HomeMy WebLinkAbout1987-11-04; Planning Commission; Resolution 2604f, a ..
1
2
3
4
e *
PLANNING COMMISSION RESOLUTION NO. 2604
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A 101 LOT
AND A 96 UNIT PLANNED UNIT DEVELOPMENT (PLANNING AREA 4 OF
CT 85-35) ON PROPERTY GENERALLY LOCATED SOUTH OF ALGA ROAD
AND WEST OF EL CAMINO REAL.
APPLICANT: PACIFIC RIM COUNTRY CLUB & RESORT
CASE NO: PUD-103
5 11 WHEREAS, a verified application for certain property to 611 wit:
7
a
Portions of Sections 26, 27 & 34 in Township 12 South,
Range 4 West, San Bernardino Meridian, in the City of
Carlsbad, County of San Diego, State of California
I
g has been filed with the City of Carlsbad, and referred to the
1.0 Planning Commission; and
111 WHEREAS, said verified application constitutes a request
3-2 as provided by Title 21 of the Carlsbad Municipal Code; and
It 3 WHEREAS, the Planning Commission did, on the 4th day of
-~4
1 relating to the Tentative Tract Map and Planned Unit Development. :~g
desiring to be heard, said Commission considered all factors '18
considering all testimony and arguments, if any, of all persons :~7
WHEREAS, at said public hearing, upon hearing and :L 6
by law to consider said request; and -~5
November, 1987, hold a duly noticed public hearing as prescribed
:2 0 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
;21
A) , That the above recitations are true and correct. ;22
Commission as follows:
:23 B) That based on the evidence presented at the public hearing,
the Commission recommends APPROVAL of PUD-103, based on the
2 4 .. ;25
following findings and subject to the following conditions:
26 (1 * ~
27 I/ '
;2g . .
41
c
2 x- /I 0 0
1
2
3
Findings:
1) The project is consistent with the City's General Plan since 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 the control yield density adopted by
City Council.
4 2) The site is physically suitable for the type and density of
5
6 posed.
7
4) The project is consistent with all City public facility pol- 9
the Master Plan which implements the P-C zone. 8
3) The project as conditioned is consistent with Master Plan MP-
the development since the site is adequate in size and shape to accommodate residential development at the density pro-
177 because the densities and uses proposed are permitted in
icies and ordinances since:
:10
:11
:12
I3
14
15
16
117
I.8 I
19 I
20
21
22
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 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.
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.
23
24
25
26
c) 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.
27
-9. 20
0..
PC RES0 NO. 2604 2.
I/
. .' I. ll
,' e 0
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
3.8
19 I
20
21
22
23
24
25
26
27
28
d) Park land dedication (24.25 acres and 5.75 acres of reserve) within Planning Area 32 of MP-177 is required as a condition of approval.
e) All necessary public improvements have been provided or will be required as conditions of approval.
f) 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.
g) Assurances have been given that adequate sewer for the project will be provided by the City of Carlsbad.
5) The proposed project is consistent with the City's Planned
Development Ordinance and also complies with the Design Guidelines Manual.
6) The proposed project is compatible with the surrounding future land uses since surrounding properties are designated for residential development on the General Plan.
7) 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:
I
I
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 unrnitigable
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
PC RES0 NO. 2604 3.
.I'
. .' I' I1 0 e l
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
I.8 I
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 impact identified 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 improvements 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) 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
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.
10) 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.
~
~
19
1 ) Approval is granted for PUD-103, as shown on Exhibits "A-1" 20
1 Conditions:
-"A-9", dated October 13, 1987, incorporated by reference and
substantially as shown unless otherwise noted in these 21
2) This project is approved upon the express condition that the 23
, cond it ions . 22
on file in the Planning Department. Development shall occur
final map shall not be approved unless the City Council finds
available to serve the subdivision. 24
25
as of the time of such approval that sewer service is
building permits will not be issued for development of the 26
3) This project is approved upon the express condition that
subject property unless the City Engineer determines that
27 sewer facilities are available at the time of application for
28 PC RES0 NO. 2604 4.
. '* -' II * I
1
2
3
4
5
6
7
€3
9
10:
11
12
13
14
15
16
17
18
19 I
20
21
22
23
24
25
26
27
28
such sewer permits and will continue to be available until time of occupancy. This note shall be placed on the final
map.
4) This project is also approved under the express condition that
the applicant pay the public facilities fee adopted by the City Council on April 22, 1986 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.
5) The applicant shall dedicate 24.25 acres of park land and reserve 5.25 acres of park land in Planning Area 32 of MP- 177, prior to the approval of the final map as required by Chapter 20.44 of the Carlsbad Municipal Code.
6) The applicant shall dedicate a 12.4 acre school site at the intersection of Alga Road and "A" Street as acceptable mitigation of the impact to existing school facilities.
7) This project shall comply with all conditions and mitigation requj-red by the Zone 19 Local Facilities Management Plan, approved by the City Council on I incorporated herein by reference and on file in the Planning Department and any future amendment to that Plan made prior to the issuance of building permits.
