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HomeMy WebLinkAbout1974-10-15; City Council; 3199-1; Request of approval of SP-161 and CT 74-17CITY w F CARLSBAD,CALIFORNIA Agenda Bill No. _3J_£9_ Supplement No. 1 Referred To: Date: October 15, 1974 Subject:Submitted By: Planning Co:Request for Approval of Specific Plan 161 and Tentative Map (CT74-17), Pacific Point Applicant; Pacific Point Development Co. (McReynolds) Statement of the /fatter The Planning Commission at its regularly scheduled meeting of September 10, 1974, recommended to the City Council approval of the Specific Plan 161 on Tentaitve Subdivision Map CT74-17. The subject, request is the first phase of development for McReynolds Master Plan (MP-107) adopted by Ordinance 9394, June 18, 1974. The proposed Specific Plan and Tentative Map conform to the requirements of the Master Plan. The development contemplates construction of 201 condominium units on 37.5 acres north and east of Lowder Lane (Paseo Del Norte) and south of Las Encinas Creek. The proposed Specific Plan and Tentative Map meet all requirements of the City of Carlsbad, including public facilities. The Planning Commission added Condition #14 to the Tentative Subdivision Mag which requires provision for the City to enforce the California Vehicle Exhibit • Code on private streets. 1. Planning Department staff report, September 10, 1974. 2. Planning Director report to City Manager, October 9, 1974 3. Exhibit A of Planning Commission Resolution No. 1094, Specific Plan Map. 4. Planning Commission Resolution 1092, Tentative Map (CT74-17). 5. Planning Commission Resolution 1094, Specific Plan 161. Staff Recommendations to the City Manager The staff recommends approval of Specific Plan 161 and Tentative Map (CT74-17) as outlined in Planning Commission Resolution No. 1094 and 1092 and also the addition of a condition to the Specific Plan and Tentative Map requiring evidence of a California Coastal Commission Permit as outlined in Planning Director's memo to City Manager dated October 9, 1974 If Council concurs the action would be for City Council to instruct the City Attorney to prepare the necessary documents. : h AB- -No .Date: October 15, 1974 City Manager's Recommendation Concur with staff recommendations, Council'Action 10-15-74 The staff was directed to prepare the documents necessary for approval of Specific Plan #161 and the tentative map for Carlsbad Tract 74-17, subject to the conditions set forth in Resolution Nos. 1094 and 1092 of the Planning Commission, and the addition of a condition to the Specific Plan and tentative map, requiring evidence of a California Coastal Commission permit as outlined in the Planning Director's memorandum to the City Manager dated October 9, 1974. -2- CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT September 10, 1974 TO: FROM: REPORT ON: APPLICANT: PLANNING COMMISSION PLANNING DEPARTMENT SP-161 CT 74-17 PACIFIC POINT PACIFIC POINT DEVELOPMENT CO c/o MR. DUANE NILES 1100 GLENDON AVENUE SUITE 14.39. LOS ANGELES, CA 90024 *• REQUEST: The applicant is requesting approval of a Specific Plan and Tentative Map to allow the development of 201 Condominium units on 37.5 acres in the P-C Zone located on the north side of Lowder Lane between Palomar Airport Road and the northerly terminus of Camino del Parque. The property is described as: A portion of lot "H" of the Rancho Agua Hedionda in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 823 on file in the office of the County Recorder, described as follows: Parcel B of Parcel Split No. 140-A on file in the office of the City Engineer of said City. II. RECOMMENDATIONS: A- Specific Plan 161: Staff recommends approval of SP-161, subject to conditions listed below, for the following reasons: (1) Conformance to all appl icable ^requirements of the Municipal Code. (2) Conformance to the adopted General Plan. B. Conditions of Approval for SP 161: (1) The approval is granted for the land described in the application and any attachments thereto, and as shown on the plot plan submitted labeled Exhibit A. The location of all buildings, fences, signs, road- ways, parking areas, landscaping, and other facilities or features shall be located substantially as shown on the plot plan labeled Exhibit A, except or unless indicated otherwise herein. All buildings and structures shall be of the design as shown on the elevation plans labeled Exhibit B. (2) Any minor change may be approved by the Planning Director. Any substantial change will require the filing of an application for an amendment to be considered by the Planning Commission. (3) All requirements of any law, ordinance or regulation of the State of California, City of Carlsbad, and any other governmental entity shall be complied with. (4) The project shall be generally phased as follows: PHASE 1 - March 1 , 1975 PHASE Z - September 1, 1975 PHASE 3 - February 1, 