HomeMy WebLinkAbout1975-07-15; City Council; 3421; La Costa Estates North Specific PlanCITY OF CARLSBAD •
AGE3JDA BILL NO. & I ' Initial:
Dept.Hd.
1975 -- : - — - C. Atty.
DEPARTMENT: Planning _ • C. Mgr
Subject: Bequest tor approval OT a bpeeific Plan (bH-lby) and lentative subdivision
Map (CT 75-4). La Costa Estates North ' •
Appl t cant : La Costa Land Company _ | _ _ .
Statement of the Matter. yne Planning Commission is recommending approval of
the proposed Specific Plan (SP-169 and Tentative Subdivision Map (CT 75-4) for
reasons and subject to conditions as outlined in Planning Commission Resolutions
1165 and 1166.
The proposed Specific Plan and Tentative Map involve the development of 115 lots on
136 acres southeast of Alga Road between Alfil Way and Babi Ionia Street in La Costa.
The proposed Tentative Map and Specific Plan are intended to replace SP-112 and
CT 73-10 which were approved by the City of Carlsbad in July, 1973. The proposed
tentative map and specific plan (SP-169 and CT' 75-4) increase the number of lots
contained within the subdivision from 97 lots to 115. The 115 lots proposed in
CT .75-4 involve' 6. open space lots and 109 single family lots.
Exhibits: Staff Report dated 6-25-75
Planning Commission Resolutions 1165 and 1166.
Recommendations: Staff recommends that SP-169 and CT 75-4 be approved for the reasons
outlined in Planning Commission Resolutions 1165 and 1166. If the City Council concurs-
with the Planning Commission recommendation, the Council should direct the City Attorney
to prepare the necessary documents.
Council action
7_17_75 Following the public hearing staff was instructed to prepare
documents necessary for approval of the Specific Plan 169 and
Tentative map for CT 75-4, with the deletion of item #10 of
'Planning Commission Resolution #1165; and the staff was further
directed to provide a condition which keys the development of
the Specific Plan and tentative map.to the City's Panhandle
Lot Policy in effect at the time of the issuance of the building
- - permit. .
CITY OF CARLSBAD
PLANNING DEPARTMENT
STAFF REPORT
June 25, .1975 .
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
REPORT ON: CT 75-4 & SP-169 LA COSTA ESTATES NORTH
APPLICANT: LA COSTA LAND CO.
COSTA DEL MAR ROAD
CARLSBAD, CM 92008
I. REQUEST: The applicant request approval of a Specific Plan
and Tentative Subdivision Map for a 115-lot development. An
adopted Specific Plan (SP-112) and final subdivision map 7992
(CT 73-10) exist on the project site.
II. RECOMMENDATION
A. Ex i s tin g S p e c i f i c PI an: Staff recommends that prior
to approval of Specific Plan SP-169, the existing Specific
. Plan SP-112 be Rescinded.
B. Speci fie Plan: Staff recommends that SP-169 be Approved
due to the following findings:
(1) The proposed Speci'fic Plan is consistent with the
General Plan because:
(a) The Land Use and Density conform to General
Plan designations.
(b) Provisions for open space and retention of the •
natural landscape are provided for.
(2) The proposed Specific Plan is consistent with the
letter and intent of the California Environmental
Quality Con-trol Ordinance of the City of Carlsbad
because:
(a) The project circumstances are essentially
similar to those upon which an earlier envir-
onmental impact report was prepared.
(3) The proposed Specific Plan conforms to applicable
City policies and ordinances dealing with public
faci1i ties because:
• (a) Minimum public facilities standards have been
provided for in the Plan.
Recommended Conditions of Approval:
« Staff recofeends the following:
(1) The approval of a Specific Plan is granted for the land -
as described in the application and any attachments
thereto, as shown on the plot plan submitted labeled
Exhibit A revised. The location 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 revised, except
or unless indicated otherwise herein.
(2) 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.
(3) No signs or advertising of any type whatsoever shall be
erected or installed until plans therefore have been
approved by the City of Carlsbad.
(4) All utilities, including electrical, telephone and
television shall be installed underground and/or shall be
completely concealed from view.
(5) None-of'the 115 lots shall be resubdivided to .smaller
lots than those approved in this application. The approved
lots shall only be used for single-family purposes and shall
contain only one single-family dwelling unit.
•(6) All construction shall conform to all ordinance requirements
for the R-l Zone except that lots 109, 110, 112, 113, 114
and 115 of Exhibit A, dated May 19, 1975 shal.l remain in
Open Space. Also, no structures on lots a.butting San
Marcos Creek Canyon, the utility easements and indicated
open areas, shall be located less than 20 ft. from the
common property lines. • •
(7) Lot 111 of Exhibit A, dated May 19, 1975, is expressly
disapproved as shown and shall be absorbed in neighboring
residential parcels.
(8) An Open
May 19
genera
e rce.
pen Space Easement over lot lit of Exhibit A, dated
19, 1975, shall be granted in perpetuity to the
ral publ ic .
(9) Alicante - El Fuerte Street shall be dedicated and improved
on the basis of an 84 foot street section. If the adja-
cent CT 72-25 subdivision is rezoned to a sufficient lesser
density, the street section may be reduced to 68 feet.
Alicante-El Fuerte Street shall have a separate bikeway.
