HomeMy WebLinkAbout1977-11-01; City Council; 5240; SUBDIVISION ON PROPERTY LOCATED ON THE WEST SIDE OF EL CAMINO REAL, SOUTH OF KELLY DRIVE - CT 77-15CITY OF '"RLSBAD
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AGENDA BILL NO. 5240
DATE: __ NOVEMBER 1. 1977r
DEPARTMENT: PLANNING
Initial:
Dept. Hd.
City Atty _\/
City Mgr.
SUBJECT:
SUBDIVISION ON PROPERTY LOCATED ON THE WEST SIDE OF EL
CAMINO REAL, SOUTH OF KELLY DRIVE.
_ CASE NO: _ CT 77-15 _ APPLICANT: KEN REYNOLDS.
STATEMENT OF THE -RATTER
REQUEST:
The request is for a 40 lot subdivision on approximately 17' acres of
land situated on the west side of El Camino Real, north of the Agua
Hedionda Flood Plain, and south of a drainage channel that separates the
property from development to the north. The Planning Commission rec-
ommended that this. Tract Map be approved as per staff recommendation with
some minor clarifications to the conditions.
The application was accepted since the San Diego County Health Department
has declared that the property can be developed with septic system. The
applicant would prefer sewer systems, however, will build with septic
system if sewer is not available. Sewer lines with lateral to the prop-
erty line are a requirement of the approval. (See memorandum dated,
October 27, 1977 for further discussion).
EXHIBITS:
Planning Commission Resolution No. 1414
Memorandum to City Manager dated, October 27, 1977
Staff Report dated, October 12, 1977
Location Map
Exhibit "X", Land Use - Agua Hedionda. Specific Plan
Exhibit "Y", Proposed Circulation System
Traffic Analysis, Applicant Submitted.
County Letter Re: Sewer Disposal
Exhibit "A", dated, August 22, 1977
RECOMMENDATION:______ ' - *
It is recommended that CT 77-15" be approved. If the City Council
concurs, it is recommended that the City Attorney be directed to prepare
documents, as per Planning Commission Resolution No. 1414.
Council action
11-1-77 At the request of the applicant the matter was continued to the
next re-gular meeting.
11-15-77 At the request of the applicant the matter was continued to the
next regular meeting. '
(See Page 2 for continued Council action)
FORM PLANNING 73
AGENDA BILL NO. 5240 -2- November 1, 1977
12-6-77 The public hearing was continued to the regular meeting of
February 21, 1978.
2-21-78 Following the public hearing the request was denied and
the City Attorney was directed to prepare the documents
necessary.
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PLANNING COMMISSION RESOLUTION NO. 1414
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RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A SUBDIVISION TO PROVIDE 40 SINGLE
FAMILY RESIDENTIAL LOTS ON APPROXIMATELY \1\
ACRES ON PROPERTY GENERALLY LOCATED ON THE
SOUTH SIDE OF EL CAMINO REAL BETWEEN KELLY
DRIVE AND HIDDEN VALLEY ROAD.
CASE NO: CT 77-15
APPLICANT : KEN REYNOLDS
WHEREAS, a verified application for certain property to
wit:
That portion of Lot "I" of the Rancho Agua Hedionda,
in the City of Carlsbad, in the County of San Diego,
State «of California, according to Partition Map thereof
No. 823, filed in the Office of County Recorder of San
Diego County, November 16, 1896-
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 Planning Commission did on the 12th day of
October, 1977, hold a duly noticed public hearing as prescribed
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and consider-
ing the testimony and arguments, if any, of all persons who
desired to be heard, said Commission considered all factors
relating to the Tentative Tract Map request (CT 77-15) and found
the following facts and reasons to exist:
1) The proposed map is consistent with the General Plan because
a) The Land Use Plan Map designates the subject site for
Residential Low-Medium density (0-4 dwelling units per
acre). The subject project will provide approximately
2.3 dwelling units per acre.
2) The design or improvement of the proposed subdivision is
consistent with the General Plan because:
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a) The project will provide orderly residential development;
and
b) The project will not cause excessive expansion of public
facilities and/or expense to the taxpayer; and
3) The site is physically suitable for the type of development
because:
a) The proposed development will not effect any unusual
topographic or geologic features on the site;
b) No significant natural vegetation exists on the site.
4) The site is physically suitable for the proposed density of
development because:
a) Proposed dwelling units per acre do not exceed the
allowable maximum.
b) There are no significant physical features on the site
that would hinder development as planned.
5) The design of the subdivision or the imposed improvements are
not likely to cause substantial environmental damange or
substantially and^gnavoidably injure fish or wildlife o.r
their habitat because:
a) There is very little natural habitat existing on the
subject property.
6) The design of the subdivision or the type of improvements are
not likely to cause serious public health problems because:
a) Conditions of approval will insure the above.
7) The design of the subdivision or the type of improvements
will not conflict with the easements required by the public
at large for access through or use of property within the
proposed subdivision because:
a) Conditions of approval,, will insure the above.
