HomeMy WebLinkAbout1975-12-02; City Council; 3527; Green Valley Knolls subdivision mapV'
CITY OF CARLSBAD
AS END A BI;tL NQ.
DATE:
Initial:
DEPARTMENT:PLANNING City Atty
City Mgr.
SUBJECT: Request for Tentative Subdivision Map (CT 75-7) and Specific
Plan (SP-171)
APPLICANT; Green Valley Knolls (La Costa Land Company)
Statement of the Matter A Specific Plan and Tentative Map was originally
approved on this property in October, 1973 (Spanish Village) for 1026
condominium units. The present request is a complete revision of the
original request providing for 220 single family lots, 5 condominium lots
and two Open Space lots.
The Planning Commission at its regularly scheduled meeting of November
12, 1975 recommended approval with conditions. Inasmuch as Open Space
maintenance is a substantial question, the Planning Commission is re-
questing the City to form an Assessment District for the maintenance
of Open Space, recreation and slope landscaping. The Planning Commission
and the Applicant both feel that private maintenance programs within each
individual development will not be effective in maintaining Open Space
In a uniform manner throughout the La Costa development in the long term.
EXHIBITS:
Planning Commission Resolution 1203
Planning Commission Resolution 1204
Planning Department Staff Report dated
Supplemental Draft - EIR Supplement to
RECOMMENDATION;
November
EIR 167,
12, 1975
dated 9-4-75
If the City Council concurs with the findings and recommendation of the
Planning Commission as outlined in Planning Commission Resolutions 1203
and 1204, it is recommended that the City Council instruct the City Attor-
ney to prepare tfle necessary documents.
Council action
12-2-75 Following the public hearing the City Attorney was instructed
to prepare the necessary documents for approval of the specific
plan and tentative map for C/T 75-7 subject to the conditions
outlined in Planning Commission resolutions #1203 and #1204.
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APPLICANT: LA COSTA LAND CO.
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PLANNING COMMISSION RESOLUTION NO. 1203
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
SPECIFIC PLAN TO ALLOW A SUBDIVISION CONSISTING OF
220 SINGLE FAMILY LOTS, 5 CONDOMINIUM LOTS AND 2 OPEN
SPACE LOTS EAST OF EL CAMINO REAL AND SOUTH OF LA COSTA
AVENUE.
CASE NO. SP-171
WHEREAS, a verified application for a certain property, to wit:
Portion of Section 35 and 36, Township 12 South, Range 4 West, and
Portion of Section 2, Township 13 South, Range 4 West, SMB, City
of Carlsbad, County of San Diego, State of California
has been filed with the City of Carlsbad and referred to the Planning Commission;
and
WHEREAS, said verified application constitutes a request as provided by
Title 21 of the "Carlsbad Municipal Code"; and
WHEREAS, the public hearing was held at the time and in the place specified
in said notice on October 15, 1975 and subsequently continued to the November
12, 1975 Planning Commission meeting; 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" in that an
Environmental Impact Report (EIR-167) for a prior project on the site was
certified by City Council and a supplement covering the proposed project pre-
pared. The adverse impacts identified in said Environmental Impact Report will
be mitigated either by conditions of this approval, ongoing local, state and
Federal programs, or have been found to be outweighed by the economic and social
benefits of the project.
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:
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(1) The proposed Specific Plan is consistent with the General Plan
because:
a) The Land Use and density of the project (2.8 dwellings per acre
overall) conform to General Plan designations (medium-high
residential density, 10-20 dwellings per acre).
b) Open Space, Parks, Circulation and Noise Attenuation are provided
for in a manner consistent with applicable Elements of the General
Plan.
(2) The proposed Specific Plan conforms to applicable City policies and
ordinances dealing with public facilities because:
a) Provisions of Public Facilities has been assured, meeting
minimum City standards, concurrent with need.
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 a subdivision consisting
of 220 single family lots, 5 condominium lots and 2 open space lots
east of El Camino Real and south of La Costa Avenue, and is subject
j to the following conditions:
(1) Specific Plan 119 adopted by City Council October 16, 1973,
Resolution 3250 shall be rescinded.
(2) The approval is granted for the land described in the application
and any attachments thereto, and as shown on the Plot Plan
submitted labeled Exhibit B, dated October 24, 1975. The location
of all roadways, parking areas, landscaping, and other facilities
or features shall be located substantially as shown on the plot
plan Iabe1ed Exhibit B, except or unless indicated otherwise
herein.
(3) All development condiitons of the R-l Zone shall apply to lots
1-220 except as otherwise noted herein.
(4) All development conditions of the RD-M Zone shall apply to lots
221-225 except as otherwise noted herein.
(5) To allow for proper maintenance of slope areas, no fences shall
be constructed across the slopes with toe-of-slopes adjacent to
public streets as shown in Exhibit B, dated October 24, 1975.
(6) Concurrent with final map recordation, an open space easement
shall be granted to the City of Carlsbad over lot 226 and a por-
tion of lots 223 and 227 as shown in Exhibit B, dated October 24,
1975. At the same time 20 foot open space easements over portions
of lots 16, 34, 172 and 186 shall be granted to the City of
Carlsbad as shown in said Exhibit, or shall be included in lots
226 and 227 if approved by the Planning Director.
(7) A detailed landscape and automated irrigation plan shall be
submitted to the Parks and Recreation Director for his approval
prior to issuance of grading permits. Said plan shall include
all slopes with toes-of-slope adjacent to public rights-of-2ay,
and lots 226 and 227.
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1 (8) Prior to the acceptance of subdivision improvements by the City,
all landscaping and irrigation facilities included in the land-
2 scape and irrigation facilities plan described in the above
condition shall be installed. The applicant shall maintain
3 said landscaping until such time as permanent maintenance is
established.
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(9) Prior to any occupancy of any portion of the Specific Plan area
5 the applicant shall file with the Clerk of the City of Carlsbad
a petition for the formation of an Open Space Maintenance Distric
6 as provided for in Section 50590 of the California State
Government Code. The applicant shall maintain all landscaping
installed in conformance with this plan until such time as an
Open Space Maintenance District is established and accepts
8 maintenance responsibilities as prescribed in the Open Space
Maintenance Act, or until maintenance responsibility is accepted
9 by another entity acceptable to the City. Should the City
Council not approve such a Maintenance District, the applicant
10 shall form a Homeowner's Association. The CC&R's for the
Associaiton shall contain provisions guaranteeing maintenance
11 of said landscaping and shall be reviewed by the Planning Directoi
12 (10) Adopted City policies and ordinances pertaining to the creation
and improvement of panhandle lots shall be adhered to.
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(11) Prior to the issuance of building permits on lots 223, 224, 225,
a study of the noise levels on said lots shall be made by an
acoustical engineer experienced in noise attenuation. Said study
15 shall determine if attenuation measures are necessary to bring
noise levels with 65 dB(A) outdoors and 45 dB(A) indoors. Said
study shall recommend such attenuation measures as deemed
necessary and approved by the Planning Director. Said measures
shall be incorporated in the site design and building plans for
said lots.18
(12) Dwellings located on lots 5 through 26 and 42 through 81 of
Exhibit B, dated October 24, 1975, shall be built with fire-
retardant roofs approved by the fire marshall.
(13) Lot 221 shall be reserved for potential use as a private park21 site.
22 PASSED, APPROVED AND ADOPTED t a reaular meeting of the City of Carlsbad
23 Planning Commission held on November 12, 1975, by the following vote, to wit:
AYES: Commissioners Jose, L'Heureux, Larson, Packard
25 NOES: None
26 ABSENT: Commissions Watson, Dominquez, Fikes
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28 E.H. Jose Jr., Chairman
29 ATTEST:
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32 Donald A. AgatepVSecretaVy \~
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PLANNING COMMISSION RESOLUTION NO. 1204
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
TENTATIVE MAP REQUEST FOR A SUBDIVISION CONSISTING OF
220 SINGLE FAMILY LOTS, 5 CONDOMINIUM LOTS AND 2 OPEN
SPACE LOTS EAST OF EL CAMINO REAL AND SOUTH OF LA COSTA
AVENUE.
CASE NO. CT-75-7
APPLICANT: LA COSTA LAND CO.
