HomeMy WebLinkAbout1987-11-04; Planning Commission; Resolution 2595' ,ibP . ,. I/ 6 b I
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PLANNING COMMISSION RESOLUTION NO, 2595
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MASTER
TENTATIVE SUBDIVISION MAP TO CREATE 360 LOTS ON APPROXI-
MATELY 540 ACRES, ON PROPERTY GENERALLY LOCATED
IMMEDIATELY NORTH OF BATIQUITOS LAGOON, BETWEEN 1-5 AND
EL CAMINO REAL.
APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT
CASE NO: CT 85-35
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i.5 I/ WHEREAS, a verified application for certain property to I
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Portion of Sections 26, 27 and 34 in Township 12 South,
Range 4 West, San Bernardino Meridian, in the City of I Carlsbad, County of San Diego, State of California
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Planning Commission; and J-I
has been filed with the City of Carlsbad, and referred to the
I 2 WHEREAS, said verified application constitutes a request
33 as provided by Title 21 of the Carlsbad Municipal Code; and
:14 WHEREAS, the Planning Commission did, on the 4th day of
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relating to the Tentative Tract Map. 20
I desiring to be heard, said Commission considered all factors ~ 19
considering all testimony and arguments, if any, of all persons 18
WHEREAS, at said public hearing, upon hearing and :17
by law to consider said request; and 16
November, 1987, hold a duly noticed public hearing as prescribed
21 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
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following findings and subject to the following conditions: 25
B) That based on the evidence presented at the public hearing, the 24
A) That the above recitations are true and correct. 23
Commission as follows:
Commission recommends APPROVAL of CT 85-35, based 3n the
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Findings: ' 1) The project is consistent with the City's General Plan since
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3 * 2) The project'is consistent with Master Plan MP-177 because the
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6 3) The site is physically suitable for the type and density of
the uses proposed are consistent with the land use designations for the site as indicated on the Land Use
Element of the General Plan, and is at or below the Council adopted control yield densities.
uses and densities proposed are provided for in PIP-177.
the development since the site is adequate in size and shape
to accommodate the project as proposed. 7
8 4) The project is consistent with all City public facility pol- icies and ordinances since:
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a) The Planning Commission has, by inclusion of an I
appropriate condition to this project, ensured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added a condition that a note shall be placed on the final map that building permits may not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
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b) The Carlsbad Unified School District has written a letter,
dated July 7, 1986, stating that, the project applicant's
offer to dedicate a 12.4 acre site at the intersection of
Alga Road and "A" Street for a school, is acceptable as mitigation of the impact to existing school facilities.
Implementation of this agreement will ensure that school
facilities are available to this project.
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c) Park land dedication (24.25 acres and 5.75 acres of
reserve) within Planning Area 32 of MP-177, is required as
discussed within the Zone 19 Local Facilities Management
Plan.
d) All necessary public improvements have been provided or will be required as conditions of approval.
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e) The applicant has agreed and is required by the inclusion
of an appropriate condition to pay a public facilities fee. The applicant has also agreed by condition to pay all Growth Management Fees. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan.
f) Assurances have been given that adequate sewer for the project will be provided by the City of Carlsbad.
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6) The proposed project is compatible with the surrounding future 8
Guidelines Manual. 7
5) The proposed project is consistent with the City's Planned Development Ordinance and also complies with the Design
land uses since surrounding properties are designated for
9 residential development on the General Plan.
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An EIR was prepared for this project and has been recommended
for certification by the Planning Commission. The EIR (EIR 83-2(A)) identified a number of potentially significant
impacts created by this project and possible mitigation measures to reduce these impacts to a level of insignificance. These mitigation measures have been incorporated into the zoning for the property (MP-177) and in some cases the project
has been revised to reduce all impacts to a level of
insignificance, with the possibility of two exceptions,
traffic and air quality. The project has been mitigated to the extent possible with regard to air quality and circulation
by the conditions requiring improvements to public facilities.
Despite these conditions, impacts will still exist. With
regard to these items, the Planning Commission finds there are
overriding considerations which are as follows:
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1) Traffic - With the implementation of the City's Growth
Management Program, residential dwelling units over the
Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management plan, no project related unmitigable
traffic impacts are anticipated;
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2) Air Quality - The reduction in project residential
densities associated with the City's Growth Management
Program, would bring the project's air quality figures more in line with the Series VI population growth
forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts.
Since air quality is a regional problem which will exist
with or without this project, effective long term
mitigation can only be accomplished on a regional basis.
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The specific findings for the Planning Commission on each identified impact are attached as Exhibit “E” and incorporated herein by reference.
8) This project requires the construction of the improvements or facilities listed in the conditions of approval or the payment of fees in lieu of construction. This project creates a direct need for the improvements or facilities for the reasons stated in the staff report. If the imnrovements
or facilities are not provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to
provide safe, adequate and appropriate service to future
residents of the project consistent with City goals,
policies and plans.
9) This project is consistent with the City’s Growth Management Ordinance as it has been conditioned to comply with any requirements approved as part of the Local Facilities Management Plan for Zone 19.
IO) That the project is consistent with Title 21 of the Carlsbad Municipal Code and in compliance with the State Subdivision
Map Act.