8) 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.
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
IO) 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 Homeowner's Association for Phase I per provisions outlined in MP-177. A master
maintenance plan and CC&R's shall be submitted to and approved by the ?lanning Director prior to final map approval.
PC RES0 NO. 2604 5.
~' " II c *
12) The applicant shall prepare a detailed landscape and irriga-
1
permits, whichever occurs first. 2
tion plan which shall be submitted to and approved by the Planning Director prior to the issuance of grading or building
3 13) A 500' scale map of the subdivision shall be submitted to the
Planning Director prior to the recordation of the final map.
to the project. 4
5
Said map shall show all lots and streets within and adjacent
15) A master plan of the existing onsite trees shall be provided 7
size. 6
14) All parking lot trees shall be a minimum of 15 gallons in
to the Planning Director as part of the final grading plan to
to th.e issuance of a grading permit or a building permit, a determine which trees shall be required to be preserved prior
9 whichever occurs first.
10'
11
12
13
14
15
16
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 outlilned 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.
17
sound buffered from adjacent properties and streets, pursuant 18
19) All roof appurtenances, including air conditioners, shall be
architecturally integrated and concealed from view and the
to Building Department Policy No. 80-6, to the satisfaction of
the Directors of Planning and Building. 19 I
20 20) The applicant shall submit a street name list consistent with
the City's street name policy subject to the Planning 21 Director's approval prior to final map approval.
22
23
24
25
26
27
28
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.
22) Approval of PUD-103 is granted subject to approval of Master Plan MP-177, Tentative Tract Map CT 85-35 and the Zone 19 Local Facilities Management Plan.
PC RES0 NO. 2604 6.
.1 ’
: b*
1
2
3
4
5
6
7
a
9
10
11
12
13
14
15
16
17
18
19 1
20
21
22
23
24
25
26
27
28
0
2 3) 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) The developer shall display a current Zoning and Land Use Map
in the sales office at all times, and/or suitable alternative
to the satisfaction of the Planning Director.
25) 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.
26) 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.
27) 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.
28) 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 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 invalid unless
the City Council determines that the project without the condition complies with all requirements of law.
29) 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, 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:
1) 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.
PC RES0 NO. 2604 7.
.I ..
1
2
3
4
5
6
7
a
9
10:
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
e
2) 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 mnnitor,
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.
30) 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.
31 ) Prior to final map approval, Planning Area 4 shall be
redesigned to pull all development out of the dripline of the
Oak Trees within the open space corridor, subject to the approval of the Planning Director. This may necessitate that same lots within Planning Area 4 on CT 85-36 be eliminated.
32) Lots 149 and 155 and 183 - 186 within Planning Area 4 of CT 85-35 are specifically not approved as designed and shall be revised or removed to the satisfaction of the Planning Director.
33) Prior to final map approval for Planning Area 4, the project applicant shall be required to submit to the Planning Commission for review the following items:
a) A site plan showing building footprints, recreation
b) Landscape plans;
d) Floor plans
amenities, and guest parking spaces;
. c) Structural elevations; and
34) Revisions to the tentative map including the loss of lots may be required to acccommodate required recreation amenities and guest parking spaces. ...
0.. ...
PC RES0 NO. 2604 8.
' ' '. ll 0, e l
1
2
3
4
5
6
7
35) 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 sensitive
coastal sage scrub and/or chaparral habitat, and (2) all 25% or greater contiguous slope areas of 10 acres or greater. These areas shall be staked off and identified on the final
map. Any subsequent project grading shall be required to be
kept outside of identified areas containing 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.
8 36) Any development proposed through CT 85-35 shall comply with all grading, resource preservation and other policies of the
9 underlying Local Coastal Programs.
10 37) This project is approved subject to the payment of
agricultural conversion fees as required in Master Plan MP-
11 177.
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
38) All manufactured slopes along Alga Road shall be required to be maintained by the Community and/or Homeowners Association.
39) The applicant shall comply with all provisions of the Carlsbad Municipal Code Section 21.90 (Growth Management System). 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 specific conditions have been complied with.
40) PUD-103 is approved subject to its compliance with all conditions of CT 85-35.
41) Prior to the issuance of any building permits the applicant
shall provide proof to the Planning Director of approval of
Coastal Development Permit.
Engineering Department:
142) No grading permits shall be issued for this project site
I
~ . prior to recordation of the final map.
l
a
43) The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site.
44) 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 City Engineer and verify compliance with Chapter 11 -06 of the Carlsbad Municipal Code.
PC RES0 NO. 2604 9.
.. '
'.
.' " /I 0 0
1
2
3
4
5
6
7
8
9
10:
11
12
13
14
15
16
17
18
19 I
20
21
22
23
24
25
26
27
28
45) Upon completion of grading, the developer shall ensure that an "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.
46) No grading shall occur outside the limits of the project
unless a letter of permission is obtained from the owners of
the affected properties.