WHEREAS, a verified application for a certain property, to wit:
Portion of Section 35 and 36, Township 12 South, Range 4 West and
Portion of Section 2, Township 13 South, Range 4 West, SMB, City of
Carlsbad, County of San Diego, State of California
has been filed with the City of Carlsbad and Referred to the Planning Commission;
and
WHEREAS, the Public Hearing was held at the time and in the place specified
in said notice on October 14, 1975 and subsequently continued to the November
12, 1975 Planning Commission meeting; and
WHEREAS, said verified application constitutes a request as provided by
the "Carlsbad Municipal Code" ;or/;the Subdivision Map Act; 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" in that an
Environmental Impact eport (EIR-167) for a prior project on the site was
certified by City Council and a supplement covering the proposed project pre-
pared. The adverse impacts identified in said Environmental Impact Report will
be mitigated either by conditions of this approval, ongoing local, state and
Federal programs, or have bgen found to be outweighed by the economic and social
benefits of the project.
WHEREAS, at said hearing a staff report was presented and all persons
desiring to speak on the subject request were heard. At the conclusion of
said hearing, after considering all the evidence presented, the Planning
Commission made certain findings and reached a decision on the request as herein-
after set forth.
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NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
3 A) That the above recitations are true and correct.
4 B) That the Planning Commission makes the following findings of fact:
5 1) The proposed map, its design and improvements, is consistent
with the General Plan because:
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a) The land use and density of the project (2.8 dwelling per
7 acre overall) conform to General Plan designations (medium-
high residential density, 10-20 dwellings per acre);
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b) Open Space, Parks, Circulation and Noise Attenuation are
9 provided for in a manner consistent with applicable Elements
of the General Plan.
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2) The proposed subdivision map, its design and improvements, is
11 ; consistent with the applicable Specific Plan because:
12 >a) The lots so created are consistent with the residential uses
designated by the Specific Plan.13
C) The in view of the findings heretofore made and considering the
applicable law, the decision of the Planning Commission is to approve
CT 75-7, subject to the following conditions:15
1) CT 73-20, adopted by City Council on October 16, 1973, Resolution
16 I 3251, shall be rescinded.
17 2) The final map shall be submitted for approval within 18 months
from the final action by the City Council on the Tentative
18 Subdivision Map. The Final Map shall be in substantial confor-
mance with the tentative subdivision map known as Exhibit B,
19 dated October 24, 1975.
20 3) The development of the property described herein shall be subject
to the restrictions and limitations set forth herein which are in
addition to all the requirements, limitations, and restrictions
of all municipal ordinances and State and Federal statutes now
in force for the purpose of preserving the residential character-
istics of adjacent properties.23
4) In order to provide for reasonable fire protection during the
24 construction period, the subdivider shall maintain passable
vehicular access to all buildings and adequate fire hydrants
25 with required fire flows shall be installed as recommended by the
Fire Department.
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5) Ornamental street lighting shall be provided for as required by
27 Municipal Ordinance. The developer shall deposit cash in the
amount necessary to energize said street lights for an eighteen28 | month period after construction to permit the incorporation of
the subdivision into a maintenance district.29 (
6) All land and/or easements required shall be granted to the City of30 Carlsbad withoug 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.
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Safety Element of the General Plan.
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8) The cross gutter at the intersection of "A" Street and Levante
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collector street.
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10) Dedication of streets shall include a waiver of direct access
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not required.
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11) Improvement of the intersection of Levante Street and Anillo
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movements from Levante Street to Anillo Way.
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12) Park-in-lieu fees shall be paid to the City prior to City Council
7) The improvement and grading plans shall include a report of a
geological investigation and a complete grading plan of the
entire site, when required by the City Engineer. The report and
plan shall be prepared by Civil Engineers licensed by the State
of California, and experienced in erosion control, who shall be
acceptable to the City Engineer. They shall certify that they
have investigated the site and prepared data with full con-
sideration of the consequences to the included and neighboring
properties and in conformance with the Geologic and Seismic
Street is not approved as shown but shall be redesigned and
approved by the City Engineer at such time as improvement plans
are presented for review and approval.
9) "A" Street shall be dedicated and improved as a residential
rights from El Camino Real, Levante Street and Anillo Way
shown on the final map as abutting thereon, except that a
waiver of access rights to Levante Street from lots 82-88 is
Way shall include a raised island to channelize right turn
approval of the final map.
13) Concurrent with final map recordation an open space easement
shall be granted to the City of Carlsbad over lots 226 and a
portion of lots 223 and 227 as shown in Exhibit B, dated
October 24, 1975. At the same time 20 foot open space easements
over portions of lots 16, 34, 172 and 186 shall be granted to
the City of Carlsbad as shown in said Exhibit, or shall be
included in lots 226 and 227 if approved by the Planning Director
14) A detailed landscape and automated irrigation plan shall be
submitted to the Parks and Recreation Director for his approval
prior to issuance of grading permits. Said plan shall include
all slopes with toes-of-slope adjacent to public rights-of-way
and lots 226 and 227.
15) Prior to the acceptance of subdivision improvements by the City,
all landscaping and irrigation facilities included in the land-
scape and irrigation plan described in the above condition shall
be installed. The applicant shall maintain said landscaping
until such time as permanent maintenance is established.
16) Prior to any occupancy of any portion of the Specific Plan area
the applicant shall file with the Clerk of the City of Carlsbad
a petition for thr formation of an Open Space Maintenance District
as provided for in Section 50590 of the California State
Government Code. The applicant shall maintain all landscaping
installed in conformance with this plan until such time as an j
Open Space Maintenance District is established and accepts
maintenance responsibilities as prescribed in the Open Space
Maintenance Act, or until maintenance responsibility is accepted
by another entity acceptable to the City. Should the City Council
not approve such a Maintenance District, the applicant shall form
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1 a Homeowner's Associaiton, The CC&R-s for the Association shall
contain provisions guaranteeing maintenance of said landscaping
2 and shall be reviewed by the Planning Director.
3 17) Prior to the issuance of building permits on lots 223, 224, 225,
a study of the noise levels of said lots shall be made by an
4 acoustical engineer experienced in noise attenuation. Said
study shall determine if attenuation measures are necessary
5 to bring noise levels within 65 dB(A) outdoors and 45 dB(A)
indoors. Said study shall recommend such attenuation measures
6 as deemed necessary and approved by the Planning Director. Said
measures shall be incorporated in the site design and building
7 plans for said lots.
8 18) The water main serving "J" Street, as shown on Exhibit A,
dated September 5, 1975, shall be looped unless rejected by
9 Olivenhain Municipal Water District.
10 19) The public water system shall meet all of the current
requirements of the Olivenhain Municipal Water District and the
11 developer shall be responsib le for the preparation of all necess
ary engineering construction plans and will enter into the formal
12 agreements, including financial guarantee for construction of the
pub! ic water system.
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20) Construciton of sewer facilities, easements, and sewer access
14 easements shall conform to the standards of the Leucadia County
Water District.
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21) The location of fire .hydrants and fire flows shall be approved
16 by the Fire Chief prior to final map approval.
17 22) All drainage easements shall be improved by a culvert or drain-
age channel of adequate size, whichever is required by the San
18 Diego County Department of Sanitation and Flood Control. Where
a drainage channel is required, such channel shall be lined
19 with a suitable material as specified by the County Department
of Sanitation and Flood Control. An access easement shall be
20 provided to each drainage system maintenance access point as
required by the San Diego County Department of Sanitation and
21 Flood Control.
22 23) Additional drainage easements and drainage structures be pro-
vided or installed as may be required by the County Department
23 of Santiation and Flood Control.
24 24) All surface waters originating within the subdivision and all
surface waters that may flow onto the subdivision from adjacent
25 lands shall be disposed of by a drainage system satisfactory
to the County Department of Sanitation and Flood Control.
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25) Prior to the issuance of grading permits the developer shall cause
27 a recognized archeological organization to submit a report to the
Planning Commission for its approval, setting forth a program
28 for preserving the archeological resources of the site. The
Planning Commission may consider recommending the imposition of
29 additional conditions deemed necessary in view of the archeologic-
al report. Upon receipt of such recommendations, the City Council
30 may impose any additional conditions in that regard which shall
be satisfied prior to approval of the final map.
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26) Street names shall be approved by the Planning Director prior
to approval of the Final Map. Said street names shall be
designated in accordance with the standards and policies adopted
by the Planning Commission on file with the Planning Department.
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27) A bond shall be posted for a signal light at El Camino Real and
Levante prior to final tract map approval.
PASSED, APPROVED AND ADOPTED at a regular meeting of the City of Carlsbad
Planning Commission held on November 12, 1975, by the following vote, to wit:
AYES: Commissioners Jose, L'Heureux, Larson, Packard
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E.H. Jose Jr., Chairman13 r
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NOES: None
ABSENT: Commissioners Watson, Dominquez, Fikes
ATTEST:
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Donald A. Agatep, Secretary
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CITY OF CARLSBAD
PLANNING DEPARTMENT
STAFF REPORT
November-12, 1975
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT '
CASE NO: CT 75-7, SP-171 (GREEN VALLEY KNOLLS)
APPLICANT: LA COSTA LAND CO.