8) The subdivision will not prohibit reasonable access to public
waterways, rivers, streams, lakes, reservoirs, coastlines or
shorelines because:
a) The subdivision does not front on any of the above.
9) The subject application has complied with the requirements of
the Carlsbad Environmental Protection Ordinance of 1972
because:
a) A Negative Declaration has been issued for the project
based on the following findings:
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1. The project site is adjacent to existing urban
development. '. ' -
2. The proposed project is consistent with the adopted
General Plan.
10) The proposed tentative tract map is consistent with applicable
City Public Facilities Policies and Ordinances because:
a) The Planning Commission finds that sewer service is not
available for this development as of the date of this
approval. However, the applicant has submitted evidence
that the subdivision could be served by septic system.
The Planning Commission will by inclusion of an approp-
riate condition to this Tentative Subdivision Map
approval, insure that the final.map will not be approved
unless such septic system can be guaranteed to function
for each lot or that the City Council finds that sewer
service is available to serve the project. In addition,
the Planning Commission added a condition that a note be
placed on the final map providing that grading permits
may not be issued for lots in the subdivision unless
the City Engineer determines that septic systems in sewer
service is available. Since the final map cannot be
approved unless sewer service or septic is available and
grading cannot occur within the subdivision unless -*®*&?r
service or septic system remains available, the Planning
Commission is satisfied that the requirements of the
Public Facilities Element of the General Plan have been
met insofar as they apply to this Tentative Subdivision
Map approval. .
b) All other public facilities are available or will be
required by conditions of approval.
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 in view of the findings heretofore made and considering
the applicable law, the decision of the Planning Commission
is to approve CT 77-15, subject to the following conditions:
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 "A", dated 8/22/77, or as
modified herein.
2) Park-in-lieu fees shall be paid to the City, to the satis-
faction of the Parks and Recreation Director, prior to
approval of the final map.
3) Streets shall be provided as required by the Parks and
Recreation Director.
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4) The applicant shall submit a landscaping and irrigation plan
to the Parks and Recreation Director for his approval covering
all denuded natural and constructed slope areas prior to
approval of the final subdivision grading plan. Special
landscape treatment shall be proposed for the El Camino Real
frontage of Lot 27 in keeping with the Scenic Corridor
designation. Slopes on Lots 12 through 27 shall have special
landscape screening for a buffer between the project and the
natural area of the floodplain and proposed wildlife refuge.
Said plan shall include a statement of installation phasing
and shall include landscaping that will satisfy erosion and
fire hazard control. A final landscaping and irrigation plan
shall be submitted prior to the issuance of building permits.
All final landscaping shall be installed prior to final
occupancy.
5) This subdivision is approved on the express condition that the
final map shall not be approved unless each lot can be
adequately served by a septic system or that the City Council
finds as of the time of such approval that sewer service is
available to serve the subdivision.
6) If the sewer system is to be septic or other alternative method,
dry sewer line shall be installed. Prior to issuance of
building permits, the' owner shall notarize and record an
agreement to connect to the public sewer within 30 days after
public sewer becomes available.
7) Lots shall have a layout of the subsurface sewage disposal
system, approved by the San Diego County Department of Public
Health, prior to approval of a building permit.
8) This subdivision is approved upon the express condition that
grading permits will not be issued for development on the
subject property unless the City Engineer determines that
septic systems or sewer facilities are available at the time
of application for such permit. If the City Engineer determines
that septic systems or sewer facilities are not available,
grading permits will not be issued until arrangements satis-
factory to the City Council can be made to guarantee that all
necessary septic systems or sewer facilities will be available
prior to occupancy. This condition shall be noted on the final
map.
9) This Tentative Subdivision Map shall not meet the criteria for
application as may be necessary in connection with such plan
for the allocation of sewer service among competing uses as
the City Council'may adopt.
10) Public Easements shall be granted to the City for a pedestrian/
equestrian trail system. This trail shall be improved at time
of development of the project as follows:
a) Trail will be constructed to provide proper drainage.
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b) A cross slope -is to be maintained not to exceed one inch
in 18 inches, with berms and ditches utilized to prevent
washouts of cuts and fills .
c) A 10' graded trail is recommended as the standard width.
d) Surface treatment of path should be compacted decomposed
granite 4" thick, contained by 2X4 redwood headers.
e) Trail entrance signs should be posted at street crossings
and trail entrances.
f) Where contigous with a side walk, a 3 '6" high rail fence
should be placed next to the side walk for safety purposes.8
g) A wood retaining wall abutting the trail shall utilize
4X4 posts and 2X12 planks to prevent sloughage from cut
or fill banks. Construction design will have to be
approved by the Building Department.
h) The trail grade should be limited to a maximum of 20%.
11) Prior to recordation of any final map for the subject property,
a study of the noise, levels of the project lots along El
Camino Real shall be made by an acoustical engineer exper- *
ienced in noise attenuation. Said study shall determine if
attenuation measures arc necessary to bring noisa levels
within 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 as a condition of the Specific Plan or added as
conditions to the Tentative Map approval.