11) That CT 85-35 complies with the City’s Hillside Ordinance and standards outlined in Section 21.95 of the Carlsbad Municipal Code. All grading complies with the standards outlined in Section 21.95.060 except in minor instances where the ordinance excludes compliance based on the need to provide circulation element streets or development in small
isolated areas.
Conditions:
1 ) Approval is granted for CT 85-35, as shown on Exhibits “A-1”
-“A-9”, dated October 13, 1987, incorporated by reference
and on file in the Planning Department. Development shall
occur substantially as shown unless otherwise noted in these
conditions.
2) This projact. is approved upon the express condition that the
. final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is
available to serve the subdivision.
3) This project is approved upon the express condition that building permits will not be issued for development of the
subject property unless the City Engineer determines that
sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This note shall be placed on the final map,
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4) This project is also approved under the express condition
that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 and any development fees
established by the City Council pursuant to Chapter 21.90 of
the Carlsbad Nunicipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfill the subdivider's agreement to pay the public facilities fee dated October 16, 1987 and the agreement to pay the Growth Management Fee dated August 27, 1986, copies of which are on file with the City Clerk and are
incorporated by this reference. If the fees are not paid
this application will not be consistent with the General Plan
and approval for this project shall be void.
5) Pursuant to the provisions of the Carlsbad Municipal Code
Section 20.44.110, the applicant shall dedicate 24.25 acres of park land and reserve 5.75 acres of park land within
Planning Area 32 of MP-177 prior to approval of the final map
for CT 85-35.
6) The applicant shall dedicate a 12.4 acre school site at the
intersection of Alga road and "A" Street prior to approval of
the first final map for CT 85-35.
7) This project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan
approved by the City Council on I incorporated herein and on file in the Planning Department,
and any future amendments to that Plan made prior to the
issuance of building permits.
8) Approval of this request shall not excuse compliance with the Pacific Rim Country Club and Resort Master Plan, all sections
of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance.
9) Water shall be provided to this project pursuant to the Water Service agreement between the City of Carlsbad and the Costa
Real Water District, dated May 25, 1983.
Planning Department
10) The applicant shall prepare a 24" x 36" reproducible mylar of
the final site plan incorporating the conditions contained
herein. Said site plan shall be submitted to and approved by
the Planning Director prior to the issuance of building
permits.
11) The applicant shall establish a Master Pacific Rim Country Club and Resort Association per the conditions outlined in MP-177. A master maintenance plan and CC&R's shall be submitted to and approved by the Planning Director prior to
approval of the first final map.
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12) The applicant shall prepare a detailed landscape and irriga- tion plan which shall be submitted to and approved by the Planning Director prior to the issuance of grading or building permits, whichever occurs first.
13) A 500' scale map of the subdivision shall be submitted to the
Planning Director prior to the recordation of the final map.
Said map shall show all lots and streets within and adjacent
to the project.
14) ~ll parking lot trees shall be a minimum of 15 gallons in
size, I 15) A master plan of the existing onsite trees shall be provided
to the Planning Director as part of the final grading plan to
determine which trees shall be required to be preserved prior to the issuance of a grading permit or a building permit, whichever occurs first,
16) All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris,
17) Any signs proposed for this development shall be designed in conformance with the sign program outlined in the Pacific Rim Country Club and Resort Master Plan and shall require review and approval of the Planning Director prior to installation of such signs,
18). Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Planning Director.
19) All roof appurtenances, including air conditioners, shall be
architecturally integrated and concealed from view and the
sound buffered from adjacent properties and streets, pursuant
to Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building,
20) The applicant shall submit a street name list consistent with
the City's street name policy subject to the Planning Director's approval prior to final map approval,
21) The. project shall provide bus stop facilities at locations
subject to the satisfaction of the North County Transit Dis- trict. Said facilities shall at a minimum include a bench,
free from advertising, and a pole for the bus stop sign. The
bench and pole shall be designed in a manner so as to not
detract from the basic architectural theme of the project and said design shall be subject to the approval of the Planning Director and North County Transit District,
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0 0 I 22) Approval of Tentative Tract Map CT 85-35 is granted subject
to the approval of Master Plan MP-177 and Local Facilities
Management Plan No, 87-19,
23) Existing onsite trees shall be retained wherever possible and
shall be trimmed and/or topped. Dead, decaying or potentially
dangerous trees shall be approved for removal at the discretion of the Planning Department during the review of the
Master Plan of existing onsite trees. Those trees which are
approved for removal shall be replaced on a tree-for-tree
basis as required by the Planning Department.
24) All sales maps that are distributed or made available to the
public shall include but not be limited to trails, future and
existing schools, parks, and streets.
25) Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible
from the street or access road; color of identification and/or
addresses shall contrast to their background color.
26) Prior to occupancy of any units, the applicant shall construct a directory sign at the entrance to the project, The design of this sign shall be approved by the Planning Director.
27) It is found that the construction of the required public improvements arise directly from this development and are needed to promote and protect public health, safety, and welfare. If any such condition for construction of any public1 improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as
provided in Government Code Section 65913.5, If any such
condition is determined to be invalid this approval shall be
void.
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28) A two phased program shall be undertaken to avoid possible significant impacts on paleontological resources.
A) Phase 1 shall consist of a qualified paleontologist doing a literature and records search, surface study, subsurfacc testing if necessary, the recordation of any sites, and a
recommendation regarding the need for further work,
' €3) If it is determined during Phase 1 that further work is necessary it shall consist of the following-:
1 ) A qualified paleontological monitor shall be present at a pregrading conference with the developer, gradin1 contractor, and the environmental review coordinator.