REQUEST: Approval of tentative map and specific plan on 106 acres
consisting of 220 single family lots, 5 condominium lots and 2
open space lots east of El Camino Real and south of La Costa
Avenue.
SECTION 1: STAFF RECOMMENDATION
Specific Plan: Staff recommends that SP-171 be APPROVED because of the
following findings and subject to the following conditions:
FINDINGS
(1) The proposed Specific Plan is consistent with the General Plan because:
a) The Land Use and density of the project (2.3 dwellings per acre
overall) conform to General Plan designations (medium-high
residential density, 10-20 dwellings per acre).
b) Open Space, Parks, Circulation and Noise Attenuation are provided
for in a manner consistent with applicable Elements of the General
P.Ian.
(2) The proposed Specific Plan is consistent with the City of Carlsbad
Environmental Protection Ordinance of 1972 because:
a) An Environmental Impact Report (EIR-167) for a prior project on the
site was certified by City Council and a supplement covering the
proposed project prepared;
b) The adverse impacts identified in said Environmental Impact Reoort
will be mitiaated either by conditions of this approval, ongoing
local, state and federal programs, or have been found to be out-
weighed by the economic and social benefits of the project.
(3) The proposed Specific Plan conforms to applicable City policies and
ordinances dealing with public facilities because:
a) Provisions of Public Facilities has been assured, meeting minimum
City standards, concurrent with need.
CONDITIONS (SP-171)
(1) SP-119 adopted by City Council October 16, 1973, Resolution 3250, shall
be rescinded.
(2) The approval is granted for the land described in the application and
any attachments thereto, and as shown on the Plot Plan submitted labeled
Exhibit B, dated October 24, 1975. The location of all roadways, parking
areas, landscaping, and other facilities or features shall be located
substantially as shown on the plot plan labeled Exhibit B, except or
unless indicated otherwise herein.
(3) All development conditions of the R-l zone shall apply to lots 1-220
except as otherwise noted herein.
(4) All development conditions of the RD-M Zone shall apply to lots 221-225
except as otherwise noted herein.
(5) To allow for proper maintenance of slope areas, no fences shall be con-
structed across the slopes with toe-of-slopes adjacent to public streets
as shown in Exhibit B, dated October 24, 1975.
(6) Concurrent with final map recordation, an ooen space easement shall be
granted to the City of Carlsbad over lot 226 and a portion of lot 227
as shown in Exhibit B, dated October 24, 1975. At the same time 20
foot open space easements over portions of lots 16, 34, 172 and 186 shall
be granted to the City of Carlsbad as shown in said Exhibit, or shall be
included in lots 226 and 227 if approved by the Planning Director.
(7) A detailed landscape and automated irrigation plan shall be submitted to
the Parks and Recreation Director for his approval prior to issuance to
grading permits. Said plan shall include all slopes with toes-of-slope
adjacent to public rights-of-way, and lots 34, 171, 172, 185, 186, 226 and 227.
(8) Prior to the acceptance of subdivision improvements by the City, all
landscaping and irrigation facilities included in the landscape and irri-
gation facilities included in the landscape and irrigation plan described
in the above Condition shall be installed. The applicant shall maintain
said landscaping until such time as permanent maintenance is established.
(9) Prior to any occupancy of any portion of the Specific Plan area the
applicant shall file with the Clerk of the City of Carlsbad a petition
for the formation of an Open Space Maintenance District as provided for in
Section 50590 of the California State Government Code. The applicant
shall maintain all landscaping installed in conformance with this plan
until such time as an Open Space Maintenance District is established and
accepts maintenance responsibilities as prescribed in the Open Space
Maintenance Act, or until maintenance responsibility is accepted by
another entity acceptable to the City. Should the City Council not approve
such a Maintenance District, the applicant shall form a Homeowner's Association.
The CC&R's for the Association shall contain provisions guaranteeing maintenance
of said landscaping and shall be reviewed by the Planning Director.
(10) Adopted City policies and ordinances pertaining to the creation and improve-
ment of panhandle lots shall be adhered to.
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(11) Prior to the issuance of building permits on Tots 223, 224, 225, a
study of the noise levels on said lots shall be made by an acoustical
engineer experienced in noise attenuation. Said study shall determine
if attenuation measures are necessary to bring noise levels within
65 dB(A) outdoors and 45 dB(A) indoors. Said study shall recommend
such attenuation measures as deemed necessary. Said measures shall be
incorporated in the site design and building plans for said lots.
(12) Dwellings located on lots 5 through 26 and 42 through 81 of Exhibit
B dated October 24, 1975, shall be built with fire-retardant roofs
approved by the fire marshal 1.
Tentative Tract Map: Staff recommends that CT 75-7 be APPROVED because of the
following findings and subject to the following conditions.
FINDINGS
(1) The proposed project has complied with the requirements of the City of
Carlsbad Environmental Protection Ordinance of 1972 because: •
(a) An Environmental Impact Report (EIR-167) for a prior project on
the site was certified by City Council, and a supplement covering
the proposed project prepared.
(b) The adverse impacts identified in said Environmental Impact Report
will either be mitigated by conditions of this approval, by on-
going local, state and federal programs, or have been found to be
outweighed by the economic and social benefits of the project.
(2) The proposed map, its design and improvements, is consistent with the
General Plan because:
(a) The land use and density of the project (2.8 dwellings per acre
overall) conform to General Plan designations (medium-high residential
density, 10-20 dwellings per acre);
(b) Open Space, Parks, Circulation and Noise Attenuation are provided for
in a manner consistent with applicable Elements of the General Plan.
(3) The proposed subdivision map, its design and improvements, is consistent
with the applicable Specific Plan because:
(a) The lots so created are consistent with the residential uses
designated by the Specific Plan.
CONDITIONS (CT 75-7)
(1) CT 73-20, adopted by City Council on October 16, 1973, Resolution 3251
shall be rescinded.
(2) The final map shall be submitted for approval within 18 months from the
final action by the City Council on the Tentative Subdivision Map. The
Final Map shall be in substantial conformance with the tentative sub-
division map known as Exhibit B, dated October 24, 1975.
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(3) 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, limitiations, and restrictions of all municipal
ordinances and State and Federal statutes now in force for the purpose
of preserving the residential characteristics of adjacent properties.
(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 shall be
installed as recommended by the Fire Department.
(5) Ornamental street lighting shall be provided for as required by Municipal
Ordinance. The developer shall deposit 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.
(6) All land and/or easements required 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.
(7) The improvement and grading plans shall include a report of a geological
investigation and a complete grading plan of the entire site, when
required by the City Engineer. Th^report and plan shall be prepared by
Civil Engineers licensed by the State of California, and experienced in
erosion control, who shall be acceptable to the City Engineer. They shall
certify that they have investigated the site and prepared data with full
consideration of the consequences to the included and neighboring properties
and in conformance with the Geologic and Seismic Safety Element of the
General Plan. - .
(8) The cross gutter at the intersection of "A" Street and Levante Street
is not approved as shown but shall be redesigned and approved by the
City Engineer at such time as improvement plans are presented for review
and approval. • • v
(9) "A" Street shall be dedicated and improved as a residential collector
street. /
(10) Dedication of streets shall include a waiver of direct access rights
from El Camino Real, Levante Street and Anillo Way shown on the final map
as abutting thereon, except that a waiver of access rights to Levante Street
from lots 82-88 is not required.
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(11) Improvement of the intersection of Levante Street and Anillo Way shall
include a raised island to channelize right turn movements from
Levante Street to Anillo Way. •
(12) Park-in-lieu fees shall be paid to the City prior to City Council
approval of the final map.
(13) Concurrent with final map recordatiori an open space easement shall be
granted to the City of Carlsbad over lots 226 and 227 as shown in
Exhibit B, dated October 24, 1975. At the same time a 20.foot open
space easement over portions of lots 16, 34, 172 and 186 shall be granted
to the City of Carlsbad as shown in said Exhibit.
(14) A detailed landscape and automated irrigation plan shall be submitted to
the Parks and Recreation Director for his approval prior to issuance of
grading permits. Said plan shall include all slopes with toes-of-slope
adjacent to public rights-of-way and lots 34, 171, 172; 185, 186, 226 and
227.
