HomeMy WebLinkAbout1976-02-17; City Council; 3484-1; Alicante Hills park site and open space"*>
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~ , s- * iAGENDA BI.LL NO . -JS¥-'^ '- MtuutM^J- I' 77— -r
DATE.: ..... ......... February 17, 1976
DEPARTMENT: Planning
CITY OF CARLSBAD
Initial:
SUBJECT: Proposed amendment to CT 75-6 to provide for open space and a park site.
...... ..Applicant: :.La_. Costa land Company (Alicante Hills)
Statement of the. Matter-; The City Council approved CT 75-6 by Resolution 3771,
a 105 lot residential subdivision in September, 1975. Of 105 lots, 101 were single
family, 2 were multiple family and 2 were open space. The applicant now wishes to
amend the map by adding a portion of a General Plan park site (Lot 107). The total park site
will front on Alga Road and be adjacent to the SDG&E Easement. The applicant also,
proposes an access lot (lot 106) on the east side of the subdivision that will connect
the SDG&E easement with the San Marcos Canyon area. In addition the applicant wishes to
delete a 20' wide easement to the Alga Park from Altiva Place. This easement is un-
necessary since a duplicate easement has already been granted adjacent to the east on
the La Costa Estate North final map.
The Planning Commission approved this request and recommended some additional changes.
EXHIBITS:
City Council Resolution 3771
Planning Commission Resolution 1215
Staff Report dated 1-28-76
Plpt Plans A & B dated December 4, 1975
Exhibit C dated January 21, 1976 . _ •
RECOMMENDATION: If the City Council concurs with the Planning Commission it is
recommended that the City Attorney be directed to prepare the necessary documents
modifying City Council Resolution 3771 as indicated in Planning Commission Resolution
T215. ' ' ."••- .-•-.- --;---.--.-_.
Council action
2-17-76 Following the public hearing the City Attorney was directed to
prepare documents necessary to modify City Council resolution 3771
as indicated in Planning Commission Resolution #1215.
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RESOLUTION NO, 3771
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF CARLSBAD, CALIFORNIA, APPROVING
WITH CONDITIONS TENTATIVE MAP (CT 75-6)
FOR 105 LOT SUBDIVISION ON PROPERTY
GENERALLY LOCATED ON THE NORTH AND SOUTH
SIDE OF ALFIL WAY BETWEEN ALTISMA WAY AND
SAN MARCOS CANYON. APPLICANT: LA COSTA
LAND CO.(ALICANTE HILLS).
/ . WHEREAS, on September 10, 1975, the Carlsbad City
Planning Commission adopted Resolution No. 1187 recommending
to the City Council that Tentative Map (CT 75-6) be conditionally
approved; and
WHEREAS, the City Council of the City of Carlsbad, on
October 7, 1975, considered the recommendation of the Planning
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Commission; and
WHEREAS, said Tentative Map has been declared to have a
nonsignificant impact on the environment and a Negative Declaration
has been prepared and filed in compliance with the requirements
of the City of Carlsbad Environmental Protection Ordinance of 1972;
NOW, THEREFORE, "BE IT RESOLVED by the City Council of
the City of Carlsbad as follows:
A. That the above recitations are true and correct.
B. That Tentative Map (CT 75-6) is hereby approved
subject to all applicable requirements of the Carlsbad Municipal
Code and to the satisfaction of 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 Subdivision Map. The final map shall be
in substantial conformance with the Tentative Subdivision
Map known as Exhibit A, dated August 5, 1975.
2. The development of the property described herein
shall be subject to the restrictions and limitations
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set forth herein which are in addition; to all the
requirements, limitations and restrictions of all munici-
pal ordinances and State and Federal statutes.
3. If requested by the C-ity Engineer, an amended
tentative map shall be submitted for approval by the City
Engineer prior to preparation of the Final Map to assure
compliance with all conditions of approval.
4. Final Subdivision Map 7784 shall be reverted to
acreage prior to Final Map approval.
5. 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.
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.
