HomeMy WebLinkAbout1987-11-04; Planning Commission; Resolution 2596b 7- ..
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PLANNING COMMISSION RESOLUTION NO. 2596
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, APPROVING A SITE DEVELOPMENT PLAN FOR PLANNING AREAS 1, 2, 10 AND 11 OF PHASE I OF MASTER PLAN 177 TO ALLOW CONSTRUCTION OF AN 18-HOLE GOLF COURSE AND CLUBHOUSE, A 560 SUITE RESORT HOTEL, A COMMUNITY SPORTS CENTER AND TWO RESTAURANTS ON PROPERTY
GENERALLY LOCATED BETWEEN FUTURE ALGA ROAD AND PACIFIC RIM
DRIVE .
APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT CASE NO: SDP 86-2
WHEREAS, a verified application has been filed with the
City of Carlsbad and referred to the Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Nunicipal Code,
the Planning Commission, on the 4th day of November, 1987,
considered said request on property described as:
Portions of Sections 26, 27, and 34 in Township 12 South,
Range 4 West, San Bernardino Meridian, in the City of
Carlsbad, County of San Diego, State of California.
WHEREAS, at said hearing, upon hearing and considering all
testimony and arguments, if any, of all persons desiring to be
heard, said Commission considered all factors relating to Site
Development Plan No. 86-2.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the City of Carlsbad as follows:
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A). That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission APPROVES SDP 86-2, based on the following findings . and subject to the following conditions:
Findings:
1) The proposed commercial development is consistent with the
Recreation Commercial designation as indicated in the Combination District on the Land Use Element of the General
Plan.
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2) The project is consistent with Master Plan MP-177 because the
uses proposed are permitted in MP-177,
3) The project is consistent with all City public facility pol- icies and ordinances since:
a) The Planning Commission has, by inclusion of an
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
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 Planning Commission has, by inclusion of an appropriate condition to this project, ensured building permits will 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.
c) Park land dedication (24.25 acres and 5.75 acres of reserve within Planning Area 32) are required as a
condition of approval.
d) All necessary public improvements have been provided or
will be required as conditions of approval.
e) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities
fee. 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.
4) The proposed project is compatible with the surrounding future
land uses since surrounding properties designated for
residential development on the General Plan have been
adequately buffered.
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5) 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 circulatior
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 arc 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;
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.
The specific findings for the Planning Commission on each identified impact are attached as Exhibit "E" and incorporated herein by reference. I 6) This project requires the construction of the improvements or
facilities listed in the conditions of approval or the payment
direct need for the improvements or facilities for the reasons . of fees in lieu of construction. This project creates a
I stated in the staff report. If the improvements or facilities
I 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.
7) The applicant is by condition, required to pay any increase in
public facility fee, or new construction tax, or development
fees, and has agreed to abide by any additional requirements
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established by a development management or public facility
program ultimately adopted by the City of Carlsbad. This will
ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project.
8) 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.
Conditions:
1 ) Approval is granted for SDP 86-2, as shown on Exhibits "A-1"
*I A-9 11 , 1' B- 1 II - It B- 3 81 "C-1 11 - nC-3" "0-1" - "D-3'I, 1vE-O" I - "E-27" and 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.
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This project 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.
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
s.uch sewer permits and will continue to be available until time of occupancy. This note shall be placed on the final
map.
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 as amended from time to time, and any development fees established by the City
Council pursuant to Chapter 21.90 of the Carlsbad Municipal
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.
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5) The applicant shall dedicate 24.25 acres of park land and reserve 5.75 acres of park land in Planning Area 32 of
MP-177 as required by the Zone 19 Local Facilities Management Plan.
6) Approval of this request shall not excuse compliance with all
sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance.
7) Water shall be provided to this project pursuant to the Water 2 13 Service agreement between the City of Carlsbad and the Costa
Real Water District, dated May 25, 1983.
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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 the time of building permit issuance.
9) The applicant shall comply with all provisions of the Carlsbad Municipal Code Section 21.90 (Growth Managment Ordinance). NO
residential building permits shall be issued until the Zone
19 Local Facilities Management Plan has been approved by the
City Council and all general and special conditions of this Plan have been completed with.
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 Resort and Country Club
Association for Planning Areas 1, 2, 10 and 11 and corresponding covenants, conditions and restrictions as outlined in MP-177.
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) All parking lot trees shall be a minimum of 15 gallons in size.
14) 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.
15) All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
16) Approval of Site Development Plan 86-2 is granted subject to
the approval of MP-177, CT 85-35, PUD-102 and Local Facilities
Management Plan 8 7- 1 9.