(11) The typical Street sections shown on Exhibit A, dated 5-19-75
are specifically not approved. Alicante-El Fuerte
•shall have standard sidewalks on both sides. All other
streets shall have standard sidewalks on 'one side. Hinge
points for slopes shall be 2' f rom- si.dewal k on sidewalk
.side and .5' from curb on other side and slopes shall be
2:1 or flatter unless approved by the City Engineer.
(12) Flag lots shall have graded driveways, the first .20 feet
of which shall have grades no greater than 5%. Profiles
of driveways shall be includ_ed_ in grading plans. 3
t(1 3) All private facilities provided to adequately control
drainage on the subject property shall be maintained by,
the property owner(s) in perpetuity.
(14) The project shall be sewered by Leucadia County
Water District.
(1 5) City policy on lots with substandard frontage requires
driveways of less than or equal to 200' in length.
Therefore no driveway for such lots shall exceed 200'
in length.
Tentative Map: Staff recomme.nds that Tentative Tract Map
CT 75-4 be approved due to the following findings:
(1) The proposed map is consistent with the General Plan be-
cause:
(a) The proposed subdivision conforms to the density
assigned in the General Plan
(2) That the design or improvement of the proposed subdivision
is consistent with the General Plan because:
(a) The lots so created respect the natural terrain of the
project site.
(b) The public facilities to be installed are designed to
cause the least displacement of the natural terrain while
providing adequate service levels.
(3) That the design or improvement of the proposed sub-
division is consistent with applicable specific plans
because:
(a) The provision of public facilities is consistent
with applicable specific pland and subdivision.maps
on surrounding land.
(4) That the site is physically suitable for the proposed
density of development because:
(a) The topography of the site poses no hazards .to
low-density development.
(b) The site poses no geological hazards to low-
density residential development.
(5) That the design of the subdivision or the proposed
improvements w-ill not cause substantial environmental
. damage or substantially injur fish or wildlife or
their habitat because: v
(a) The surrounding area has been improved and
committed to Urban uses
- 3 -
(6) ^iat the design of the sub'^Hsion or the type of
improvements will not cause serious public health
problems because:
(a) The design of water and sewer systems adequately
mitigates potential health hazards.
(7) That the design of the subdivision or the type of
improvements will not conflict with easements of
record or easements established by court judgement,
acquired by the public at large, for access through or
use of property within the proposed subdivision because:
(a) All necessary public easements have been retained
and otherwise provided for in conditioning
approval of this Specific Plan and through
applicable City Ordinances.
(8) The map provides substantially equivalent easements
to replace the deleted easements by:
(a) Maintaining necessary access to public open
space and utility systems.
Recommended Conditions of Approval: (CT 75-4)
(1) The Final Map shall be submitted for approval within 18
months from the final action by the City Council
on the Tentative Subdisivion Map. The final map
shall be in substantial conformance'of the tentative
subdivision map known as Exhibit A.-, dated May 19, 1975.
(2) 'The development of the property described herein shall
be subject to the restrictions and limitation set
forth herein which are in addition to all the require-
ments, limitations and restrictions of 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) If requested by the City Engineer, an amended tentative
map shall be submitted for approval by the City Engineer
prior to preparation of the Final Map to assure com-
pliance compliance to all conditions of approval.
(4) 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 pipes shall be installed prior to
framing construction.
-(5) Ornamental street lighting shall be provided for as
required by Municipal Ordinance Code. The developer
shall post a bond and/or cash- in the iount necessary
to energize said street lights for a; 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.
_A^ • '. ' T
(6) All land and/or easements required by this Ordinance
shall be granted to the City of Carl s'bad without '
cost to the City and free of all liens and encum-
brances. No easements shall be recorded prior to
approval of the Final Map unless approved by the City
Engineer.
(7) The improvement plans shall include a report of a geo-
logical investigation and a 'complete grading plan
of the entire site.1 The report and plan shall be
prepared by Civil Engineers licensed by the State of
California and experienced in erosion control.
Said Engineers shall certify that they have investigated
the site ar.H prepared data with full consideration of
the consequences to the included and neighboring prop-
erties and conform to the standards of the Geological
Safety Element of the General Plan.
(8) Alicante-El Fuerte Street shall be dedicated and
improved on the basis of an 84 foot street section.
If the adjacent CT 72-25 subdivision is rezoned to
a sufficient lesser density, the street section may
be reduced to 68 feet.
(9) El Fuerte Street shall have a separate bikeway.
(10) The typical Street sections shown on Ex. A, dated May 19,
1975 are specifically not approved. Alicante - El
Fuerte shall have 'standard sidewalks on both sides.
All other str.eets shall have standard sidewalks on one
side. Hinge points for slopes shall be 2' from side-
walk on sidewalk side and 5' from curb on other side and
slopes shall be 2:1 or flatter unless approved by the
City Engineer.
(11 ) Fire hydrant and street light locations are not approved
as snown on the tentative map. Their location shall
be subject to approval of the City"Engineer and Fire
Marshall on the improvement plans.
(12) Proposed surface drainage is not approved; lined ditches
shall not cross property lines as shown in fron of
lots 98-103.
(13) All private facilities provided to adequately control
drainage on the subject property shall be maintained
by the property owner(s) in perpetuity.
(14) On-site fire hydrants and fire protection appurtenances
shall be constructed in accordance with Fire Department
requirements.
(15) ^11 public improvements sha^l be made in conformity
y,ith the City of Carl sbad '^mdards, 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. Im- .
provement plans for water and sewer system shall meet
the requirements of the respective service districts.
