R9
R, 10 , 67 ,500
6285,8773,118.,R10
R, 11 , 67 ,500
6207,8762,117.,R11
R, 12 , 67 ,500
6009,8806,119.,R14
R, 13 , 67 ,500
5873,8881,118.,R16
VC,C
PC output option: 0 ,C:\SOUND32\CR.INP
17
18
5.*
5.*
Wll
W12
15.7 MASONRY
79.5 MASONRY
REC REC ID DNL PEOPLE LEQ(CAL)
1 Rl
2 R2
3 R3
4 R4
5 R5
6 R6
7 R7
8 R8
9 R9
10 RIO
11 Rll
12 R14
13 R16
BARRIER TYPE
BERM
MASONRY
MASONRY /JERSEY
CONCRETE
67.
67.
67.
67.
67.
67.
67.
67.
67.
67.
67.
67.
67.
500.
500.
500.
500.
500.
500.
500.
500.
500.
500.
500.
500.
500.
0
30752
0
0
59.6
58.8
59.4
59.1
57.7
55.8
58.2
57.6
56.8
56.2
55.5
54.4
53.7
COST
.
•
TOTAL COST = $31000.
BARRIER HEIGHT INDEX FOR EACH BARRIER SECTION
1111111111111. 11111
CORRESPONDING BARRIER HEIGHTS FOR EACH SECTION
0. 0. 0. 0. 0. 0. 7. 7. 7. 7. 7. 6. 6. 5. 5. 5. 5. 5.
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE CARLSBAD, CALIFORNIA 92008
434-2867
REC'D FROM DATE
ACCOUNT NO.
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RECEIPT NO. f §J 13
DESCRIPTION
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NOT VALID UNLESS VALIDATED BY TOTAL
AMOUNT
•' ,
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0001 Oi 02^r-«-0o^T - *v-« ^^-« •* » i . * ufa^M1 ** W
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