17) Site Development Plan No. 86-2 is subject to all of the
conditions of approval of CT 85-35/PUD-102.
18) All development upon this property shall have to comply with
the general and specific devlopment 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.
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19) The project applicant shall be required to submit building elevations, subject to the approval of the Planning Director
prior to final map approval. 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.
4 20) The proposed clubhouse is approved subject to the condition
that the restaurant and the parking remain open to the general
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21) Any signs proposed for this development shall be designed in
conformance with Master Plan MP-177 and shall require review
and approval of the Planning Director prior to installation of such signs.
22) This project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan
approved b; 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 I issuance of building permits. I
23) 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, I
24) 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.
25) 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.
26) 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.
27) 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 thl
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.
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28) Building identification and/or addresses shall be placed on :L
addresses shall contrast to their background color. 2
all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/o I a
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29) If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project ar challenged this approval shall be suspended as provided in
Government Code Section 65913.5. If any such condition is 1
determined to be invalid this approval shall be invalid unles
the City Council determines that the project without the
condition complies with all requirements of law. 1
8 ll 30) A two phased program shall be undertaken to avoid possible
significant impacts on paleontological resources. I 9
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A) Phase 1 shall consist of a qualified paleontologist doing a literature and records search, surface study, subsurface testing if necessary, the recordation of any sites, and a recommendation regarding the need for further work.
B) If it is determined during Phase 1 that further work is necessary it shall consist of the following:
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A qualified paleontological monitor shall be present at a pregrading conference with the developer, grading 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 an
individual with adequate knowledge and experience with
fossilized remains likely to be present to identify them in the field and is adequately experienced to remove the resources for further study.
A paleontologist or designate shall be present during those relative phases of grading as determined at the
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,
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.
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31 ) The hotel structure as proposed is approved upon the condition that any portions of the structure above the height of 35 feet shall be used exclusively for architectural features or structural housing for elevators and other
mechanical equipment, If any portion of this structure above
35 feet is to be used for habitation or storage, a Master
Plan Amendment must be processed through the City.
32) This project is approved subject to the payment of
agricultural conversion fees as required in Master Plan MP-
177.
33) The golf clubhouse is approved subject to the condition that this structure shall not exceed a length of 200' maximum alon Pacific Rim Drive or a height of 28 feet maximum.
34) The proposed hotel shuttle is approved subject to the condition that intervals and hours of operation be subject to approval of the Planning Director,
35) Before and as a condition of obtaining a final map, or final
development permit or site plan approval under Title 21 of th
Carlsbad Municipal Code, the subdivider shall enter into a
contract with the City whereby the subdivider covenants on behalf of the subdividers and subdivider's successors in interest to the following:
a) Not opposing and consenting to the formation of a bridge and major thoroughfare district for the southern area of
the City.
b) Payment of the bridge and major thoroughfare fee for the area of the district in which this development is
located.
c) Payment of the traffic impact fee established for the
area of the City in which the development is located.
36) The hotel developer shall be responsible for the maintenance of hotel shuttle and water feature.
37) All golf clubhouse parking lots south of Pacific Rim Drive shall be located below the grade of the adjacent portions of
, landscaped to shield them from views 'from Pacific Rim Drive. Parking lots north of Pacific Rim Drive shall be landscaped
and bermed to the satisfaction of the Planning Director.
38) Prior to the issuance of building permits the applicant shall
be required to submit to the Planning Director proof of Coastal Development Permits for this project.
. Pacific Rim Drive. These parking lots shall be fully
Engineering Department:
39) The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site.
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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
Engineer and verify compliance with Chapter 11.06 of the
Carlsbad Municipal Code,
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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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No grading shall occur outside the limits of the project
unless a letter of permission is obtained from the owners of
the affected properties.
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.
All slopes within this project shall be no steeper than 2:l.
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.
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.
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 teanporary 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
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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
Engineer.
48) 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.
49) No grading shall occur on this site between October 1st and April 15th, unless otherwise provided for by the Master Plan
and approved by the City Engineer.
50) All grading shall be subject to the provisions of the Master
Plan Community Development Standards.
51) 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 or temporary irrigation systems shall be utilized to irrigate these areas.
52) 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.
118 1 53) Additional drainage easements and drainage structures shall be
provided or installed as may be required by the City
3L9 1 Engineer.
20 54) The developer shall construct all required drainage facilities identified in the Master Drainage Plan and Tentative Map for
2 1 this project.