(16) Panhandle lots shall have graded driveways, the first
20 feet of which shall have grades no greater than
5%. Profiles of driveways shall be included in
grading plans.
(17) The project-shall be sawered by Leucadia County
Water District.
(18) The proposed location of the security fence adjacent
lots 112 and 113 of Exhibit A, dated May 19, 1975, is
disallowed. Its. relocation shall be approved by
the Planning Director
(19) Lot 111 of Exhibit A, dated May 19, 1975, is
expressly disapproved as shown and shall be absorbed
in neighboring residential parcels.
(20) An Open Space Easement over lot 115 of Exhibit A,
dated May 19, 1975, to the General Public shall be
granted in perpetuity.
(21) City policy on lots with substandard frontage
'requires driveways of less than or equal to 200' in
length. Therefore no driveway for for such lots shall
exceed 200' in length.
(22") All drainage facilities to be maintained by the San
Diego County F.C.D. shall meet the Districts stand-
ares and be approved by the County Department of San-
itation and Flood Control prior to acceptance for
maintenance.
(23) All drainage facilities outside of street right of
ways within drainage easements shall be improved by
a culvert or drainage channel of adequate size.
Additional drainage easements and drainage structures
shall be provided or installed as may be required
by the County Department of Sanitation and Flood Control.
(24) Proper drainage shall be maintained throughout the
subdivision so as to prevent ponding and storage of
water.
(2,5) Drainage facilities shall be constructed so that the
storn drain and the roadway overflow combined have the
•capacity to carry the 100-year frequency storm flow
without damaging adjacent property.
(26) The public water system shall- meet all of the current
requirements of the CMWD and the developer shall be
responsible for the preparation of all necessary engineer-
ing construction plans and will enter into the formal
agreements, including financial guarantee for construction
of the public water system.
-••- '
(27) Construction of sewer facilities, easements,'and. sewer
access easements shall conform to the standards of
he Leucadia County Water rjstrict, as expressed in
letter of June 18, 1975 (Exhibit B), as follows:
"While not shown specifically on the tentative map,
we have been advised by the design engineer that PVC
(Polyvinyl Chloride Pipe) is to be specified for use
in the easements because of its light weight and port-
ability under difficult construction conditions. Also
sewers are proposed to be installed at shallower
depths up to 4-feet minimum cover because of the
anticipated rock trench condition. Out consultants
recommended approval of these deviations from the
standard specifications provided that adequate pre-
cautions be taken to properly .instal 1 and bed the pipe
to protect against vehicular or other loads as re-
commended by the manufacturer.
Our greatest concern though is the inaccessability
of the sewers in easements for maintenance or re-
pairs. Easements should be a minimum of 15 feet in
width, and preferably 20 feet where longitudinal
vehicular access can be achieved. The surface over
easements must be graded and an all weather surface
provided adequate to permit travel by conventional
maintenance-veh.icl es . Where grades or alignment would
not permit 1ongitudinal travel , access easements
conforming to the above requirements should be pro-
vided to key manhole locations spaced no more than
800 feet apart. Additional turn around and work space
will be required at dead end easements and at key
manholes respectively.
We would suggest that longitudinal service road be
left along the back lines of lots 68-79, 88-90 and
91. The sidehill has too steep across fall to permit
travel otherwise. An access easement at the sideline
of lot 77 seems impractical because of the 20 per-
cent slope.
We would further suggest ah access easement along the
south lines of lots 53 and 52 to reach the angle point
at the east corner of lot 52.
The sewer which passes along lots 6 through.25 is
a main trunk which conveys a large low from
properties lying to the north. For this reason,
it is imperative that this sewer should be readily
accessible. A longitudinal access easement should
follow the sewer from through lots 6-10 and then loop
back to Candil Way between lots 12 and 13. Some
re-alignment should be considered to straighten the 2
right' ancjle bends in the vicinity of lot 15 which
presents abrupt changes in both vertical and horizontal
line to the high velocity flow in the trunk line. For
the same reason, this trunk shoul-d be realigned
through lot 27 directly to the existing sewer in
Candil Way."
Subdivision Map 7992^311 be converted to
e prior to final IzatvJI 'of this tentativemap.
(29) Park-in-1ieu fees shall.be granted to the City
prior to recording the Final .Map.
(30) The alignment of MarmaT Court is specifically
rejected as shown in Exhibit A, dated May 19, 1975.
Applicant shall redesign Marmal Court and its inter-
section with El Fuerte to achieve a grade at said
intersection acceptable to the City Engineer or shall
redesign the area encompassed in lots 74-83 and 87-88
as shown in said Exhibit to delete Marmal Court and
to minimize additional lots with substandard frontage
to the satisfaction of the Planning Director.
(31) Street names shall be subject to approval of the
Planning Director prior to Final Map approval.
III. BACKGROUND:
A) Location; Southeast of Alga Road, between Alfil Way and
Babilonia Street.
B) legal Description: Portion of Section 25 and 36, township
12 South, Range 4 West, San Bernardino Meridian, in the
City of Carlsbad, County of San Diego, State of California.
C) Site Description: A 136 acre site characterized by
steep slopes, with an elevation of 480 feet at the
north-central portion of the site dropping to 110 feet at
the southwest corner. Two large gullies, located at the
center and on the western boundary, drain the site to the
south.. • . .