(15) Prior to the acceptance of subdivision improvements by the City, all
landscaping and irrigation facilities included in the landscape and
irrigation plan described in the above condition shall be installed. The
applicant shall maintain said landscaping until such time as permanent
maintenance is established.
'(16) Prior to any occupancy of any portion of the Specific Plan area the
applicant shall file with the Clerk of the City of Carlsbad a petition
for the formation of an Open Space Maintenance District as provided for
in Section 50590 of the California State Government Code. The applicant
shall'maintain all landscaping installed in conformance with this plan
until such time as an Open Space Maintenance District is established and
accepts maintenance responsibilities as prescribed in the Open Space
Maintenance Act, or until maintenance responsibility is accepted by
another entity acceptable to the City. Should the City Council not approve
such a Maintenance District, the applicant shall form a Homeowner's Association.
The CC&R's for the Association shall contain provisions guaranteeing
maintenance of said landscaping and shall be reviewed by the Planning
Director.
(17) Prior 'to the issuance of building permits on lots 223, 224, 225, a study
of the noise levels of said lots shall be made by an acoustical engineer
experienced in noise attenuation. Said study shall determine if attenua-
tion measures are necessary to bring noise levels within 65 dB(A) outdoors
and 45 dB(A) indoors. Said study shall recommend such attenuation measures
as deemed necessary. Said measures shall be incorporated in the site
design and building plans for said lots.
(18) The water main serving "J" Street, as shown on Exhibit A, dated September
5, 1975, shall be looped unless rejected by Olivenhai/i Municipal Water District.
-5- "
p
(19) The public water system shall meet all of the current requirements of the
Olivenhain Municipal Water District 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.
(20) Construction of sewer facilities, easements, arid sewer access easements
shall conform to the standards of the Leucadia County Water District.
(21) The location of fire hydrants 'and fire flows shall be approved by the Fire
Chief prior to final map approval.
(22) All drainage easements shall be improved by a culvert or drainage channel
of adequate size, whichever is required by the San Diego County Department
of Sanitation and Flood Control. Where a drainage channel is required,
such channel shall be lined with a suitable material as specified by the
County .Department of Sanitation and Flood Control. An access easement shall
be provided to each drainage system maintenance access point as required
by the San Diego County Department of Sanitation and Flood Control.
(23) Additional drainage easements and drainage structures be provided or in-
stalled as may be required by the County Department of Sanitation and
Flood Control.
(24) All surface waters originating within the subdivision and all surface
waters that may flow onto the subdivision from adjacent lands shall be
disposed of by a drainage system satisfactory to the County Department
of Sanitation and Flood Control.
(25) Prior to the issuance of grading permits the developer shall cause a
recognized archeological organization to submit a report to the Planning
Commission for its approval, setting forth a program for preserving the
archeological resources of the site. The Planning Commission may
consider recommending the imposition of additional conditions deemed
necessary in view of the archeological report. Upon receipt of such
recommendations, the City Council may impose any additional conditions
in tha't regard which shall be satisfied prior to approval of the final map.
(26) Street names shall be approved by the Planning Director prior to
approval of the F.inal Map. Said street names shall be designated in
accordance with the standards and policies adopted by the Planning
Commission on file with the Planning Department.
SECTION II: STAFF BACKGROUND REPORT
LOCATION AND DESCRIPTION OF PROPERTY: The east side of El Camino Real between
Olivenhain and La Costa Avenue. The site has a rolling topography with stands
of Eucalyptus trees on and around lots 183 and 39.
EXISTING ZONING:
Project Site: PC
North: PC & RDM
East: PC & R-2
South: PC
West: C-2; C (County)
EXISTING LAND USE: ' .
Project Site: Vacant
North: Commercial Development
East: Vacant, with some single family residences
South: Vacant
West: Vacant
PAST HISTORY AND RELATED CASES: The existing La Costa Master Plan was
adopted September 5, 1972 (Ordinance 9322). The Plan designates the site
for residential development at 11.19 dwellings -per gross acre in the single
family section. The density of the proposed project is 2.4 dwellings per acre
in this section. The condominium section is designated for residential develop-
ment at 15 dwellings per acre. Under the RDM development standards proposed,
the five condominium lots in the project would be developed at 10-20 dwellings
per acre in conformance with the Land Use Element designation.
i
The adopted Master Plan shows a combined elementary school/park site in the
middle of the proposed project site. This school/park site has been shifted
one-half mile to the east in the proposed amended Master Plan in conformance
with a tentative Parks Agreement being negotiated by staff and the applicant.
___ CT 73-20 and SP-119 (Spanish Village),
approving a condominium project on the-site, were approved by City Council
October 16, 1973.(Resolutions 3251 and 3250 respectively). The tract map
was granted an extension by Council on January 7, 1975.
ENVIRONMENTAL IMPACT INFORMATION: EIR #167 was prepared for CT 73-20 and
SP-119 in 1973 and certified by Council. That EIR identified the following
adverse impacts which cannot be avoided should the proposal be undertaken:
(1) A decrease in the amount of undevelooed land in the City of
Carlsbad by 106 acres. A portion of this land has previously
been disturbed through its use as a refuse dump.
(2) A minimal decrease in water quality associated with urban areas
from hydrocarbons, fertilizers, chemicals, etc. This decrease is
typical of runoff from all development and cannot be avoided; it
can be mitigated by siltation basins constructed with a storn drain
program.
' • ^*S ' r\ ^(3) An in^^ase in traffic on El Camino ^J and La Costa Avenue. The
Circulation System of La Costa and surrounding areas has been
designed to accomodate this anticipated traffic increase.
(4) An increase in air and noise pollution associated with the increased
traffic.
(5) An increase in noise associated with construction on the site. This
noise v/ill be of a temporary nature lasting only until construction
of the project is completed.
(6) A minimal increase in the demand for public utilities.
(7) A decrease in the amount of wildlife habitat available and a
displacement of wildlife from the graded poritons of the project
site. Some wildlife has already been displaced from the portion of
the site used for the dumping of refuse materials.
These same impacts will occur in the proposed project. Where necessary they
are discussed in detail in the supplemental EIR prepared for the proposed
project (Exhibit C, attached). Of these impacts numbers 1., 2, 6 and 7 cannot
be completely mitigated.
Staff• recommends that the Commission find these four impacts outweighed by
the economic and social benefits of the project.
GENERAL PLAN INFORMATION: The Land Use Element designates the project site
for RMH use (10-20 dwellings per acre). The density of the project in the
single family portion is 2.4 dwellings per acre. Under the RDM development
standards proposed, the condominium lots must be developed within the general
plan density.
The condominium lots along El Camino Real fall within the adopted noise contours
of that highway. Noise mitigation measures should be required for these lots in
conformance with action Program 2.3 of the Noise Element.
PUBLIC FACILITIES: Water and sewer services will be provided to the development
by the Olivenhain Municipal and Leucadia County Water Districts, respectively.
Both agencies have approved the project and guaranteed the provision of services
in letters to the City.
School services will be provided by the Encinitas Elementary and San Dieguito
Union High School Districts. . Both Districts have approved the project"and
guaranteed services.
MAJOR PLANNING CONSIDERATIONS:
Is the project an acceptable alternative to the adopted Specific Plan/
Tract Map?
Are the panhandle lots proposed acceptible?
Is an open space maintenance district an acceptable alternative for open space
maintenance? . '
INCIDENTAL INFORMATION: All affected departments and agencies have contributed
input to and reviewed this report. -
-8-n
SECTION III: QsCUSSION
GENERAL AND MASTER PLAN CONFORMITY: The density of the proposed project is
considerably lower than that designated in the General Plan and the existing
La Costa Master Plan. It has been the policy of the City to consider residential
densities significantly lower than those designated in the Land Use Element as
consistent with the General Plan.
The Commission must decide whether the project now proposed is more desirable
than the higher-density development originally contemplated in the Master Plan.
pEVELOPMENT STANDARDS: The applicant is not proposing to construct
dwellings himself; he plans to sell the lots individually for custom
homer and/or in groups to builders. Consequently the exact location and
design of the dwellings cannot be approved by the Commission at this time.
Staff recommends that as an alternative the development standards (building
height, yard setbacks, coverage, etc.) of the R-l and RD-M Zones be adopted to
assure development compatible with City Standards. •
r
PANHANDLE LOTS: The Commission should note that lots 12, 68, 69, 115, 139, 157
185 and 212 are panhandle lots with substandard street frontage. Staff feels
that these lots are acceptable in terms of the City panhandle lot policy
because:
i
(1) They are utilized in situations where sufficient land exists for the
lots, but where topography or street alignment precludes full street
frontage;
(2). None of the lots have lengthy "Handles", the .maximum length is 50 feet.