12) Grading plans shall be submitted that specifically minimize
surface erosion, thereby ensuring that sedimentation does not
adversely impact the proposed wildlife preserve.
13) Pad heights shall vary and be designed so the appearance is
of a natural hill with varied pad elevation (should have the
appearance of "stepping stones") . Where applicable slopes
over 5' in height shall be .contour graded.
14) Street names as shown a*re not approved. Street names shall
be submitted to the Planning Director for approval pursuant
to the Street Name Policy (City Council Policy No. 20) prior
to approval of the final map.
15) 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
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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.
Waterline improvements shall include loop system outside the
unit boundary and interim appurtenances, such as blowoffs, as
required by the City Engineer.
All buildings not conforming to setback requirements must be
removed or relocated, or lot line adjusted prior to final
map approval.
SDG&E utility poles,that are too close to the public street
shall be relocated as approved by the City Engineer. As an
alternative, minor realignment of the proposed street, in
accordance with City standards, to adequately clear the
utility poles may be approved by the City Engineer.
No structures shall encroach on the SDG&E easement unless
approved by SDG&E.
All slopes shall be 2:1 unless approved by the City Engineer.
Prior to the issuance of grading permits, the City Engineer
shall approve a plan submitted by the applicant for interim
erosion control on all constructed slopes in excess of five
feet created by this subdivision. Prior to this issuance
of grading permits, the applicant shall post bonds and
agreements ensuring the installation and maintenance of the
erosion control system until permanent landscaping is
installed and maintained. . .
Half street improvement, as shown on the Tentative Map, shall
be based on % of the street section plus a 12 foot traveled
lane in accordance with the Subdivision Ordinance. All
necessary offsite street dedications shall be provided by
the applicant to the City free and clear of liens and
encumbrances.
El Camino Real shall be dedicated and improved along the
subdivision frontage on the basis of a 126-foot street sec-
tion, according to City of Carlsbad standards, and shall
include a waiver of direct access right along the frontage
of Lot 27. Street lighting along El Camino Real shall be
the Mission Bell type (20,000 lumen).
Access to and from El Camino Real shall be right turn in-
right turn out when the median is constructed along El
Camino Real.
The applicant shall conform to the conditions of approval
and standards outlined by the County of San Diego Department of
Health letter to the City of Carlsbad dated, September 12,
1977.
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26) 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.
27) 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,
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28) 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 or as approved by the City Engineer.
No easements shall be recorded prior to recordation of the
final map unless approved by the City Engineer.
29) An additional street shall be extended to the west, to the
limits of the subdivision, in the vicinity of Lots 13-16.
In addition, the proposed "A" street shall be relocated
easternly in the vicinity of Lot 22.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
City of Carlsbad Planning Commission held on October 12, 1977,
by the following vote, to wit:
AYES: Commissioner Larson, Fikes, Jose, Watson.
NOES:
ABSENT:
Commissioner L'Heureux, Woodward, Rombotis
None.
LARSON, Chairman
ATTEST:
JAMES C. HAGAMAN, Secretary
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MEMORANDUM
DATE: OCTOBER 27, 1977
TO: PAUL BUSSEY, CITY MANAGER
FROM: JAMES C. HAGAMAN, PLANNING DIRECTOR
SUBJECT: CT 77-15, KEN REYNOLDS
The subject Tract Map is the first tract map approved by Carlsbad that
is to be serviced by a septic system in the last 10 years. Although a
septic system is an acceptable alternative system by City Code, it is
not without questions, especially as it relates to the present sewer
hookup moratorium and the sewer allocation system.
The preliminary investigation of CT 77-15 indicates septic systems will
generally work, but there are reservations. The County Health Department
recommended approval of the tract map, but with a condition that before
final map is approved, it must be determined that the septic system will
work (Condition No. 5).
This determination will be done by review of grading plans, soil reports
and septic system layout proposal. The approval in other words will be
theoretical. If the septic system is approved and the map recorded,
grading may then proceed. Only at this point can actual testing be done.
If final septic system permits are not granted by the County, then
the City will have permitted the creation of additional lots that will
be competing for sewer allocation.
Another condition of approval required by the County Health Department is
that prior to building permits, the owner will notarize and record an
agreement to connect to the public sewer 30 day's after public sewer
becomes available. (Condition No. 6) Although it's not stated, this
determination will be made by the City. Therefore, it would not be
made unless the sewer moratorium was lifted or septics failed. The
County Health Department indicated they will submit a letter confirming
this. While this condition was taken from the County's recommendation,
it may be impractical to implement. What the City Engineer would prefer
is the condition to state " 30 day's or at the determination of the
City Engineer".
BP:ar
10/27/77
STAFF REPORT
DATE: October 12, 1977
TO: Planning Commission
FROM: Planning Department
CASE NO.: CT 77-15
APPLICANT: Ken Reynolds
REQUEST: Subdivision to provide 40 single family residential
lots on approximately 17% acres
SECTION I; BACKGROUND
Location and Description of Property
The 17.54 acre parcel is located on the west side of El Camino Real
between Kelly Drive and the Rancho Carlsbad mobile home park. The
site is generally characterized by a predominant high point from
which the topography slopes down to the Agua Hedionda floodplain to
the south, drainage courses on the we-st and north.
