HomeMy WebLinkAbout1975-04-01; City Council; 3329; S L & B Service Corp Tentative Map Approval/Agenda Bill No.
Referred to:
Date; Aril i
oval of a tentative subdivision map
McCoy, for S. L & B Service Corporation
Submitted by:
Planning Commission
Statement of the Matter: The Planning Commission is recommending denial of CT 74-5(A)
on property located northeast of the intersection of El Camino Real and Appian Road.
The proposed development would permit-a 30-lot single family subdivision to be
constructed on ten acres.
The Planning Commission recommended denial of this application for the following
reasons:
1. The proposed map is not consistent with applicable general and specific
plans since the map's proposed alignment of Elm Avenue does not conform
to the City's approved street pattern.
2. The design or improvement of the proposed subdivision is not consistent
with applicable general and specific plans since the proposed map does
not conform to the Open Space and Conservation Element requirement for
. grading roadways and building pads in a manner which maintains the integrity
of natural slopes.
3. The design of the subdivision or the proposed improvements are likely to
cause substantial environmental damage since similar gradlngs as proposed
on their map have failed at nearby, locations.
The applicant has appealed the Planning Commission's recommended denial of his request.
Exhibit;
Staff report dated March 11, 1975 . I
Planning Commission Resolution No. 1142
Plot Plan, Exhibit A, dated 1/24/75
Letter from John E. McCoy dated March 13, 1975
Memo from Engineering to Planning Commission dated October 10, 1972
Staff Recommendations to City Manager: Staff recommends that CT 74-5(A) be denied
for the reasons outlined in Planning Commission Resolution No. 1142. If the City
Council concurs with the Planning Commission recommendation, the Council should direct
the City Attorney to prepare the necessary documents as stated.
f c<
(Vefc-
Copy
AB NO.Date: April 1, 1975
City Manager's Recommendation
SEE CITY MANAGER MEMO
Council '.Action
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CITY OF CARLSBAD
PLANNING DEPARTMENT
STAFF REPORT
March 11, 1975
TO:
FROM:
REPORT ON:
APPLICANT:
PLANNING COMMISSION
PLANNING DEPARTMENT
CONSIDERATION 96 REVISED TENTATIVE MAP - CT 74-5(A)
JOHN E. MCCOY FOR
S.L. & B SERVICE CORP.
592 ELM AVENUE
CARLSBAD, CA 92008
I. REQUEST: The applicant is requesting approval of a revised
tentative map to allow a 30 lot single family subdivision on
property located northeast of the intersection of El Camino
Real and Appian Road.
II. RECOMMENDATION; Staff recommends that CT 74-5(A) be DENIED
based on the following justification:
1) The map's proposed alignment of Elm Avenue does not
conform to the City's approved street pattern.
2) The alignment of Appian Road renders property to the
north virtually undevelopable.
3) The proposed map does not conform to the Open Space and
Conservation Element requirement for grading roadways
and building pads in a manner which maintains the integrity
of natural slopes.
Recommended Conditions of Approval; Should the Commission
determine to approve the project, staff recommends the follow-
ing conditions be applied:
1) The Final Map shall be submitted for approval within
one year from final action by the City Council on the
Tentative Map. The Final Map shall be in substantial
conformance with the Tentative Subdivision Map, known
as CT 74-5(A), Exhibit A, dated January 24, 1975.
2) 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 restrictionssof all municipal ordinance
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.
3) 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.
4) 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. No easements
shall be recorded prior to approval of the Final Map
unless approved by the City Engineer.
5) All utilities, including provisions for cable TV, shall
be placed underground and/or shall be completely con-
cealed from view.
6) Ornamental street lighting shall be provided for as
required by Municipal Ordinance Code. The developer shall
pose a bond and/or cash in the amount necessary to ener-
gize said street lights for an eighteen month period
after construction, to permit the incorporation of the
subdivision into a maintenance district. This shall be
done prior to approval of Final Map.
7) The improvement plans shall include a report of a
geological investigation and a complete grading plan of the
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.
Said Engineer 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.
8) All slopes created as a result of this development shall
not exceed a 2:1 slope.
9) Ingress and egress along the property line bordering public
street right of way for all lots shall be dedicated,
except at location as specified by the City Engineer.