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7. < The improvement and grading plans shall include a
report of a geological investigation and a complete gradin
plan of the entire site, when required by the City
Engineer. The report and plan shall be prepared by a
Civil Engineer licensed by the State of California, and
experienced in erosion control, who shall be acceptable
to the City Engineer. He shall certify that he has
investigated the site and prepared date with full consid-
eration of the consequences to the .included and neighbor-
ing properties and in conformance with the Geologic and
Seismic Safety Element of the General Plan.
8. 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.
9. No development shall be allowed to occur within the
100 year flood plain, the boundary of which shall be
delineated on the final map and grading plans.
16. The design of all streets shall be approved by the
City Engineer and all street construction shall be inspec-
ted and approved by the Public Works inspector, and
standard checking and inspection fees paid.
11. Prior to final map approval the design of all pro-
posed security gates shall be submitted to the City
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Engineer and Fire Chief for their approval. Any security
gate located on Alfil Way shall be recessed at least 60
feet from the extension of the southeasterly right-of-way
line of Alicante Road. A-'gate shall be retained at the
easterly boundary of the subdivision at the utilities and
access easement extending from Alfil Way.
12. On^site fire hydrants and fire protection appurte-
nances shall be constructed in accordance with the Fire
Department requirements and shall provide fire flows of
1750 gallons per minute.
13. Improvement plans and gradincj plans shall provide, by
•design and by specification, that no earthwork or construe
tion crosses the easterly boundary of the subdivision or
is installed or deposited in the San Marcos Canyon Open
Space. The proposed off-site drainage ditch at the
northeast corner of lot 61 shall be constructed within
the subdivision boundary and shall not direct drainage
down the San Marco;; Canyon face.
14. The existing Almadeh Lane cul-de-sac reservation
shall not be vacated.
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15. All private facilities provided to adequately control
drainage on the subject property shall be maintained by
the property owners in perpetuity.
16. An additional lot should be created 10' wide along
the eastern boundary adjacent to lot 61, 60, 59, 58.
Said lots shall be shown on the final subdivision map
and shall be offered for dedication to the City of Open
Space purposes concurrent with final map recordation.
17. An open space easement over a portion of lot 99 as
shown in Exhibit A, dated August 5, 1975, shall be granted
to the General Public in perpetuity concurrent with final
map recordation. In addition, a twenty foot wide open
space easement over lot 99 extending from the end of the
public road to the northern boundary of the subdivision
adjacent the eastern boundary of the subdivision shall
be granted to the City of Carlsbad in perpetuity concurrent
with Final Map recordation.
18. An open space easement over portions of lots 1, 100,
101/ 102 and 105, as shown in Exhibit A, dated August 5,
1975, shall be granted to the general public in perpetuity
concurrent with final map recordation.
19. Lots 103 and 104 as shown in Exhibit A, dated
August 5, 1975, shall be dedicated to the City of Carlsbad
for.Open Space use concurrent with recordation of the
Final Map. Prior to dedication of lot 104, the existing
debris and grading deposits shall be removed from said lot
or the unconsolidated fill compacted to the satisfaction
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of the City Engineer, ,
20. Park-in-lieu fees shall be granted to the City prior
to City Council approval of the Final Map.
' 21. CC&R's shall be required for CT 75-r6. The CC&R's
shall be submitted to the City Attorney for review and
approval prior to approval of the final map. The CC&R's
shall contain provisions or the proper maintenance of
private streets and/or roads, and maintenance of the
open space portions of lots 1 and 105 of CT 75-6. .The
f- maintenance-provision for streets and open space shall
be the obligation of the applicant or a homeowner's
•association or their successors in interest.
22. All extensions of the existing public water and sewer
systems required to provide water and sewer service to
all lots in the subdivision shall be installed by the
developer in accordance with the standards of the appli-; -
cable service districts.
23. Street names shall be subject to approval of the
Planning Director prior to Final Map approval.
24. All drainage and flood control facilities shall be
approved by the County of San Diego Flood Control District
prior to installation.
