HomeMy WebLinkAbout1976-04-20; City Council; 3629; Proposed Tentative Subdivision Royal Home No 6AQERDA BI;LL NQ.
• CITY OF CARLSBAD
• ' •* Initial:
Dept. Hd. WDATE:; April- 20-,-1975
City Atty
DEPARTMENT: ' PLANNING •
City Mgr._
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SUEJECT: PROPOSED TENTATI-VE SUBDIVISION (CT 76-2) -
ROYAL HOME NO. '6
"APPLICANT: ..... CARLSBAD DEVELOPMENT CORPORATION
^t of the Matter : The Applicant, Carlsbad Development Corporation,
has requested approval of a 70-lot single-family R-l-10,000 subdivision
to be constructed in three phases. "The 25-acre site is located on the
south side of Appian Road east of El Camino Real.
The Planning Commission conducted a public hearing on the matter March 31,
1976, and recommends that the subdivision be approved for the reasons, and
subject to the conditions of the attached Planning . Commission Resolution
No. 1225.
While considering the matter, there was substantial discussion by the
Commission regarding the project's grading, landscape maintenance on
major slopes and the phasing of the proposed street dedications . The
Planning Commission recommends that the conditions of the P.C. Resolution
be adopted to mitigate the aforementioned concerns.
Exhibits :
Planning Commission Resolution No. 1226
Staff Report, dtd. 3/31/76
Exhibit B, dtd. 3/2/76,Tent. Subd. Mao
Recommendation:
If the City Council concurs with the findings and recommendations
of Planning commision Resolution No. 1226, theCouncil should instruct
the Citv Attorney to prepare the necessary documents.
Council action
4-27-76 Following the public hearing the City Attorney was instructed
to prepare documents necessary for approval of the tentative
map for Carlsbad Tract 76-2.
1 PLANNNING COMMISSION RESOLUTION NO. 1226
2 RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CARLSBAD, CALIFORNIA, RECOM-
3 MENDING APPROVAL OF THE TENTATIVE MAP RE-
QUEST FOR A 70 LOT SUBDIVISION ON PROPER-
4 TY GENERALLY LOCATED ON THE EAST SIDE OF
EL CAMINO REAL BETWEEN APPIAN ROAD/ELM
5 AVENUE AND CHESTNUT STREET.
CASE NO. CT 76-2
6 APPLICANT: CARLSBAD DEVELOPMENT CORP.
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. 8 WHEREAS, pursuant to the provisions of the Municipal Code
9 the Planning Commission did on March 31, 1976 hold a duly noticed
10 public hearing to consider a request by Carlsbad Development
11 Corporation.
12 WHEREAS, a verified application for a certain property, to
That portion of Lot J of Rancho Agua Hedionda,
Map 823, as filed in the office of the County
Recorder of San Diego County and further des-
cribed on file in the Planning Department of
the City of Carlsbad
has been filed with the City of Carlsbad and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request as
20 provided by the "Carlsbad Municipal Code"; and
21 WHEREAS, the applicant has complied with the Public Facility
22 Policy of the City of Calrsbad and has provided the necessary
23 information which insures Public Facilities will be available and
current with need; and
25 WHEREAS, the subject application has complied with the re-
26 quirements of the City of Carlsbad "Environmental Protection
27 Ordinance of 1972" because:
28 l) An Environmental Impact Assessment of the project
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was conducted and a negative declaration issued for
the following reasons:
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a) Adjacent development has compromised the environ-
mental value of the site;
b) The project will not affect rare or significant
plant or animal species, natural water courses
or agricultural lands.
WHEREAS, the proposed map meets or performs the require-
ments or conditions of the "Carlsbad. Municipal Code" or the Sub-
division Map Act; and
WHEREAS, at said-hearing a staff report was presented and
all persons desiring to speak of the subject request were heard.