Dedication shall be made prior to approval of Final Map.
10) In order to provide for reasonable fire protection during the
construction period, the subdivider shall maintain passable
vehicular access to all buildings and adequate fire hydrants
with required fire flows and dry-stand p i p ess hal
installed prior to framing construction. Kft I
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11) Park-In-Lieu Fees shall be granted to the City concurrent
with City Council approval of the Final Map.
12) An all-weather access road (existing Appian Way) shall be
provided for at all times to serve properties to the east
13) Half street dedication and improvements for El Camino
Real (126-foot right-of-way) shall be required, includin
Mission Bell street lights for all development frontage.
14) Appian Way shall be dedicated and improved on the basis
of a 60-foot right of way. Section AA as shown on the
tentative map shall be only applicable to that street
frontage easterly of Lot 22 of the El Camino Mesa Unit
No. 1 subdivision.
15) Developer shall comply with existing reimbursement agree-
ment fee requirements prior to tie-in to sewer in El
Camino Real.
16) The underground drainage, water and sewerage systems
are not approved as shown and are subject to modification
and approval by the City Engineer as part of the final
improvement plans. Water will be provided by the City
of Carlsbad, subject to approved water system calculations.
17) An offsite drainage easement will be required as necessary.
18) An improved stub street to the northerly project boundary,
including water and sewer lines to the adjacent property
shall be required.
19) Access rights shall be dedicated along El Camino Real
except at public street intersections.
20) All-weather access shall be provided to all manholes and
cleanouts. Any water, sewer or storm drain lines installed
in slopes shall be placed normal to the slope.
21) The applicant shall agree to participate in the construction
of a 10-inch water line in El Camino from Chestnut Avenue
to Appian Way.
22) The applicant shall install landscaping and irrigation
systems on all graded slopes upon completion of the
grading. This shall be done to the satisfaction of the
City Engineer and Parks and Recreation Director.
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23) The developer shall dedicate and agree to improve Elm
Avenue right of way to the alignment adopted by the
City Council. The tentative map shall be revised to show
this alignment and the Elm Avenue Street section.
III. BACKGROUND:
A) Loeation: The site is on the east side of El Camino
,.„•&-• Real between App^n^R^dd and, E:lnv Avenge.
B) Legal Description: A portion of Lot J of Rancho Agua
Hedionda in the City of Carlsbad, County of San Diego,
according to partition map thereof No. 823 filed with
the San Diego County Recorder on June 21, 1957.
C) Site Description: The site is located on a hill over-
looking El Camino Real and the Elm Avenue extension through
the Tiburon subdivision. The property is Currently vacant
and is covered with native grasses.
D) Project Description; The applicant is propostrig to build
an identical subdivision to that which was approved by
the City Council in June, 1974 with one exception: The
applicant's original survey showed the property to be
outside of the alignment for Elm Avenue. Subsequent
surveys revealed that a portion of the Elm alignment is
within the subdivision boundaries. Because of this and
other errors, the original tentative map is invalid. The
applicant is now proposing that, in order to maintain the
subdivision in its original configuration, the Elm
alignment be moved to the north so that it is entirely
within the Larwin subdivision.
E) Zoning; Subject Property: R-A-10,000
North: R-A-10,000 and P-C
South: R-l-10,000
East: R-A-10,000
West: R-A-10,000
F) Surrounding Land Use: The property is bounded by a Planned
Community development to the north (Tiburon), a single
family subdivision to the south (El Camino Mesa), El
Camino Real to the West, and vacant land to the East.
G) General Plan Recommendation; The Land Use Element of the
General Plan designates the subject property as residential
low medium density at 0-4 dwelling units/acre. The
applicant proposes a density of 3.0 units per acre.
H) Environmental Impact Requirements: The applicant submitted
an environmental impact assessment form with the original
application. The project was declared to have a non-
significant effect on the environment because it was
small in scale and consistent with other developments in
the area.
I) Parks Ordinance Requirements: The Parks Ordinance requires
payment of in-lleu fees for all subdivisions with less
than 50 lots. The applicant will be required to pay park
fees prior to recordation of the final map.
J) Public Facilities Policy:
1) Schools: The applicant has provided the City with
a letter from the Carlsbad Unified School District
stating that school facilities will be available to
serve the project.
