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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 -2- 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 liCgB Hgg COPY „*»*» 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. -3- 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. -5- 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 -6- 7 c O 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 • RESIDENTIAL ESTATE LOW DENSITY o-t LOW DENSITY ' . »-* LOW-MEDIUM DENSITY »-t> MEDIUM DENSITY ' . «-«T HIGH DENSITY «§-«r COMMERCIAL - iCO'Acfies NEIGHBORHOOD COMMUNITY REGIONAL HIGHWAY RELATED PROFESSIONAL- ADMINISTRATIVE TOURIST- RESORT C H 'J tL C "J BOAT L!GH1 PLAN! GOVEj PARK1J PUBLf SCHOJ EL CIEj f-;2l5i^Wf?&.JR ^'&^. «•.•:•:•'.•.•.->:•>•.•.•. yx JU HIC PR L FA..J CIVIC GOLF HIGH' PF M; . CC PLAN CARL} .l r- u.? s 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 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 1 2 3 • 4 5 6 7 6 9 10 11 12 13 o 14 *\ 1 15 fs'jjt 16 g 11 § 18 z p 85 S 19 § 20 21 22 23 • 24 25 .26 2.7 28 29 50 '31 32 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. 2. *"*> ir"5 5 1 i 8 . 9 10 11 1 1 14 16 17 '18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 • — 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 r 3. COPY .**•«». 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 221 23|d 261 27 281 29 30 31 32 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. xxxxxx xxxxxx xxxxxx xxxxxx 3 4 5 el 7 8 9 10 11 12 13 14 15 16 17 18 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 \ 20 21 22 231 2,4 25 26 27 28 291 301 31 32 I.-2- 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