The purpose of this meeting will be to consult and
coordinate the role of the paleontologist in the grading of the site. A qualified paleontologist is a individual with adequate knowledge and experience wit fossilized remains likely to be present to identify them in the field and is adequately experienced to remove the resources for further study.
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2) Raleontologist or designat e shall be present during those relative Phases of qradinq as determined at the I pregrading conference. The monitor shall have the
authority to temporarily direct, divert or halt grading to allow recovery of fossil remains (primarily
marine mammals) . At the discretion of the monitor,
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recovery may include washing and picking of soil samples for micro-vertebrate bone and teeth. The developer shall authorize the deposit of any resources found on the project site in an institution staffed by qualified paleontologists as may be determined by the Planning Director. The contractor shall be aware of the random nature of fossil occurrences and the
possibility of a discovery of remains of such scientific and/or educational importance which might \
warrant a long term salvage operation or preservation. Any conflicts regarding the role of the paleontologist
and/or recovery times shall be resolved by the
Planning Director.
All development upon this property shall comply with the general and specific development standards and the public
facilities phasing requirements of the Pacific Rim Country
Club and Resort Master Plan, and Zone 19 Local Facilities
Management Plan respectively.
The project applicant shall be required to submit building
elevations for all structures proposed subject to the approval of the Planning Director, prior to final map approval with the
exception of custom single family lots which shall be submited
at the time of building permits and multi-family lots which
shall be submitted upon subsequent subdivision pursuant to the
City's Planned Development Ordinance. The architecture of
these elevations shall be consistent with the structural
renderings approved for this project. All building locations shall be constructed specifically as approved.
Prior to final map approval for Planning Areas 4, 8 , and 14,
the project applicant shall be required to submit to the Planning Commission for review the following items:
a) Site plans showing building footprints, recreation amenities, homeowner and guest parking spaces.
b) Landscape plans c) Structural elevations; and d) Floor plans
Planning Areas 5, 7, 12, 15 and 16 will require full applications to be submitted pursuant to Title 20 and 21 of
the Carlsbad Municipal Code prior to any development.
Prior to final map approval for any .portion of CT 85-35, the project applicant shall be required to conduct a field survey with a licensed surveyor and biological consultant, as approved by the Planning Director, for purposes of identifying; (1) all 25% or greater slope areas with sensitiv coastal sage scrub and/or chaparral habitat, and (2) all 25% or greater contiguous slope areas of 10 acres or greatey. These areas shall be staked off and identified on the final
map. Any subsequent project grading shall be required to be I/ PC RES0 NO. 2595 8.
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kept outside of identified areas containing 25% or greater
slopes and biological habitat for all other 25% or greater contiguous slope areas of 10 acres or greater to the satisfaction of the Planning Director. Grading shall only be permitted as allowed per the underlying Local Coastal Program policies. i 4
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33) This project is approved subject to the payment of
agricultural conversion fees as required in Master Plan MP-
177.
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34) Prior to the dedication of the 12.4 acre property (Planning Area 6) to the Carlsbad Unified School District, the project
applicant shall be required to pay to the California Coastal Conservancy all agriculture conversion mitigation fees
applicable to this 12.4 acres. The applicant may transfer
these fees to the school district if an agreement between
those parties is reached.
35) Prior to final map approval for Unit C, Planning Area 4 shall
be redesigned to pull all development out of the dripline of
the Oak Trees within the identified open space corridor subject to the approval of the Planning Director. This may necessitate that some lots within Planning Area 4, on CT 85-35
be eliminated,
36) Prior to final map approval, the applicant shall submit a site
development design plan for the second phase golf course parking lot to the Planning Director for approval.
16 37) The Pacific Rim Country Club and Resort Master Association
shall be responsible for the maintenance of all slopes along
17 Alga Road and Pacific Rim Drive.
18 38) Lot 127 within Planning Area 3 of CT 85-35 is specifically not
approved, and shall be redesigned to the satisfaction of the
35 is specifically not approved as designed. Lots 149, 155,
not approved as designed. Lots 62 and 84 of Planning Area 8
19 ! Planning Director. Lot 31 1 within Planning Area 14 of CT 85-
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of CT 85-35 are specifically not approved as designed. 21
and 185 within Planning Area 4 of CT 85-35 are specifically
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Manager and City Attorney guaranteeing their availability. 24
within the Zone 19 Local Facilities Management Plan and to 23
39.) The project applicant shall be required to comply with all general and specific public facilities conditions identified
execute an agreement or agreements satisfactory to the City
25 40) Prior to final map approval for CT 85-35, the project
27 for CT 85-35.
Director proof of an approved Coastal Development permit 26 applicant shall be required to submit to the Planning
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41) The applicant or their successors shall not oppose the formation of an assessment district or other financing mechanisms needed to implement the Local Faci.lities Management Plan for Zone 19.
Engineering I
42) Mass grading of the entire site as shown on the Tentative Map is specifically not approved. The grading shall be permitted in phases to the satisfaction of the City Engineer and the Planning Director. Grading of the residential planning sites may be .allowed when in the opini,on of the City Engineer and the Planning Director such grading is necessary to balance
the grading within the commerical phase of the project and/or meet the overall goals of the Master Plan.