25. A detailed landscape and irrigation plan for all
phases of the project, prepared by a landscape architect,
• shall be submitted to the Parks and Recreation Director
and the City Engineer for consideration and approval prior
to approval of any building permit for any phase of the
project. This requirement shall apply to all open space
areas and the major slope area adjacent to the southerly
subdivision boundaries.•
C. That said Tentative Map, together with the provisions
for its design and improvement and subject to the above conditions,
is consistent with all applicable general and specific plans of
the City of Carlsbad.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
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Carlsbad City Council held on the 21st day of October ,1975,
by the following vote, to wit:
AYES: Councilmen Chase, Lewis and Councilwoman Casler.
NOES; None.
ABSENT: Councilmen Frazee and SkotivTcki.
v^•'CJ&
ROBERT C. FRAZEE, Mayor •'
LEWIS L. CHASE, Vice Mayor
ATTEST:
MARGARET E. ADAMS, City Clerk
NORA K. GARDINER, Deputy City Clerk
(SEAL) i
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PLANNING COMMISSION RESOLUTION NO. 1215
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, CONCERNING AN.;AMENDMENT
TO CITY COUNCIL RESOLUTION NO. 3771 TO PROVIDE
TWO ADDITIONAL LOTS FOR OPEN SPACE AND PARK SITES
AND ELIMINATION OF A 20' WIDE OPEN SPACE EASEMENT
CASE NO. 75-6(A)
APPLICANT: LA COSTA LAND COMPANY
WHEREAS, a verified application for a certain property, to wit:
All of Carlsbad Tract No. 72-25, Map No. 7784 and a portion of Section 25,
Township 12 South, Range 4 West, San Bernardino Meridian, in the 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
1n said notice on January 28, 1976; 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" by prior
compliance (Title 19, Sec. 19.04.153).
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 here-
inafter 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 lot 107, a 6.2 acre lot, is suitable for park and
open space purposes.
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2) The proposed 2.3 acre portion of Lot 107 Is acceptable in shape
to provide adequate park use for the property.
3) Adequate public access will be available to the park from the
south, through a previously dedicated 20 foot open space ease-
ment.
4) The Parks and Recreation Element of the General Plan designates
the subject park area as a "Proposed Park Site".
5) Envii-inmental Protection requirements have been satisfied
through prior compliance (Title 19, sec. 19.04.153).
C) That in view of the findings heretofore made and considering the
applicable law, the decision of the Planning Commission is to approve
an amendment to City Council Resolution 3771 through CT 75-6(A) by the
following conditions:
1) Amend Condition No. 1 to read as follows: .
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 sub-
stantial conformance with the tentative subdivision map known
as Exhibit A and B, dated December 4, 1975.
2) Amend Condition #16 to read as follows:
An additional lot, lot 106, shall be created 10' wide along the
eastern boundary adjacent to lot 61, 60, 59, 58. Said lot 106
shall be shown on the final subdivision map and shall be
offered for dedication to the City for Open Space purposed con-
current -with final-map recordation.
3) Combine Conditions 17 and 18 (to be shown as Condition No. 17)
to read as follows:
An open-space easement over portions of lots 1, 99, 100, 101,
102, and 105, as shown in Exhibit A, dated December 4, 1975,
shall be granted to the general public in perpetuity concurrent
with final map recordation.
4) Add Condition No. 18 to read as follows:
Lot 107 shall be divided as shown on Exhibit C, dated January
21, 1976, with the divisions occurring as follows: Prior
to recordation of the final map, a 2.3 acre parcel identified
as.lot 107A shall be dedicated to the City of Carlsbad for park
purposes. Lot 107B shall.be identified as 0.8 acre parcel and
lot 107C as a 3.1 acre parcel.
5) Amend Condition No. 19 to read as follows:
Lots 103 and 104 as shown in Exhibit A, dated December 4, 1975
shall be dedicated to the City of Carlsbad for Open Space use
concurrent with recordation of the Final Map. Prior to dedica-
tion of Lot 104, the existing debris and grading deposits shall
be removed from said lot or the unconsolidated fill compacted
to the satisfaction of the City Engineer.