There are a number of existing structures on the site, including two
houses (one occupied, the other vacant) and a covered swimming pool
(not in use). The site contains mature vegetation in the form of
eucalyptus trees, fruit trees and shrubs. There is an existing
access road that serves the on-site structures in a loop fashion. A
portion of this road is paved and is used for access to four single
family homes on property to the north of the subject property. These
four homes front onto ECR, but take access from an easement on the
subject property.
A major San Diego Gas and Electric transmission line easement'
'(including power poles) runs generally through the middle of the property,
A portion of the property on the east is located in the flc-odplain of
the Agua Hedionda drainage area.
Existing Zoning;
Subject Property: R-A-10,000 and F~P
North: E-l-A (County)/R-A-10,000
South: E-l-A (County)
East: E-l-A (County)/R-A-10,000/F-P
West: R-l-7500
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Existing Land Use;
Subject Property: RLM
North: RLM
South: RLM
East: RLM
West: RLM
History and Related Cases;
Special Use Permit 2 is a companion action to determine the effects
this development will have on the floodplain. This is a requirement
of the Floodplain Overlay Zone that is on a portion of the property.
Environmental Impact Information;
An Environmental Impact Assessment has been received and a Negative
Declaration issued for the subject project based on the following
findings.
1. The project site is adjacent to existing urban development.
2. The proposed project is consistent with the adopted General Plan.
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General Plan Information;
The General Plan Land Use Plan Map designates the subject site fox
Residential Low Medium Density (0-4 dwelling units per acre) uses.
Public Facilities;
Confirmation regarding acceptance of the septic tank system has been
received from the County Health Department.
Water is available to the site through a high pressure water line in
El Camino Real. A pressure reducing station would be necessary to
allow water availability, unless the applicant can submit acceptable
alternative plans.
In a letter dated September 12, 1977, the Public Health Director has
stated that septic systems will be allowed if each lot has an individual
tank. The letter further recommended that dry sewers be installed so when
public sewers become available the connections can be made immediately.
School facilities have been guaranteed as per letter from Carlsbad
Unified School District dated October 6, 1977.
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Major Planning Considerations:
1. Is the proposed circulation system adequate?
2. Will the development as proposed be in character with the
established development in the area?
3. Given the topography of the area, and the established uses, is
the density proposed reasonable?
4. Is the proposal in compliance with the General Plan and the
Agua Hedionda Specific Plan?
SECTION II; DISCUSSION
The subject property is a 17+ acre site that can be described as an
island surrounded by floodplain and valleys. Access to the site is
presently limited to an easement from El Camino Real. This easement
serves 4 lots, three homes that have frontage on El Camino Real (no physical
access however) and the two homes existing on the subject site. The
present character of this island is "rural". The four lots along
El Camino Real average a little less than one acre and have horse
corrals.
The subject subdivision will be adjacent to these four lots but
will generally be single-family subdivisions with lots over 10,000
square feet. However,.a line of lots along the SDG&E easement will
be approximately % an acre in area. It is anticipated that these
lots will resemble the four adjacent lots. Therefore even though
this appears to be an island of single-family homes intruding in
this rural area, there will be a degree of rural character in the
development.
In addition, staff has suggested a condition for an access street
connection to the development to the west. Not only will this
reduce the island effect, but also give the necessary additional
access to properly service this area. (Please see attachment.)
Access as proposed by the applicant is to El Camino Real only, with
a stub street for future connection. This is insufficient because the
traffic generated by this subdivision will cause a dangerous point of
access on El Camino Real and in the future will be blocked off to
crossing traffic by a center divider.
It is not practical to put a medium opening at the access since there
will be medium openings to the south at the future Cannon Road and to
the north at Rancho Carlsbad Mobile Home Park. The condition for
additional access is flexible in allowing the applicant the choice
of connecting to the stub street of Via Hinton, Kelly Drive or El
Camino Real through Cannon Road extension (See Ex. Y attached).
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All of these off-site street options require development through the
Agua Hedioncla Specific Plan area. The Agua Hedionda Specific Plan
does indicate this access. Although the Agua Hedionda Specific Plan
has not yet been adopted by the Coastal Commission, it has been given
approval in concept by the City Council. Also the Specific Plan
follows closely our General Plan especially as to the connection of
Cannon Road. Staff not only related this project to the General Plan
but also the Agua Hedionda Specific Plan. (See Exhibit "X" for the
Agua Hedionda Land Use.)
To develop 40 lots on 17 acres will require heavy grading with the
removal of most existing trees and structures. However, the finished
project will appear similarly to the grading that has occurred to the
existing development to the west.
The Parks and Recreation Element indicates a hiking trail on this
property. As conditioned, this trail system shall be provided with
the development of this tract. It will be used by the residents of
the project and infthe future connect the Hub Park to the Lake
Calavera area.