SLOPES: Exhibit A shows several shaded slope areas. While these slopes are
not particularly high, their proximity to streets and the nature of the soil
pose a potential maintenance problem. The applicant has expressed interest
in establishing an open space maintenance district for the project area as an
alternative to maintenance by a Homeowner's Association. Open Space Maintenance
Districts are one solution to the Open Space maintenance problem currently being
studied by staff. Staff recommends that Condition #11 of the Specific Plan_
approval be adopted to ensure proper maintenance of both slope areas and private
parks.
PRIVATE PARKS: The applicant has expressed interest in providing private
recreation amenities within the project and has indicated on the plan that
6 lots may be reserved for them. However, this statement is not binding
on the applicant. Therefore if the Planning Commission believes that private
park sites are a necessity a condition should be added to the Specific Plan
that requires such private parks. In determining if private parks are necessary
the Planning Commission should consider the following:
* The project will house 800-1000 people when built out.
-9-
* The neargst par* proposed in the amended^la Cos Master Plan is
over h.to the east.
* The P-C Zone is designed to integrate recreation amenities with tha
residential community.
* In adopting the Parks and Recreation Element, the City Council adopted
the facility standards of San Diego County. These standards (summarized
in Table VI, page 40 of the Element) are as follows for mini-parks and
' " neighborhood parks:
Mini-Parks
Neighborhood Parks
Acres per
1000
People
Size
Range
0-5 2500 sq. ft. to
5 acres.
1-10 Minimum: 5 acres
optimum:
Without School:
10-30 acres
With School
5-25 acres
No maximum size
Population Service
Served Radius
500-2500 Maximum 1/8 mile
2000-5000 Optimum: %-3/8 mile
Maximum: % mile in
Urban area; 1 mile
in rural areas.
If the Commission believes private parks are necessary the following condition
to the Specific Plan should be added:
(13) Lots 34, 171, 172, 185 and 186 shall be reserved as private
park sites, as shown in Exhibit B, dated October 24, 1975, and
shall be maintained in accordance with the conditions stated
herein.
Staff feels that these five lots are appropriate for use as mini-parks in the
project.
Under Section 20.44.080 of the subdivision ordinance the applicant may
receive a 25% credit against park-in-lieu fees by providing these private
parks.
Since these parks will serve the surrounding neighborhood only, their maintenance
should be assumed by residents of the area. Staff feels that an open space main-
tenance district is the appropriate entity to perform this maintenance since
those who benefit directly will be assessed and continuity of maintenance is
assured.
ARCHEOLOGICAL RESOURCES
The applicants' environmental consultant has identified an archpological site
within the project (letter attached), staff recommends that condition 25 of the
tentative tract mao be adopted to ensure its protection.
AM/vb
10-31-75
ATTACHMENTS: Location Map
Exhibit B, Revised Plot Plan dated October 24, 1975.
Exhibit C, Supplement to EIR 167
letter from RECON, dated October 8, 1975
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La Costa
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!••I
L
RICK ENVIRONMENTAL CONSULTANTS
5B20 FRIARS ROAD • SAN DIEGO. CALIFORNIA 9211O • TELEPHONE g?^ / 239-3125
October 8, 1975 <o, £>
V* i
*O r \4* y ^'
City of Carlsbad Planning Commission ^s^Qy ^>^
City of Carlsbad *%> ty
1200 Elm Avenue ^ *&>
Carlsbad, CA 92008 % ""£)
"3*
Reference: Results of a Posthole Series at Green Valley Knolls
Archaeological Site SDM-W-106
Dear Commission Members:
At site SDM-W-106, surface artifactual material (e.g. shell,
stone tools, Indian pottery and midden) was found to be scattered
over an area of approximately 700,000 square feet (16 acres).
In order to recommend actions which would mitigate any adverse
impact to the aforementioned cultural resources, it was necessary
to determine the subsurface area of the site. A systematic
pesthole series was conducted at the aformentioned archaeological
site on September 30, October 1, and October 2, 1975 by three
archaeologists representing RECON. This technical step was used
to determine the vertical and horizontal subsurface distribution
of artifacts at the site. The results from the pesthole series
(see attached map) indicate that the subsurface site averages
70 centimeters (2.5 feet) in depth and covers an area of approxi-
mately 25,000 square feet (.5 acre).
The discrepancy between the subsurface and surface site can be
explained by recent and current activities which have and are
occurring at the site. Borrowing activity has removed a large
portion of the subsurface material and dispersed archaeological
objects over a wide area. Agricultural activity on portions of
the subject property have scattered shell, midden, and artifacts
over a large area. This, in conjunction with gravitational slope
activity and off-road vehicles, has further scattered the site.
Basically, the undisturbed archaeological site lies in the north
central portion of the subject property. It consists of numerous
artifacts, shell, and undisturbed midden, implying an occupational
date of 7,000 to 10,000 years ago. Several fragments of pottery
indicate that the Kumeyaay or Luiseno Indians also utilized the
site at some point in time after 1,100 A.D.
Gity of Carlsbad
Planning Commission -2- October 8, 1975
SDM-W-106 is an important archaeological resource because
1. it is at least a double component site (La Jolla and Kum-
eyaay),
2. aboriginal sites in Southern California are a non-renewable
resource, and
3. the site contains a large' undisturbed area with midden
artifacts and shell.
Additional mitigation actions are recommended prior to the
issuance of a grading permit. These actions are as follows.
1. A test excavation of approximately 2.5 percent of the
area demarked as "A" on the attached map should be con-
ducted. At least one test unit should be placed in
area "B" to verify the presence or absence of disturbed
site material.
a. The excavation should be a scientifically controlled,
hand-excavated test conducted by a qualified archaeo-
logist as recognized by the City of Carlsbad.
I
b. Samples of organic material should be taken for Ci4
dates.
c. A stratigraphic profile trench should be dug to expose
the relationship between the archaeological level and
the subsoil.
d. A report on the excavation, along with a scientific
analysis of the site material and appropriate maps
should be prepared for the public record.
Based upon information gleaned from the test excavation, a
final analysis of the scientific importance of the site and,
if necessary, a recommendation for any further mitigation
will be made.
Sincerely,
BAM:JT • Bernard A. Maniscalco
Enclosures Principal Environmental Scientist
cc: R. Ladwig, F. Morey
I. Roston, City of Carlsbad Engineer .
SUPPLEMENTAL
DRAFT
ENVIRONMENTAL IMPACT REPORT
' FOR
LA COSTA ......
CARLSBAD TRACT NUMBER 75-',
GREEN VALLEY KNOLLS
Prepared for
LA COSTA LAND COMPANY
COSTA DEL MAR ROAD
CARLSBAD, CALIFORNIA 92008
Prepared by
• u
RECON
RICK ENVIRONMENTAL CONSULTANTS
S6SO FRIARS ROAD • SAN DIEGO, CALIFORNIA B211O . TELEPHONE 714 i E39-8123
SEPTEMBER 4, 1975
JOB NO. J 3984
TABLE OF CONTENTS
I. INTRODUCTION
II. DESCRIPTION OF THE PROJECT
A. Location
B. The Project's Technical, Economic, and Environ-
mental Characteristics
III. ADDENDUM TO THE DESCRIPTION OF THE ENVIRONMENTAL
SETTING
A. Geology
B. Archaeology
IV. ADDENDUM TO THE ENVIRONMENTAL IMPACTS SECTION OF THE
• DRAFT ENVIRONMENTAL IMPACT REPORT
A. Impacts on Archaeological Resources
B. Noise Impacts
C. Impacts on Air Quality
D. Impacts on Community Services and Utilities
E. Economic Impacts
•V. MITIGATION MEASURES
LIST OF FIGURES
Figures
1. Location Map
2. La Costa Tectonic Map
3. Highway Noise Analysis Worksheet
4. Land Use and Average Noise Level Compatibility
5. Air Quality
6. Statistical Comparison of Development Under the
Previously Approved Plan and Development as
Proposed Under the Current Submittal
7. Criteria for Statistical Projections
8. Criteria for Economic Projections
9. Estimated Annual Revenues
10. Estimated Annual Expenditures and Construction-Related
Revenues
11. Estimation of School District Related Expenditures
and Revenues
12. Comparative Per Dwelling Unit Costs for Single-
and Double-Loaded Streets
I. INTRODUCTION
La Costa is a dynamic community with an on-going planning
process which is constantly refining and improving the com-
munity's design and goals. This submittal is an example of
this on-going, dynamic process. When originally conceived
in the fall of 1973 as Spanish Village Units 2 and 3, it was
proposed that the subject property be developed as 1,026
condominium units. The current proposal, now referred to as
Green Valley Knolls, envisions 221 single-family and 140
multi-family units on the same property. This report reflects
these new plans and goals. This report is both an amendment
to the original draft environmental impact report for the
subject property and a specific supplement to the Draft En-
vironmental Impact Report for the La Costa Master Development
Plan (currently in press). The latter document treats the
subject property as a part of the master planning area. As
such it examines the potential impacts'of this project in
the context of the development of the entire La Costa community,
II. DESCRIPTION OF THE PROJECT
A. LOCATION
Green Valley Knolls is located in the northwestern
section of La Costa Far South within Area One planning area.