43) All trail systems required by the Master Plan for this
development shall be shown on the grading plan and subject to
the approval of the City Engineer.
44) Prior to the approval of any grading plan over a planning are
which does not have an approved site development plan, the developer shall provide detailed environmental and hillside constraint maps to the satisfaction of the City Engineer and Planning Director. Grading shall be prohibited within any portion of the site which is found to be potentially significant by the Planning Director, until such time as a
detailed site development plan is submitted.
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45) Grading permits shall not be issued for this subdivision prior to recordation of the final map in conformance with City Engineering departmental policy unless permitted by the City
Engineer.
46) The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site.
47) The grading for this project is defined as "controlled grad- ing" by Section 11.06.170(a) of the Carlsbad Municipal Code.
Grading shall be performed under the observation of a civil
engineer whose responsibility it shall be to coordinate site
inspection and testing to ensure Compliance of the work with the approved grading plan, submit required reports to the Cit:
Carlsbad Municipal Code.
. Engineer and verify compliance with Chapter 11.06 of the
48) Upon completion of grading, the developer shall ensure that a1
"as-graded" geologic plan shall be submitted to the City Engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective
measures as actually constructed and must be based on a con- tour map which represents both the pre and post site grading.
This plan shall be signed by both the soils engineer and the engineering geologist. The plan shall be prepared on a mylar or similar drafting film and shall become a permanent record.
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49) No grading shall occur outside the limits of the project unless a letter of permission is obtained from the owners of the affected properties.
SO) Prior to approval of any mass grading plan the applicant
shall submit for approval of the City Engineer and shall
construct temporary or permanent desiltation facilities down stream of any proposed mass grading site to prevent siltation
of the Batiquitos Lagoon.
51 ) A separate grading plan shall be submitted and approved and a separate grading permit issued for the borrow or disposal site
if located within the city limits.
52) All slopes within this project shall be no steeper than 2:l.
53) Prior to hauling dirt or construction materials to any proposed construction site within this project the developer
shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with
all conditions and requirements the City Engineer may impose with regards to the hauling operation.
54) Prior to approval of any grading plan a detailed geologic report shall be submitted to and approved by the City Engineer. The report shall identify specific recommendations for the proposed development, including water features with respect to subsurface saturation and slope stability.
55) The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control
measures and shall construct temporary desiltation/detention
basins of type, size and location as approved by the City Engineer. The basins and erosion control measures shall be
shown and specified on the grading plan and shall be
constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods required or
approved by the City Engineer. The developer shall maintain
. the temporary basins and erosion control measures for a period' of time satisfactory to the City Engineer and shall guarantee
their maintenance and satisfactory performance through cash
deposit and bonding in amounts and types suitable to the City i Engineer.
56) All graded pads not intended to be immediately built upon shall be hydroseeded, fertilized and hydromulched with a seed mix approved by the City Engineer. Water trucks shall be utilized to irrigate hydroseeded areas until the plants are sufficiently established to the satisfaction of the City Engineer .
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57) In accordance with Chapter I1 of the Master Plan all offsite downstream basins and protective devices shall be installed prior to issuance of onsite grading permits.
58) Prior to the issuance of any grading permit for this project a specific Tree Preservation Plan shall be approved by the
City Engineer and Planning Director.
59) Prior to commencement of grading activity, the areas not to
be graded and/or areas of tree preservation shall be fenced to the satisfaction of the City Engineer and Planning Director.
60) Additional drainage easements and drainage structures shall be provided or installed as may be required by the City
Engineer .
61) The developer shall construct all required drainage facilities identified in the Master Drainage Plan and Local Facilities Plan for this project.
62) No grading of the site shall be allowed between October 1st to April 15th unless otherwise provided for in the Master Plan and approved by the City Engineer.
63) The developer shall construct desiltation/detention basins of a type and size and at locations as approved by the City Engineer. The developer shall enter into a desiltation basin maintenance agreement and submit a maintenance bond satisfactory to the City Engineer prior to the approval of grading, building permit or final map whichever occurs first for this project. Each desiltation basin shall be serviced
by an all-weather access/maintenance road. The provisions of
this agreement shall apply to any offsite borrow sites which may be utilized in the construction of this project as
required by the City Engineer.
64) All storm drain crossing of roadways shall be sized to carry the design 100 year flood. The storm drain across the golf course shall be designed to carry the 10 year flow within a 20' public easement or other alternatives acceptable to the City Engineer. The 100 year floodplain shall be identified
accepting responsibility for drainage overland and
acknowledgement (in perpetuity) of maintenance responsibility
by the applicant .
. on the final map. A note shall be placed on the final map
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25 ij 65) Prior to approval of the final map a maintenance agreement for drainage across the golf course shall be approved by the /I C i ty Attorney . 26 I
66) Alga Road and Poinsettia Lane shall be constructed within 24 27 months of approval of the 1st final map, extensions to this time frame may be approved by the City Engineer. 28 PC RES0 NO. 2595 12.
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67) No occupancy of any units or buildings within this subdivision shall be granted, until Alga Road, Poinsettia
Lane and Pacific Rim Drive have been completed to the satisfaction of the City Engineer in conformance with the Zone 19 Local Facilities Plan.