2) Sewer; The City recently secured additional capacity
in the Vista trunkline for the purpose of sewering
the subject property and other nearby properties. While
line capacity and treatment capacity is available at
present, sewer facilities are only guaranteed if that
capacity is still available at the time of building
permit application.
3) Water: The project is to be provided with water
service by the City of Carlsbad. The present 8"
water line serving the El Camino Mesa subdivision is
inadequate to serve the proposed subdivision. The
applicant will be required to participate in construction
of a 10" line between Appian Road and Chestnut on El
Camino Real. This line would be looped with the
existing 8" line and would serve the proposed subdivision
IV. DISCUSSION OF SPECIFIC ITEMS:
A) Conditions of Approval: The conditions of approval are
similar to those of the approved tentative map, with these
exceptions:
1) Minor rewording has occurred, but the intent remains
unchanged;
2) Conditions which are already covered by City Ordinance
or policy requirements have been deleted;
3) A condition requiring landscaping for cut and fill
slopes has been added.
4) Cut and fill slopes are limited to 2:1 maximum.
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5) Improvement of Elm Avenue as shown in the City's
adopted alignment is required.
B) Elm Avenue Alignment: The Engineering Department has
recommended that the Alignment of Elm Avenue not be
changed and that the tentative map be denied. There are
several reasons for this:
1) The alignment was established by the City Council
several years ago. An EIR was Certified for Elm
Avenue alignment study and public testimony was
allowed.
2) There is no physical reason for changing the
alignment;
3) The change in alignment would force one developer to
bear all of the costs when both properties would be
eventually sharing the benefits.
To maintain the existing alignment will cause the
developer to lose 2 or possibly 3 lots and force the
developer to redesign the subdivision. However, Staff
does not consider this sufficient justification for
changing the alignment.
C) Appian Road Alignment: The applicants' alignment of
Appian Road as it stubs out at the northern-property
boundary, is not acceptable. The property owner to the
north would be forced to construct a single loaded street
close to the bank overlooking El Camino Real. This is
not a functional alignment and would be prohibitively
expensive. In all likelihood, to maintain this alignment
would preclude development of the property to the north..
ATTACHMENTS: Plot Plan, Exhibit A, dated 1-24-75
Letter from Carlsbad Unified School Dist.
City Council Resolution #3440-A
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CARLSBAD UNIFIED SCHOOL DISTRICT
"AN AFFIRMATIVE ACTION EMPLOYER"
801 PINE AVENUE CARLSBAD, CALIFORNIA 92008
February 25, 1975
City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
Attention: Mr. Donald A. Agatep, Director of Planning
Gentlemen:
Reference: CT 74-5(A), S. L & B Service Corporation
The Governing Board of the school district at a meeting held on
February 24, 1975 reviewed the information presented by your department
concerning the proposed real estate development known as CT 74-5CA) con-
sisting of 30 residential units.
As a result of this review, it is estimated that from the number and
types of residences planned that there may be from 25 to 30 school age
children residing in the project when it is completed and occupied.
The district does not have facilities to provide for a single-session
educational program for children who will he residing in this proposed
development. In addition, the district does not have any funds, to
provide for facilities to house these children.
An agreement has been reached with the developer to provide financial
assistance for school facilities.
It will be greatly appreciated if copies of this letter are made avail-
able to members of the City Council and the Planning Commission.
Sincerely yours,
R. A. Crawford
District Superintendent
FHL:RAC;aw
ADMINISTRATION
RECEIVED
FEB 2 7 1975
CITY OF CAiA-Li^AJ
Planning Departmeni
729-9291
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RESOLUTION NO. 344Q-A
A RESOLUTION OF THE CITY COUNCIL OF TH'.!
CITY OF CARLSBAD', CALIFORNIA, APPROVING
WITH CONDITIONS TENTATIVE MAP (CT 74-5)
FOR CONSTRUCTION OF A 30-LOT SINGLE-FAMILY
SUBDIVISION GENERALLY LOCATED ON THE EAST
SIDE OF- EL CAMIHO REAL BETWEEN APPIAN ROAD
AND ELM AVENUE. APPLICANT: S.L.&B. SERICE
CORPORATION.
