HomeMy WebLinkAbout1987-11-04; Planning Commission; Resolution 2605"3 *
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PLANNING COMMISSION RESOLUTION NO. 2605
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF (PLANNING
AREA 8 OF CT 85-35) A 77 LOT AND A 75 UNIT PLANNED UNIT DEVELOPMENT ON PROPERTY GENERALLY LOCATED SOUTH SIDE OF
ALGA ROAD AND THE NORTH SIDE OF PACIFIC RIM DRIVE. APPLICANT: PACIFIC RIM COUNTRY CLUB & RESORT CASE NO: PUD-104
WHEREAS, a verified application for certain property to
wit:
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
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, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed bl
law to consider said request; and
WHEREAS, at said public 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 the Planned Unit Development.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A.) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing,
the Commission recommends APPROVAL of PUD-104, based on the
following findings and subject to the following conditions:
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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 with the adopted growth control
point.
2) The site is physically suitable for the type and density of
the development since the site is adequate in size and shape
to accommodate residential development at the density pro-
posed ,
3) The project as conditioned is consistent with Master Plan MP-
177 because the densities and uses proposed are permitted in the Master Plan which implements the P-C zone,
4) 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 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 Cornmission has, by inclusion of an .- I
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) 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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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) ~ll 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:
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.
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.
18 110) 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 I
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Conditions:
1) Approval is granted for PUD-104, 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 cond it ions .
2) 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.
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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.
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 incorp orated by this reference. If the fees are not paid this applic ation 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 5.75 acres of park land within Planning Area 32 of MP-
177 as required by the Zone 19 Local Facilities Management Plan.
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mitigation of the impact to existing school facilities. 15
6) The applicant shall dedicate a 12.4 acre school site at the intersection of Alga Road and "A" Street as acceptable
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The applicant shall comply with all provisions of the Carlsbad Municipal Code Section 21.90.030(g) (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 special
conditions of the Plan have been complied with.
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.
This project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan approved by the City Council on r incorporated herein and on file in the Planning Department, and any future amendments to that Plan made prior to the issuance of building permits.
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Real Water District, dated May 25, 1983. 26
'10) Water shall be provided to this project pursuant to the Water Service agreement between the City of Carlsbad and the Costa
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Planning Department
11) 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.
12) The applicant shall establish a Master Homeowner's Association for Phase I and corresponding covenants, conditions and
restrictions. Said CC&R's shall be submitted to and approved
by the Planning Director prior to final map approval.
13) 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,
14) 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.
15) All parking lot trees shall be a minimum of 15 gallons in size.
16) 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,
17) All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris.
18) 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,
19) Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location
Director, . of said receptacles shall be approved by the Planning
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20) 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.
21) 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. I
PC RES0 NO. 2605 6.
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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.
Approval of PUD-104 is granted subject to approval of Master !
Plan MP-177, Tentative Tract Map CT 85-35 and the Zone 19
Local Facilities Management Plan. ~ 1 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, I 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.
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.
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.
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.
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.
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.
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I1 B) If it is determined during Phase 1 that further work is
1 necessary it shall consist of the following:
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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 adeauate 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.
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 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.
31) 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. I
32) Prior to final map approval for Planning Area 8, 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; c) Structural elevations; and d) Floor plans
amenities, and guest parking spaces;
33) Revisions to the tentative map including the loss of lots may
be required to acccommodate required recreation amenities and guest parking spaces.
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34) 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
conti.guous 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.
35) Any development proposed through CT 85-35 shall comply with all grading, resource preservation and other policies of the
underlying Local Coastal Programs.
36) This project is approved subject to the payment of agricultural conversion fees as required in Master Plan MP- 177.
37) All manufactured slopes along Alga Road shall be required to be maintained by the Community and/or Homeowners Association. , 38) Lots 62 and 84 shall be eliminated and adjacent lots
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redesigned to the satisfaction of the Planning Director.
39) PUD-'804 is subject to all conditions of approval of CT 85-35.
40) Prior to the issuance of any building permits the applicant
shall provide proof to the Planning Director of Coastal Development Permit approval.
Engineering Department:
41) No grading permits shall be issued for this project site
prior to recordation of the final map.
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42) The developer shall obtain a grading permit prior to the I I commencement of any clearing or grading of the site.
43) 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.
26 44) Upon completion of grading, the developer shall ensure that an
measures as actually constructed and must be based on a con- exposed by the grading operation, all geologic corrective 28
Engineer. The plan shall clearly show all the geology as 27 "as-graded" geologic plan shall be submitted to the City
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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.
3 45) No grading shall occur outside the limits of the project unless a letter of permission is obtained from the owners of
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46) A separate grading plan shall be submitted and approved and a 5
the affected properties.