68) Prior to approval of the 1st final map for this subdivision the applicant shall offer for dedication full half street
right-of-way of El Camino Real based on a centerline to right- of-way width of 63 feet along Master Plan boundary 31
(Batiquitos Lagoon). The applicant shall dedicate an
additional 36 feet of right-of-way along El Canino Real at
the intersection with La Costa Avenue to the satisfaction of
the City Engineer. All dedications shall include provision for slope rights and drainage necessary to construct the road improvements.
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69) The developer shall make an offer of dedication to the City for all public streets and easements required by the Master Plan or as shown on the tentative map. The offer shall be
made prior to recordation of the respective final map for this project. All land so offered shall be granted to the City
free and clear of all liens and encumbrances and without cost
to the City. Streets that are already public are not required to be rededicated.
70) All intersections with Alga Road and Pacific Rim Drive shall establish sight corridor easements in conformance with design criteria. These easements shall be shown on the final maps and are subject to the approval of the City Engineer.
71 ) Direct access rights for all lots abutting Alga Road and Pacific Rim Drive in Phase I, shall be waived on the final
maps (except points of access as shown on the tentative map).
72) Plans, specifications, and supporting documents for all
improvements shall be prepared to the satisfaction of the City Engineer. Prior to approval of each unit final map, the
Subdivider shall install, or agree to install and secure with
appropriate security as provided by law, improvements shown on
the tentative map and the following improvements associated
with each unit to City Standards to the satisfaction of the
. City Engineer:
UNIT A
STREETS :
1) Full width improvements of all streets within Unit A, as
shown on the tentative map. -
2) Full width improvement of Alga Road from Mimosa Drive to
the westerly boundary of Unit A.
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3) Ful:. width dedication and grading of Alga Road from Unit
A to Poinsettia Lane, Improvement of the center two lanes, (I 8' wide each side of median) including fully improved median of Alga Road from Unit A boundary to Poinsettia Lane.
4) Full. width dedication and grading of Poinsettia Lane from
Alga Road to the easterly terminus of Poinsettia Lane. Improvement of the center two lanes, (1 8' wide each side of median) including median curb, gutter drainage and
utility service. Median infill improvements are not
required at this time.
5) Traffic signals along Alga Road at "A" Street and Pacific
Rim Drive. Installation of all signals will be at such time as traffic warrants are met, as determined by the
City Engineer.
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1) All sewer facilities within and offsite of Unit A to
serve this subdivision. All sewer facilities will be
sized to serve this project as well as any future
development which will utilize these sewer lines.
WATER :
1) All water facilities within Unit A to serve this subdivision for both domestic demand and fire flows as
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2) Offsite extension of a 14" low pressure line from Arena1 road to the western boundary of Unit A,
3) Offsite extension/relocation of 12" water line from "A"
Street to the west boundary of Unit A.
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1) All drainage facilities within Unit A to serve this subd:.vision.
2) The portion of master storm drain facility 'DE' from Alga Road to the lagoon including the desiltation basin.
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3) Additional offsite drainage facilities as required by the
City Engineer to accommodate drainage of public
imprcwements and graded areas.
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STREETS :
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2) Full. width improvement of Alga Road from Unit "Av1 to the westerly boundary of Unit. "13~~.
3) Traffic signal at Alga Road and the hotel entrance. 1nst:allation of this traffic signal shall be made at such
timt? as traffic warrants are met, as determined by the City Engineer.
SEWER :
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1) All sewer facilities within Unit "Brr to serve this
subdivision as well as upstream development.
WATER:
1) All water facilities within Unit "B" to serve this subdivision for both domestic demand and fire flows as required by the water district and fire department.
2) Extension of 12" and 16" water lines to existing
reservoirs or as required by the water district.
DRAINAGE :
1) A11 drainage facilities within Unit B to serve this subdivision.
2) The portion of master storm drain facility 'DD', including temporary desiltation basin to serve this unit.
3) The portion of master storm drain facility 'DE', including temporary desiltation basin to serve this unit.
UIIT C:
STREETS: ~
1) Full. width improvements of all streets within Unit C, as
shown on the tentative map.
2) Traffic signal at Alga Road and "A" Street. Installation
of this traffic signal shall be made at such time as traffic warrants are met, as determined by the City
Engl-neer.
SEWER:
1) All sewer facilities within Unit C to serve this subdivision as well as upstream development.
2) Offsite sewer facilities to service this subdivision including, but not limited to; extensions of mains southerly to connect to Ayres trunk sewer. ...
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WATER:
1) All water facilities within Unit C to serve this
subdivision for both domestic demand and fire flows as required by the water district and fire department.
2) Offsite extension of 8" water lines to Alga Road and to Mimosa Drive.
3) Offsite extension/relocation of 12" water line north of Planning Area 6 and 7.
DRAINAGE :
1) All drainage facilities within Unit "C" to serve this subdivision, and upstream (buildout) runoff.
2) Completion of master storm drain facility 'DF' from the northerly boundary of Unit ''C" to and including the desiltation basin at the southerly terminus.
UNIT D
STREETS:
1) Full width improvement of Alga Road along the frontage of
Unit "D" .
2) Full width improvement of all streets within Unit "D", as
shown on the tentative map.
3) A traffic signal at Alga Road and "J" Street. i Installation of this signal shall be made at such time as traffic warrants are met, as determined by the City
Engineer.
SEWER:
1) All sewer facilities within Unit I'D" to serve this subdivision and upstream development.