6) Amend Condition No. 20 to read as follows:
An open space easement shall be dedicated to the City of
Carlsbad over the portion of Lot 107 identified as 107B, 107C
equalling 3.9 acres.
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1 7) Amend Condition No. 25 to read as follows:
2 A detailed landscape and irrigation plan for all phases of
the project, prepared by a landscape architect, shall.be
3 submitted to the Parks and Recreation Director and the City
Engineer for consideration and approval prior to approval
4 of any building permit for any phase of the project. This
requirement shall apply to the major slope areas which do not
5 have landscaping or irrigation already installed or which may
be manufactured as a result of new grading.6
7 I PASSED, APPROVED AND ADOPTED at a regular meeting held on January 28, 1976
8 by the Carlsbad City Planning Commission, by the following vote, to wit:
9 AYES: Commissioners-Watson, L'Heureux, Larson, Packard, Fikes
Jose and Dominquez
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NOES: None
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ABSENT: None
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14 E.H. Jose Jr., Chairman
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16 | ATTEST:
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Donald A. Agatep, Secretary19
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CITY OF CARLSBAD
PLANNING DEPARTMENT
STAFF REPORT
TO:
FROM:
REPORT ON:
APPLICANT:
PLANNING COMMISSION
PLANNING DEPARTMENT
CT 75-6A
LA COSTA LAND COMPANY
SECTION I: RECOMMENDATION
REQUEST; The applicant requests an amendment to the City Council
Resolution No. 3771, CT 75-6 (Alicante Hills) to provide two (2)
additional lots for open space and park sites, and elimination of
A 20' wrde open space easement required by CT 75-6.
'RECOMMENDATION: Staff recommends that the amendment' to City Council
Resolution 3771 , CT 75-6 , be approved based on the following find-
ings and subject to the following conditions:
FINDINGS;
1) Proposed lot 107, a 6.2 acre lot, is suitable for park and
open space purposes.
2} Tfie proposed 2.3 acre portion of Lot 107 is acceptable in shape
to provide adequate park use for the property.
3} Adequate public access will be available to the park from the
south, through a previously dedicated 20 foot open space ease-
ment. .
The Parks and Recreation Element of the General Plan designates
the subject park area as a "Proposed Park Site".
4)
5}
CONDITIONS;
Environmental Protection requirements have been satisfied through
prior compliance. (Title 19, Sec. 19.04.153)
1} Resolution No. 3771 shall be amended as follows:
Dcember
Kf Condition #1 ^ read as follows:bS ™substantial conformance with the
P k"°Wn *S Exhtbtt A and B' dated
6 t0 rSa? as fol1ows: "An additional lot,
tinn „ vis1on map and shall be offered for dedlca-
ml| ! relocation! PC" SpaC6 PUI>P°SeS """"^"t with final
c) Combine Conditions #17'and #18 to read as follows: "An
open space easement over portions of lots 1, 99, 100, 101,
102 and 105, as shown in Exhibit A, dated December 4, 1975,
shall be granted to the general public in perpetuity con-
current with final map recordation. " (To be shown as
Condition #17)
d) A new Condition #18 to read as follows: " Lot 107 shall
be. divided as shown on Exhibit C, dated January 21, 1976,
with the divisions occurring as follows: Prior to recordation
of tfle final map, a 2.3 acre parcel identified as lot 107A
shall be dedicated to the City of Carlsbad for park pur-
poses. Lot 107B shall be identified as 0.8 acre parcel and
lot 107C as a 3.1 acre parcel,"
e) Condition #20 to read as follows: "An open space ease-
ment shall be dedicated to the City of Carlsbad over the
portion of Lot 107 identified as 107B, 107C equalling 3.9
acres."
f) Condition #19 changed to reflect date of December 4, 1975.
g) Condition #25 shall be amended to read as follows: "A
detailed landscape and irrigation plan for all phases of
the project, prepared by a landscape architect, shall be
submitted to the Parks and Recreation Director and the
City Engineer for considerationand approval prior to approval
of any building permit for any phase of the project. This
requirement shall apply to the major slope areas which do not
Have landscaping or irrigation already installed or which
may be manufactured as a result of new grading."