SECTION III: RECOMMENDATION
It is recommended that CT 77-15 be denied for the following finding:
1. The applicant has not complied with the Public Facilities
Element in that school facilities have not been guaranteed.
However , if the applicant completes agreement with the school
district, the staff recommends approval for the following reasons and
with the following conditions:
FINDINGS CT 77-15
1. The proposed map is consistent with the General Plan because:
a. The Land Use Plan Map designates the subject site for
Residential Low-Medium density (0-4 dwelling units per
acre). The subject project will provide approximately
2.3 dwelling units per acre.
2. The design or improvement of the proposed subdivision is
consistent with the General Plan because:
a. The project will provide orderly residential development; and
b. The project will not cause excessive expansion of public
facilities and/or expense to the taxpayer; and
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3. The site is physically suitable for the type of development
because:
a. The proposed development will not effect any unusual
topographic or geologic features on the site;
b. No significant natural vegetation exists on the site.
4. The site is physically suitable for the proposed density of
development because:
a. Proposed dwelling units per acre do not exceed the allowable
maximum.
b. There are no significant physical features on the site that
would hinder development as planned.
5. The design of the subdivision or the imposed improvements are not
likely to cause substantial environmental damage or substantially
and unavoidably injure fish or wildlife or their habitat because:
a. There is very little natural habitat existing on the subject
property.
6. The design of the subdivision or the type of improvements are not
likely to cause serious public health problems because:
a. Conditions of approval will insure the above.
7. The design of the subdivision or the type of improvements will
not conflict with the easements required by the public at large
for access through or use of property within the proposed
subdivision because:
a. Conditions of approval will insure the above.
8. The subdivision will not prohibit reasonable access to public
waterways, rivers, streams, lakes, reservoirs, coastlines or
-'. shorelines because:
a. The subdivision does not front on any of the above.
9. The subject application has complied with the requirements of
the Carlsbad Environmental Protection Ordinance of 1972 because:
a. A Negative Declaration has been issued for the project based
on the following findings:
1. The project site is adjacent to existing urban development.
2. The proposed project is consistent with the adopted
General Plan.
10. The proposed tentative tract map,is consistent with applicable
City Public Facilities Policies and Ordinances because:
a. The Planning Commission finds that sewer service is not
available for this development as of the date of this
approval. However, sewer service may be available in the
future. The Planning Commission will by inclusion of an
appropriate condition to this Tentative Subdivision Map
approval, insure that the final map will not be approved unless
the City Council finds that sewer service is available to
serve the project. In addition, the Planning Commission
will add a condition that a note be placed on the final map
providing that building permit may not be issued for lots
in the subdivision unless the City Engineer determines that
sewer service is available. Since the final map cannot be
approved unless sewer service is available and building
cannot occur within the subdivision unless sewer service
remains available, the Planning Commission is satisfied
that the requirements of the Public Facilities Element
of the General Plan have been met insofar as they apply
to this Tentative Subdivision Map approval.
b. All other public facilities are available or will be
required by conditions of approval.
CONDITIONS
1. The approval is granted for the land described in the application
and any attachments thereto 'arid as shown on the plot plan submitted
labeled Exhibit A, dated 8/22/77, or as modified herein.
2. Park-in-lieu fees shall be paid to the City, to the satisfaction of
the Parks and Recreation Director, prior to approval of the final
map.
3. Street trees shall be provided as required by the Parks and
Recreation Director.
4. The applicant shall submit a landscaping and irrigation plan to
the Parks and Recreation Director for his approval covering all
denuded natural and constructed slope areas prior to approval of •
the final subdivision grading plan. Special landscape
treatment shall be proposed for the El Camino Real frontage of
Lot 27 in keeping with the Scenic Corridor designation. Slopes en
Lots 12 throughm27 shall have special landscape screening for a
buffer between the project and the natural area of the floodplain
and proposed wildlife refuge. Said plan shall include a statement
of installation phasing and shall include landscaping that will
satisfy erosion and fire hazard control. A final landscaping and
irrigation plan shall be submitted prJior to the issuance of
building permits. All final landscaping shall be installed prior
to final occupancy.
5. This subdivision is approved on the express condition that the
final map shall not be approved unless the City Council finds as
of the time of such approval that sewer service is available to
serve the subdivision.
6. This subdivision is approved upon the express condition that
building or grading permits will not be issued for development
on the subject property unless the City Engineer determines
that sewer facilities are available at the time of application
for such permit and will continue to be available until 'time of
occupancy. If the City Engineer determines that sewer facilities
are not available, building permits will not be issued until
,•". arrangements satisfactory to the City Council, can be made to
guarantee that all necessary sewer- facilities will be available
prior to occupancy. This condition shall be noted on the final
map.
7. This Tentative Subdivision Map shall be subject to any further
approvals as may be necessary in connection with such plan for
the allocation of sewer service among competing uses as the
City Council may adopt. If an allocation plan is adopted prior
to final map approval, the applicant shall satisfy the .requirements
of such plan as a further condition of this Tentative Subdivision
Map approval.