2) Offsite sewer facilities to serve this subdivision including, but not limited to; extensions of sewer mains southerly to connect to the Ayres trunk line.
WATER:
1) All water facilities within Unit "D" to serve this subdivision for both domestic and fire flows as required
by the water district and fire department.
2) Offsite extension of 16" water line from north of Alga
Road southerly down "J" and "K" Streets and pressure reducing stations as required to serve this subdivision.
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3) Extension of 12" water line offsite to existing
transmission main adjacent to Poinsettia Lane.
4) Extension of 8" and 12" water lines to serve Planning Areas 12 and 13. I DRAINAGE :
1) Completion of master drainage facility 'DD', including adequate sized desiltation basin at the terminus of this facility. I
2) All drainage facilities within Unit "D" to serve this
subdivision and upstream (buildout) runoff.
UNIT E I STREETS :
1) Full width improvement of Alga Road along the frontage of Unit. ''E1' .
2) Full width improvement of all streets within Unit aE1l, as shown on the tentative map.
3) Full. width improvement of Pacific Rim Drive including offsite cul-de-sac as required by the City Engineer.
SEWER:
1) All sewer facilities within Unit "E" to serve this subdivision as well as upstream (buildout) development.
2) Offrjite sewer facilities to serve this subdivision including, but not limited to; extensions of mains I sou1:herly to connect to the Ayres sewer trunk line.
WATER:
1) All water facilities within Unit "E" to serve this subdivision for both domestic demand and fire flows as required by the water district and fire department.
2) Extension of an 8" water line serving Planning Area 1.
3) Extension of 14" water line in Pacific Rim Drive to the
westerly unit boundary.
DRA1NAG:Z :
1) All drainage facilities within Unit "E" to serve this sub,3ivision and upstream (buildout) runoff.
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2) Completion of master storm drain facility 'DD' and 'DC-1'
from Alga Road to the terminus, including desiltation basin.
73) Improvements listed above shall be constructed within 12
months of the respective final map approval or at such time as
determined by the City Engineer.
74) The access roads which serve Planning Areas 2, 9 and 13 are proposed to be private. "L" Street shall be public.
75) Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this site plan.
76) The developer shall construct private street accesses to
public streets in such a way as to clearly designate that the private streets are not a portion of the public street system.
The developer shall place a plaque-type sign with the legend,
"PRIVATE STREET BEYOND THIS POINT, at the access point to
private streets from public streets. The script on the sign
shown above shall be capital letters of a size and contrast
such as to be readable for a normally sighted person at a
distance of 20 feet. The provisions of this condition shall
be met to the satisfaction of the City Engineer prior to
issuance of a Certificate of Occupancy for any portion of this
project.
77) The design of all private streets and drainage systems shall
be based upon City standards and approved by the City Engineer prior to approval of the final map for the respective phase unit for this project. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets and drainage systems shall be inspected by the city, and the standard improvement plan check and inspection fees shall be paid prior to approval of
the final map for the respective phase unit for this project.
78) The developer shall install street lights along all public and private street frontages in conformance with City of Carlsbad Standards.
79) The developer shall install street trees at the equivalent of
conformance with City of Carlsbad Standards. The trees shall
be of a variety selected from the approved Street Tree List.
A landscape plan shall be prepared €or all median and parkway treatments. Said plan shall be approved by the Planning
Director.
, 40-foot intervals along all public street frontages in
80) The developer shall comply with all the rules, regulations an( design requirements of the respective sewer and water agencie!
regarding services to the project. All weather access to utility easements and facilities within this subdivision
shall be provided.
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The developer may file phased final maps provided they are filed for approval in the numerical sequence shown on the master tentative map. If the developer elects to submit phased final maps out of said numerical sequence, the developer shall apply for such permission pursuant to
Carlsbad's Municipal Code Section 20.20.020 and which shall
require all conditions of preceeding phases to be completed unless otherwise approved by the City Engineer and Planning
Director.
The developer shall provide an acceptable means for
maintaining the private easements within the subdivision and
all the streets, sidewalks, street lights, storm drain facilities and sewer facilities located therein and to
distribute the costs of such maintenance in an equitable manner among the owners of the units within the subdivision.
All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property) or the
individual property owner (if on an individually owned lot).
An appropriately worded statement clearly identifying the responsibility shall be placed in the CC&R's.
All private driveways shall be kept clear of parked vehicles
at all times, and shall have posted "NO Parking/Fire Lane Tow
Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal
Code.
The median and parkway landscaping along Alga Road shall be
privately maintained by the Homeowner's Association or developers maintenance district.
The applicant shall agree to utilize reclaimed water, in Type
I form, on the subject property in all common areas if required by the City Engineer.
Some improvements shown on the Tentative Map and/or required by these conditions are located offsite on property which neither the City nor the subdivider has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The subdivider shall conform to Section 20.16.095 of the Carlsbad Municipal Code.
The developer shall provide the City with a reproducible myla]
copy of the site plan as approved by the Planning Commission.
The site plan shall reflect the conditions of approval by the
City. The plan copy shall be submitted to the City Engineer prior to improvement plan submittal.
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89) Prior to approval of any grading or building permits for this project, the owner shall give written consent to the annexation of the area shown within the boundaries of the sit plan into the existing City of Carlsbad Street Lighting and
Landscaping District No. 1.