SECTION II: BACKGROUND REPORT;
1. Request: The applicant requests an amendment to CT 75-6 (Alicante
Hills) to provide two (2) additional lots. The additional lots
w:ill consist of a 10 foot wide pedestrian access, and proposed
6.2± acre park and open space lot. 2.3 acres of the 6.2+ acre
lot is requested to meet park dedication requirements in the
Alicante Hills subdivision. The applicant also requests elimina-
tion of the 20' wide open space easement at the end of a cul-de-
sac on the northwestern portion of the subdivision.
It. Location and Description of Property: North and South side of Alfil
Way between Altlsma Way and San Marcos Canyon. The project site
has been graded and improvements installed in connection with the
previously approved subdivision map. The site slopes from an ele-
vation of 180 feet at the north to 40 feet at the south.
Lot 106, Is to be a 10 foot strip, dedicated to the City for Open
'Space pedestrian access to San Marcos Canyon. It is located on
the eastern property boundary, adjacent to lots 58, 59, 60 and 61.
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Lot 107 is a 6.2+ acre parcel, a portion of which, 2.3 acres,
.will be dedicated to the City for park purposes. The lot as
represented in the plot plan marked Exhibit B dated December
4, 1975 abuts an Open Space lot to the east in the La Costa Estates
North subdivision, a proposed street alignment on the west,
Alga Road on the north (351) and tapers from a 470 foot maximum .
width to a 10 foot easement at the end of a cul-de-sac on the
south. .
Lot 107 principally consists of a 290' noil with fairly uniform
slopes. A canyon runs between the lots eastern boundary and the
dedicated open space lot to the east.
III. Existing Zoning:
Subject property: R-l-10,000 /RD-M
North: P-C
South.: P-C
East: P-C
Vtest: R-1-10.00Q/RD.-M
IV. Existing Land Use:
Subject property: Vacant
North: Vacant
South: OS (San Marcos Canyon)
East: OS (Golf Course)
West: Vacant and Condominiums
V. Past Htstory and Related Cases:
A tentative subdivision map on the Alicante Hills subdivision
was approved by the City Council in May of 1973 (CT 72-25) and
the final map approved in October of 1973 (No. 7784). Since the
subdivision took place in the RD-M zone, no Specific or Master
Plan was required.
In September, 1975, a Zone Change, Variance and Tentative Tract
Map were approved by the Planning Commission to allow the appli-
cant re-subdivision of the previously subdivided property.
The Zone Change (ZC-167) approval allowed a portion of the RD-M
property to be designated R-l-10,000.
The Variance (V-252) approval allowed the creation of nine pan-
handle lots.
The Tract Map CCT 75-6) approval allowed 105 lots, of which 101
ware single family residential , two were multiple family and two
open space.
The appropriate approvals were granted by the City Council the
following month by City Council Resolution No. 3771 (CT 75-6)
and City Council Ordinance 9439 approving ZC-167.
Surrounding subdivisions consist of a tabled Tentative Tract
Map, (CT 73-26) Alga Hills, and a final subdivision (CT 73-10)
La Costa Estates North.
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Alga Hills subdivision consisted of an Environmental Impact
Report No. 190, Specific Plan No. 129, and CT 73-26 to allow 408
condominium units on approximately 66 acres generally located on
the south side of Alga Road east of Alicante Road.
These items, EIR, SP, CT 73-26, were tabled September 25, 1973
by the Planning Commission on recommendation of Staff with con-
currance of the applicant until the parks program for La Costa
was established and until the developer worked with staff to re-
design the site in order to better integrate the recreational
areas and open space areas with the dwelling units.