D) Project Description: A subdivision of land into single-
family residential lots and open space lots. The appli-
cant proposes to install public facilities and conduct
a lot sales program.
E) Zoning:
Subject Property: P-C
North: R-l-15
South: RD-M
East: P-C
West: RD-M
F) Surrounding Land Use: Immediately north, an improved single
family residentialsubdivision essentially qnbuilt;
immediately east, San Marcos Creek (City-owned future park
space); immediately south, vacant land (graded); immediately
west, a residential subdivision'^ (Condominiums) .
6) General Plan Recommendation:
(1) The land Use Element recommends low-density develop-
ment not to exceed 1.5 dwelling units per gross acre.
The proposed subdivision falls within this- density
range. The following Land Use Element guidelines
are particularly relevant to the proposed project:
Residential GUI del i n_e_s (Section V-B): "Encourage
^r d e r T y T e sTd e n t i a T deve iojjaent, expand utility
•^ys terns with a minimum of <^pense to the taxpayer, and
avoid leapfrog subdivision" Maintenance costs for
sewer facilities would be greater than normal under the
proposed project due to their relative inaccessibility..
However, the proposed map deletes public streets shown
on the existing map, decreasing street maintenance costs
Utilities and Public Services (Section V-G):
"Each application for development of property
should be rated with regard to the following specific
criteria:
The capacity of the sanitary sewers to dispose of the
wastes of the proposed development without system
extensions, beyond those normally installed by the
' developer. The proposed project may conflict with the
spirit of this .guideline in that sewer maintenance
systems and methods would need to be provided beyond
those normally needed in a subdivision.
Development Guidelines-Quality of Site Design
(Section V-H)
"Each application for development of property should
be rated with regard to the following specific
criteria:
Site design quality which may be indicated by the
arrangement of the site for efficiency of circulation,
on site and off-site traffic safety, privacy, etc."
The proposed project provides privacy through the
use of large lots and panhandle lots. However,
efficiency of circulation and safety may be decreased
over the existing map since street grades are
steeps', and since the number of.panhandle driveways
have been increased and many have been lengthened.
- - "The provisionof public and/or private usable
open space and/or pathways designated in the Open
Space and Parks and Recreation Elements". SDG&E
utility corridors are designated as pathways in the
Open Space Element. The proposed project diminishes
the usability of the southerly SDG&E corridor shown
in Exhibit A, dated May 19, 1975, in constructing
a security fence across it at two points. This is
particularly objectionable in that the easement
join the future San Marcos Creek park at the
eastern boundary of the subdivision.
(2) Open Space Element:
The Open Space Element lists the following applicable
guideline: (Section III-D)
"Open Space lands held by the public for recreational
use should be accessible.and should be provided with
essential utilities, public facilities and services."
Adoption of public open space access easement over
lot 115 of Exhibit A, dated May 19, 1975, would increase
the accessibility of the adjoining proposed Alga Hills
Pan""""' and in turn is made more/^cessi bl e and valuable
by Wjoining the park.
H) Environmental Impact Requirements: The applicant has
submitted an Amendment to the Environmental Impact
Report for La Costa. Estates North, ( Exhibit C, dated
May 19, 1975). ~Staff has reviewed this document
and finds that it fulfills the requirements of the
City of Carlsbad Environmental Protection Ordinance of
1972 as amended, and the requirements of the California
Environmental Quality Act. Specifically the document
and its parent report qualify under Section 19.04.154
(Use of a Single Environmental Impact Report) which, at
the discretion of the Planning Director, allows an
earlier environmental impact report written in connection
with an earlier project to apply to a later project if the
circumstances of the projects are essentially the same.
Staff finds that the differences between the original
project and the current project are environmentally
inconsequential, and that between the documents the
impacts of the current project are adequately covered.
I. Parks Ordinance Requirements: No parks are shown for
dedication on the Specific Plan or Tentative Tract
Map. The applicant-wi11 therefore be required to pay
in-lieu fees prior to City approval of the final map.
The proposed Alga Hills Park is adjacent the proposed
subdivision on the west with lot 109 ("Open Space
Easement") of the proposed subdivision serving as
transition. Dedication of this park site is currently
being negotiated by the City and La Costa Land Company.
J. Public Facilities Policy:
(1) Schools: No letters have been received from the
Richmar Union School District or the Escondido Union
High School District. The applicant has indicated
that an agreement with the Districts is under
negotiation and that the letters will be received
prior to the public hearing. Should the letter not
be received staff recommends that the Commission
continue the hearing for the next two weeks to
allow the agreement to be processed.
(2) Water: Water will be supplied from existing
Carlsbad Municipal Water District water mains which
will be extended to provide water to the proposed
development. A letter from the District's consultants
makes no objections to the project; their suggested
conditions have been incorporated in Section II of this
report.
(3) Sewer: Sewer Service will be provided by Leucadia
County Water District. District representatives
have met with staff to discuss the potential problems
at maintaining sewers of rear lot lines. A letter
from the District has been received suggesting
•so - . /(
Conditions to mitigate thos~ problems.. These conditions
^ve been incorporated in Qtion II of this report;
he letter has been attachecr to this report as Exhibit
B, dated June 18, 1975.
/
IV HISTORY
The site of the proposed Specific Plan and Tentative Tract
map has an existing approved Specific Plan and recorded Tract
Map on it. The Specific Plan (SP-112) and Tentative Tract Map
(CT 73-10) were approved by City Council on July 33, 1973
(Resolutions 3151 and 3152 respectively). The tract map was
finaled July 31, 1974.