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This subdivision contains a remainder parcel. No building permit shall be issued for the remainder parcel until it is further subdivided pursuant to the provisions of Title 20 of the Carlsbad Municipal Code, This note shall be placed on the final map.
The applicant shall provide sleeves for the possible future use of reclaimed water to the satisfaction of the City
Engineer.
Prior to approval of the final map for Unit A, the owner
shall offer to dedicate sufficient right-of-way adjacent to Pacific Rim Drive to provide for the future extension of Arenal Road. The limits of said offer to dedicate shall be
subject to the approval of the City Engineer and shall be
based on a preliminary alignment study for Arenal Road. The
developer of Planning Area 8 shall notify all prospective buyers in writing of the potential for the Arenal Road connection to Pacific Rim Drive. A note to the effect that a
future road connection is possible at this location shall be placed on the final map subject to the approval of the City Engineer.
Approval of this tentative tract map shall expire twenty-four
months from the date of City Council approval unless a final map is recorded. An extension may be requested by the applicant. Said extension shall be approved or denied at the discretion of the City Council. In approving an extension,
the City Council may impose new conditions and may revise existing conditions.
Prior to the sale of any Planning Area within this tentative map, the buyer shall enter into an agreement with the Master Plan developer and the City of Carlsbad to provide for the
obligations of the Master Plan. The form and content of this agreement shall be approved by the City Attorney. A note to
the effect that this agreement is required prior to development of the planning areas shall be placed on the final maps.
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95) Prior to approval of the first final map for the project the
developer shall submit a detailed report prepared by a
. registered civil engineer acceptable to the City on the existing condition of the Ayres sewer trunkline. The report
shall be based upon a video inspection of the trunkline adjacent to the project site and extending to the sewer pump station. The video tapes shall be submitted to the City
Engineer with the report and shall become the property of the
City, The report shall detail the condition of the pipe and
recommend any remedial measures necessary to bring the sewer line into conformance with City Standards. If any repairs are necessary the developer shall submit a proposed schedule of repairs and a method of financing such repairs acceptable to the City Engineer.
PC RES0 NO, 2595 20 I!
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2 96) Prior to the issuance of building permits, complete building
plans shall be submitted to and approved by the Fire
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97) Additional public and/or onsite fire hydrants shall be
provided if deemed necessary by the Fire Marshal.
98) The applicant shall submit two (2) copies of a site plan
showing locations of existing and proposed fire hydrants and
onsite roads and drives to the Fire Marshal for approval.
99) An all-weather access road shall be maintained throughout construction.
9 100) All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials
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:I1 101 ) Proposed security gate systems shall be provided with "Knox"
key operated override switch, as specified by the Fire De- :L 2 partment .
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102) All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "NO Parking/Fire Lane-Tow
Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal ~
Code. I
103) Fire retardant roofs shall be required on all structures.
104) Brush clearance shall be maintained according to the
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specifications contained in the City of Carlsbad Landscape
Guidelines Manual.
105) All fire alarm systems, fire hydrants, extinguishing systems,
automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approva: prior to construction.
21 106) Building exceeding 10,000 sq.ft. aggregate floor area shall bf sprinklered or have four-hour fire walls with no openings
less) areas.
22 . therein which shall split the building into 10,000 sq.ft. (0
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submit to the Fire Marshal for review, emergency vehicle
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Parks and Recreation:
108) Prior to final map approval the project applicant shall be required to dedicate a 24.25 acre park site and reserve a 5.75 acre area for future park within Planning Area 32 prior to
final map approval. A 2 lane all weather access road from either Poinsettia Lane or Alga Road to the park site shall be
designed and guaranteed by the applicant at the time of
dedication, subject to the approval of the Parks and
Recreation Director. The access road shall be fully improved by the applicant. A two-lane paved access road shall be provided by the applicant prior to the park being opened to
the public.
PASSED, APPROVED AND ADOPTED at a regular meeting of the 81/ Planning Commission of the City of Carlsbad, California, held on I
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the 4th day of November, 1987, by the following vote, to wit:
AYES : Chairman Marcus, Commissioners: McBane, McFadden,
NOES :
ABSENT: Holmes
Schlehuber, Hall E Schramm.
ABSTAIN :
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1 '* 0 0 EXHIBIT "E" H.P.I. November 4, 1987
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The following items constitute the Planning Commission environmental findings for this project. The mitigation measures
listed below describe the project changes which reduce these impacts to insignificant levels, with the possibility of two exceptions, traffic and air quality. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth
Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836
du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide
densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local
Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential
densities associated with the City's Growth Management Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan.
The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist
with or without this project, effective long term
mitigation can only be accomplished on a regional basis.
A. LAND USE
Impact: The project is inconsistent with LCP policy
regarding allowable densities of development.
Mitigation: LCP amendments are being processed in order
to allow higher densities of development while ensuring the preservation of sensitive coastal resources.
Impact: The project is not in compliance with LCP
policies to protect steep slopes and sensitive
coastal habitats.
Mitigation: The project has been redesigned to keep
development off of steep slopes and sensitive
coastal habitats. Provisions have been included in the Master Plan to require that any development proposed shall comply with all slope and sensitive resource LCP
policies.
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Impact: The development of Planning Area 32 will result in impacts to Batiquitos Lagoon
wetlands.
Mitigation: Planning Area 32 has been deleted from this project. This project area will be
maintained in open space.