At the conclusion of said hearing, after considering all the
evidence presented, the Planning Commission made certain find-
ings and reached a decision on the request as hereinafter set
forth.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of
the City of Carlsbad as follows:
A. That the above recitations are true and correct.
B. That the Planning Commission makes the following find-
ings of fact:
1) The proposed map, its design and improvement, is
consistent with the General Plan because:
a) The land use and net density of the project
(2.8 dwellings per acre) conform to the
General Plan land use designation and -gross
density (low-medium residential density,
0-4 dwellings per acre);
b) All necessary public facilities are available
to the site or will be installed as conditions
of this approval.
X X X X X
X X X X X
X X X X X
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1 C. That in view of the findings heretofore made and con-
sidering the applicable law, the decision of the Plan-
2 ning Commission is to approve Case No, CT 76-2 subject
to the following conditions:
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1) The approval is granted for the land described in
4 the applicationand any attachments thereto, and as
shown on the plot plan submitted, labeled Exhibit B,
5 dated March 2, 1976. The final map shall be submitted
for approval within 18 months from the date of final
6 | action by the City Council. The final map shall be in
substantial conformance with the tentative subdivision
7 | map, Exhibit B, provided that all lots shall meet the
development standards of the R-A-10 7.one.
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2) Park-in-lieu fees shall be granted to the City of
9 Carlsbad prior to City Council approval of the final
map
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3) Street names shall be designated in accordance
11 with City Council Policy 20 and shall be approved by
the Planning Director prior to approval of the final
12 map,
4) The applicant shall submit a landscape and irriga-
tion plan to the Parks and Recreation Director for his
approval prior to the issuance of grading permits. Said
plan shall include the following:
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a) A permanent landscaping plan covering all man-
made slopes adjacent the SDG&E transmission easement for
lots 41-56 and 58-59 inclusive utilizing fire-retardant
17 landscaping;
18 b) A temporary landscaping plan for interim eros-
ion control on all man-made slopes adjacent to the SDG&E
transmission easement for lots 41-56 and 58-59 inclusive;
c) A permanent, individual irrigation system on'
each of lots 41-56 and 58-59 inclusive for all man-made
slopes adjacent SDG&E transmission easement;
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d) A temporary irrigation system for maintaining
the temporary landscaping required by (b) above.
5) Prior to the issuance of any building permit on any
lot in the tract map, the temporary irrigation and land-
scape plans required by Condition 4 shall be installed.
Prior to the issuance of occupancy permits for any dwell-
ing unit on lots 41-56 and 58-59 inclusive, the permanent
26" landscaping and irrigation required by Condition 4 shall
be installed for all lots in the phase in which occupancy
27 is sought. The applicant shall be responsible for main-
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1 taining all temporary landscaping until permanent
landscaping is installed, and for maintaining all per-
2 manent landscaping until purchased by a permanent resi-
dent. This condition shall be met to the satisfaction
3 of the Parks and Recreation Director.'
4 6) The development of the property described herein
shall be subject to the restrictions and limitations
5 set forth herein which are in addition to all the re-
quirements, limitations and restrictions of all munici-
6 pal ordinances and State and Federal statutes now in
} force, or which, hereafter, may be in force for the pur- '
pose of preserving the residential characteristics of
adjacent properties.
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7) All public improvements shall be made in conformity
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to the City of Carlsbad Engineering Design Criteria and
Standard Plans, the Subdivision Ordinance and other City
Standards, to the satisfaction of the City Engineer, with
out cost to the City of Carlsbad, and free of all liens
and encumbrances .
8) All land and/or easements required by this Ordinance
shall be granted to the City of Carlsbad without cost
to the City and free of all liens and encumbrances . No
easements shall be recorded prior to approval of the fina
map unless approved by the City Engineer.
9) All utilities, including provision for cable TV,
shall be placed underground and/or shall be completely
concealed from view.
10) Ornamental street lighting shall be provided for
as required by Municipal Ordinance Code. The developer
shall post a bond and/ or cash in the amount necessary
to energize said street lights for an eighteen-month
period after construction, to permit the incorporation
of the subdivision into a maintenance district. This
shall be done prior to approval of a final map.