1976 PHASE 4 - October 1, 1976 PHASE 5 - January 1, 1977 This approval shall be null and void if construction is not commenced on the final phase, five years from the date of this approval. (5) All utilities including electrical, telephone and cable television, shall be installed underground and/or shall be completely concealed from view. (6) A detailed landscape and sprinkler plan prepared by a landscape architect, shall be submitted to the Parks and Recreation Department. (7) Prior to occupancy, the applicant shall submit plans to the appropriate entity providing domestic water to the proposed development, for its approval of the location, type and adequacy of water lines, and to this fire department for approval of the location of fire hydrants. (8) All outside storage areas shall be screened from adjacent property and streets. (9) Prior to occupancy of each phase, all . .-,,'' landscaping shall be installed. Said landscaping shall, at all times, be maintained in a manner accept- able to the Planning Director. C. Tentative Map: Staff recommends approval of CT 74-17 based on the following justification: (1) Conformance to the Subdivision Map Act. (2) Compliance to the General Plan and applicable Municipal Code requirements. D. Recommended Conditions of Approval for CT 74-17:, (1) The development of the property described herein shall be subject to the restrictions and limitations set forth herein which are in addition to all the requirements, limitations and restrictions of all muni- cipal ordinances and State and Federal statutes now in force, or which, hereafter, may be in force for the purpose of preserving the residential characteristics of adjacent properties. (2) The C.C. & R.'s for this development shall be submitted to the Planning Director for review and approval prior to the issuance of any building permits. (3) Park land dedication, bonds, fees, deposits shall be offered to the City prior to City Council approval of the Final Map. (4) In order to provide for reasonable fire protection during the construction period, the subdivider shall maintain passable vehicular access to all building and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Depart- ment. (5) All public improvements shall be made in conformity to the City of Carlsbad Engineering Design Criteria and Standard Plans, the Subdivision Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad and free of all liens and encumbrances. Improvement plans for water and sewer systems shall meet the requirements of the respective service districts. (6) All utilities, including provisions for cable TV, shall be placed underground and/or shall be completely concealed from view. (7) Ornamental street lighting shall be provided for as required by Municipal Ordinance Code. The Developer shall post a bond and/or cash in the amount necessary to energize said street lights for an eighteen month period after construction, to permit the incorporation of the subdivision into a maintenance district. (8) All land and/or easements required by this Ordinance shall be granted to the City of Carlsbad without cost to the City, and free of all liens and encum- brances. No easements shall be recorded prior to recordation of the final map unless approved by the City Engineer. (9) The improvement plans shall include a report of a geological investigation and a complete grading plan of the entire site when required by the City Engineer. The report and plan shall be prepared by civil engineers licensed by the State of California, and experienced in erosion control who shall be acceptable to the City Engineer and they shall certify that they have investigated the site and prepared data with full consideration of the consequences to the included and neighboring properties and conform to the standards of the Geological Safety Element of the General Plan. (10) Private street sections are approved on the condition that adequate guest parking bays are shown and that vertical curbs are required except as approved by the City Engineer. (11) An all-weather access shall be constructed to "loop" "F" Street during construction of Unit 3 or construct temporary fire access through Lot 83. (12) Paseo del Norte half-street improvements shall be completed to the easterly boundary during construction of Unit No. 4. (13) On the private streets, centerline radii shall be 40' minimum and curbs radii at cul-de-sacs shall be 40' minimum. (14) Developer shall participate in traffic signal install- ation at Paseo del Norte and Palomar Airport Road as determined by any future policy of City Council. (15) Access rights shall be dedicated where open space lots border Paseo del Norte. (16) Cut and fill slopes shall be 2:1 except as approved by City Engineer. III. ENVIRONMENTAL IMPACT REQUIREMENTS: The subject property was Master Planned and zoned in 1973. An environmental impact re- port was accepted for the