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Estates North is finaled subdivision providing 97 single family
lots, located on the east side of Alga Road between Babalonia
Street and Alfil Way. Condition number 4 of City Council Reso-
lution 3152, required that par.k-in-1 ieu fees be granted to the
City prior to recordation of the final map.
The proposed park and open space lot as shown on the plot plan
labeled Exhibit B dated December 4, 1975 abuts Alga Hills on
Its northeastern boundary, Estates North on its northwestern
Boundary and Alicante Hills on its northern most extension. The
proposed park and open space lot situated, then, between Alga
Hills and Estates North and to the northwest of Alicante Hills.
VI.''Environmental Impact Information: A negative declaration was
issued for the original subdivision (CT 72-25). The applicant
submitted an EIA for the actions to allow re-subdivision of the
property (CJ 75-6) and a negative declaration was issued.
Since the current proposal is very similar to the previously
approved project and environmental conditions have not changed,
staff has found the project in conformance with the Environmental
Protection Ordinance by prior compliance. (Title 19, Sec. 19.04.
153}
Vn. General Plan Information: The Land Use Element of the General Plan
designates the project site for residential RMH development (10
to 20 dwelling units per acre). The density of the current application
is the same as CT 75-6, that is, 1.5 dwelling units per acre in
the portion zoned R-l-10,000 and 4-20 dwelling units per acre on
the two lots in the RD-M zone.
The Parks and Recreation Element of the General Plan designates
the subject park area as a "proposed park site" with a minimum
5.0 acre neighborhood park facility. It is anticipated that the
proposed park will serve a population of two to five thousand
people within a 1/4 to 3/8 mile radius.
YIEI. 'Public Facilities: The project falls within the Richmar and Es-
condido Union High School Districts. Both districts have certi-
fied the availability of school facilities under the previous
tract map (CT 75-6).
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The project will be served by the Carlsbad Municipal Water
District for water and the Leucadia County Water District for
sewer. Both Districts have indicated availability of services
for.the previously approved project.
IX. Major Planning Considerations:
1) Is the proposed 6.2 acre park and open space site, Lot 107,
acceptable in location to the City?
2} Will the proposed 2.3 acre parcel, a portion of Lot 107, dedi-
cation fulfill the Park Dedication requirements for Alicante
Hills?
3} Wtll the proposed 6.2 acres fulfill the Park Dedication
requirements for Alicante Hills, Estates North and Alga
Hills?
4} Is the proposed park acceptable in shape to provide adequate
use of the property by the public?
5} Is the elimination of the 20' open space easement at the
end of the cul-de-sac street on the northwest side of the
subdivision acceptable?
SECTION III: DISCUSSION
The creation of lot number 106, a 10' pedestrian easement, was a
requirement of City Council Resolution 3371, condition no. 16, to
provide access to San Marcos Canyon.
Staff feels that lot 107, the 6.2^ acre park/open'space site is
appropriate topographically. It Ts also centrally located in relation
to the surrounding subdivisions.
The City Staff is proposing to acquire a portion of the 6.2 acre park/
Open space site by requiring a 2.3 acre dedication prior to the recorda-
tton for the final map for Alicante Hills subdivision. The Staff is
also proposing to divide the remaining 3.9 acres into two parcels
described by metes and bounds. A 0.8 acre parcel to be purchased with
park fees received from the La Costa Estates North subdivision and 3.1
acres to be acquired at such time as the Alga Hills area is planned
and consequently subdivided. It is anticipated that the ultimate size
and boundaries of the remaining 3.1 acres will be determined when a
subdivision is proposed for Alga Hills.
The applicant has requested that 6.2 acres be dedicated to the City for
park purposes to meet the park requirements of Alicante Hills, La Costa
Estates North and Alga Hills. At this time, the City does not have
legislative procedure to allow dedication of 6.2 acres to meet park re-
quirements for all three subdivisions as requested. The park-in-lieu fee
ordinance provides that park land identified within the boundaries of a
subdivision may be offered for dedication concurrent with recordation
of the final map.