11) The improvement plans shall include a report of a
geological investigation and a complete grading plan
of the site when required by the City Engineer. The
report and plan shall be prepared by civil engineers
licensed by the State of California, and experienced
in erosion control. Said engineers shall certify
that they have investigated the site and prepared
data with full consideration of the consequences to
the included and neighboring properties and conform to
the standards of the Geological Safety Element of the
General Plan.
12) In order to provide for reasonable fire protection
during the construction period, the subdivider shall
1 maintain passable vehicular access to all buildings
and adequate fire hydrants with required fire flows
2 and drystand pipes .shall be installed prior to fram-
ing construction.
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13) An all-weather access road (existing Appian Way)
4 shall be provided through the proposed subdivision at
all times to serve properties to the east.
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14) The underground drainage, water and sewerage
6 systems and easement widths are not approved as shown
and are subject to modification and approval by the
City Engineer as aprt of the final improvements plans .
Water will be provided by the City of Carlsbad. The
8 design of the water system shall be subject to approved
water system calculations.
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15) All-weather access shall be provided to all man-
10 holes and cleanouts. Any water, sewer or storm drain
lines installed in slopes shall be placed normal to
the slope.
12 16) The proposed sewer connection to the existing
manhole in Chestnut Avenue is not approved.
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17) Final maps shall be recorded for .the three phases
in numerical order, except that lots 68, 69 and 70
may be included in Phase III, and lots 1, 2 and 3 may
be included in Phase II. The following conditions
shall apply to each phase:16
a) Phase I
1) Appian Way shall be dedicated and improved
along the entire phase frontage on the basis of
a 38-foot section (half street plus travelled
lane) . Improvement plans shall show the continu-
ance of Appian Way to its intersection with Elm
20 Avenue as shown on Exhibit E of SP-104A, dated
June 19, 1975, or available Elm Avenue improve-
ment plans designed in accordance with Exhibit E.
22 2) The applicant shall agree to participate in
the construction of a 10-inch water line in El
Camino Real from Chestnut Avenue to Appain Way
and install at his expense an extension of that
24 water line to the intersection of Appian Way and
Trieste Drive at an alignment and grade established
25 on the CT 74-5A Tentative Map, Exhibit A, dated
January 24, 1975. All necessary off site water
26 easements shall be provided by the applicant. This
extension shall be connected to the .water line in
2' , Trieste Avenue to form a looped supply.
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^ 3) The necessary offsite sewer shall be bonded
for and easements provided prior to final map
2 approval.
'3 4) A temporary all-weather turn-around shall be
provided for "A" Street at the Unit boundary.
4 b) Phase II
5 1) "A" Street and "C" Street shall be dedicated
6 and improved to their points of intersection with-
in phase 3.
7 2) Elm Avenue shall be dedicated and improved
8 on the basis of a 42-foot half street section along
the entire'phase frontage according to Exhibit E
9 of SP-104A, dated June 19, 1975 (from approximately
Sta 18 + 25 to Sta 22 + 58).
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3) Dedication of Elm Avenue shall include a
11 waiver of direct access rights from those lots
shown on the final map as"abutting thereon.
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4) A looped water system shall be provided,
13 connecting to the line in Appian Way at pro-
posed lot 1 and to the line in "A" Street at
14 the Unit 1 boundary, or the line in "B" Street
near its cul-de-sac.
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5) Appian Way shall be dedicated and improved
16 along the remainder of the subdivision frontage
on the basis of a 38-foot section.
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c) Phase III
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1) The proposed slope east of the "D" Street
19 cul-de-sac shall be 2:1 maximum in the vicinity
of the cul-de-sac and the proposed sewer and
20 storm drain easements.