project in May, 1973. The applicant for the Pacific Point project has submitted a supplement to the E.I.R. which staff considers sufficient in addressing additional impacts posed by this specific project. IV. PUBLIC FACILITIES POLICY: The applicant has obtained the necessary evidence to show that public facilities will be avail- able to serve the project. A copy of a letter from the Carlsbad Unified School District has been attached. V. PARKS ORDINANCE REQUIREMENTS: An 8 acre portion of the subject property has been identified in the Carlsbad Open Space and Element as a greenbelt/park corridor. The applicant staff concurs that this corridor (Lot 41) be the City in order to satisfy the Parks Ordinance The actual dedication requirement for the project acres. Conservation proposes and dedicated to requi rement. is about 1 .2 VI. BACKGROUND: A. Zo n i n g Existing - P-C North - P-M South - P-C East - P-C West - M B.Land Use Existing: North: South: East: West: Vacant Vacant (flood Alta Mira Vacant Vacant control channel) General Plan: The adopted General Plan shows the subject property as Low Density Residential at 3-7 DU/acre. The proposed Land Use Element shows the property as Residential Medium High Density at 4-10 DU/acre. The applicant is proposing a density of 5.4 DU/acre. D. Bedroom Count: Model Bedrooms Number of Units A B C D 2 + Den 3 + Den 2 + Den 3 70 36 66 29 TOTAL 201 Circulation and Parking: The applicant with the concurrence of the Fire and Engineering Departments, has designed a private street system at a 32' ROW with parking on only one side of all streets. No parking signs will be posted on the other side of the streets. The California Vehicle Code now allows public agencies to enforce traffic restriction on private streets. The applicant is providing a 2 car garage for each unit plus 12 guest spaces at the recreation area adjacent to Lowder Lane. Recreational Amenities: The applicant proposes two recreation areas, to be built with the first two phases of development. Recreation buildings, tennis courts and swimming pools will be provided. Lot 41, which is to be dedicated to the City for Park purposes, will be readily accessible to the residential units. Attachments: EIR Supplement Plot Plan SP-161, Exhibit A Tentative Map, CT 74-17 Letter from Carlsbad Unified School District DATE: OCTOBER 9, 1974 TO: CITY MANAGER FROM: PLANNING DIRECTOR SUBJECT: PLANNING COMMISSION ACTION SP-161, TENTATIVE SUBDIVISION MAP, CT 74-17—PACIFIC POINT The Planning Commission at its regularly scheduled meeting of September 10, 1974, recommended that the City Council approve the Specific Plan and Tentative Map for Pacific Point. The Planning Commission recommended the following changes and additions to staff recommendations on conditions of approval: 1. CT 74-17: (a) Condition 13 be revised to read: "On private streets, center line radii shall be 40' minimum and curb radii shall be 38' minimum." (b) Condition 14: "Developer shall participate in traffic signal installation at Lowder Lane and Palomar Airport Road as determined by any future policy of the City Council." 2. SP-161: (a) Condition 10 was added to insure satisfactory en- forcement of on-street parking and traffic speed on private streets. "The developer must indicate his concurrence in writing that the City's action to enforce the California Vehicle Code on private streets is acceptable." The staff recommends condition 10 of SP-161 be revised for the City Council Ordinance adopting the specific plan. Condition 10 should read: "On-street parking and traffic control shall be enforced pursuant to the California Vehicle Code. The applicant shall acknowledge his concurrence in writing prior to approval of the Final Map for CT 74-17." City Manager October 9, 1974 Page Two The staff has contacted the Coast Regional Commission staff regarding approvals of Carlsbad developments within the California Coastal Zone Permit Area. The staff recom- mends as a result of those discussions that the City Council add a condition to all discretionary actions within the per- mit zones. The condition should read as follows: "The action of the City Council is granted only after the Planning Director has satisfactory evidence that the California Coastal Zone Conservation Commissions, Regional and/or State, have issued a permit for develop- ment. No permits, final map approvals or other entitle- ments will be granted or issued by the City of Carlsbad until the California Coastal Zone Permit has been issued. It is recommended this condition be added to the Pacific Point Specific Plan, Tentative Map to insure legal require- ments of Proposition 20 as well as City of Carlsbad Ordi- nance and Policies. Don Agatep, Planning Director RP:af 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 29 30 31 32 PLANNING COMMISSION RESOLUTION NO. 1092 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, CONCERNING