It is immediately south of La Costa Avenue, west of El Camino
Real, and north of a line formed by Levante Street and Anillo
Way. It comprises a total of 106 acres.
More specifically, the subject property includes
portions of Sections 35 and 36, Township 12 South, Range 4
West of Section 2, Township 13 South, Range 4 West, San Bern-
ardino Meridian, City of Carlsbad, County of San Diego, State
of California.
B. THE PROJECT'S TECHNICAL, ECONOMIC, AND ENVIRONMENTAL
CHARACTERISTICS
Green Valley Knolls is a family-oriented community
which, as proposed, would consist of 221 single-family and
140 multi-family units on 106 acres. The proposed density
is 3.4 dwelling units per gross acre (du/ac) or, more spe-
cifically, 10 du/ac in the multi-family section and 2.4
du/ac in the single-family section. The multi-family units
will be located adjacent to and west of the San Diego Gas
and Electric Company's easement in the southwestern corner
of the property and in the northeastern axil of the intersection
of El Camino Real and Levante Street.
Existing and planned land uses to the north, east
and west of the subject property all reflect compatible, resi-
dential developments comparable to the construction proposed.
Areas to the west of the subject property will be developed
as travel service centers along El Camino Real or are within
the floodplain of Encinitas Creek and will probably remain
in agricultural use.
Grading of the site will require earthwork amounting
to 900,000 gross cubic yards. Approximately 20 acres of the
site, to the north and northwest, will not be graded and will
be dedicated as open space. Approximately 16,000 lineal feet
of roadways will be built with primary access to the site
being along Levante Street. This street originates in the
southwestern corner of the project site at El Camino Real,
proceeds diagonally across the property to the-northeast,
and then proceeds easterly to connect with La Costa Avenue
near the latter's junction with Rancho Santa Fe Road.
It is anticipated that the residential construction
will proceed through either a lot-sales program or a builder's
program. These two programs will be balanced within market
demands and the orderly provision of utilities and community
services.
It is the intent of La Costa, within the Far South
area, to develop a plan concept for a new residential community
aimed at attracting builders who would develop more conventional
housing serving a heterogeneous population, largely
family-oriented, but possibly including some second-home owners
and the elderly retired. It is anticipated that this project
will reflect the overall area concept.
±11. ADDENDUM TO THE DESCRIPTION OF THE ENVIRONMENTAL SETTING
A. GEOLOGY
According to the Seismic Safety Element of the San
Diego County General Plan, a small fault is known to be located
beneath the subject property. This fault has, however, been
described by consulting geologists as inactive (RECON, 1975).
A total of 29 landslides were located on the La Costa
properties during a study conducted by Benton Engineering.
Five of these slides are located on or immediately adjacent
to the project site (refer to the attached La Costa Tectonic
Map, Figure 2).
B. ARCHAEOLOGY
A preliminary archaeological'examination of the
Green Valley Knolls project area will begin immediately.
This survey will identify archaeological resources extant on
the•property and recommend necessary measures to be taken
to mitigate any potential impact the proposed project may
have on them.. One site, W-106, has been recorded on the
subject property. This site was mistakenly reported in the
original draft environmental impact report as W-182.
7
IV. ADDENDUM TO THE ENVIRONMENTAL IMPACTS SECTION OF THE
DRAFT ENVIRONMENTAL IMPACT REPORT
A. IMPACTS ON ARCHAEOLOGICAL RESOURCES
Construction activities frequently disrupt archaeo-
logical resources. The results of the archaeological survey
will have to be carefully evaluated with respect to the pro-
posed development to adequately evaluate potential impacts.
B. NOISE IMPACTS
The only potentially significant noise sources (pre-
sent or future) near the project site are El Camino Real,
La Costa Avenue, and Levante Street. A noise analysis of
these roadways was conducted using methods outlined in Swing
(1973). These calculations are presented as Figure 3. In
four of the six cases presented, the L^n at 50 feet is less
than 60 dB, the maximum level considered clearly compatible
with residential development (see Figure 4). Of the two cases
that exceed this value, one, La Costa Avenue - 1990, is over
.400 feet from the project's lots. This distance will attenuate
the noise level experienced to less than 52 dB. The other,
El Camino Real - 1990, is in proximity to the multi-family
area of the proposed project and may require mitigation.
C. IMPACTS ON AIR QUALITY
Automobiles are the principal source of air pollu-
tion in the vicinity of the project site. Implementation
of the proposed development will ultimately result in an in-
crease in vehicular activity resulting in a local decrease
in air quality.
Whether the extent and concentration of automobile
generated pollutants will exceed federal and state standards
will depend on a number of considerations; the regulation of
emission control by mechanical devices, the degree to which
the internal combustion engine may be replaced by other pro-
pulsion systems in public and private vehicles, the implemen-
tation of mass transit, and lowering or raising of federal
and/or state standards. However, even if the air pollutants
generated by increased vehicular activity are not, by them-
selves, significant in relation to the total quantity of air
pollutants within the San Diego Basin, the important consider-
ation is that when added to other sources of air pollution
in the area, these new pollutants could significantly impact
air quality. This is especially true when the project area
is subjected to a thermal inversion.
The actual quantity of air pollutants that could
be potentially generated by automobile traffic related to
Green Valley Knolls was estimated. These figures are pre-
sented in summary form below with detailed culculations being
given as Figure 5.
Summary of Vehicular Air Pollutants
»>
Carbon Oxides of
Hydrocarbons Monoxide Nitrogen
(tons/day) (tons/day) (tons/day)
1980 0.046 0.481 0.0531
1990 0.011 0.095 0.011
D. "IMPACTS ON COMMUNITY SERVICES AND UTILITIES
The impact that development in the La Costa community
will have on community services and utilities has been exten-
sively outlined and examined in the Draft Environmental Impact
Report for the La Costa Master Development Plan. The reader
is referred to that document for a detailed discussion. The
specific impact that this project will have has been summarized
statistically, and compared with the impact the original pro-
posal would have had, in Figure 6. As can be seen, the revised
proposal will, in all categories, reduce the potential impacts
to community services and utility services.
E. ECONOMIC IMPACTS
Implementation of the proposed development will in-
crease property values within the boundaries of the project
site. If the plan is implemented as proposed, the estimated
market value of the completed development would be $25,270,000.
This figure is based on a maximum of 361 residential units
valued at an average of $70,000. If the project were assessed
at 25 percent of market value with an average tax rate of
10.994 per $100 assessed valuation, the completed development
would yield $694,545 in annual property tax revenues. An
additional $56,611 in other annual revenues would also be
generated by the project for an estimated annual, gross revenue
of $751,156.
In addition to these annual revenues, taxes and fees
related to construction and new development would add approxi-
mately $157,577 to revenues generated by the completed develop-
ment. Although this amount will not be paid annually, it
represents a substantial payment to taxing agencies.
f
'***
In general, the proposed project will have a positive
economic impact. This assumption is based on the developer
meeting the cost of local improvements and the completed project
generating tax revenues in excess of expenditures required
to maintain services provided by the City of Carlsbad and the
County of San Diego. This conclusion is consistent with the
Urban Land Institute study titled "A Comparative Analysis of
Costs and Revenues for Publi'c Services," which indicates that
medium- and upper-price new housing development generally
contribute positive net incomes.
The proposed project will generate gross annual revenues
of $751,156 while requiring annual expenditures of $281,435.
This represents a net income to taxing agencies of $469,721
annually. Detailed economic projections have been included
as Figures 8 through 11.
t
An analysis was also made of the economic impact
of single versus double-loaded streets on the cost of a
single dwelling unit. Approximately 26 acres of the project
is proposed for single-loaded streets. This area was analyzed
in terms of the per unit cost of grading and road construction
for the two street types. It was found that a savings of
$5,150 per unit could be utilized by using the single-loaded
mode. Detailed calculations are presented as Figure 12.
to
V. MITIGATION MEASURES
No extensive discussion of mitigating measures recommended
to minimize possible adverse environmental impacts of the
proposed action will be included in this document. The reader
is referred instead to the reports to which this submittal
is an addendum. An extensive discussion of mitigation measures
is to be found in the Draft 'Environmental Impact Report for
the La Costa Master Development Plan.