KTEREAS, on the 28th day of May, li»74, the Carlsbad City
Planning Commission adopted Resolution No. 1065 recommending to
the City Council that Tentative Map (CT 74-5) be conditionally
approved; and
WHEREAS, the City Council of the City of Carlsbad, on the
18th day of June , 1974, considered the recommendation of the
Planning Commission; and
WHEREAS, said Tentative Map has complied with tha require-
ments of the City of Carlsbad Environmental Protection Ordinance
of 1972 and has been declared to have a nonsignificant impact on
the .environment;
. NOW, THEREFORE, BE IT RESOLVED by the City Council.of the
City of Carlsbad as follows:
A. That the above recitations are true and correct.
B. That Tentative Map (CT 74-5) is hereby approved, sub-
ject to the execution and/or fulfillment of the following conditions
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 t-he requirements,
• limitations and restrictions of all municipal ordinances
and'state and federal statutes nov; in force, or which,
hereinafter, may be in force for the purpose of preserving
the residential characteristics of adjacent properties.
2. The improvement plans shall include a report of a
geological investigation and a complete gradinq plan or: the
entire site when required by the City Engineer. The report
and plan shall be prepared by civil onyineerr, licensed by
the State of California, and experienced in erosion control
who shall be acceptable to the Citv Engineer and they
shall corLify thai- l.hoy !i<-iv« invesl.iq,:, Li/cl (.he r,i uo arid
prepared data with full consideration oL" the consequences
•to the included and neighboring properties.
3. Park-in-Lieu fees shall be granted to the City
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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 main-
tain passable vehicular access to all buildings and ade-
quate 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 Subdivision Ordinance and other City
standards, to the satisfaction of the City Engineer, with-
out cost to the City of Carlsbad, and free of all lions
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. Adequate street lighting shall be provided for as
required by Municipal 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 construc-
tion to permit the incorporation of the subdivision into a
maintenance district.
8. All land and/or easements required by this ordi-
nance shall be granted''to the City of Carlsbad without.
cost to the City and free of all liens and encumbrances.
No easements shall be recorded prior to recordation .of the
final map unless approved by the City Engineer.
9. All facilities provided, other than public ease-
ments, to adequately control drainage on the subject
property, shall be maintained by the property owner(s) in .
perpetuity.
10. The subdivider shall dedicate to the public all
ri'ghts of ingress to and egress from lots abutting upon
restricted access streets and roads. This dedication .shall
be so designated on the certificate sheet of the final-map
with the intent that the owners of said lots will have
no rights of access whatsoever to said streets and roads.
The words "access rights dedicated to the City" shall be
lettered along the road adjacent to the lots affected on
the map proper.
11* Street names shall be subject to approval and shall
he designated--in accordance with the standards and policies
adopted by the Planning Commission on file in the Planning
Department. Said names shall be approved by the Planning,
Fire and Police Departments prior to recordation of the
•final map.
12. No development shall occur until sewer capacity
is available in the Vista trunk line or other provision
acceptable to the City Engineer is made to provide tx-wur
to the subject property.
13. An all-weather access road (existing Appian Way)
shall be provided .for at all times to serve properties to
the east.
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• — 14. Half street dedication and improvements for El
Camino Real (126-foot right-of-way) shall be required,
including Mission Bell street lights for all development
frontage. . . • • "
15. Appian Way shall be dedicated and improved on the
basis of a 60-foot right-of-way. Section AA as shown on
the tentative map shall be only applicable to that street
frontage easterly of Lot 22 of the El Camino Mesa Unit
No. 1 subdivision. .
16* Developer shall comply with existing reimburse-
ment agreement fee requirements prior to tie-in to sewer i:
El Camino Real.
17. The underground drainage, water and sewerage
systems are not approved as shown and are subject to modi-
fication and approval by the City Engineer as part of the
final improvement plans. Water will be provided by the
City of Carlsbad, subject to approved water system calcula-
tions.
18. An offsite drainage easement will be required as
necessary.
19. An improved stub street to the northerly project
boundary, including water and sewer lines to the adjacent
property shall be required.
20.. Access rights- shall be dedicated along El Cainino
Real except at public street intersections.
21. All-weather access shall be provided to all man-
holes and cleanouts. Any water, sewer or storm drain line;
installed in slopes shall be placed normal to the slope.