8. Public Easements shal-1 be granted to the City for a pedestrian/
equestrian trail system. This trail shall be improved at time
of development of the project as follows:
c 3
a) Trail will be constructed to provide proper drainage.
b) A cross slope is to be maintained not to exceed one inch
in 18 inches, with berms and 'ditches utilized to. prevent
washouts of cuts and fills.
c) A 10' graded trail is recommended as the standard width.
d) Surface treatment of path should be compacted decomposed
granite 4" thick, contained by 2X4 redwood headers.
e) Trail entrance signs should be posted at street crossings
and trail entrances.
f) Where contigous with a side walk, a. 3'6" high rail fence
should be placed next to the side walk for safety puposes.
g) A wood retaining wall abutting the trail shall utilize 4x4
posts and 2x12 planks to prevent sloughage from cut or fill
banks. Construction' design will have to be approved by the
Building Department.
h) The trail grade should be limited to a maximum of 20%.
9. Prior to recordation of any final map for the subject property,
a study of the noise levels of the project lots along El Camino
Real shall be made by an acoustical engineer experienced in noise
attenuation. Said, study shall determine if attenuation measures
ere 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 and approved by the Planning Director.
Said measures shall be incorporated in the site design and
building plans for said lots as a condition of the Specific Plan
or added as conditions to the Tentative Map approval.
10) If the sewer system is to be septic or other alternative method,
dry sewer line shall be installed. Prior to issuance of b.uilding
permits, the owner shall notarize and record an agreement to connect
to the public sewer within 30 days after public sewer becomes
available.
11)' Lots shall have a layout of the subsurface sewage disposal system,
approved by the San Diego County Department of Public Health,
prior to approval of a building permit.
12) Grading plans shall be submitted that specifically minimize
surface erosion, thereby ensuring that sedimentation does no.t
adversely impact the proposed wildlife preserve.
13) Pad heights shall vary and be designed so the appearance is of a
natural hill with varied pad elevation (should have the appearance
of "stepping stones"). Where partial slopes over 5' in height
shall be contour graded.
14. Street names as shown are not approved. Street names shall be
submitted to the Planning Director for approval pursuant to the
Street Name Policy (City Council Policy No. 20) prior to approval
of the final map.
-B-
15) 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 engi'neers 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 con-
sequences to the included and neighboring properties and in confor-
mance with the Geologic and Seismic Safety Element of the General
Plan..
Waterline improvements shall include loop system outside the uni
boundary and iterim appurtenances, such as blowoffs, as required
by the City Engineer.
17) All buildings not conforming to setback requirements must be
removed or relocated / or lot line adjusted prior to final map approval.
18) SDG&E utility poles that are too close to the public street
shall be relocated as approved by the City Engineer. As an alter-
native, minor realignment of the proposed street, in accordance
with City standards, to adequately clear the utility poles may
be approved by the City Engineer.
19) No structures shall encroach on the SDG&E easement unless approved
by SDG&E.
20) Prior to the issuance of grading permits, the City Engineer shall
approve a plan submitted by the applicant for enterim erosion con-
trol on all constructed slopes in excess of five feet created by
this subdivision. Prior to this issuance of grading permits, the
applicant shall post bonds and agreements ensuring the installation
and maintenance of the erosion control system until permanent
landscaping is installed and maintained.
21) Half street improvement, as shown on the Tentative Map, shall be
based on % of the street section plus a 12 foot traveled lane in
accordance with the Subdivision Ordinance. All necessary offsite
street dedications shall be provided by the applicant to the City
free and clear of liens and encumbrances.
22) El Camino Real shall be dedicated and improved along the subdivision
frontage on the basis of a 126-foot street section, according to
City of Carlsbad standards, and shall include a waiver of direct
access right along the frontage of Lot 27. Street lighting along
El Camino Real shall be the Mission Bell type (20,000 lumen).
23) Access to and from El Camino Real shall be right turn in-right
turn out when the median is constructed along El Camino Real.
24) The applicant shall conform to the conditions of approval and
standards outlined by the County of San Diego Department of Health
letter to the City of Carlsbad dated September 12, 1977.
25) All slopes shall be 2:1 unless approved by the City Engineer.
•9-
26) In order to provide for reasonable fire protection during the
construction period, the pubdivider 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.
27) 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.
28) 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 or approved by the City Engineer. No easements shall
be recorded prior to recordation of the Final Map unless approved by the City
Engineer.
29) An additional street shall be extended to the west, to the limits
of the subdivision, in the vicinity of Lots 13-16. In addition,
the proposed "A" Street shall be relocated easterly in the vic-
inity of Lot 22.