22 55.) Prior to approval of the grading plan for Planning Area 2 or 9 a detailed geologic stability study with recommendations of
approved by the City Engineer. State regulations may be 2 3
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construction and maintenance of the water theme, shall be
applicable, depending upon the height of water retained.
25 56) The owner of the subject property shall execute a hold harmless agreement regarding drainage across the adjacent
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property prior to approval of any grading or building permit for this project.
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57) The developer shall make an offer of dedication to the City for all public streets and easements required by these
conditions or shown on the Site Development Plan. The offer
shall be made prior to issuance of any building permit 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.
58) The developer shall obtain the City Engineer's approval of the' project improvement plans and enter into a secured agreement with the City for completion of said improvements prior to
issuance of any building permit within this project. The
improvements shall be constructed and accepted for maintenance by the City Council prior to issuance of a Certificate of Occupancy for any unit within the project. The improvements are:
a) All improvements identified in the conditions of approval. For the tentative map units "A" and "B" (Planning Commission Resolution No. 2595).
b) All public streets as shown on the Site Development Plan and as required of the lalaster Plan.
59) Improvements listed above shall be constructed within 12 months of final map approval and/or improvement plan approval, or prior to occupancy of any unit.
60) Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this
site plan, except for Alga Road and Pacific Rim Drive as shown on the tentative map, and specifically approved by the
C i ty Eng ineer .
61) 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 thiE
project.
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62) The design of all private streets and drainage systems shall be based upon City standards and approved by the City Engineer prior to issuance of any grading or building permit 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 issuance of any building or grading permit for this project.
63) Landscaping of public and private streets and parkways shall '
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65) The developer shall comply with all the rules, regulations and 9
Standards. 8
64) The developer shall install street lights along all public and 7
be approved by the Planning Director and City Engineer.
design requirements of the respective sewer and water agencies
private street frontages in conformance with City of Carlsbad
:LO regarding services to the project.
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66) The developer shall provide an acceptable means for
maintaining the private easements within the development, including private 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 development.
67) The median system in Alga Road shall be landscaped and i privately maintained.
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68) All concrete terrace drains shall be maintained by the
homeowner's association (if on commonly owned property) or the
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69) 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 .
70) Irrigation systems to accommodate future reclaimed water shall
be designed consistent with Title 17 of the California State Administrative Code. Offsite future reclaimed water
. distribution systems should be anticipated by the installation of adequately sized sleeves at crossing points to minimize street excavation. i
71) Some improvements 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.
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72)
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Fire
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The developer shall provide the City with a reproducible mylar 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.
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 site
plan into the existing City of Carlsbad Street Lighting and
Landscaping District No. 1.
Department:
Prior to the issuance of building permits, complete building ~ plans shall be submitted to and approved by the Fire Department.
Additional public and/or onsite fire hydrants shall be provided if deemed necessary by the Fire Marshal.
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.
An all-weather access road shall be maintained throughout construction.
All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being located on the project site.
Proposed security gate systems shall be provided with "Knox"
key operated override switch, as specified by the Fire De-
partment.
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.
Fire retardant roofs shall be required on all structures.
Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Landscape Guidelines Manual.
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 approval prior to construction.
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28 ;;'RESO NO. 2596
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84) Building exceeding 10,000 sq.ft. aggregate floor area shall be sprinklered or have four-hour fire walls with no openings
therein which shall split the building into 10,000 sq.ft.
(or less) areas,
85) The final architecture, and physical layout of the parking structure shall be subject to approval by the Planning
Director and City Engineer. Final elevations shall be similar to those presented as part of Condition #1. The number of parking spaces if reduced shall cause a corresponding reduction in the number of hotel rooms.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 4th day of November, 1987, by the following vote, to wit:
AYES : Chairman Marcus, Commissioners : McBane, McFadden,
NOES :
ABSENT : Holmes
ABSTAIN :
Schlehuber, Hall E Schramm.
ATTEST :
CARLSVD PLANNING COMMISSION 4:' . .. .. ___&.. *"&.e?*:
MICHAEL J. HbLkMILLW
PLANNING DIRECTOR
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PC RES0 NO. 2596 14.
.I ,. a EXHIBIT "E"
H.P.I.
November 4, 1987
Page - 1 of 2
The following items constitute tne 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 t'nese 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 Ranagement
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.
Mitigation: This impact will be mitigated through the
payment 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.
Many 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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F. 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 schools.
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.
H . 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 contaminants
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
b) impacts to riparian habitat from development of Planning Area 32
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 throuqh 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 seismic 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 resou2ces.
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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