22.. The applicant shall agree to participate in the
construction of a 10-inch water line in El Camino from
Chestnut Avenue to Appian-Way.
C. That said Tentative Map., together with the provisions
for its design and improvement and subject to the above conditions,
is consistent with all applicable general and specific plans of
the City of Carlsbad.
.PASSED, APPROVED AND ADOPTED at a regular meeting of the
Carlsbad City Council- held on the 18th day of June > 1974, by
the following vote, to wit:
AYES: Councilman Frazee, Chase and HcComas
NOES: None
ABSENT: Councilman Lewis
ATTEST:.ROBERT C. FRAZEE,. Mayor
MARGARET E. ADAMS,(city clerk
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PLANNING COMMISSION RESOLUTION NO. 1142
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, DENYING THE TENTATIVE MAP
REQUEST FOR A 30-LOT SINGLE-FAMILY SUBDIVISION ON
PROPERTY LOCATED NORTHEAST OF THE INTERSECTION OF
EL CAMINO REAL AND APPIAN ROAD, ZONED R-A-10,000.
CASE NO. CT 74-5(A), APPLICANT: JOHN E. McCOY, FOR
S. L & B SERVICE CORPORATION
WHEREAS, a verified application for a certain property, to wit:
A portion of Lot J of Rancho Agua Hedionda in the City of
Carlsbad, County of San Diego, according to partition map
thereof No. 823 filed with the San Diego County Recorder
on June 21, 1957, and further described in the files of the
Carlsbad City Planning Department;
has been filed with the City of Carlsbad and referred to the Planning Commissi
and
WHEREAS, said verified application constitutes a request as provided by
Title 21, a subdivision code, of the "Carlsbad Municipal Code"; and
WHEREAS, said Commission considered all factors relating to the Tentative
Map and found the following facts and reasons to exist:
1. The proposed map is not consistent with the Circulation Element of
the General Plan since the map's proposed alignment of Elm Avenue
does not conform to the City's approved street pattern.
2. The design or improvement of the proposed subdivision is not
consistent with applicable general and specific plans since the
proposed map does not conform to the Open Space and Conservation
Element requirement for grading roadways and building pads in a
manner which maintains the integrity of natural slopes.
3. The design of the subdivision or the proposed improvements are likely
to cause substantial environmental damage since similar gradings as
proposed on their map have failed at nearby locations.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the above recitations are true and correct.
B) That a Tentative Map is denied for a thirty-lot single-family sub-
division on property located northeast of the intersection of El
Camino Real and Appian Road.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the City of Carlsbad
Planning Commission held on March 11, 1975 by the following vote, to wit:
AYES: Commissioners Domingtiez, Fikes, Jose, L'Heureux, Watson, Wrench
NOES: None
ABSENT: None •
ABSTAIN: None
Gary Wrench, Chairman
ATTEST:
A. Agatep, Secretary \
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S. L & B SERVICE CORP.
Builders & Developers
S8XXXXXKX.
P.O. BOX "B"
CARLSBAD, CALIF. 92008
TELEPHONE (714) 729-9242
March 13, 1975
City Council
City of Carlsbad
1200 Elm Ave0Carlsbad, Gal. 92008
Re: Ten Tr. 74-5A
Gentlemen:
We would like to appeal the decision which the planning com-
mission made on March 11, 1975, regarding the above tract. T»e wrote you
on January 23, 1975, regarding our problem with the alignment of Elm
Avenue easterly of El Camino Real, which should be .considered along with .
this letter. It was referred to a revised tentative map hearing and
was denied on the basis of not complying with the General Plan.
We ask that you personally view the problem as existing at
the site and see if it isn't more logical to move the right of way
easterly forty-two feet than it would be to move several hundred thousand
yards of dirt. We would be happy to escort the Council to the site or
answer any questions. Our engineer has made a new layout showing the
proposed alignment, which your chief engineer has in his possession.
Larwin was schedule to re-submit a new tentative at the last
meeting covering the expired tentative, which adjoins our property, but
they requested postponenent until at least the next meeting. Therefore,
we would appreciate your early review and decision for everyone's concern,
as this extension is vitally important to several tracts easterly of El
Camino Real, and there is no way we can move the dirt and put in the street
which doesn't have any value to our small tract.