47) All slopes within this project shall be no steeper than 2:l . 7
if located within the city limits. 6
separate grading permit issued for the borrow or disposal site
8 48) Prior to hauling dirt or construction materials to any proposed construction site within this project the developer
for the proposed haul route. The developer shall comply with
with regards to the hauling operation.
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all conditions and requirements the City Engineer may impose 10
shall submit to and receive approval from the City Engineer
construction phase of this project to prevent any offsite
49) The developer shall exercise special care during the
siltation. The developer shall provide erosion control 13 measures and shall construct temporary desiltation/detention
Engineer. The basins and erosion control measures shall be 14
basins of type, size and location as approved by the City
the start of any other grading operations. Prior to the constructed to the satisfaction of the City Engineer prior to 15
shown and specified on the grading plan and shall be
16 removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, 17 slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain
18 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.
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2o I 21 50) No grading shall occur on this site between October 1st and April 15th, unless otherwise provided under the Master Plan
subject to the provisions of the Master Plan Community 22 . and approved by the City Engineer. All grading shall be
23 Development Standards.
24 51 ) All graded pads not intended to be immediately built upon shall be hydroseeded fertilized and hydromulched with a seed 25 mix approved by the City Engineer. Water trucks or temporary irrigation systems shall be utilized to irrigate these areas.
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52) Additional drainage easements and drainage structures shall be provided or installed as may be required by the City Engineer.
53) The developer shall construct all required drainage facilities identified in the Master Drainage Plan and Tentative Map for this project.
54) 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.
55) The owner of the subject property shall execute a hold 11
for this project. 12
harmless agreement regarding drainage across the adjacent
property prior to approval of any grading or building permit
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57) Plans, specifications, and supporting documents for all 16
Drive. 15
(except points of access as shown on the tentative nap). No 14
56) Direct access rights for all lots abutting Alga Road and Pacific Rim Drive in Phase I sh.all be waived on the final maps
parking shall be permitted on Alga Road and Pacific Rim
improvements shall be prepared to the satisfaction of the City
shall install, or agree to install and secure with appropriate
tentative map and the following improvements to City Standards 1
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security as provided by law, improvements shown on the 18
Engineer. Prior to approval of the final map, the Subdivider
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a) All improvements shown on the tentative map as Unit "A1', and identified by conditions of approval in Planning Commission Resolution No. 2595.
planning area.
this planning area.
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b) All sewer, water and drainage facilities to serve this
c) All internal streets as shown on the tentative map for
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58) Improvements listed above shall be constructed within 12
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site plan. 27
59) Unless a standard variance has been issued, no variance from 26
the City Engineer. months of final map approval or at such time as determined by
City Standards is authorized by virtue of approval of this
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60) ~ll streets shown on the tentative map within this
1 development shall be public.
2 61 ) The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies
3 regarding services to the project.
4 62) All concrete terrace drains shall be maintained by the
homeowner's association (if on commonly owned property) or the
An appropriately worded statement clearly identifying the 5 individual property owner (if on an individually owned lot).
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I form, on the subject property in all common areas if
63) The applicant shall agree to utilize reclaimed water, in Type 7
responsibility shall be placed in the CC&R's.
8 required by the City Engineer.
9 64) The developer shall provide the City with a reproducible mylar copy of the site plan as approved by the Planning Commission.
City. The plan copy shall be submitted to the City Engineer 10
prior to improvement plan submittal. 11
The site plan shall reflect the conditions of approval by the
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plans shall be submitted to and approved by the Fire
65) Prior to the issuance of building permits, complete building 13
Fire Department
14 Department.
15 66) Additional public and/or onsite fire hydrants shall be
16 67) The applicant shall submit two (2) copies of a site plan 17 showing locations of existing and proposed fire hydrants and
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provided if deemed necessary by the Fire Marshal.
onsite roads and drives to the Fire Marshal for approval.
68) An all-weather access road shall be maintained throughout
19 I construction.
20 69) All required fire hydrants, water mains and appurtenances
shall be operational prior to combustible building materials 21 being located on the project site.
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70). Proposed security gate systems shall be provided with "Knox" key operated override switch, as specified by the Fire De-
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71) 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.
72) Fire retardant roofs shall be required on all structures. ...
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73) Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Landscape
Guidelines Manual.
74) 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.
75) 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.
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Parks
76) Prior to final map approval, the project applicant shall submit landscaping plans for review by the Director of Parks
& Recreation.
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: 1
AYES : Chairman Marcus, Commissioners: McBane, McFadden,
NOES:
Schlehuber, Hall E Schramm.
ABSENT : Holmes
ABSTAIN :
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1 20 11 ATTEST:
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.. 0 @EXHIBIT "E" H.P.I. 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, 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.
Mitigation: 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.
1,mpac t : 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 improvenent 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 unxnitigable 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 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 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
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 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 resources,
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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