47) 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.
48) All slopes within this project shall be no steeper than 2:l.
49) 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.
50) The access to Mimosa Drive shall be fenced off to
construction traffic. A Knox type lock as approved by the
Fire Marshal shall be used.
51) 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
Engineer.
52) No grading shall occur on this site between October 1st and April 15th, unless otherwise provided under the Master Plan and approved by the City Engineer. All grading shall be subject to the provisions of the Master Plan Community Development Standards.
PC RES0 NO. 2604 10.
ll I
..)
1
2
3
4
5
6
7
a
9
10
11
12
13
14
15
16
17
18
19 !
20
21
22
23
24
25
26
27
28
e 0
53) 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.
54) Additional drainage easements and drainage structures shall be provided or installed as may be required by the City
Engineer.
55) The developer shall construct all required drainage facilities identified in the Master Drainage Plan and Master Plan for this project.
56) 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 tfhe construction of this project as required by the City Engineer.
57) The owner of the subject property shall execute a hold harmless agreement regarding drainage across the adjacent property prior to approval of any grading or building permit
for this project.
58) 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.
59) 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). No
Drive. . parking shall be permitted on Alga Road and Pacific Rim
60) Plans, specifications, and supporting documents for all improvements shall be prepared to the satisfaction of the City
Engineer. Prior to approval of the 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 to City Standards to the satisfaction of the City Engineer: ... I
PC RES0 NO. 2604 11.
' ., e 0
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19 I
20
21
22
23
24
25
26
21
28
a) All improvements shown on the tentative map as Unit "C"
and identified by conditions of approval, Planning
Commission Resolution No. 2595.
b) All sewer, water and drainage facilities to serve this
planning area. c) All internal streets as shown on the tentative map for this planning area.
61) Improvements listed above shall be constructed within 12 months of final map approval.
62) Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this
site plan.
63) All streets shown on the tentative map within this development shall be public.
64) The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies
regarding services to the project.
65) The median and parkway landscaping along Alga Road shall be privately maintained. The open space/oak preserve shall also
be privately maintained. An appropriately worded statement
clearly identifying the responsibility shall be placed in the
CC&R's and a note shall be placed on the final map for this
development.
66) 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 CCstR's.
I
67) 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.
6 8 ) 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
acquisition of title or interest. The subdivider shall conform to Section 20.16.095 of the Carlsbad Municipal Code.
. interest to permit the improvements to be made without
69) 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.
0.0
PC RES0 NO. 2604 12.
..
1
2
3
4
5
6
7
8
9
Lo:
11
12
13
14
15
16
17
18
19 I
20
21
22
23
24
26 25 1
I
27 I I 28
e e
Fire Department
70) Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department.
71) Additional public and/or onsite fire hydrants shall be provided if deemed necessary by the Fire Marshal.
72) 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.
73) An all-weather access road shall be maintained throughout
construction.
74) All required fire hydrants, water mains and appurtenances
shall be operational prior to combustible building materials
being located on the project site.
75) Proposed security gate systems shall be provided with "Knox"
key operated override switch, as specified by the Fire De-
partment.
76) 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
77) Fire retardant roofs shall be required on all structures.
78) Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Landscape Guidelines Manual.
79) 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.
80) Prior to issuance of building permits, the developer shall
provide the Fire Department with a 500' scale map showing streets (public and private), street names, fire hydrant
. locations, and beginning and ending addresses by block.
Parks
81) Prior to final map approval, the project applicant shall submit landscaping plans for review by the Director of Parks
E, Recreation.
0.. 1 ...
PC RES0 NO. 2604 13.
I I I
I.
.*
1
2
3
4
5
6
7
8
9
10:
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
/I e 0
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: Chairrnan Marcus, Commissioners: McBane,
McFadden, Schlehuber, Hall & Schramm,
NOES :
ABSENT: Holmes
ABSTAIN:
ATTEST :
CARL~D PLANNING COMMISSION
%
MICHAEL J. HOZZMImR
PLANNING DIRECTOR
PC RES0 NO. 2604 14.
.. . *. e @EXHIBIT "E" H.P.1.
November 4, 1987
Page 1 of 5 - -
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, resi2ential 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.
.. ' 0 e
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.
Hitigation: This impact will be mitigated througn the
paynent 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-ment 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,
-2-
.- a 0
as well as development techniques such as stepped building pads and split-level designs.
Many natural slopes will be retained. Implementation of these rneasures 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 2lan and with the,proposed project (pre-Growth 3anagement). 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 redue-tion 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.
-3-
.,
.. . 0 0
F. AIR OUALITY -
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.
~itigation: 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. FUBLIC 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.
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 ccntaminants associated with runoff.
I. BIOLOGY
Impact: Implementation of the project as proposed would result in several biological impacts including:
-4-
." 0 e
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; conpressible 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 : 1mplementation.of the project would result in
the destruction of Significant cultural and paleontological resources.
Mitigation: Impacts to cultural resources can be mitigated
through the placenent 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.
-5-