B. AGRICULTURE
Impact: Implementation of this project will result in
the conversion of 360 acres of prime and non-
prime coastal agricultural land to urban
uses.
Nitigation: This impact will be mitigated througn the papent to the State Coastal Conservancy of agricultural conversion fees in an amount of
between 5,000 to 10,000 per acre,
c. VISUAL AESTHETICS
Impact: Development of Planning Areas 28 and 30 as
proposed will result in visual impacts to
passersby on La Costa Avenue, Pacific Rim
Drive and Interstate 5.
Mitigation: These Planning Areas have been redesigned and provisions (development standards) have been included within the Master Plan to mitigate potential visual impacts to the develo-rnent
of these Planning Areas.
Impact: Development would irrevocably alter the site's appearance from an undeveloped site to one of urban development,
Mitigation: An unavoidable impact would result from any urban development of the project site. The project has, however, been designed to maintain the Batiquitos Lagoon and its shoreline in open space. In addition, most major slopes and tree groves will also be preserved in open space.
Impact : Grading will result in permanent landform
alteration.
Mitigation: Development will generally follow natural topography with a golf course in the major
drainage canyons and the lowest densities of development along the ridgelines. Per Master Plan standards, contour grading will be used,
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as well as development techniques such as stepped building pads and split-level designs. Nany natural slopes will be retained.
Implementation of these measures will
adequately mitigate grading impacts.
D. TRAFFIC CIRCULATION
Impact: Implementation of the proposed project (4300
du's and other commercial uses prior to Growth Management) would result in the completion of improvements to Alga Road, and Pacific Rim Drive and partial improvement to Poinsettia
Lane. However, even with these project
improvements, the EIR indicates that the intersections of El Camino Real with Alga Road and La Costa Avenue will operate at poor levels of service under both the existing
General Plan and with the proposed project (pre-Growth Management) . However, the EIR also notes that these traffic impacts are not solely project related, but are regional in nature, and will occur with or without the project.
Mitigation: With the implementation of Growth Management,
thereby resulting in the reduction in project
dwelling units from 4300 du's to 2836 du's,
and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone
19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association
with the requirements of the project to
implement the identified circulation impacts
identified within the Zone 19 Local Facilities
Management Plan, no unmitigable circulation
impacts are anticipated.
E. NOISE
Impact: Implementation of this project will result in traffic noise levels above City standards along Alga Road.
Mitigation: These noise impacts will be adequately
mitigated by the incorporation of noise berms/walls along Alga Road within noise sensitive areas.
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€7. AIR QUALITY
Impact: The proposed project will result in growth unanticipated by SANDAG Series VI growth forecasts resulting in incremental increases in both non-vehicular and vehicular
emissions.
Mitigation: The proposed project has been scaled back from 4,300 dwelling units to 2,836 to comply
with the City's growth control points. This action should help to bring the air quality figures in line with the Series VI population growth forecasts. Effective long-term mitigation can only be accomplished on a regional basis.
G. PUBLIC SERVICES
Impact: Implementation of this project may overburden
an existing sewer pump station and will
contribute to the overcrowding of local scnools.
Mitigation: These impacts can be mitigated through the upgrading of existing sewer facilities prior
to any Phase 2 or 3 development; and through
the dedication of a 12.4 acre school site to the Carlsbad Unified School District. These measures have been made provisions of the Master Plan.
1H. HYDROLOGY
Impact: Implementation of this project will result in
increased erosion due to grading and runoff
of urban contaminants into Batiquitos Lagoon.
Mitigation: These impacts will be mitigated through the
incorporation of sediment control basins and
drainage facilities to control runoff, In
addition, a maintenance program to remove debris from paved surfaces will be
implemented to reduce chemical ccntaminants
associated with runoff.
I. BIOLOGY
Impact: Implementation of the project as proposed
would result in several biological impacts
including:
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a) impacts to wetlands habitat from the development of Planning Area 32 b) impacts to riparian habitat from development of the 1st and 18th golf fairways c) impacts to sensitive coastal habitats in
Planning Areas 13, 14, 15 and 26.
Mitigation: These impacts have been mitigated through the deletion of Planning Area 32 from the Master Plan, the redesign of the other Planning Areas and through the incorporation of provisions into the Master Plan to keep development out
of sensitive biological areas.
J , GEOLOGY
Impact: Portions of the subject property are
encumbered by various geological constraints including; compressible alluvial soils, slope instability, expansive soils, landslide areas
and seisrnic areas.
Mitigation: These potential impacts can be mitigated by;
(1) the implementation of geotechnical
recommendations included in the Phase I geotechnical investigation report, (2) completion of Phase I1 subsurface geotechnical investigation and the implementation of associated recommendations, (3) stabilization of ancient landslides through buttressing and subdrain installation, removal and
recompaction, or other similar techniques, and
(4) the utilization of earthquake resistant
building designs.
K. CULTURAL RESOURCES
Impact: Implementation of the project would result in the destruction of Significant cultural and paleontological resouices.
Mitigation: Impacts to cultural resources can be mitigated through the placement of resource sites in undisturbed open space or the implementation
of a Phase I1 data recovery program, Impacts
to paleontological resources can be mitigated
by having a qualified paleontologist monitor
present during the cutting of previously
undisturbed sediments. If significant fossils
are discovered, grading should be halted to allow fossil recovery, The fossil locale that has already been discovered must be properly sampled prior to grading in that area.
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