THE TENTATIVE MAP TO ALLOW THE DEVELOPMENT OF 201 CONDOMINIUM UNITS ON 37.5 ACRES IN THE P-C ZONE LOCATED ON THE NORTH SIDE OF LOUDER LANE BETWEEN PALOMAR AIRPORT ROAD AND THE NORTHERLY TERMINUS OF CAMINO DEL PARQUE. CASE NO. 74-17, APPLICANT: PACIFIC POINT DEVELOPMENT COMPANY WHEREAS, a verified application for a certain property, to wit: A portion of Lot "H" of the Rancho Aqua Hedionda in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 823 on file in the office of the County Recorder, described as follows: Parcel B of Parcel Split No. 140-A on file in the office of the City Engineer of said City; 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 applicant has complied with the Public Facility Policy of the City of Carlsbad and has provided the necessary information which insures Public Facilities will be available and current with need; and WHEREAS,the subject application has complied with the requirements of the City of Carlsbad "Environmental Protection Ordinance of 1972"; and WHEREAS, said Commission considered all factors relating to the Tentative Map and found the following facts and reasons to exist: 1. The requested use conforms to the Subdivision Map Act. 2. The requested use complies to the General Plan and applicable Municipal Code requirements. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Carlsbad, California, as follows: That a Tentative Map is approved for use of said property to allow the development of 201 condominium units on 37.5 acres in the P-C Zone located on the north side of Lowder Lane between Palomar Air- port Road and the northerly terminus of Camino Del Parque, and subject to the following conditions: 1. The development of the property described herein shall be subject to 1 2 3 4 5 •*••*• •jo 2Q 22 23 24 25 27 29 31 32 recordation of the final map unless approved by the City Engineer. 21 the restrictions and limitations set forth herein which are in. addi- tion to all the requirements, limitations and restrictions of all municipal ordinances and State and Federal statutes now in force, or which, hereafter, may be in force for the purpose of preserving the residential characteristics of adjacent properties. 2. The C.C. & R. 's for this development shall be submitted to th§ Planning Director for review and approval prior to the issuance of any building permits. 3. Park land dedication, bonds, fees, deposits shall be offered to the City prior to City Council approval of the Final Map. *: 4. In order to provide for reasonable fire protection during the con- struction period, the subdivider shall maintain passable vehicular access to all building and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Department. 5. All public improvements shall be made in conformity to the City of Carlsbad Engineering Design Criteria and Standard Plans, the Sub- division Ordinance and other City Standards, to the satisfaction of the City Engineer, without cost to the City of Carlsbad and free of '•*•* all liens and encumbrances. Improvement plans for water and sewer systems shall meet the requirements of the respective service dist- ricts. 6. All utilities, including provisions for cable TV, shall be placed __ underground and/or shall be completely concealed from view.J.O Ornamental street lighting shall be provided for as required by Municipal Ordinance Code. The Developer shall post a bond and/or -„ cash in the amount necessary to energize said street lights for an eighteen month period after construction, to permit the incorporation -0 of the subdivision into a maintenance district. J-O 8. All land and/or easements required by this Ordinance shall be granted to the City of Carlsbad without cost to the City, and free of all liens and encumbrances. Mo easements shall be recorded prior to 9. The improvement plans shall include a report of a geological investi- gation and a complete grading plan of the entire site when required by the City Engineer. The report and plan shall be prepared by civil engineers licensed by the State of California, and experienced in erosion control who shall be acceptable to the City Engineer and they shall certify that they have investigated the site and prepared data with full consideration of the consequences to the included and neighboring properties and conform to the standards of the Geological Safety Element of the General Plan. 10. Private street sections are approved on the condition that adequate guest parking bays are shown and that vertical curbs are required except as approved by the City Engineer. 28 11. An all-weather access shall be constructed to "loop" "F" Street during Lot 83. 30 construction of Unit 3 or construct temporary fire access through 12. Paseo del Norte half-street improvements shall be completed to the easterly boundary during construction of Unit No. 4. 