CDG:ar
10/7/77
EXHIBITS
Exhibit A, dated 8/22/77
Location Map
Exhibit X, Land Use - Agua Hedionda Specific Plan
Exhibit Y, Proposed Circulation System
Traffic Analysis - applicant submitted
•10-
CT 77-15
Case Ho.£t ?7~/5~ Da te Rec'd:ff/jg/?7 _DCC Date:
Description of Request: SfM£>Lg-FAMff>y* :
>L_^*l X •*•>«*«•-«•< >C\»\ I ••» i—»\J A Ir s\ Ltri«
Address or Location or Request:
]•*••"'>** ^^J • I* •••"I •!"*••-•
. . ^"t;-^-^ ««Engr. or Arch.jg^y
Brief Legal:_MAP X Op
PC
0/J
Page:Assessor Book:__^_ __T____
General Plan Land~Use Description:Existing Zone: R—A~J^.»OOQfp£propc>sed
Acres: 1*7.<~4- No. of Left:s: Z^j DU's
Parcel: QCs> —
School District: c^tJK^riKa
Water Sanitation District:
Vjithin Coast Plan Area:
U UAcre^ .
CoastFermit Area
FORM PLANKING 52
CT 77-15,9/29/7
_1_ EXHIBIT X
LAND USE -•',
LEGEND
RL.,....LOW DENSITY (O-ISdu/cc)
RUM. . . . LOW MEDIUM DENSITY<O-«<|,|
RMH .... MEDIUM HI9H DEN31TYto-2f
N ...... NE16HBORHOOD COMM. '
RC, .. .. RECREATION COMM. >
OS ..... OPEN SPACE f
E .. '. ... ELEMENTARY SCHOOL i
N
R'LM
EL
E
OS
o
o
RL
WILDLIFE
PRESERVE
E
SOURCES; A5UA HEDIONDA SPECIFIC
G El>t ERAL PLAN
CT 77-15 , 9/29/77
STREET NETWORK PLAN-
O O O POSSIBLE CONNECTION
TO KELLY OK
POSSIBLE E
OF CANNON
POSSIBLE EXTENTIOK
OF V!A HINTQN
""""*™ SDS6E EASEMENT
___ POSSIBLE FOOT TRAIL
EL CANUNO REAL
O
O O
O
O
n
500
SOURCES: AGUA HEDIONDA SPECIFIC PLAN
GENERAL
September 26, 197?
Little Harbor Drive
Huntington Beach, California 926^8
Ken Reynolds
9'4-21 Lei Ian i Drive
Huntington Beach, Calif. 926^6
Subject: Traffic Analysis
Thunderbird Ranch Tract
City of Carlsbad
Dear Ken,
I have conpleted my review of the subject tract with regard to
traffic circulation and access. The following is my analysis of the
traffic aspects of this proposed development.
Traffic Generation and Dist.ributior\ -
Based on *fO lots in this subdivison, approximately ^00 vehicle
trips per day will be generated. During the morning peak hour,
approximately 25 vehicles will laave the'tract. About 15 of these
vehicles will turn right and 10 will turn left at El Camino Real.
In the afternoon peak hour, approximately 25,vehicles will enter the
tract. About 15 of these vehicles will turn^left and 10 vehicles
will turn right off El Camino Real.
Access to El Camino Real
It is my understanding the staff of the city of Carlsbad .has
some reservations as to the safety of vehicles entering El Camino Real
from the tract or turning left off that highway into the tract.
My investigation of existing conditions in the field showed that
vehicles waiting to turn onto El Camino Real have unlimited sight
distance to the south and over 700 feet to the north. Table 17.10
of the 1965 Edition of the "Traffic Engineering Handbook" describes
sight distance along tha major road from the intersection (as viewed
by a driver in the normal stopped position on the minor road) that
is recommended for safe crossing. The table shows that a sight
distance of 600 feet is recommended for a four lane highway with a
design speed of 50 MPH. This is the maximum speed shown in the table.
If the table was interpolated to a'speed of 55'MPH which is the pre-
vailing speed on El Catnino Real, the recommended sight distance v;ould
still be less than the 700 feet which exists at this intersection.
This analysis shows that vehicles turning left onto El Camino Real
will have adequate sight distance to make this movement safely.
Vehicles turning right onto El Camino Real can easily make that
movement safely. Vehicles turning left into the tract from El
Caraino Real will have over 800 feet of sight distance which is more
than adequate to easily make that movement.
In summary, access to El Camino Real from the proposed develop-
ment is more than adequate from a safety standpoint.
Circulation Within Tract
The layout of the street system within the tract will create no
problems. Grades on the streets range from one to ten percent. The
steeper grades are over relatively short distances.
The provision of an alternate access point to serve as an'
emergency route when surrounding property develops is desirable as
long as the development of the circulat.lon system on the surrounding
property does not encourage traffic generated outside the property
to travel on the streets of this tract.s
The provision of a secondary access street to serve this forty lot
subdivision at this time appears totally unnecessary. In case of
emergency, vehicles can use an existing driveway from Thunderbird
Circle to El Camino Real at the north end of the property although it
is highly unlikely this will ever be necessary.
Summary
My analysis of this proposed subdivision shows that circulation
and access is entirely adequate.
;. Please call me if you have any questions on this matter.