21 . 18) Prior to the issuance of grading permits for the
subdivision, the applicant shall cause a recognized
22 archeological organization to survey existing archeo-
logical records and determine if additional steps are
23 necessary to preserve the archeological resources of
the site. The organization shall submit a report to
24 the Planning Commission setting forth its findings.
Based on the report's findings, the Commission may
25 consider the imposition of additional conditions deemed
necessary in view of the archeological report.
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PASSED, APPROVED AND ADOPTED at a regular meeting held on
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the 31st day of March, 1976, by the Carlsbad City Planning Com-
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Stephen M.L'Heureux,Chairman
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ATTEST:
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mission by the following vote, to wit:
AYES: Commissioners Watson, Jose, Larson, and Fikes
NOES: Commissioner L'Heureux
ABSENT: Commissioner Dominguez
Donala A. Agatep,
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CITY OF CARLSBAD
PLANNING DEPARTMENT
STAFF REPORT
March 31, 1976
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
CASE NO.: CT 76-2
REQUEST: APPROVAL OF A 70-LOT TENTATIVE SUBDIVISION MAP
APPLICANT: CARLSBAD DEVELOPMENT CORPORATION
RECOMMENDATION: Staff recommends that CT 76-2 be APPROVED
because of the following findings and subject to the following
conditions:
FINDINGS:
1) The proposed project has complied with the require-
ments of the City of Carlsbad Environmental Protection Ordinance
because:
(a) An Environmental Impact Assessment of the pro-
ject was conducted and a negative declaration issued for
the following reasons:
(b) Adjacent development has compromised the envir-
onmental value of the site;
(c) The project will not affect rare or significant
plant or animal species, natural watercourses or agricultural
lands.
2) The proposed map, its.design and improvement, is consis-
tent with the General Plan because:
(a) The land use and net density of the project
(2.8 dwellings per acre) conform to the General Plan
land use designation and gross density (low-medium
residential density, 0-4 dwellings per acre);
(b) An open space access easement has been reserved — in
conformance with the policies of the Open Space/Conservation
Element;
(c) All necessary public facilities are available to
the site or will be installed as conditions of this approval.
CONDITIONS:
(See next page.)
1) 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 March 2,
1976. The final map shall be submitted for approval within
18 months from the date of final action by the City Council.
The final map shall be in substantial conformance with the
tentative subdivision map, Exhibit B, provided that all lots
shall meet the development standards of the R-A-10 Zone.
2) Park-in-lieu fees shall be granted to the City of
Carlsbad prior to City Council approval of the final map.
3) Street names shall be desianated in accordance with
Citv Council Policv 20 and shall be aooroved bv the Planning
Director prior to approval of the final map.
4) Sub-lot 590A, as shown on Exhibit B dated March 2,
1976, shall be included in lot 59 for th'.tle purposes.
Concurrent with final map recordation the applicant shall grant
to the City of Carlsbad an open space access easement over
sub-lot 59-A. . .
5) The applicant shall submit a landscape and irriga-
tion plan to the Parks and Recreation Director for his approval
prior to the issuance of grading permits. Said plan shall
include the following:
(a) A permanent landscaping plan covering all man-made
slopes adjacent the SDG&E transmission easement for lots 41-56
and 58-59 inclusive utilizing fire-retardant landscaping;
(b) A temporary landscaping plan for interim erosion
control on all man-made slopes adjacent to the SDG&E transmission
easement for lots 41-56 and 58-59, inclusive;
(c) A permanent, individual irrigation system on each
of lots 41-56 and 58-59 inclusive for all man-made slopes
adjacent SDG&E transmission easement;
(d) A temporary irrigation system for maintaining the
temporary landscaping required by (b) above-.
6) Prior to the issuance of any building permit on any lot
in the tract map, the temporary irrigation and landscape plans
required by Condition 5 shall be installed. Prior to the issuance
of occupancy permits for any dwelling unit'on lots 41-56 and
58-59 inclusive, the permanent landscaping and irrigation
required by Condition 5 shall be installed for all lots in the
phase in which occupancy is sought. The applicant shall be
responsible for maintaining all temporary landscaping until
permanent landscaping is installed, and for maintaining all
permanent landscaping until purchased by a permanent resident.