13. On the private streets, centerline radii shall be 40' minimum and curbs radii at cul-de-sacs shall be 38' minimum. -2- 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 29 30 31 32 14. Developer shall participate in traffic signal installation at Paseo del Norte and Palomar Airport Road as determined by any future policy of City Council. 15. Access rights shall be dedicated where open space lots border Paseo del Norte. 16. Cut and fill slopes shall be 2:1 except as approved by City Engineer. 17. Developer must indicate his concurrence, in writing, that the City's action to enforce the California Vehicle Code on private streets is acceptable. PASSED, APPROVED AND ADOPTED at a regular meeting of the City of Carlsbad Planning Commission held on September 10, 1974 by the following vote, to wit: AYES: Commissioners Watson, Dominguez, Wrench, Jose, Casler NOES: None ABSENT: Commissioner Fikes ABSTAIN: None Mary Casl,er, Chairman ATTEST: Donald A. Agatep, Secretary -3- 1 PLANNING COMMISSION RESOLUTION NO. 1094 2 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, CONCERNING THE 3 SPECIFIC PLAN TO ALLOW THE DEVELOPMENT OF 201 CONDOMINIUM UNITS ON 37.5 ACRES IN THE P-C ZONE 4 LOCATED ON THE NORTH SIDE OF LOWDER LANE BETWEEN PALOMAR AIRPORT ROAD AND THE NORTHERLY TERMINUS 5 OF CAMINO DEL PARQUE. CASE NO. SP-161, APPLICANT:- PACIFIC POINT DEVELOPMENT COMPANY 6 WHEREAS, a verified application for a certain property, to 8 wit: 9 A portion of Lot "H" of the Rancho Aqua Hediondo in The City of Carlsbad, County of San Diego, State of California, according to map thereof No. 823 on file in the office of the County Recorder, described as11 follows: Parcel B of Parcel Split No. 140-A on file in the office of the City Engineer of said City. has been filed with the City of Carlsbad and referred to theJLo Planning Commission; and WHEREAS, said verified application constitutes a request as15 provided by Title 21 of the "Carlsbad Municipal Code"; and .„ WHEREAS, the public hearing was held at the time and in the _0 place specified in said notice on September 10, 1974; and J-O ig WHEREAS, the applicant has complied with the Public Facility Policy of the City of Carlsbad and has provided the necessary information which insures Public Facilities will be available and current with need; and WHEREAS, the subject application has complied with the requirements of the City of Carlsbad "Environmental Protection Ordinance of 1972"; and WHEREAS, at said public hearing, upon hearing and considering the testimony and arguments, if any, of all persons who desired 2Q to be heard, said Commission considered all factors relating to the Specific Plan and found the following facts and reasons to exist:30 1. The requested use conforms to all applicable requirements of the Municipal Code. 32 2. The requested use conforms to the adopted General Plan. 1 NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of r>the City of Carlsbad, California, as follows: That a Specific Plan •z is approved for use of said property to allow development of 201 condominium units on 37.5 acre parcel and subject to the following i conditions: 1. The approval is granted for the land described in the application and any attachments thereto, and as shown on the plot plan submitted labeled Exhibit A. The location 10 shown on the elevation plans labeled Exhibit B. 11 12 13 14 15 16 17 18 19 20 21 22 26 27 28 29 30 31 32 of all buildings, fences, signs, roadways, parking areas, landscaping, and other facilities or features shall be located substantially as shown on the plot plan labeled Exhibit A, except or unless indicated otherwise herein. All buildings and structures shall be of the design as 2. Any minor change may be approved by the Planning Director. Any substantial change will require the filing of an applica- tion for an amendment to be considered by the Planning Commission. 3. All requirements of any law, ordinance or regulation of the State of California, City of Carlsbad, and any other govern- mental entity shall be complied with. 4. The project shall be generally phased as follows: Phase 1 - March 1, 1975 Phase 2 - September 1, 1975 Phase 3 - February 1, 1976 Phase 4 - October 1, 1976 Phase 5 - January 1, 1977 This approval shall be null and void if construction is not commenced on the final phase, five years from the date of this approval. 5. All utilities including electrical, telephone and cable television, shall be installed underground and/or shall be completely concealed from view, 23 A detailed landscape and sprinkler plan prepared by a land- 24 scape architect, shall be submitted to the Parks and Recreation Department. 25 Prior to occupancy, the applicant shall submit plans to the appropriate entity providing domestic water to the proposed development, for its approval of the location, type and adequacy of water lines, and to this fire department for approval of the location of fire hydrants. .8. All outside storage areas shall be screened from adjacent property and streets. 