BIBLIOGRAPHY
RECON, 1975, Draft Environmental Impact Report for the La
Costa Master Development Plan, in press, San Diego,
California.
Rick Engineering Company, 1973. DraJLt Environmental Impact
Report for Spanish Vill-age Units 2 and 3, San Diego,
California.
Swing, Jack W., 1973, Development of Ground Transportation
Systems Noise Contours for the San Diego Region. Wyle
Laboratories, San Diego, California.
Westinghouse Learning Corporation, Davis MacConnel Ralston
Division, 1973, Master Plan San Dieguito Area Schools,
San Diego, California.
?/ -Ov\X-;//^-> I f—li~z^-~"*- ---SI-V-
SysJ^^SIift: fSSli^iSi
}\..'V\ GREEN VALLEY KNOLLS
;;| & LOCATION MAP . ,
i-vW^V: Figure 1 ^^.vr'-r'""^
?! ^AT\d.1^v:^^%Wf7^5Sfefr»-*v^-"^Vrr-rr r^V, sH'r-ytJ I ^ P» ^' • > • i-Vr^-y—r-r\—J ^-\ /^^ - ~-^''
LA COSTA
CARLSBAD, CALIFORNIA
Qol Recent Alluvium
Qt Pleistocene Terrace
Deposits
•': Tes Tertiary Sandstones
Santiago PeakMetavolcanics
m.y I: f ('.'.•• \-.- •v<7 <*vN-r: .'.•-->, ..• ,u. :„<o<,i.,7^,^;; C •• v
^^AM^>??^::CO > f'. ^:. '('•'ill
o
Figure 3
HIGHWAY NOISE ANALYSIS WORKSHEET
Date 9/3/75 Page 1 of 2
Ref.
1
1
l'
1
Segment
La Costa Avenue
north of the
subject property
El Camino Real
west of the
subject property
El Camino Real
(1990 projec-
tions)
La Costa Avenue
(1990 projec-
tions)
/"Median
6X//
4 >X
ADTdo3)
1.4
4
31
33
Average Hourly
Flow '
Day
93
232
1798
1914
Night
20
58
447
477
Trucks
0
2
*• 4
4
Leq' dB
Day
53.5
59.5
77.5
66
Night
47
53
65.5
60
C
.4
r-l -P
•H
-P 0•H inCH <SJ
52
58
76
64 Adjustmentfor Median0
0.1
0
0.2 Adjustmentfor Grade0
0
0
0
4J
O
-P
C
52
58
76
64 ^Distance toLdn=65dB(feet)N/A
N/A
340
N/A
* Final L^n readings are adjusted to the nearest dB
1 Traffic flows (ADT) were obtained from the City of Carlsbad Traffic Engineer.
HIGHWAY NOISE ANALYSIS WORKSHEET
Date 9/3/75 Page 2 ' of 2
Ref .
2
2
Segment
Levante Street
(present
Levante Street
(1990 projec-
tions)
Lanes/'^
/^Median
2/
/°
'/
2/
/O
/
/
ADT
(103)
1,000
5,000
Average Hourly
Flow'
Day
58
290
Night
14
72
Trucks
0
0
Leq, dB
Day
51.5
55
Night
45.5
49 '
CTJ
rH .P
dJ V-)•H
•P O•H IT)cH.<2>
50
•54
-P Cfi «J
0) -H
£s 'O
4J Q)
W S
•n !^4
T3 O
0
0
-p
C Q)0) no
£ fu
•P S i
W O
•n J-i
T3 O< 4-1
0
*
Q
-Pm
0in
.p
C
* J
50
54
O4J
0) CQ ^"^
U'O tiC in y
ft \0 W•w H iiwe"-'
-H T3
N/'A
N/A
2 Current ADT values are not available. Values used are maximum estinates.
t
c
LAND USE
Residential, Single Family,
Duplex, Mobile Homes
Resident Ial-
Multiple Family
Transient
Lodging
Schools, Libraries,
Churches
Hospitals,
Nursing Homes
Music Shells
Auditoriums, Concert Halls
Sports Arenas,
Outdoor Spectator Sports
Parks, Playgrounds
•Natural Recreation Areas
Golf Courses, Riding Stables,
Water Recreation, Cemeteries
Office Buildings, Personal,
Business and Professional
Commerical, Retail, Movie
Theatres, Restaurants
Commercial-Wholesale,
Some Retail, Ind., Mfg.
Livestock Farming,
Animal Breeding
Agriculture (Except
Livestock), Mining
AVERAGE NOISE LEVEL
(CNEL OR Ldn IN DECIBELS)
55 ^O 65 70 75 80
'K&swX&C JYWW YVVYVYm^mr^fm
^v-Vw'/VViV..'\A/V
INTERPRETATION
CLEARLY COMPATIBLE
The average noise level Is such that Indc
t outdoor activities associated with the
land use may be carried out with
essentially no interference from noise.
NORMALLY COMPATIBLE
The average noise Nrvel Is great enough t
be of some concern, but common building
construction should makr the Indoor envlr
onment compatible with the usual indoor
activities, including sleeping.
NORMALLY INCOMPATIBLE
The average noise level is significantly
more severe so that unusual and costly
building construction may bo necessary
to Insure an adequate environment for
indoor activities. Barriers must be
erected between the site and prominent
noise sources to make the outdoor
environment tolerable.
mmm
CLEARLY INCOMPATIBLE
The average noise Icvol is so severe that
construction costs tu make the indoor
environment acceptable for performance
of activities would probably be
prohibitive. The outdoor environment
would be intolerable for outdoor
activities associated with the land use.
SOURCE: Wilsey £ Ham and Bolt, Beranek and Newman,
Aircraft Noise Impact Planning Guidelines for Local Agencies,
U. S. Department of Housing and Urban Development Report TE/NA-^72,
November 1972. Adapted with modifications from Figure 2-15.
Figure 4 • .
LAND USE AND AVERAGE NOISE LEVEL COMPATIBILITY
/—*
Figure 5
AIR QUALITY
Automobile Emissions
Daily vehicle trips generated
from proposed project =
361 residences x 10 trips
per residence per day
Daily motor vehicle miles generated
by projected project =
3,610 trips per day x 7
miles per trip*
= 3,610 trips per day
=25,270 miles per day
*Average length of trip to and from residences within San*Diego
Region.
1980
Automobile Age Distribution and Miles Driven (California Statis-
tical Abstract, 1971, Table J-9):
Year
1980
1979
1978
1977
1976
1975
1974
1973 or
older
Age
Class
1
2
3
4
5
6
7
7+
J-9):
Percent of
Total Automobiles
8.09
10.06
9.79
8.47
8.84
9.22
8.53
37.00
Miles/Day
By Class
2,044
2,542
2,474
2,140
2,234
2,330
2,156
9,350
Totals 100.00 25,270
c o
The following are emissions in grams/mile based on "worst possible
case" future state standards to 1977 and projected standards there-
after (Federal Registers: Vol. 37, No. 221, November 15, 1972;
Vol. 38, No. 124, June 28, 1973; Vol. 38, No. 151, August 7, 1973):
Age Hydrocarbons (HC) Carbon Monoxide (CO) Oxides of Nitrogen (NOX)
Class Grams/Mile Grams/Day Grams/Mile Grams/Day Grams/Mile Grams/Day
1
2
3
4
5
6
7
7+
Totals
Total Tc
0.41
0.41
0.41
0.41
0.41
0.9
3.0
3.2
:>ns/Day
838
1,042
1,014
877
916
2,097
6,468
29,920
43,172
0.048
3.4
3.4
3.4
3.4
3.4
9.0
28.0
34.0
6,950
8,643
8,412
7,276
7,276
19,260
60,368
317,900 •
436,085
0.481
0.4
0.4
0.4
0.4
0.4
2.0
3.1
3.5
818
1,017
990
856
4,280
6,684
32,725
48,226
0.0531
(One gram 1.102 x 10"6 tons)
0.4 gram
mile x 25,270
1.102 x 10
gram
-6
T
„ milesx —, xday
= 0.011 T/Day
Carbon Monoxide:3.4 grams milesmile - x 25,270* -- x
1.102 x 1Q-6
gram T 0.095 T/Day
Oxides of Nitrogen:0.4 gram miles
mile X 25'270 x ~
1.102 x 10
gram
"6
0.011 T/Day
Figure 6
STATISTICAL COMPARISON OF DEVELOPMENT UNDER
THE PREVIOUSLY APPROVED PLAN AND DEVELOPMENT
AS PROPOSED UNDER THE CURRENT SUBMITTAL
Previously Approved Current Proposal O
Number of units
Value
Population
Students:
.Elementary
Secondary
Total
Privately Owned
Vehicles
Gas Consumption
(cubic feet/month)
Electricity Consump-
tion (cubic feet/
month)
Water Demand
(gallon/day)
Sewage Generation
(gallon/day)
Solid Waste Gen-
eration (cubic
yards/day)
Multi-Family
1,026
$71,820,000
2,257
41
62
103
1,744
4,658,040
593,028
338,550
191,845
12,752
12.1
Single-Family
221
$15,470,000
663
35
35
70
376
1,003,340
127,738 .