This condition shall be met to the satisfaction of the Parks
and Recreation Director.
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7) The development of th'e property described herein
shall be subjecia^o the restrictions and 1 Citations.set forth
herein which arWin addition to all the reQjrements, limita-
tions and restrictions of all municipal ordinances and State
and Federal statutes now in force, or which, hereafter, may
be in force for the purpose of preserving the residential •
characteristics of adjacent properties.
8) All public improvements shall be made in conformity
to the City of Carlsbad Engineering Design Criteria and Standard
Plans, the Subdivision Ordinance and other City Standards, to
the satisfaction of the City Engineer, without cost to the City
of Carlsbad, and free of all liens and encumbrances.
9) All land and/or easements required by this Ordinance
shall be granted to the City of Carlsbad without cost to the
City and free of all liens and encumbrances. No easements
chall be recorded prior to approval of the final map unless
approved by the City Engineer.
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10) All utilities, including provision for cable TV,
shall be placed underground and/or shall be completely con-
cealed from view.
11) Ornamental street lighing shall be provided for as
required by Municipal Ordinance Code. The developer shall post
a bond and/or cash in the amount necessary to energize said
street lights for an eighteen-month period after construction,
to permit the incorporation of the subdivision into a main-
tenance district. This shall be done prior to approval of
final map.
10) The improvement plans shall include a report of a
geological investigation and a complete grading plan of the
site when required by the City Engineer. The report and
plan shall be prepared by civil engineers licensed by the
State of California, and experienced in erosion control.
Said .engineers shall certify that they have investigated the
site and prepared data with full consideration of the conse-
quences to the included and neighboring properties and conform
to the standards of the Geological Safety Element of the
General Plan.
13) 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 flow-s and drystand pipes shall be
installed prior to framing construction.
14) An all-weather access road (existing Aopian Way)
shall be provided through the proposed subdivision at all times
to serve properties to the east.
15) The underground drainage, water and sewerage systems
and easement widths are not approved as shown and are subject
to modification and approval by the City Engineer as part of
the final improvement plans. Water will be provided by the
City of Carlsbad. The design of the water system shall be
subject to approved water system calculations.
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16) All-weather access shall be provided to all manholes
and cleanouts. Any water, sewer or storm drain lines installed
in slopes shall be placed normal, to the slope.
17) The proposed sewer connection to the existing manhole
in Chestnut Avenue is not approved. \
18) Final maps shall be recorded for the three phases in
numerical order, except that lots 68, 69 and 70 may be included
in Phase III, and lots 1, 2 and 3 may be included in Phase II.
The following conditions shall apply to each phase.
(a) --Phase 1
1) Appian Way shall be dedicated and improved
along the entire phase frontage on the basis of a
38-foot section (ha'lf street plus travelled land).
Improvement plans shall show the continuance of
Appian Way to its intersection with Elm Avenue as
shown on Exhibit E of SP 104A, dated June 19, 1975,
or available Elm Avenue improvement plans designed
in accordance with Exhibit E.
2) The applicant shall agree to participate
in the construction of a 10-inch water line in
El Camino Real from Chestnut Avenue to Appian Way
and install at his expense an extension of that
water line to the intersection of Appian Way and
Trieste Drive at an alignment and grade established
on the CT 74-5A Tentative Mao, Exhibit A, dated
January 24, 1975. All necessary offsite water
easements ahall be provided by the applicant. This
extension shall be connecte'd to the water line in
Trieste Avenue to form a looped supply.
3) The necessary offsite sewer shall be bonded
for and easements provided prior to final map
approval.
4) A temporary all-weather turn-around shall
be provided for A Street at the Unit boundary.
(b) Unit 2
1) A Street and C Street shall be dedicated and
improved to their points of intersection within
3.