9. Prior to occupancy of each phase, all landscaping shall be installed. Said landscaping shall, at all times, be maint- ained in a manner acceptable to the Planning Director. 10. Developer must indicate his concurrence, in writing, that the City's action to enforce the California Vehicle Code on private streets is acceptable. -2- 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 29 30 31 32 PASSED, APPROVED AND ADOPTED at a regular meeting of the City of Carlsbad Planning Commission held on September 10, 1974 by the following vote, to wit: AYES: Commissioners Watson, Dominguez, Wrench, Jose,, Casler NOES: None ABSENT: Commissioner Fikes * ABSTAIN: None Mary Caser, Chairman ATTEST: Dp n a I d 7\. Ag a t e p Secretary V -3- Supplemental Environmental Impact Report for the A.W. McReynolds Property Status. The A.W. McReynolds Property comprises approximately 110 acres located in the City of Carlsbad southeast of the intersection between Palomar Airport Road and the Interstate 5 Freeway. The General Envelopment Plan proposed that the property be divided into three parcels to be developed for residential and industrial usage. Subsequent to the approval by the City of Carlsbad, a Rezoning Application was approved designating Parcel B as PC to permit the construction of 7 dwelling units per acre. A Development Plan was later filed on Parcel C requesting ap- proval to construct 7 dwelling units per acre. Purpose. The purpose of this Supplemental Environmental Impact Report is to provide additional information regarding the development of Parcel B. The original Environmental Impact Report, prepared by James E. Petteway, A.I .A. , and certified by the City of Carlsbad, anticipated that Parcel B would involve the construction of 7 dwelling units per acre. Subsequent planning studies suggested that 201 dwelling units would be more appropriate. This reduction in density would in turn modify the Environmental Impacts associated with the project. This document has therefore been prepared to analyze the new development plans with re- gard to Environmental Impacts which are dependent upon density. Project Description. The proposed development of Parcel B antici- pates the construction of a single-family planned residential community consisting of 201 homes. Houses will be constructed of wood and stucco materials and will be arranged as duplexes. A 28-foot wide private resi- dential street (48-foot right-of-way) will be constructed to provide access to the six cul-de-sacs within the development. Utilities will connect to mains located within Lowder Lane, a newly constructed major collector street adjacent to the property. Parking will be provided for approximately 844 cars. As proposed, the 201 dwelling units will be constructed in five phases, each of which will consist of approximately 40 dwelling units. Recreational facilities will also be provided. During the first phase, 2 tennis courts, a swimming pool, therapy pool, and recreational building with facilities will be provided. An additional swimming pool, therapy pool, cabana, and re- creational area will be constructed during the second phase. Approximately 81 percent of the property will be retained as open space. Eight acres of the site, consisting of natural habitat, will be dedicated to the City of Carlsbad as open space and blended with the recreation and tennis court area. The remainder of the open space will be divided be- tween the privately-owned lots and common open space available to be residents. Environmental Impact of the Proposed Action •x. Grading. The development of the project site to accommodate 201 home sites will necessitate approximately 350,000 cubic yards of grading resulting in a maximum fill of 30 feet and maximum exposed cut slope of approximately 20 feet. Grading will be restricted from the northerly slopes of the mesas as that area will be dedicated as natural open space. As mentioned in the original Environmental Impact Report, a portion of the material to be graded will be placed in Parcel A for flood control purposes. Other impacts related to grading have been discussed in the original Envir- onmental Impact Report. Traffic Condition. Access and egress to the property will be pro- vided by Palomar Airport Road, one-quarter mile north of the site, and Lowder Lane, adjacent to the southerly boundary of the site. Palomar Airport Road is designated by the City of Carlsbad as a prime arterial having an existing traffic volume of 3,200 average daily trips (ADT). The future traffic projection for Palomar Airport Road is 25,000 ADT. Lowder Lane is designated as a secondary arterial having an existing traffic volume of 500 ADT and future volume of 7 ,000 ADT. Assuming a factor of 10 vehicle trips per day for each dwelling unit, the proposed project would generate 2,010 vehicle trips on a daily basis. This traffic