Yours very truly,
S. L & B SERVICE CORP.
JEM/j
4 ./?
MEMORANDUM
October 10, 1972
TO: PLANNING COMMISSION
FROM: ENGINEERING DIVISION, PUBLIC WORKS DEPARTMENT
SUBJECT: Elm Avenue Alignment Study (El Camino Real Easterly
to the East Limits of Assessor's Parcel #167-09-26
more commonly referred to as the Larwin Parcel)
(CT 72-21 - Tanglewood)
BACKGROUND
The Specific Plan and Tentative Map for Tanglewood (CT 72-21)
was approved by the Planning Commission on July 25, 1972,
subject to several conditions. Condition #27, in particular,
stated that "Before this application is submitted to the City
Council, the Elm Avenue alignment shall be resolved between the
developer, adjoining property owners, and the City staff."
This agenda item was prematurely brought before the City Council
on August 15, 1972, at which time there was considerable dis-
cussion concerning the alignment of Elm Avenue. The Council
directed engineering staff to meet with the developer and other
concerned property owners and to report back to Council with a
recommended al-ignment which would be in the best interests of
the City.
A meeting was held on August 16, 1972, with the property owners
and City staff, at which time it became apparent to staff that
the property owners and staff could not come to an agreement
as to the alignment of Elm Avenue.
A study was made by engineering staff which included: 1) a
review of alternate alignment proposals submitted by McCabe
Engineering, the engineer for the developer, (these alternate
alignment studies were submitted at the request of City staff),
2) field investigation, 3) alignment studies (plan and profile)
based on small scale (1"=1000') contour maps of the area.
A written report was submitted to City Council on September 5,
1972, recommending that the best alignment for Elm Avenue was
the one originally proposed and as shown on the Tentative Map.
The report also recommended that a compromise alignment, similar
to the originally proposed alignment, but with a modified center-
line radius, would be an acceptable alternate.
MEMORANDUM
October 10, 1972
TO: Planning Commission
Re: CT 72-21
Page 2
The following then occurred:
September 5, 1972
September 12,.1972
September 19, 1972
DISCUSSION
City Council meeting- The Council discussed
only.the legalities of whether the public
had had a chance to speak regarding the
alignment. Council directed Larwin Co. to
prepare graphic displays for presentation
at the next Planning Commission Meeting.
Council continued matter for two weeks and
requested Planning Commission to consider
the alignment of Elm Avenue at its next
meeting. .
Planning Commission meeting- Engineering
staff presented oral report on alignment
study recommendations- no public hearing-
Commission referred matter back to Council
with the recommendation that no decision
be made on Elm Avenue alignment without
Public hearing.
City Council meeting- Set Public Hearing for
October 10, 1972, on the alignment of Elm
Avenue.
The General Plan of the City of-Carlsbad shows the extension of
Elm Avenue as a major arterial highway from El C-amino Real to an
extension of College Boulevard approximately 2 miles to the east
(see Calavera Road- Exhibit (I-)). The General Plan defines
major arterial highway as a 4-lane, divided highway plus park-
ing lanes; with frontage roads for access; controlled inter-
sections; capable of carrying over 10,000 vehicles per day with
recommended standards of 102' of right of way, 82' curb to curb,
10' parkway each side, 18' median divider and 7% maximum grade.
Cross streets should be spaced a minimum of 1/4 mile apart with
the intent that the major arterial highway be a limited access
major traffic route.
While the General Plan (prepared in 1965) has no provisions for
hillside design standards, it became obvious some years back that
strict conformance to the design standards would be detrimental
to the environment in areas of steep terrain.
The topography in the subject area is extreme. In order to fit
a road through this terrain, several "flat land" design stand-
ards have to be revised. Prudent maximizing of vertical grades
and minimizing of horizontal curves, as well as minimizing the
required right of way, can still provide safe travel while re-
ducing (but not eliminating) large cut and fill operations.
MEMORANDUM
October 10, 15V
To: Planning Commission
Re: CT 72-21
Page 3
Based on field investigation of the area and on study of exist-
ing available contour maps, five alignments were studies (labeled
A through E, A being the most northerly alignment).
The studies were based on the following criteria:
1. All alignments would start from the same point on exist-
ing El Camino Real (opposite existing adopted alignment
for Elm Avenue we^t of El Camino Real).