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The staff would like to point out that the City Council and the
Planning Commission have two options in acquiring land for park
purposes:
1) City Council may determine either land or fees-in-lieu of land
be provided at the time of final map decision (Chapter 20.44.050 (3b)
Carlsbad Municipal Code). If land is not required as a part of the
subdivision approval, fees would be required in order to purchase an
equal amount of land in the general neighborhood of the subdivision.
As a consequence, park lands would not be required as a contiguous
part of the subdivision. It is anticipated that the fees generated
by the Alicante Hills subdivision would amount to approximately
$184,500.
2.) If the Planning Commission and City Council should require land
dedication in lieu of fees, it is recommended that lot 107 as
shown on tentative subdivision map, Exhibit B, dated December 4,
1975 be dedicated/reserved in the following manner:
a) A 2..3 acre portion of lot 107 as indicated on Exhibit C
dated January 21, 1976, shall be dedicated prior to approval
of the final map.
5} A 0.8 acre parcel shall be indicated as lot 107B per Exhibit
C dated January 21, 1976, and shall be purchased with fees-
in-lieu of land paid as part of La Costa Estates North.
c) An open space easement will be placed on 3.1 acres, lot 107C,
as shown on Exhibit C dated January 21, 1976.
The applicant has expressed the desire to create the open space ease-
ment and dedicate the portions of lot 107 identified as lot 107A and
107B. However, the applicant is suggesting that the subdivision
boundaries for Alicante Hills be adjusted to exclude the portion of
lot 107 described as lot 107C, 3.1 acres. At such time as Alga Hills
is designed, the portion currently known as 107C would be included
within the future subdivision boundaries.
If the Planning Commission and City Council feel that the subdivision
boundaries should be modified, the following condition should replace
the existing proposed condition #20:
"The applicant -shall create an open space easement over portions of
lot 107 known as lots 107A and 107B, equalling 3.1 acres. Lot 107A
(2.3 acres) shall be dedicated to the City for park and recreation
purposes."
The staff is of the opinion that the request would not jeopardize
the City's potential to acquire the necessary park lands as outlined
in the Parks and Recreation Element.
At such time that re-applications for Alga Hills are considered, the
boundaries and size of the park dedication will be determined and
the necessity of requiring land/or fees will be established.
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A 20 foot open space easement was required by Condition No. 17 of City Council
Resolution No. 3771 at the end of a public street (cul-de-sac) at the north-
west portion of the subdivision. This easement was to provide through pub-
lic access to the park area and open space to the north.
The applicant has requested deletion of this easement since an identical
easement has been acquired by the City on finalization of the abutting
Estates North Subdivision.
In addition, staff has field checked the topography at the end of the future
cul-de-sac and found that access to the park and open space would be adequate
through either 20 foot dedication.
Staff and the Parks and Recreation Director have concluded that a 40 foot
easement would not be necessary for public access. Therefore, staff concurs with
the applicant that the requirement for 20 foot open space dedication for
Alicante Hills as required by Resolution 3771 is not necessary. Adequate
access (20 feet) has been insured through the recordation of the Estates North
map.
The Engineer for the applicant, Rick Engineering, has indicated that a
circulation study for this area of La Costa finds that the western boundary
of the park as shown on plot plan Exhibit B, would be most feasible for a
street alignment south from Alga Road in the future Alga Hills subdivision.
The street would be single loaded with no housing on the park side of the
street.
The Alga Hills (CT 73-26) subdivision was tabled to enable the staff and
developer to work together on a better treatment of recreation and open space,
and to allow time for a comprehensive parks program for La Costa.
Staff feels that since no progress has been made on CT 73-26, the applicant should
withdraw the subdivision request. The Planning Commission does have the option,
if the application is not withdrawn, to rehear the request and deny without
prejudice.
DAA/TH/mdp
ATTACHMENTS: City Council Resolution 3771
Plot Plans A and B dated December 4, 1975
Exhibit C dated January 21, 1976
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6ASEMENT TO
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SEE SHEET
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