volume represents 8 percent of the future traffic volume anti- cipated for Lowder Lane. The traffic generated by the project will not ex- ceed the total volume anticipated for this area. Noise. There are two major noise generators in the vicinity of the project site. The first of these is aircraft noise generated by Palomar Air- port, 1-1/2 miles east of the site. The attached map indicates noise con- tours as prepared by Daniel, Mann, Johnson, and Mendenhall for the County of San Diego in November, 1972. According to their report, the 65 CNEL noise level contour (the maximum acceptable noise level) is located 4,000 feet northeast of the subject property. Noise generated by the airport, there- fore, should not adversely affect the project. -2- The secondary noise source is automobile and truck traffic on roads adjacent to the property. Noise levels were analized using procedures out- • lined in the National Coorperative Highway Research Program Report No. 117. (See attached calculations). Calculations were based on future traffic pro- jections for Lowder Lane (7,000 vehicles per day), Palomar Airport Road (25,000 vehicles per day), and the Interstate 5 Freeway (93,000 vehicles per day). As the traffic volume approaches the future projections, noise generated by Palomar Airport Road and the Interstate 5 Freeway would not adversely affect the project site. Noise generated by Lowder Lane would be marginally unacceptable as it slightly exceeds the 70 dBA L^Q limit. As the noise level exceeds the acceptable limit by only 1 dBA, it should be possible to attenuate the excess noise by installing landscaping. Air Quality. Future residential development of the project site will cause a decrease in air quality in the area. This decrease is a result of (1) projected increases in vehicular traffic, (2) use of natural gas and electri- city, and (3) dust generated by the short-term activities associated with grading operations. An analysis of automobile emissions is included in the Appendix of this report. Public Utilities. The future construction of 201 dwelling units will increase the demand on water, sewer, electricity, and telephone systems. All utilities are presently located in Lowder Lane immediately adjacent to the property. Water will be provided by the Carlsbad Municipal Water District from an existing 10-inch AC water main. Water consumption for the completed project, based on a population of 603 (3.0 persons per dwelling unit) and a per capita consumption rate of 200 gallons of water per day (Holmes and Narver Curve prepared for the City of Carlsbad). The proposed development would require 120, 600 gallons of water on a daily basis. Sewer service will be provided by the City of Carlsbad from an ex- isting 8-inch main. Based on a factor of 100 gallons per capita per day, the proposed project would generate 60,300 gallons of sewage per day. San Diego Gas and Electric Company presently provides service to the area by means of underground transmission lines in Lowder Lane. Based on a consumption rate of 5,738 kilowatt hours of electricity per year for the average residence (according to the San Diego Gas & Electric), the pro- posed development would require 3,160 kilowatt hours of electricity per day. Community Services. Police, fire, and school services have presently been extended to the Alta Mira community located south of the project site. These existing services will be provided for the proposed project. -3- Police protection will be provided by the Carlsbad Police Department located at 1200 Elm Avenue. At present, there are 45 employees on the staff. At a desired ratio of 2 policemen for each 1,000 population, the proposed project may require the addition of one policeman to the department. Fire protection services will be provided by the City of Carlsbad Fire Department. The project site is presently located midway between the station at 1275 Elm Avenue and the station at the intersection of El Camino Real and Arenal Drive. Future plans anticipate the construction of a new station at the intersection of Interstate 5 and Palomar Airport Road. The proposed project site is located within the Carlsbad Unified School District. School children from the development will attend one of four schools as follows: Grade School Capacity Projected Enrollment K-3 Jefferson Elementary School 460 353 4-6 Pine Elementary School 352 296 7-8 Valley Junior High School 783 713 9-12 Carlsbad High School 1,280 1,572 According to the Carlsbad Unified School District's Estimate of School- Age Students, the student population of the development will be as follows: Grade Number of Students K-6 74 7-8 22 9-12 36 Except for grades 9-12, the proposed development should not adversely affect the present school situation. The phased type of development proposed (approximately 40 dwelling units in each phase) should minimize the impact. As each phase