99,450
56,355
3,746
3.6
Multi-Family
140
$ 9,800,000
308
6
8
14'
238
1,638,940
80,920
46,200
26,180
1,740
1.7
Total
361
$25,270,000
971
41
43
84
614
2,642,280
208,658
145,650
82,535
5,486
5.3
Figure 7
CRITERIA FOR STATISTICAL PROJECTIONS
1. Residential
a< Units. Housing unit quantities were projected by
multiplying the gross acreage by the maximum density shown
on the La Costa Master Development Plan.
b. Population. This was based on 3.0 persons per
single-family dwelling and 2.2 persons per multi-fairily unit.
Figures derived from the December, 1973 Master Plan for San
Dieguito Area School Districts were used. That master plan
took into account many parameters of future population growth
and student generation for the San Dieguito area; housing prices,
location, number of bedrooms, and single- or multi-family type
were all separate considerations of that study. Future popula-
tion mix and yields for housing types were derived from a com-
pilation of various data including census information on age
groupings and persons per household of census tracts, county
and city information, builder and developer estimates, public
school records, and actual statistical sampling of recently
occupied buildings. These factors were analyzed by. computer,
and eight different dwelling types were designated for twenty
subareas within the San Dieguito area. Within the La Costa
subarea, four different housing types were represented; three
single-family types, with people-per-household generation
factors of 3.5, 3.0, and 2.5, and one multi-family type with
a population generation factor of 2.2 people per household.
For the purpose of this La Costa Master Development Plan, the
average figure of 3.0 people per household was chosen to project
population generation for single-family homes, and the 2.2
figure was used for multi-family units. Both population-gener-
ation housing types have accompanying student-generation figures,
which- are discussed below.
c. Student Generation. This was based on the above
mentioned master plan; factors were 0.16 kindergarten through
sixth-grade students per single-family home, 0.04 kindergarten
through sixth-grade students per multi-family dwelling; 0.08
seventh- through ninth-grade students per single-family homes,
and 0.03 seventh- through ninth-grade students per multi-family
home. High-school student generation was calculated using
the same factors as for junior-high students.
d. Number of Privately Owned Vehicles. A vehicle
generation factor of 1.7 vehicles per residence was utilized.
This factor is based on census tract data applicable to resi-
dentes in the price range anticipated for La Costa.
Figure 8
CRITERION FOR
ECONOMIC PROJECTIONS
Property Tax. Property tax rate was taken from the 1975 Secured
Property Tax Bill for the property under consideration. Assessed
value was estimated from similar developments at current prices.
Property Tax rates for elementary and secondary schools are
estimated with an average rate. This average is based on the
rates of the five districts servicing La Costa (see following
page). Tax rates related to bond indebtedness are not included
in estimated revenues.
Franchise Tax. Franchise tax is estimated at two percent of
the annual gas and electric bill for each dwelling unit. Aver-
age bills are $20 per month for five summer months and $40
per month for seven winter months. '
Sales Tax. According to federal statistics, twenty percent
of an individual's gross annual income is used in taxable pur-
poses. Of this amount, approximately 1.25 percent is secured
as sales tax. An average gross income of .$39,525 per dwelling
unit was adjusted from 1970 Census Tract Data.
Business and License Fees. $452 per capita per year.
Fines and Forfeitures. $2.88 per capita per year.
Alcoholic Beverage Tax. $0.48 per capita per year.
Cigarette Tax. $4.36 per capita per year.
Vehicle License. $11.55 per vehicle per year.
Gas Tax. $4.78 per vehicle per year.
Use Tax. Approximately thirty.percent of the value (sales
cost) of new construction is taxable materials. Of this amount,
1.25 percent comes back to the city as use tax.
Property Transfer Tax. Applicable to new construction only,
the Property Transfer Tax is estimated to be $.275 per $500.
Building Permits. Residential building permits are estimated
at $58.50 per dwelling unit and $4.40 per $1,000 market value.
Figure 9
ESTIMATED ANNUAL REVENUES
Property Tax
Taxing Agency:
County
Carlsbad City
Flood Control District
Municipal Water District
Metropolitan Water of Southern
California
County Water Authortty
County Water District
Subtotal:
Elementary and High School
Elementary School Areawide Tax
Other Education
Subtotal:
Rate Per $100
Assessed
2.962
0.984
0.630
Revenues
1.691
1.840
0.107
0.911
0.150
,0.110
0.609
$170,004
116,242
6,760
57,552
9,476
6,949
38,474
405,457
187,124
•62,164
39,800
289,088
Other Annual Revenues
Business and License Fees
Fines and Forfeitures
Alcoholic Beverages
Cigarette Tax
Gas Tax
Vehicle License Fees
Miscellaneous
Subtotal:
Franchise Tax
Sales Tax
Subtotal:
Per Capita
4.52
2.88
.48
4.36
4.78
11.55
.88
Per Dwelling
Unit
7.60
70.00
4,389
2,796
466
4,236
4,641
11,215
854
28,597
2,744
25,270
28,014
Total estimated annual revenues from completed Green Valley
Knolls Development: $751,156
**"*•
Figure 10
ESTIMATED ANNUAL EXPENDITURES
Per Capita
Service Cost Expenditures
^—"•—• -- - - - * r ~~7 - u - •_ -i-_l^T--_..
General Govennment $30.03 $ 29,159
Public Safety 64.89 63,008
Engineering and Public Works 37.68 36,587
Sanitation 4.91 4,768
Libraries 13.32 12,934
Parks and Recreation 13.70 13,303
Planning ' 6.67 6,477
Contributions to other
Governments 13,16 12,778
Schools * 93,760
Other 8.92 8,661
Total: $281,435
* Annual school-operating costs were obtained from the County
Superintendent of Schools for the district. Expenditures were
expressed in terms of costsper student per year.
CONSTRUCTION-RELATED REVENUES**
GENERATED BY COMPLETED
GREEN VALLEY KNOLLS DEVELOPMENT
Use Tax [30 percent of market value x 0.0125] $ 94,763
Property Transfer Tax [$.275 per $500 market
value] 13,899
Building Permits [58.50 per d.u. + 4.40 per
$1,000 assessed value] 48,915
Total: $157,577
** Paid once only, not annually.
Figure 11
ESTIMATION OF "SCHOOL DISTRICT
RELATED EXPENDITURES AND REVENUES
Encinitas Union
School District
San Dieguito
Union High
School District
Revenues
Tax rate
Tax rate for bond
indebtness
Estimated assessed
value of project
Estimated tax
revenue
Estimated revenue
for bond indebt-
nexx
Total estimated revenue
1.480
0.206
$93,499
$13,014
1.482
0.043
$ 6,317,500
$93,625
$ 2,717
$202,855
Expenditures
Estimated student
generation
Expenditure per ADA
Expenditure per
district
Total estimated
expenditure
41
$ 893
$36,613
43
$ 1,329
$ 57,147
$ 93,760
c
Figure 12
COMPARATIVE PER DWELLING UNIT COSTS
FOR SINGLE- AND DOUBLE'-LOADED STREETS
Single-Loading Double-Loading
Acreage ' 26 26
Linear length of streets 4,800 2,400
Cost of linear feet of
roadway $ 32.50 $ 37.50
Total cost of streets $'156,000 90,000
Grading necessary (gross
cubic yards) 750,000 '1,250,000
Cost of grading per
cubic yard $ 0.75 0.75
Total cost of grading $562,500 $ 937,500
Total cost of grading
and road construction $718,500 $1,027,500
Number of dwelling
units 60 60
Cost of grading and
road construction per
dwelling unit $ 11,975 $ 17,125