«»»itsry truly yours,
A ^""^k _•«. ^8B9m^wXcs
Paul E. Cook
PEC:me
• PAUL Ei COOK ~ Consulting Traffic Engineer
EDUCATION: . University of Maine, B.S.C.E.
University of Southern California, M.P.A.
REGISTRATION: Registered Civil Engineer, State of California
PROFESSIONAL ORGANIZATIONS:.
. • National Socict.y of Professional Engineers
American Society of Civil Engineers
American Public Works Association
American Society for Public Administration
Institute of Traffic Engineers
• Orange County Traffic Engineers Council,
Past Chairman
PROFESSIONAL EXPERIENCE: .
CITY OF CLAREMONT, Director of Public Works/City Engineer
.. .. • Responsible for all public works and engineering with the
city. '
CITY OF INGLETOOD, City Traffic Engineer
• Responsible for all traffic engineering and transportation
planning in the city including maintenance of traffic
. . facilities. ' Planned and constructed such innovative projects
as the $500,000 Prairie Avenue reversible lane system and
the $1.5 million city-wide computerized traffic control
system. Completed $3 million city-wide arterial street
lighting system and a downtown parking structure. Created
unique methods of handling heavy traffic generated by two
sport complexes, the Forum and Hollywood Park Racetrack.
CITY OF HUNTINGTON BEACH, City Traffic L-nglnecr
Responsible for all traffic engineering and transportation
planning for the. city. Installed traffic signals at.sixty
intersections throughout the city. Planned annual highway
• improvements. Worked closely with developers as the city
grew from a population of 70,000 to 140,000 in five years.
,. . ^ •_•••• w • •
* PAUL E. COOK - Continued . . Page 2
TV ROAD -DEPARTMENT, Assistant County Traffic
Responsible for transportation planning for the road
department. Conducted major transportation studies
throughout the county. Supervised complex" traffic
analyses on proposed developments such as the Irvine
Ranch, Moulton Ranch, Mission Vicjo, and. I.aguna Miguel
Analyzed and wrote comprehensive reports on proposed
freeways arid interchanges throughout the county.
CALIFORNIA DIVISION OF HIGHWAYS, Highway Engineer,
Los Angeles, California . •
Rotated through five departments learning all phases
of highway engineering.
JOHN B. PHILP, M.D., M.P.H.
"$E5T*'Hj!;j
ft.-liriSxroi
«KMTTtl~S
DEPARTMENT OF PUBLIC HEALTH
16OO PACIFIC HIGHWAY SAN DIEGO. CA 9Z1OI
Telephone 236T2243
September 12, 1977
Director, Planning Department
City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
Attention
Gentlemen:
Ronald A. Beckman
Public Works Administrator
RECEIVED
SEP 1 5 1977
CITY OF CARLSBAD
Engineering Department
Reference application for tentative map, to be known as
"Thunderbird Ranch," submitted by Kenneth A. Reynolds, AIP,
9421 Leilani Drive, Huntington Beach, CA. 92646, subject
map has been received and reviewed by this department.
This department recommends approval of this subdivision
under the following conditions:
1. The final map shall have the same lot.design, location,
and lot number as the approved tentative map.
2. Before the final map is accepted, final grading plans
and individual layouts of the subsurface sewage dis-
posal systems and seepage pits, for each lot,shall
be submitted to, and approved by the San Diego County
Department of Public Health.
The protection of the public interest requires that the sub-
divider, contractors, builders, lot or parcel owners and
other persons, firms and corporations, concerned with the
development of this subdivision conform to the following
standards, and all permits required by the County of San Diego
will be issued pursuant to such standards:
BEST
COPY
Serving all of the incorporated and unincorporated areas of San Diego County
September 12, 1977
City of Carlsbad
Re: Thunderbird Ranch Subdivision
1. All domestic water supplied to this subdivision
shall come from the Carlsbad Municipal Water District.
2. Each three-bedroom dwelling constructed in this sub-
division shall be connected to a standard 1,000
gallon septic tank and seepage pit.
3. Prior to issuance of final map, seepage pits shall
be constructed and tested by the engineer, so as
to ascertain the specific number of pits required
for each lot.
4. It is recommended that dry sewers be installed in
this subdivision, so that when public sewers become
available, connection can be made and the subsurface
sewage disposal systems properly abandoned.
5. Prior to issuance of a Building Permit and/or Septic
Tank Permit, that the owner notarize and record an
agreement to connect to the public sewer within
thirty (30) days after public sewer becomes available.
A sample of such agreement is attached.
6. Lots shall have a layout of the subsurface sewage
disposal system, approved by the San Diego County
Department of Public Health, prior to approval of a
Building Permit and/or Septic Tank Permit.
7. Proper drainage shall be maintained throughout the
subdivision, so as to prevent ponding and/or storage
of surface water.
Thank you for giving us the opportunity to make recommendations
concerning the proposed subdivision.
Very truly yours,
)HN R. PHILP, M.D.
Director of Public Health
JRP:GQ:mvn
cc: K. Reynolds
Attachment