is completed, the development would add approximately 7 students to the high school thereby providing time for the schools to expand their facilities as necessary. To offset the costs of this expansion, the development will be providing $78,993.00 for school fees. Visual Aesthetics. The general appearance of the site will be modified as a result of the proposed project. The mesa will be reduced in elevation and graded to flatten the slopes sufficient to permit construction. The land form will remain a mesa in shape and height but will simply be a little lower. —4 — No changes will be made to the north slope of the mesa where native growth exists. The most significant impact will be the conversion of open land to urban development. To mitigate this impact, approximately 81 percent of the site will be retained as open space, landscaping will installed, and the houses will be architecturally coordinated with the community. -5- NOISE CALCULATIONS Lowder Lane - Future Prediction Daily Traffic Volume = 7,000 vehicles per day Peak Hour Traffic = 0.11 x 7,000 = 770 vehiclesAour Trucks = 0.05 x 770 = 39 truck sAour Automobiles = 0.95 x 770 = 731 automobiles/hour Speed Limit = 35 miles per hour Distance to Site = 70 feet From graphs outlined in Report 117 of the National Cooperative Highway Research Program: Automobile s Trucks Distance to Observer = 70 feet ' LJQ reference at feet 58 57 Distance, width adjustment 0 0 L1Q - LSQ adjustment +5 +13 LJQ reference at Observer 63 dBA 70 dBA Combined Noise Level = 71 dBA L Conclusion: A narrow portion of the property will be marginally unacceptable for residential purposes as traffic volumes reach the future prediction. -6- Noise Calculations JPalomar Airport Road - Future Prediction Daily Traffic Volume = 25,000 vehicles per day Peak Hour Traffic = 0.11 x 25,000 = 2,750 vehicle s,/hour Trucks = 0.05 x 2,750 = 138 trucksAour Automobiles = 0.95x 2,750 =2,612 automobile s/hour Speed Limit = 55 miles per hour Distance .to Site = 700 feet From graphs outlined in Report 117 of the National Cooperative Highway Research Program: Automobiles Trucks Distance to Observer =700 feet LSQ reference at feet 68 72 Distance , width adjustment -13 -13 L|Q - Lg0 adjustment +2 +5 LIO reference at • 57 dBA 64 dBA Combined Noise Level = 65 dBA LIQ Conclusion: The site will be acceptable for residential purposes. —7— Noise Calculations Interstate 5 - 1995 Prediction Daily Traffic Volume = 93,000 vehicles per day Peak Hour Traffic = 0.11x93,000 = 10,230 vehicles/hour Trucks = 0.04 x = 409 trucks/hour Automobiles = 0.96 x = 9,821 automobiles/hour Speed Limit = 55 miles per hour Distance to Site = 400 feet From graphs outlined in Report 117 of the National Cooperative Highway Research Program: Automobiles Trucks Distance to Observer = 400 feet 1,50 reference at 100 feet 73 72 Distance , width adjustment ' -9 -9 L10 ~ L50 adJ'ustment +2 +4 L10 reference at ' 66 dBA 67 dBA Combined Noise Level = 70 dBA LIQ • Conclusion: The project site will be acceptable for residential purposes. -8- APPENDIX B AIR QUALITY AND NOISE ANALYSIS AUTOMOBILE EMISSIONS Daily vehicle trips generated from 201 residences X 10 trips/residence/day = 2»010trips/day Daily motor vehicle miles generated by 2,010trips/day x. 7 miles/trip* =14,070miles/day * (average length of trip from and to residences within San Diego region). 1980 Automobile Age Distribution and Miles Driven (California Statistical Abstract, Table J-9) : Year 1980 1979 1978 1977 1976 1975 1974 1973 or older Age Class 1 2 3 4 5 6 7 7+ Percent of Total Automobile 8.09 10.06 9.79 8.47 8.84 9.22 8.53 37.00 Miles/Day By Class 1,138 1,415 l',377 1,192 1,244 1,297 1,200 5,207 TOTALS ' 100.00 14,070 -9- J The following are emissions in grams/mile based on "worst possible case" future state standards to 1977 and projected standards thereafter (Federal Registers: Vol. 37, No 221, November 15, 1972; Vol. 38, No. 124, June 28, 1973; Vol. 38, No. 151, August 7, 1973): Age Hydrocarbon (HO) Carbon Monoxide (CO) Oxides of Nigrogen Class Grams/Mile Grams/Day Grams/Mile Grams/Day Grams/Mile Grams/Day 1 2 3 4 5 6 7 7+ 0.41 0.41 0.41 0.41 0.41 0.9 3.0 3.2 Totals Total Tons/Day 466.6 580.2 564.6 488.7 510.0 1,167.3 3,600.0 16,662.4 24,039.8 0.026 3.4 3.4 3.4 3.4 3.4 9.0 28.0 34.0 3,869.2 4,811.0 4,681.8 4,052.8 4,229.6 11,673.0 33,600.0 177,038.0 243,955.4 0.269 0.4 0.4 0.4 0.4 0.4. 2.0 3.1 3.5 455.2 566.0 550.8 476.8 497.6 2,594.0 3,720.0 18,224.5 27,084.9 0.030 (Gram = 1 .102 x 10"6 Tons) 1990 TT j v. 0.4 gram miles 1.102 X10"6 ft n_._ T/DayHydrocarbons: —fiftfe x 12'070x ~day~ x gram—T =0.006 i/Lfay ~ u ,, ., 3.4 grams ,, n7n miles 1.102 x 10"6 . n_.0 T/DayCarbon Monoxide : — r- - x!4,070x— — — x — q"ram x - =0.053 Oxides of Nitrogen: °'ram x!4,070x S x1'™ °"6 =O.OQ6 T/Day -10- •'* /JO / !V -:^vW."-.;\..v•TS^V-- \^V~V~T 'A -'^^^'^y^^^^f-. 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