2) Elm Avenue shall be dedicated and improved
on the basis of a 42-foot half street section along
the entire phase frontage according to Exhibit E of
SP 104A, dated June 19, 1975 (from approximately
Sta 18 + 25 to Sta 22 +58).
3) Dedication of Elm Avenue shall include a
waiver of direct access rights from those lots shown
on the final map as abutting thereon,
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4) A looped water system shall be provided,
connecting to the line in Appian Way at proposed
lot 1 and to the line in A Street at the Unit 1
boundary, or to the line in B Street near its
cul-de-sac.
5) Appian Way shall be dedicated and improved
along the remainder of the subdivision frontage on
the basis of a 38-foot section.
19) Prior to the issuance of grading permits for the
subdivision, the applicant shall cause a recognized archeolo-
gical organization to survey existing archeological records
ond determine if additional steps are necessary to preserve
the archeological resources of the site. The organization
shall submit a report to. the*Planning Commission setting forth
its findings. Based on the report's findings, the Commission
may consider the imposition of additional conditions deemed
necessary in view of the archeological report.
BACKGROUND REPORT: '
LOCATION AND DESCRIPTION OF PROPERTY:
25 acres located on the southside of Appian Road/El- Camino
Real east of El Camino Real. The site slopes from the north
downhill to south, ending at the SDG&E easement. The site is
covered with natural grasses and low bushes.
EXISTING ZONING:
SUBJECT PROPERTY
NORTH
SOUTH
EAST
WEST:
EXISTING LAND USES:
SUBJECT PROPERTY:
NORTH:
SOUTH:
EAST:
WEST:
R-A-10
P-C
R-l-10
R-l-25
R-A-10
Vacant
Vacant
Single-family residences
Vacant
Single-family residence & vacant
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PAST HISTORY AND RELATED CASES:'
In addition to the various approvals granted the Larwin Planned
Community to the north, the following surrounding subdivisions
have been approved:
1) Leadership Housing: Approval was granted December 17,
1974 for a 234-lot single-family subdivision, adjoining the
project site to the northeast. The approval was extended on
January 20, 1976 to December 17, 1976.
2) Templin Heights: Approval was granted January 7, 1975
for a 264-lot single-family subdivision adjoining the project
bite to the southeast. Extension of the map is pending.
3) S.L. & B. Service Corp.: Approval was granted on
December 16, 1975 for a 30-lot single-family subdivision ad-
joining the project to the west.
ENVIRONMENTAL IMPACT INFORMATION: An environmental impact
assessment of the project was conducted. Based on the informa-
tion provided, the Planning Director has issued a negative
declaration, for the following reasons:
1) Adjacent development has compromised the environmental
value of the site;
2) The project will not affect rare or significant plant
or animal species, natural water courses or agricultural lands.
GENERAL PLAN INFORMATION: The Land Use Element designates the
site, for RLM use, 0-4 dwellings per acre. In addition, the
adjacent SDG&E easement is designated for open space use.
PUBLIC FACILITIES: Sewer and water service will be provided by
the City of Carlsbad. The applicant will have to work with the
developments to the east to provide a. sewer connection to the
existing City network (Condition 17). The availability of
school facilities has been guaranteed by the Carlsbad Unified
School District.
DISCUSSION:
GRADING: The Planning Commission s.hould note that a substantial
amount of grading is proposed for the project. The 250,000
cubic yards grading averages 3570 cubic yards per 10,000 square
foot residential lot. It can also be equated to 6.2 cubic
feet of grading for each square foot of project area.
A Hillside and Soil Resource Guideline of the Open Space Element
states that:
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"Grading for building pads and roadways should be accom-
plished in a manner that would maintain the appearance
of natural hillsides."