The proposed project differs from the existing map in
(1) having fewer streets, two of w.hich are now..Prl^e; (2
establishing a fenced security area; (3) creating 08 single
family lots as opposed to 90 in the existing map; (4) creating
18 panhandle lots as opposed to 5 in the existing map.
V. MAJOR PLANNING CONDITIONS
(1) Do the panhandle lots in the proposed subdivision
conform to the intent of the City's policy?
(2) Does the design of the proposed subdivision provide
public facilities in a manner consistent with City
policy?
(.3) Does the design of the proposed subdivision provide
open space consistent with the Cities policies and
their intent? ' .
VI. DISCUSSION
(A) Panhandle Policy: The City's panhandle lot policy is in
two parts: Resolution 816, adopted by Council in April
1962, and Policy No. 12 adopted by Council in September
1972. The latter amends the former in permitting two
panhandle lots.
These policies give general guidance as to when panhandles
may be acceptable (unusual circumstances of location and
topography). In all zones other than the P-C Zone
panhandle applications are processed by
Variance , which by its requirement of specific
findings insures that unusual circumstances specifically
•exist. The proposed project lies in the P-C Zone,
which aleviates the necessity of variance finding and pro-
ceedings. However the panhandle lot policy is still
applicable. Staff feels that in view of (1) some marginal
improvements in public facilities over the existing
map, and (2) the topographic and geologic constraints of the
site, the panhandle lots may conform to the intent of
-the City Policy. However, those lots whose panhandles
exceed 200 feet clearly do not conform with the City's
policy and should be modified to n-ot exceed 200 feet in
.length.".
(B) Public Facilities: The Commission should be aware that the
proposed project provides public facilities in an atypical
manner, apparently as a result of topographical and
geological problems. In particular, street grades and the
placement of sewer lines do not follow customary engineer-
ing practices. In general the City Engineer approves
of the public faci1ities.as shown, reserving final approval
prior to final map.
•
(C) Open Space: Exhibit A, dated May 18, 1975 shows lot 111
as an Open Space Easement area. This lot is virtually
surrounded by residential lots, and is exceedingly steep.
For these reasons it is unusable and staff recommends
that it be deleted as such and absorbed in the surrounding
1 ots.
The applicant's proposed security fence as shown on
Exhibit A, dated May 18, T975, also makes the SDG&E Utility
Corridor (Lots 112 & 113) unusable as open space. Staff
recommends that, in as much as the corridor is
shown as open space on the La" Costa Master Plan and the
City General Plan, the fence be relocated to allow full
public access over the property.
(D). Street System: Generally the street system is acceptable
to Planning and Engineering, except that the Marmal Court
and El Fuerte .intersection needs redesign to reduce the
grade to the satisfaction of the City Engineer or to
eliminate Marmal Court and redesign lots 74 - 83 and 87-
88 to the satisfaction of the Planning Director. These
conditions are included in the condition of approval of
CT 75-4.
AM/vb
6-20-75
ATTACHMENTS:
Exhibit A - Specific Plan and Tentative Tract Map
Exhibit B - Letter from Leucadia County Water District
dated june 18, 1975Exhibit C - Amendment to the EIR for La Costa Estates North
IS
LEUCADIA COUNTY WATER DISTRICT
1959 EL CAMINO REAL • -LEUCADIA, CALIFORNIA 92O24 • 753-O155
ADDRESS: P.O. Box 2397
LEUCADIA, CALIFORNIA 92O24
June 18, 1975
• t "fcL "Tyn X""** —'—1 •"•*• **" •*- -V**"^ -V*1-*.RECEIVED
1 8 1J5
CITY OF CARLSBAD
Elannlng Department
City of Carlsbad
Planning Department
1200 Elm Avenue
Carlsbad, California 92008
Attention: Mr. Alan Mecham
Gentlemen:
We have reviewed the proposed tentative map of a resubdi vision of La
Costa Estates North as the map relates to the collection and transmission of
sewage. This map makes extensive use of sewers placed in easements on steep
hillsides and in the bottoms of steep rocky canyons,
Recognizing the developer's problems in serving the proposed lots, both
from the design and construction aspects, vie none the less, consider the sewer
system as proposed to be inadequate in several respects,
While not shown specifically on the tentative map , we have been advised
by the design engineer that PVC (Bolyvinyl Chloride Pipe) is to be specified
for use in the easements because of its light weight and portability under
difficult construction conditions. Also, sewers are proposed to be installed
at shallower depths up to 4-feet minimum cover because of the anticipated
rock trench condition. Our consultants recommended approval of these devia-
tions from the standard specifications provided that adequate precautions be
taken to properly install and bed the pipe to protect against vehicular or
other loads as recommended by the manufacturer.
Our greatest concern though is the inaccessability of the sewers in
easements for maintenance or repairs. Easements should be a minimum of 15
feet in width, and preferably 20 feet where longitudinal vehicular access
can be achieved. The surface over easements must be graded and ah all weather
surface provided adequate to permit travel. by conventional maintenance vehicles.
Where grades or alignment would not permit longitudinal travel, access ease-
ments conforming to the above requirements should be provided to key manhole
locations spaced no more than 800 feet apart. Additional turn around and work
space will be required at dead end easements and at key manholes respectively.
We would suggest that longitudinal service road be left along the back
lines of lots 68-79, 88-90 and 91. The sidehill has too steep across fall to
permit travel otherwise. An access easement at the sideline of lot 77 seems
impractical because of the 20 percent slope.
City of Carlsbad
Planning Department
.June 18, 1975
page 2
We would further suggest an access easement- along the south lines of '
lots 53 and 52 to reach the angle point at the east corner of lot 52.
The sewer which passes along lots 6 through 25 is a main trunk which
conveys a .large flow from properties lying to the north. For this reason,
it is imperative that this sewer should be readily accessible. A longitudinal
access easement should follow the sewer from through lots 6-10 and then loop
back to Candil Way between lolc 12 and 13. Some re-alignment should be con-
sidered to straighten the 2 right angle bends in the vicinity of lot 15 which
presents abrupt changes in both vertical and horizontal line to the high veloc-
ity flow in the trunk line. For the same reason, this trunk should be
re-aligned through lot 27 directly to the existing sewer in Candil Way.
The developers efforts to preserve the natural integrity of the hillsides
and canyons is commendable. However, these very severe topographic conditions
can present serious maintenance problems; and our usual standards should
therefore be augmented rather than compromised under the circumstances. Your
careful consideration of our comments and suggestions to this end are appreci-
ated.
The Leucadia County Water District is prepared to serve the proposed
resubdivision which has 15 more lots than the existing subdivision. Generally
speaking, the configuration of the system is acceptable, but more work needs
to be done with respect to accessability. If the proposed tentative map is
otherwise acceptable to the City of Carlsbad, to avoid further delays we would
recommend approval of the map subject to the developer's providing acceptable
access for sewer maintenance. We will then continue to work with the devel-
oper and his engineer toward finding an acceptable solution to the problem as
his work progresses on the final plan.
Yours very truly,
LEUCADIA COUNTY WATER DISTRICT
Richard E. Hanson
Secr'etary-tManager
REH/jrg
cc: Engineering-Science, Inc.
/r
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. 1165
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, CONCERNING THE SPECIFIC
PLAN TO ALLOW DEVELOPMENT OF 115 SINGLE-FAMILY LOTS
ON PROPERTY LOCATED ON THE EAST SIDE OF ALGA ROAD,
BETWEEN ALFIL WAY AND BABILONIA STREET, ZONED P-C.
CASE NO. SP-169, APPLICANT: LA COSTA LAND COMPANY
WHEREAS, a verified application for a certain property, to wit:
Portion of Section 25 and 36, Township 12 South, Range
4 West, San Bernardino Meridian, in the City of Carlsbad,
County of San Diego, State of California, 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
Commission; and
WHEREAS, said verified application constitutes a request as provided by
Title 21 of the "Carlsbad Municipal Code"; and
WHEREAS, the public hearing was held at the time and in the place
specified in said notice on June 25, 1975; 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 concurrent with need; and
WHEREAS, the subject application has complied with the requirements of
the City of Carlsbad "Environmental Protection Ordinance of 1972". Applicant
has submitted an amendment to the Environmental Impact Report for La Costa
Estates North; staff has reviewed this document and finds that it fulfills
the requirements of the Ordinance and the requirements of the California
Environmental Quality Act; and
WHEREAS, at said public hearing, upon hearing and considering the
testimony and arguments, if any, of all persons who desired to be heard, said
Commission considered all factors relating to the Specific Plan and found the
following facts and reasons to exist:
1) The proposed Specific Plan is consistent with the General Plan
because:
a) The Land Use and Density conform to General Plan designations.
b) Provisions for open space and retention of the natural lands-
cape .are provided for.
- * * - f-" J '. "? „> v ^
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
2) The proposed Specific Plan is consistent with the letter and intent
of the California Environmental Quality Control Ordinance of the City
of Carlsbad because:
a) The project circumstances are essentially similar to those upon
which an earlier environmental impact report was prepared.
3) The proposed Specific Plan conforms to applicable City policies and
ordinances dealing with public facilities because:
a) Minimum public facilities standards have been provided for in
the Plan.
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 Specific Plan is approved to allow development of 115 single-
family lots on property located on the east side of Alga Road,
between Alfil Way and Babilonia Street, zoned P-C, and is subject to
the following conditions:
1) The approval of a Specific Plan is granted for the land as
described in the application and any attachments thereto, as
shown on the plot plan submitted labeled Exhibit A revised.
The location 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 revised, except or unless indicated otherwise herein.
2) 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.
3) No signs or advertising of any type whatsoever shall be erected
or installed until plans therefore have been approved by the
City of Carlsbad.
4) All utilities, including electrical, telephone and television
shall be installed underground and/or shall be completely con-
cealed from view.
5) None of the 115 lots shall be resubdivided to smaller lots than
those approved in this application. The approved lots shall
only be used for single-family purposes and shall contain only
one single-family dwelling unit.
6) All construction shall conform to all ordinance requirements
for the R-l zone except that Lots 109, 110, 112, 113, 114 and
115 of Exhibit A, dated May 19, 1975 shall remain in Open Space
Also,~no structures on lots abutting San Marcos Creek Canyon,
the utility easements and indicated open areas, shall be locat-
ed less than 20 ft. from the common property lines.
7) Lot 111 of Exhibit A, dated May 19, 1975, is expressly dis-
approved as shown and shall be absorbed in neighboring residen-
tial parcels.
-2-
n
4
5
6
7
8
9
10
11
12
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
8) An Open Space Easement over Lot 115 of Exhibit A, dated May 19,
1975, shall be granted in perpetuity to the general public.
9) Alicante - El Fuerte Street shall be dedicated and improved on
the basis of an 84-ft. street section. If the adjacent CT 72-25
subdivision is rezoned to a sufficient lesser density, the
street section may be reduced to 68 ft.
10) The typical street sections shown <m/£xhibit A, dated 5/19/75,
are specvfHrally not approved. Al/rcante-El Fuerte shall have
standard sioewajks on both sides/ All other streets shall have
standard sidewaiRs^&n^qne side./ Hinge points for slopes shall
be 2 ft. from sidewalKolt^siiigwalk side and 5 ft. from curb on
other side and slopes shall >oe27T-wuf latter unless approved
by the City Engineer.
11) Flat lots shall have graded driveways, the first 20 ft. of whicl
shall have grades no greater than 5%. Profiles of driveways
shall be included in grading plans.
12) All private facilities provided to adequately control drainage
on the subject property shall be maintained by the property
owner (s) in perpetuity.
13) The project shall be sewered by Leucadia County Water District.
14) City policy on lots with substandard frontage requires drive-
ways of less than or equal to 200 ft. in length. Therefore, no
driveway for such lots shall exceed 200 ft. in length.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City of Carlsbad
Planning Commission held on June 25, 1975 by the following vote, to wit:
AYES: Commissioners Fikes, Jose, L'Heureux, Packard, Watson
NOES: None
ABSENT: Commissioners Dominguez, Wrench
E. L. JOSE, JR., Vice-Chairman
ATTEST:
Donald A. Agatep, Secretary
-3=-
1 PLANNING COMMISSION RESOLUTION NO. 1166
2 RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF
3 THE TENTATIVE MAP REQUEST FOR A 115-LOT SUBDIVISION
ON PROPERTY GENERALLY LOCATED ON THE EAST SIDE OF ALGA
4 ROAD, BETWEEN ALFIL WAY AND BABILONIA STREET, ZONED
P-C. CASE NO. CT 75-4
5 APPLICANT: LA COSTA LAND CO.
6
7 WHEREAS, pursuant to the provisions of the Municipal Code, the Planning
8 Commission did on June 25,' 1975 hold a duly noticed public hearing to consider
9 a request by La Costa Land Company; and
10 WHEREAS, a verified application for a certain property, to wit:
11 Portion of Section 25 and 36, Township 12 South, Range
4 West, San Bernardino Meridian, in the City of Carlsbad,
12 County of San Diego, State of California, and further
described in the files of the Carlsbad City Planning
13 Department
14 has been filed with the City of Carlsbad and referred to the Planning
15 Commission; and
16 WHEREAS, said verified application constitutes a request as provided by
17 the "Carlsbad Municipal Code"; and
18 WHEREAS, the applicant has complied with the Public Facility Policy of
19 the City of Carlsbad and has provided the necessary information which insures
20 Public Facilities will be available concurrent with need; and
21 WHEREAS, the subject application has complied with the requirements of
22 the City of Carlsbad "Environmental Protection Ordinance of 1972" because
23 the applicant has submitted an amendment to the Environmental Impact Report
24 for La Costa Estates North. Staff has reviewed this document and finds that
25 it fulfills the requirements of the Ordinance and the requirements of the
26 California Environmental Quality Act; and
27 WHEREAS, the proposed map meets or performs the requirements or conditions
28 of the "Carlsbad Municipal Code" or the Subdivision Map Act; and
29 WHEREAS, at said hearing a staff report was presented and all persons
30 desiring to speak on the subject request were heard. At the conclusion of
31 said hearing, after considering all the evidence presented, the Planning
32 Commission made certain findings and reached a decision on the request as
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
hereinafter set forth.
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 the Planning Commission makes the following findings of fact:
(1) The proposed map is consistent with the General Plan because:
a) The proposed subdivision conforms to the density assigned
in the.General Plan.
(2) That the design or improvement of the proposed subdivision is
consistent with the General Plan because:
a) The lots so created respect the natural terrain of the
project site.
b) The public facilities to be installed are designed to cause
the least displacement of the natural terrain while pro-
viding adequate service levels.
(3) That the design or improvement of the proposed subdivision is
consistent with applicable specific plans because:
a) The provision of public facilities is consistent with
applicable specific plans and subdivision maps on surround-
ing land.
(4) That the site is physically suitable for the proposed density of
development because:
a) The topography of the site poses no hazards to low-density
development.
b) The site poses no geological hazards to low-density resi-
dential development.
(5) That the design of the subdivision or the proposed improvements
will not cause substantial environmental damage or substantially
injure fish or wildlife or their habitat because:
a) The surrounding area has been improved and committed to
Urban uses.
(6) That the design of the subdivision or the type of improvements
will not cause serious public health problems because:
a) The design of water and sewer systems adequately mitigates
Dotential health hazards.
(7) That the design of the subdivision or the type of improvements
will not conflict with easements of record or easements estab-
lished by court judgment, acquired by the public at large, for
access through or use of property within the proposed sub-
division because:
a) All necessary public easements have been retained and
otherwise provided for \n conditioning approval! of this
Specific Plan and through applicable City Ordinances.
-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
C)
(8) The map provides substantially equivalent easements to replace
the deleted easements by:
a) Maintaining necessary access to public open space and
utility systems.
That in view of the findings heretofore made and considering the
applicable 'law, the decision of the Planning Commission is to approve
Case No. CT 75-4, subject to the following conditions:
1) The Final Map shall be submitted for approval within 18 months
from the final action by the City Council on the Tentative Sub-
division Map. The final map shall be in substantial conformance
of the tentative subdivision map known as Exhibit A, dated May
19, 1975. -
2) The development of the property described herein shall be subjec
to the restrictions and limitations set forth herein which are
in addition to all the requirements, limitations and restriction
of 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 propertie
3) If requested by the City Engineer, an amended tentative map shal
be submitted for approval by the City Engineer prior to prepara-
tion of the Final Map to assure compliance to all conditions of
approval.
4) 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 wit
required fire flows and dry-stand pipes shall be installed prior
to framing construction.
5) 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.
This shall be done prior to approval of Final Map.
6) 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.
7) The improvement plans shall include a report of a geological
investigation and a complete grading plan of the entire site.
The report and plan shall be prepared by Civil Engineers
licensed by the State of California and experienced in erosion
control .
Said e/»gineers shall certify that they have investigated the
site and prepared data with full consideration of the conseq-
uences to the included and neighboring properties and conform
to the standards of the Geological Safety Element of the General
Plan.
8) Alicante-El Fuerte Street shall be dedicated and improved on
the basis of an 84-ft. street section. If the adjacent CT 72-
25 'subdivision is rezoned to a sufficient lesser density, the
street section may be reduced to 68 ft.
-3-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
24
25
26
27
28
29
30
31
3
9) El Fuerte Street shall have a separate bikeway.
10) Fire hydrant and street light locations are not approved as
shown on the tentative map. Their location shall be subject to
approval of the City Engineer and Fire Marshall on the improve-
ment plans.
11) Proposed surface drainage is not approved; lined ditches shall
not cross property lines as shown in front of lots 98-103.
12) All private facilities provided to adequately control drainage
on the subject property shall be maintained by the property
owner(s) in perpetuity.
13) On-site fire hydrants and fire protection appurtenances shall
be constructed in accordance with Fire Department requirements.
14) All public improvements shall be made in conformity with the
City of Carlsbad Standards, 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 system
shall meet the requirements of the respective service districts.
15) Panhandle lots shall have graded driveways, the first 20 feet
of which shall have grades no greater than 5%. Profiles of
driveways shall be included in grading plans.
16) The project shall be sewered by Leucadia County Water District.
17) The proposed location of the security fence adjacent to lots
112 and 113 of Exhibit A, dated May 19,. 1975 shall be resolved
between the applicant, the Planning Director and the Parks and
Recreation Director.
18) Lot 111 of Exhibit A, dated May 19, 1975, is expressly dis-
approved as shown and shall be absorbed in neighboring residen-
tial parcels.
19) An Open Space Easement over lot 115 of Exhibit A, dated May 19,
1975, to the General Public shall be granted in perpetuity.
20) City policy on lots with substandard frontage requires driveways
of less than or equal to 200' in length. Therefore no driveway
for such lots shall exceed 200' in length.
21) All drainage facilities to be maintained by the San Diego County
F.C.D. shall meet the Districts standards and be approved by
the County Department of Sanitation and Flood Control prior to
acceptance for maintenance.
22) All drainage facilities outside of street right of ways within
drainage easements shall be improved by a culvert or drainage
channel of adequate size. Additional drainage easements and
drainage structures shall be provided or installed as may be
required by the County Department of Sanitation and Flood Control
23) Proper drainage shall be maintained throughout the subdivision
so as to prevent ponding and storage of water.
24) Drainage facilities shall be constructed so that the storm
drain and the roadway overflow combined have the capacity to
carry the 50-year frequency storm flow without damaging adja-
cent property.
-4-
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
25) The public water system shall meet all of the current require-
ments of the CMWD and the developer shall be responsible for the
preparation of all necessary engineering construction plans and
will enter into the formal agreements, including financial
guarantee for construction of the public water system.
26) Construction of sewer facilities, easements, and sewer access
easements shall conform to the standards of the Leucadia
County Water District, as expressed in their letter, Exhibit B,
dated June 18, 1975.
27) Final Subdivision Map 7992 shall be converted to acreage prior
to finalization of this tentative map.
28) Park in lieu fees shall be granted to the City prior to record-
in the Final Map.
29) The alignment of Marmal Court is specifically rejected as shown
in Exhibit A, dated May 19, 1975. Applicant shall redesign
Marmal Court and its intersection with El Fuerte to achieve
a grade at said intersection acceptable to the City Engineer
or shall redesign the area encompassed in lots 74-83 and 87-88
as shown in said Exhibit to delete Marmal Court and to minimize
additional lots with substandard frontage to the satisfaction of
the Planning Director.
30) Street names shall be subject to approval of the Planning
Director prior to Final Map approval.
PASSED APPROVED AND ADOPTED at a regular meeting of the City of Carlsbad
Planning Commission held on June 25, 1975 by the following vote, to wit:
AYES: Commissioners Fikes, Jose, L'Heureus, Packard, Watson
NOES: None
ABSENT: Commissioners Dominquez, Wrench
E.L. Jose Jr., Vice Chairman
ATTEST:
Donald A. Agatep
Secretary