2. Right of way required = 8V (still provides k lanes and
could provide divided median if parking were eliminated.)
3. Maximum grade = 10%
4. Minimum centerline radius = 600' )provide larger radius
if poss ible).
5. Cut and fill slopes at 1h horizontal to 1 vertical
(H:1)
6. Provide access to Elm Avenue from adjacent parcels (i.e.
eliminate or reduce the number of frontage roads and
collector streets).
7. Reduce if possible 'the number and magnitude of cut and
fill operat ions.
8. Provide a safe roadway with adequate capacity to serve
the general public.
Each alignment was plotted in plan view (overhead) on a contour
map. (Each inch on the plan view represents 200 feet on the
?round. Each contour line is at a 5 foot vertical differential
rom an adjacent line, i.e. contour interval = 5").
A profile was also plotted (at an exaggerated scale) showing the
existing and proposed ground elevations for each alignment. (On
the profile each vertical inch - 10 feet, while each horizontal
inch = 100 feet).
A summary of each alignment study follows:
Plan A
Pros. 1. Large radius horizontal curves.
2. Good sight distance.
3. Earthwork could be adjusted to balance.
k. Good horizontal approach to intersection with El
Cami no Real.
Cons. 1. Undesirable long, high earth fill across ravines.
2. Drainage systems under large'fill costly to construct
a rid . ma i n ta i n.
3. Provides barrier between 2 relatively steep and
MEMORANDUM
October 10, 1972
To: Planning Commission
Re: CT 72-21
Page k
Plan B
unbuildable areas that could otherwise be part of
contiguous open space.
Poor access to nearby parcels requiring additional
frontage and collector road system for access.
Pros. 1. Large radius horizontal curves.
2. Good sight distance.
3. Earthwork could be adjusted to balance.
4. Good horizontal approach to intersection with El
Cami no Rea1.
Cons. 1. Undesirable long, high earth fill across ravines.
2. Drainage systems under large fill costly to construct
and ma i nta in.
3» Provides barrier between 2 relatively steep and
unbuildable areas that could otherwise be part of
contiguous open space.
k. Poor access to nearby parcels requireing additional
frontage and collector road system for access.
Plan C
Pros. 1. Large radius horizontal curves.
2. Good sight distance.
3. Provides reasonable access to parcel 167-09-04.
k. Provides access to steep and unbuildable area which
could be used as open space.
Cons. 1. Horizontal curve approaching El Camino Real safe, but
not as good as Plan A or B.
2. Poor access to nearby parcels requiring additional
frontage and collector road system for access.
3. Drainage systems under large fill costly to construct
and ma i nta i n.
Plan D
Pros. 1. Does not require large earth fills across existing
ravines.
2. Provides access to most parcels in the vicinity with
road centerline predominent1y along existing property
lines or making use of existing Appian Way right of
way.
3. Can be extended eastward with minimum earthwork.
k. Provides good sight distance.
Cons. 1. Has short radius horizontal curve approach to El
Camino Real.
2. Has short radius horizontal curve at approach to
existing Appian Way.
3. Is significantly below existing grade until near the
1imits of study.
MEMORANDUM
October 10, 1972^
To: Planning Commission
Re: CT 72-21
Page 5
Plan E
Pros. 1. The alignment south of existing Appian Way is at or
near existing grade.
Cons. 1. Reversing curves at nimimum radius are poor.
2. Puts burden of entire roadway on some property
owners who will not be able to adequately utilize
remainder of parcels between proposed alignment and
existing Appian Way right of way.
3. Does not have access to steep unbuildable areas to the
north (i.e. no park access.)
*f. Has minimum radius approach to El Camino Real.
5. Long portions of this proposed alignment are below
existing grade and provide poor access to adjoining
property.
CONCLUSIONS
While each alignment has its pros and cons it is the opinion of
engineering staff that alignment "D" is the best alignment studied
primarily because it does not require large earth fills, it
provides access to all properties (the amount of cut can be mater-
ially reduced to provide better access to the road by increasing
the grade of Elm to 15-20%), it makes use of an existing street
right of way which would otherwise have to be widened as a collector
street in the ab-sence of Elm Avenue.
Tim Flanagan
Principal C ivi rEngi neer
TCF/mac