The bulk of the grading proposed would cut flat lot pads for
each residential lot into the hillside. These pads vary in
size from 5000 to 7000 square feet and create flat yards as
well as building sites. The overall effect is to move earth
from the higher elevations adjacent Appian Road down to the
base of the SDG&E easement. This method of grading is similar
to the existing El Camino Mesa subdivisions directly south of
the project.
Alternative designs to the grading program proposed include:
1) Clustering multiple-family units in the flatter areas
adjacent Appian Road and the "SDG&E easement. The applicant
has stated in his EIA supplement that "to create pads for
clustering would actually increase grading and cause higher
slopes as there is no appreciable mesa or ridge top on the
property".
2) Redesign the layout of the lots. Given the grading of
lot pads, such a redesign would only minimally affect the
grading.
3) Grade building pads (2000-2500 square feet)' instead
of lot pads. This alternative would lessen the quantity of
grading necessary, but would delete flat yard areas from the
lots. On-site drainage problems might also be created.
Given the site and its zoning, Staff feels .that there is no
realistic alternative to the design proposed. Staff feels
that there are hillside development policy questions raised
by this development which are in reality City-wide. Therefore,
if the Planning Commission wishes to pursue hillside develop-
ment policies, it is recommended that the Commission request
that Council instruct Staff to'look into the matter.
The Engineering Department has noted that there are potential
problems in grading Appian Road in front of the Frazee parcel.
Offsite slope easements may have to be acquired to complete
the grading required. This is covered by Condition 19A(1).
OPEN SPACE; A small corner of the project, (sub-lot 59A,
Exhibit B), extends into SDG&E transmission easement east of
the site. This easement is a part of the open space corridor
network adopted in the Open Space Element. As such, it pro-
vides access to the park-site on the north side of Elm Avenue.
Sub-lot 59A cannot be split off and dedicated to the City
because its lack of street frontage would make it an illegal
lot. Staff therefore recommends that it remain a portion of
lot 59, with an open space access easement granted to the City.
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OPEN SPACE MAINTENANCE: As a related matter, the Commission
may note that the Project's grading program will create a
large embankment along the SD6&E easement. This embankment is
proposed to be incorporated into individual lots backing onto
the easement. As such, the enbankment is a potential nuisance
to both property owners and the general public. There are
three alternatives to dealing with the situation:
1) Form an open space maintenance district. In this case,
Staff does not feel that the properties to be benefited are
broad enough, or the open space area maintenance problems
important enough, to justify the administrative expense of
forming a special district;
2) Form a homeowners' association. In this development,
the sole responsibility of such an association would be to
maintain the slopes. Staff does not feel it is reasonable to
force all residents of the development to maintain an area
remote from most residents;
3) Require the installation of fire-retardant landscaping
on the embankment, with individual irrigation systems serving
it for each lot.
Staff feels the third alternative is most appropriate. It
would not guarantee that each owner would irrigate the land-
scaping regularly, but would at least provide the opportunity.
It would not, however, guarantee the removal of weeds and trash.
SUBSTANDARD LOT STREET FRONTAGES: Lots 30., 31 and 62 appear to
Have substandard street frontage. 10,000 square foot lots
are required to have a minimum 75-foot width at the rear of the
front yard setback (20 feet). All lots in the final subdivision
will be required to meet the standards of the R-A-10 zone.
ATTACHMENTS:
Location Map
Exhibit B, Subdiv. Map, dtd. 3/2/76
AM:cpl
-8-
I =
No. Cf 7k~'2-Pate Rec'd:DCC Date:
Description of Request: J?gw 774 r/*y
Date
Address or Location of Request:*)£>£
Applicant:
Engr. or%Arch.
Brijef Legal:
Assessor Book:Page:Parcel:
General Plan LaVid Use Description: £fej^
Existing Zone: fi*-A--/&, OOP I'roposed ZorT6:_
Acres: 2-^-Jr • tfo. of: Lots: -73 '• s DU's
School District:/^/ .
Water Sanitation District:
Within Coast PI an" Area:
_DU/Acro
C°asl; Hermit Area: