Loading...
HomeMy WebLinkAbout1978-11-14; City Council; 5654-1; Request Approval Master Plan Amendment Lake Calavera Hills Roy WardCITY OF CARLSBAD 5Ip5q */ Initial Dept. Hd. c. ktty. C. Mgr. * AGENDA BILL NO: m, 'SUPPLEMENTS - DATE : NOVEMBER 14, 1978 - - DEPARTMENT : PLANNING SUBJECT: IiEQUEST FOR APPROVAL OF A MASTER - PLAN IzyllE,NDP.IENT FOR LAKE CALAVIXRA - HILLS MP-150 (A) - CASE NO: APPLICANT: .- LAKE CALAVERA HILLS ASSOCIATES (Roy Ward) Statement of the Matter: This hearing was originally scheduied for Novepber 7, 1978. Recz of the I.ength, complexity and importance of the matter, the hearl documents r including Planning Conmission Resolution No. 1481, tli~ proposed Master Plan, and various economic reports, were forwardc the Ci-ty Council on Novernber 3, 1978 to allow adequate time for review. It shou1.d he noted that the P1annln.g Commissj-on reconsidered Resc tion No. 1481 on. November 8, 1978, and made minor modificatiGns .t it. Therefore, the Resolution forwarded to -the Council on Novern!: 3, 1978 should be discarded. The revised Resol.ution is attached the Staff Report, as Appendix E. ExliibTts : (I) Memo to City Manager, dated 11/10/78 (2) Staff I-?eport, dated l.l/:14/?8 (3) Exhibit B, deited 9/27/78 was continued to a specizl meeting on this date. Pertinent supyc 0 - Recommenda t i or, : l---l_l_- The Planni.ng Commj-ssion is recornniending APPROVAL OF MP-150 (A) pel the conditions rontaincd in RESOLTJTION NO. 1481. Staff concurs with the Planning Commission in recommending APPROT of MP-l50(A) per conditior,s outlined in the attached Staff Repor1 If the City Council conc~rs, the City Attorney should be directet to prcymrcd thc necessary docurxn ts e * MEMORANDUM TO: Paul Bussey, City Manager FROM: James C e Hagainan, P1annin.g Director DATE : November 10, 1978 a SUBJECT : LAKE CALAVEFW HILLS MASTER PIJAN AMENDMENT -----_--_-_-_______-___________I________ The attached Staff Report on the proposed amendment to the Lake Cal-avera Hills Master Plan represents a significant overall staff effort. In a cooperative, working-team approach, City Staff, from the Fire, Police, Engineering, Parks & Recreation Department to the City Manager's and Attorney's offices, have developed and contributed to this report. The special districts and utilities as well as the applicant. We have been conskantly cognizant that this is the first Master Plan Amendment being consi2ered under the new Planned Community Ordinance, This alone required signific'ant time conmittments. . Notably, throughout the process we were constantly confronte6 wit new questiolls aIid opportunities. tion of the City Council on this matter will provide guidance for the City's future blaster Plans. To assist thc City Council in the review of this matter, the Staff Report references both the appropriate ordinance requiremer contained in the Planned Ccmmunity Z.one and the related Planning Commission conditions contained in their Resolution. The referer are provided t.o create a link between the City's ordinances, and the Staff discussions and the Planning Commission's recommendatic contains the consolidated recommendations of the Planning Commis: and Planning Department Staff, plus those conditions the Staff is recommending th.at either differ from or are in addition to the Planning Commission. We have also enclosed one larger graphic tc provide the City Council with an easily readable reference. In conclusion, we feel that the scope of this project requires maximum Staff input to assist the decision-making process. Each step of the process has provided new valuable inputs. ready to assist the City Council in obtaining any additicnal infc tion necessary for them to reach their decision. Unfortunately, due to the time constrains of A.B. 884, the City . forced to reach a decision prior to the end of this calendar yea: We stand ready to m2et wj.~h the citv Councj;. at their d~+si.i:,-? :.j-l i to meet this time constxaint. have been most cooperative in giving staff input for this report, It is anticipated that the ac- 0 It 1s additi.onal1y noted that Section I11 of the Stafr' Report We stand * STAFF' REPORT DATE : November 14 f 1978 TO : City Council FROM: Planning Department e CASE NO: ME'-150 (A) APPLICANT: Lake Calavera Hills Associates (Roy J. Ward) REQUEST: Approval of a proposed Master Plan Amendment I. BACKGROUND A. Location and Description of Property - The proposed Master Plan Amendment area is generally : in the northeast quadrant of the City, approximately : feet south of State Highway 78 and 3-4,000 feet east ( Camino Real. Approximately 830 acres of land use wou: affected by this amendment. Figure 1.1, on the folio1 page, shows the proposed amendirent area in relationsh: the surrounding land uses. The topographic relief of Lake Calavera Hills ranges I elevation 100 feet msl and 456 feet msl. The site is by i?. promontory north-central portion which slopes of: directions to th2 toFograph~cally lower zrea. This p: is essentially the cer,tral poirit along an east-west t: drainage divide which directs drainage either norther. Buena Vista Creek or southerly into the Aqua Hedionda course. At the west end of this drainage divide, zajc westerly-southeasterly canyons exist that eventually 1 into Buena Vista Creek and Agua Hedionda, respectivel: e B. Existing Zonlnq Subject Property: P-C North: R-1-10,000, M, RA & R1 (Cceanside South: A-1 (8) (County) East: R-A-10,000, 0-S, A-1(8) (County) West: R-1-10,000, R-1, A-1(8) (County) C. Existing Land Use Subject Property: Agriculture and vacant residential and vacant ,$ .=;' Z'. i. !I : +t..l.>- La>. .. ;:;-IC. -\.-!3c?.?*t North: Sand & gravel. plant, single-famil East: Lake Calav-rz, a~ricult.:ire E??. IT? :iq r i,-- . : 1.- - - -.-,A * Ilzs t : $iqricuitu:-c - zL~L?j iJ2ci;Yl.L -1- .. *. .. . .. .. .. .- 1 . 5 _I . .. . .. .. .. .- *- ..- _- ,:. a . . .- .' .. '3, .. . .. . .- *' . .. -. *- 1 $1 .. .. a. ... Figure 1.1. Pro-jeck locntj-on in rclntioi~ to the surroundin Thomas Erothel-st Popular Sti:ce.l; Atlas, Page 14. Scale: 1" = I '. Scanc'l uses and p;-opor,ec'i residential comrnuiiities. Nap based on . . 2,3455 .. -. \. I* . .. . .a' .. .. .. .* -. -2- . , D, History and Related Cases 1, MP-150. The City Council approved a Master Plan (I olution No. 3407) for a 3,452 unit development on tl subject property on May 17, 1974. The General Plan that time designated a majority of the site as low c residential (3-7 dwelling units per net acres). Al: designated were two elementary school. sites, one ju1 high school site, a neighborhood commercial site anc strip of open space along the east and west boundar: the site. Refer to the following page for a copy oj approved plan. 2. PUD-4JCT 76-12. This project consisting of 138 ( units on 63 acres of the subject property, was apprc August 4, 1977, (Resolution No. 5145 and 5146). The subdivision map cannot record until adequate sewer c is availabl-e to serve the project. 0 3. GPA-51 (A). On October 3, 1978, the City Council an amendment to the Land Use Element of the General to alter various land use designations to conform tc Master Plan Amendment (Resolution No. 5550). EII?-4( also considered by the Council at the same time. E. Environmental Impact Infcrmation An environxental impact report (EIR-403) has been certi.fr for this project in conjunction with GPA-51 (A). The draft EIR was originally prepared for this proposed Ti Plan (MP-l50(A)) and an alternative sewage treatment facj proposed to be built on-site by the developer. It was tl. determined by the City that an amendment to the Land Use Element was necessary to accommodate the proposed Master land uses. Also, a separate EIR was required, and is CUI being processed, for the proposed satellite treatment fac because EIR-403 did not include the specifics of the facj at the time EIR-403 1~7as considered. The EIR identifies various mitigation measures that shoul be included as conditions for this requested Master Plan Amendment, With the inclusion of these mitigation nieasui all of the identified impacts of the Master Plan can be E mitigated. 0 F. General Plan Information Exhibit A, dated 6/30/78, is a representation of the lanc use designations approved in GPA-51(A). The land uses sl. are a rather precise duplication of the land uses proposc in Lake Calavel-a iIills ?",?stcr Plan. 0 -3- -- *. MASTER PLAN 150 *. IO' I, ?I >, <OLII<101 SOADS 2, COWU, I1 L., 3 .,,,DL*I*L 1 OIIH SIACI LO "y --;,;----- ,C*OOLlill ,.? y yc;J.,*;;~;Yl IL .&/ YII DlNlll, J' .Y / .:' / / .- NlI.DL111111 YII .<IllGI loll1 DU .e . a< 5, / *'. \ MASTER PLAN $1 'r( E c A e $5J] E R j2iL L-. QI IDCII rllt E!:.g Of11 !)I14 (Dl1 r.r.~~luriw~o ~IWCL~NLH~ ~~UIIWC wc I,",, , w..* I11*1. ...... *. .... I U'LIII I ,,,?,!I +IltdL ,,c 1.01 AI f!+,TkP! IIII&LI rL c~vr, c *I UUI(!~~* Y2020 CARLSRAD, CALIFORNIA C AL AV C I? A I' RC) I' L I? T IC 5 I NC. n5:,o GAI40LtJ CIWVI oomt vnrm ChHO1.IJ CJlOVI , C AL II OIINIA 0384 4 -. -. * .. : 01 *. * i .' ' .* 'a. 8 . : *. '0 . . .i . G. Major Planning Considerations 1. Does the proposed Master Plan comply with the tech: requirements of the Planned Community Zone? Does the proposed Master Plan comply with the "Inti and Purpose" section of the Planned Community Zone e 2. I1 DISCUSSION This section of the staff report will (a) itemize each Code requirement, (bj identify where it can be found in the LCH Master Plan, (c) analyze the proposal and (d) present both the Planning Commission's and staff's recommendations for ea( section. The Planning Commission recommendations have been consolidated in Planning Commission Resolution No. (atti as Appendix E). The differences between the Planning Commis: recommendations and staff's recommendations are identified ii Section I11 of this Staff Report. A. Contents of Plaster Plan 1481 1. Requirement: Section 21.38.060 of the Carlsbad Municipal Code (ClriC) establishes the required cont of a Master Plan. The section reads as follows: 21.38.060 Contents of Master Plan. A Master Plan for the developnent of a planned community shall consist of the following: (1) Graphic plans of the proposed development tha. (A) e ' include the following: . (each subsection will be identified in . following discussion) (J) (2) A text shall accompany the graphic and shall include in the order as listed below: (A) . (each subsection will be identified in following discussion) (H) (2) A landscape open area plan that includes all open spaces as required by this chapter and all other such areas proposed for the develop: This plan shall include a graphic indicating to be landscaped, left natural, used as recre' open space and bike or pedestrian ways. In addition, 'ike pla;; shall iacl rjwr;e:r.ship FlZf?. ..:.;-io S]>Z.jl :;&\Ye for the maintc?.aace of the viirious types GI: c areas; e -6- (4) A Community Identification Sign Program that, in addition to signs otherwise permitted, the Master Plan area will show cornunity entrance signs, directional signs and temporary informa signs. The program may include the following: (A) e Graphic representation of desiqn motif, (B) Location of permanent community entrance, directional and informational signs, (C) Type, number and dimensions of temporary informational and directional signs that will be used during development only. (D) Special sign program for the commercial and industrial portion of the community including standards for development basec on sign area footage per lineal foot, fa( of building and sign height maximums. A Community Identification Sign Program is in addii to those signs permitted in Chapter 21.41, but in I case may the Sign Program exceed that allowed for community identity signs in Chapter 21.41. if no Community Identification Sign Program j-s desired, 1 Master Plan text shall so indicate. 2. Analysis: The format used in the Lake Calavera Hil: Master Plan cor,forms basically with the Code regxi: Certain related subjects have been combined and tht of subjects has been slightly modified for the sakt clarity. Staff encouraged these modifications. Ilc there is too much verbage in some of the sections ( the Master Plan and not enough specifics in other sections. This analysis is based on the need for i concise document tcr aid in the implementation of f; developxnent plans. It is very important to put thl Master Plan into an implementable form so future u, of the Plan, both Staff and Developer, will have a clear understanding of what was adopted by the Cit, 0 3. Recomv.endation : Planning Commission and Staff recomieiid that the format of the Master Plan be co and put into a rnore concise form as outlined in th attached Exhibit A, dated 9/27/78. (Refer to condi #B-1 of Planning Commission Resolution No. 1481). B. Map and Legal Description (Graphic) 1. Requirement: Section 21.38.060(1) (A) of the CMC requires Ira map and legal description of the prope with a north point scale not less than one inch eq two hundred fcct, showing the date of preparation .. j *- the ne;.ne zn(? ;?. 7- 1 ax: ' 2 p>:r.F,a *-" compa7:y CL' p'r. r ?l&i-i CC11 ' . , . ... graphic on pzge 3, Pabeled Exhibit 3. 0 -7- . 2. Analysis: Because of the size of this project a scale of 1"=400' for this exhibit will be adequai 3, Recommendation: Planning Commission and Staff recommend that this graphic be included at a scale of 1"=400' (instead of 1"=200') and that the "Open Space Areas" be removed from the araphic. to condition dB-2 of Planning Commission Resolutior 'No. 1481). 0 (Refer @, Land Uses (Graphic) 1, Requirement: Section 21.38.069(1) (B) of the CMC requires a graphic on which the "location of the vi lands uses shall be indicated by the use of zone designations of development zones and overlay zone: as provided in this title. Developxpent of propert: within the area of each such zone shall be subject specifically modified as a part of the Master Plan approval." The Master Plan contains this graphic c page 24, labeled Exhibit ''E". la the regulations of the indicated zone unless 2. Analysis: The applicant has done a good job of applying zones and densities to the propert] For the most part, the various land uses conform WE with the topography and fit well with orle another. In depth anc,lysis of the various "villages" will be withheld until later in this discussion under Sect X,. The areas shown as "waste water reclamation" a1 * "percolation area" axe not a consideration at this kime . 3.. Recommendation: Under later analysis of the la] use text of the Master Plan (Section L), staff wil: discuss certain modifications. If these changes ri accepted, they would affect Exhibit E in the folio\ way.: a, Villages -F, N and Y (park sites) would be designated as 0-S (Open Space) zoning b.. Village F (Community park) would be moved to the south. E.. Villages H,I,W,X,Z-l and 2-2 would be designa- as R-1-3 acre. d.. Villa9e Y (Neighborhood park) would be moved : ?LO the northwest. e.. Reference to "waste water reclamation" and '"percolation area" would be removed from this Exhibit - f* INcw village for a park reservation would be 9% 0 create6 out of VilIacJe R. -L~~LoYc~, T'r.7, of ti?> 'I (j:) 'I dcsiynati<jn ?I:G..i '4 ~ :. 7- 0 ad 3, 33, z-1 iind 2--2* -0- h. i. A new village would be created to the west of Village E would be designated as Village E-1 and zoned as C-2-Q. Village E (in place of Village F) designated as Village E-2 and zoned as C-LR-Q. (PUD) . Village P-1, covering the steeper slope areas P-2, covering the flatter portion of the area to the east, designated as R-1. as 0-S (open space) zoning and reflect that a CUP is required for development. e j. Villages G, J and 0 would be designated as R- k. Village P would be split into two areas with the west, designated as R-L (PUD) and Village 1. Village 2-3 (SDG&E easement) would be designa The exhibit on the following page is the exhibit that the Planning Commission and Staff are recome (Refer to Condition #B-3 of Planning Commission Resolution No. 1481). D. Open Space Program (Graphic) 1. Requirement: Section 21.38.060(1) (C) of the CMC "an integrated open space program that is at least fifteen percent of the total Master Plagned area j required except that the City Council ma;. reduce ? amount if the proposed open space is found to be adequate and is integrated with a proportional am= of offsite open space, Land uses considered as oj space for purposes of this chapter are properties are publicly or commonly owned for the benefit anc of the public or residents or the community such i parks, recreation facilities, greenbelts that are at least twenty feet wide, natural areas that are least ten thousand square feet in area, bikeways c pedestrian paths. These areas are to be indicatec the Master Plan and not used for any other purpose The Master Plan contains this graphic on page 32, labeled Exhibit F. e 2. Analysis: The proposed open spacI program has been well thought out and oiily nEeds I modification. Approximately 200 acres (24%) of tl Master Plan area are designated as open space or 1 The open space system includes pedestrian and equc trails. on public streets, In-depth analysis of the tota space program will be withheld until later in thi discussion. Bikelanes will be provided primarily 3. Recorwer,J;t * y->f2T -J;tcr i > <7str /-\ 3- --- -_-_ - - - spzce p;or;r ;->L-siZ 3 Z L discuss celr '.C .. a -9- I i I 1 I - ------ ---- ----I--.---..--. _._ .___I____ ______-__ __-._-. ___ --I_--_^ --._. . ..._ . . ._ __._ . - e -lo-' accepted, they would affect Exhibit F in the following way: a, Community park in the center of the property would be moved to the south. the property would be moved slightly to the northwest. public use. e b. Neighborhood park in the southeast corner of c. Some of the trails would be designated for The exhibit on the following page is the exhibit that PI Commission and Staff are recommending. (Refer to Condit # €3-4 of Planning Commission Resolution No. 1481). E. Specific Development Provisions (Graphic) it, Reguirement : Section 21.38.060 (1) (D) of the CMC requires"specif ic development provisions to be applied such as a Planned Unit Development Permit or a Conditional Use Permit shall be indicated. shall be in accord with the terms of the permit anc the provisions of this title applicable to such pel The blaster Plan contains this graphic on page 24, labeled Exhibit E. Development of property within areas so indicated :2 * Anal 17s is : This requirement has beer! properly combined with the land use exhibits. Also, refer back to notes under Section C, Land Uses. Village: F, M, N, R-2, S and Y are future school and park si 0 3. Recommendation: Villages A, F, N, N, R-2, S and Y shall reflect that a Conditional Use Permit is required for development (Refer to condition #B-3 of the Planning Commission Resolution No. 1481) F. Public and Quasi-Public Facilities (Craphic) .- 1. Requirement: Sectioon 21.38.060(1) (E) of the CFlC requires a graphic showing "the 1.ocation of public quasi-public facilities such as schools, fire stat: transmission lines and booster stations". A Mastei Plan contains this graphic on page 67, labeled Exh: G. 2, Analysis: The areas shown as "waste water reclarnal and "percolation area" are not a consideration at this time. Also, additional public facilities shot be shown on this exhibit. 3. Recornvendation : In nd.cli.ti.on to Zel pting reference -- __ to ':wzste ,i iFT, qr LE<I * ' -zcola Planning Co; ?:*(A >; L& L f rzc rcflcct the following: e -11- .* . 1 a. Width and cross-section of streets; b. Approximate location and size of main water c. Approximate location of major storm drains; 0 d. Location of fire station and branch and sewer lines; library. (Refer to Condition $B-5 of the Planning Commission Resolution No. 1481). G. Circulation (Graphic) 1. Requirement: Section 21.38.060(1) (F) of the CMC requires that "the locations of major circulation systems and collector streets and their relationshi to the circulation eiemznt shall be indicated. Bikeways, pedestrian paths, interconnecting open SJ areas and other special Eccess means shall also be shown." page 32, labeled Exhibit F. Analysis: This requirenent has been prcperly combii with the open space exhibit. Also, the major strer (Elm, Tamarack 2nd College) are shown on most of ti other exhibits €or reference. 3. Recommendation: Refer back to notes under Sect: No additional changes arc The Master Plan contains this graphic on 2. D, Open Space Program, an6 Section E', Public and Quasi-Public Facilities. required directly under this section. 0 H. Additional Public Facilities (Graphic) 1. Requirement: Section 21.38.060(1) (G) of the CMC - requires that "facilities for water supply and sew; dispssal, including sewer and water trunk lines, fire station sites, storm drainage and flcod contrc structures and any other public facility needed to properly service the proposed community shall be indicated." The Master Plan contains this graphic on page 67, labeled Exhibit G. 2. Analysis: This requirenent has been properly combi 3. Recommendation : Refer back to notes under Sect with the other public facilities graphic. F, Public and Quasi-Public Facilities. I. Phasing of Development (Graphic) 1. Requirement: Section 21.38.060(1) (H) of the CMC states that "phasing of development shall be indicated. ai4 street sys i.:e:i,s 511213 122 ~rcrv~idc& Yc7- -3Cii The Master Pian contzin:; this cjrapfiic on ~a~e Exhibit 11. Adequate PclSlic fcc; ii .. ties, ciJcri spnce, 2 '"1-G -i- -: c;., I -- -- 0 -13- 2. Analysis: .Only three phases are shown. The villagc letters do not imply phasing. - phasing will be withheld until later in this discus: 3. Recommendation: Under later analysis of the phasin! proposed in the text of the Master Plan, staff will discuss specific modifications. Village designatio] land use Exhibit di.scussed in Section C. condition #B-6 of Planning Commission Resolution No. 1481) In depth analysis of 0 would have to be changed to reflect any changes to . (Refer to J . Topography (Graphic) 1. Requirement: -- Section 21.38.060(1) (I) of the CMC requires 'la map showing topographical contours at no less than twenty-five foot intervals. trees and other natural features shall be indicated on such map". The Master Plan contains this graphi on page 6, labeled Exhibit C. Existing 2. Analysis: Areas containing the rare and endangered plant species (Adolphfia and Qichondra) identified in EIR-403 should be indicated on this Exhibit. 3. Recommendation: Planning Commission and! Staff recornmenu that the item above be included in this graphic. (Refer to Condition #B-7 of the Planning Coinmission Resolution No. 1481) . --__- 0 K. Grading (Graphic) 1. Requiremznt: Section 21.38.060(1) (J) of the CMC requires that the "proposed development shall be consistent with the topography to reduce the amount grading. The graphic is to indicate where signific grading is anticipated and for what reasons it is necessary. " The 14aster Plan contains this graphic page 6, labeled Exhibit C. 2. Analysis: This requirement has been properly comined with the topography exhibit. However, it does not go far enough. Only a note is contained ( the graphic discussing "grading concepts". The no states that the "larger slope areas will occur whe. Tamarack, Elm and College enter the property." Thl note then postpones addressing this concern until later, In relationship to the requirements of the Code, is one to interpret this note to mean that t only "significant grading" will take place where t major streets enter .. the pro;,crty? -. .I 12 SO, CIT?,~ ~-:ou?. expect <I C~-E;>T 6 II.II:..tiC)11 s7:- " s euu9.d Se deveioi; r nrd ag,.plih.@cr limiting standard for future development. 0 -14- 3. Recomnendation: Planning Commission and Staff recommend this graphic be revised to identify any E where major grading is anticipated, Planning Commi and Staff realize a total grading plan is not possj at this time but feel significant grading can be identified. (Refer to Condition #B-7 of Planning Commission Resolution No. 1481). 0 L. Land Use (Text) 1. Requirement: Section 21.38.060(2) (A) of the CMC requires ''a description of each type of land use b! acre and area indicating: the number and type of anticipated dwelling units in each of the resident areas, anticipated uses in the commercial, industi. zones, and the land area for parks, schools, CO~TOI open area and other public facilities and communit] services." The Master Plan contains discussion on these matters on pages 21 and 23 and related discussion on pages 17, 18, 2S, 26, 27, 28, 29, 31, 33 and 34. 2. Analysis: As menticjned earlier, the applicant has basically done a good job in designating the proper land use categories to the property. Howevc certain clarification and a few changes should be I These modifications and staff's justification, are follows : . a. Village Development - Staff has analyzed each of the proposed villages and would make the follow comment on each: 0 1) Village A - Village A is a 10 acre site bt reserved in conjunction with Village B for tht future developKent of an elementary school. r site conforms to the requirements of the Carl! Unified School District. 2) Village B - The tentative map for Village has been approved by the City utilizing the PUD process (PUD-4 and CT 76-12). The final map cannot record until sewer capacity become available. The development is basically a standard, detached single-family subdivision. The bikelane going through this development o the open space exhibit will not be acceptable unless the right-of-way of the roadway is inc to 68 feet. 3) Vilalge C - T7iliage C is proposed to be d u~ilcr the :<2;:--(? scandare witl. i; qr3:'r; 0-4 Ci~3liing u;:its per 2 '1-e i to provide cl:istcr housin? in zii:? nore cevc~s areas, and avoid development within steep slo areas and thc malor canyon separating this vi from Village D. e -15- 4) developed under the RDM-Q standards with a grc density of 4-10 dwelling units per acre. The intent here is to provide higher density deve ment adjacent to the community core discussed and in an area with relatively flat slope (approximately 8%) Village D is proposed to be reduced in size b- 10 acres because o€ the movement of the commu site to this area discussed below. recommending that the development type be either townhouses or flats (Stacked, single-lc units). Also, to assure the viability of the community core, staff is recommending that a minimum density of 7 dwellinq units per acre 1 Village D - Village D is proposed to be a Staff is $stablished. Village E - As discussed later, Staff is recommending that this area be expanded to the west to provide up to 20 acres of "Community Commercial" area. sistent with the General Plan and the Economic Impact Report. Village F - Village F is proposed to be dedicated as a 10 acre park site. expansion of Village E vould cause Village F to be relocated. As discussed later, Staff recommends moving Village F directly south encompassing 10 acres of proposed Village D Village G - Village G is proposed to be developed under R-I-7,500 standards uith a gross density of 0-4 dwellixg units per acre. Because of the rather steep average slope of this area (approximately 19%) and the major canyon running north-south through the middle of the property, staff is recommending that cluster housing be developed under R-l standards. tion to the conmunity core, staff again recommends a minimum number of dwelling units to be developed. This minimum is 75 dwelling units. It should be noted that most of Village G is currently under cultivation. If a satellite sewage treatment facility current1 being considered under separate cover is approved with requirements reclamation, it may become necessary to pre- serve this, as well as other agricultural 5) This is con- 6) The 0 7) (PUD) Because of this village's orienta- for waste water properties in the area. e -16- 8) Village H - Village H is proposed to be developed under R-1-20,000 standards with a gr density of 0-1.5 dwelling units per acre. Staff is recominending that the R-l-$ acre standard be used because the S, acre minimum ha been generally accepted as the standard consistent with the low density designation of the General Plan. This village area is also currently under cultivation and Village G. 0 reference is made to staff’s comment under 9) Village I - Comments under Village H are directly applicable to Village I. 20) Village J - Village J is proposed to be developed under XDM-Q standards with a gross density of 4-10 dwelling units per acre. Comments under Village G are directly applicable to Village J. The minimum number of dwelling units proposed is 104. 11. 11) Village K - Village R is proposed to be developed. under the RDN-Q standards at a gross density of 10-20 dwelling units per acrc because of its orientation to the community core and its relatively flat slope. Staff recommends again a minimum dwelling unil count in this area to assure the viability of the community core. The minimum is 214 dwelling units. Staff also recommends that development in Village I( be restricted to Commission rejected this suggestion due to lack of prior policy guidance. This is the highest density village proposed 0 12) Village L - Comments under Village D are directly applicable to Village L. The minimum number of dwelling units proposed is 170. ._ 13) Village M - CoIuments under Village A are applicable to Village M. 14) Village N - Village N is proposed to be dedicated to the City as a five-acre neighbor hood park site. 15) Village 0- Comments under Village G are direc applica5.i.c ta Vj.2.2.c;g;: 0. 3.6) Villagz p - viilz9c 13 is :p~spg:>~c’ to br. developed under the R-1-7,500 standard at 0 -17- a gross density of 0-4 dwelling units per acre. This is the largest village (115 acres) proposed in the Master Plan. Staff recommends that the westerly area of Village P, containing relatively steeper slopes than the easterly portion of Village P be develope( under the R-1 (PUD) standards. This would allow for cluster development. Staff recommends that this area be redesignated as Village P-1 and that the remainder of the are4 be designated as Village P-2. Village P-2 would then be developed as standard, detached single-family dwelling housing. 0 17) Village Q - Comments under Village C are directly applicable to Village Q. 18) Village R - Village R is proposed to be developed under €?-1-7,500 sta-ndards with a gross density of 0-4 dwelling units recommending the creation of a new Village out of Village R for a five-acre park reservation. Staff recorntends splitting Village R into Village 2-1, to be developed as standard, detached single family housing, and Village R-2 as a five acre park site on a reserved basis. per acre. As discussed later, staff is 0 19) Village S- Village S is a twenty-acre site proposed to be reserved for the future develcg ment of a. Junior High School. This site conforms to the requirements of the Carlsbad Unified School District. 20) Village T - Village T is proposed to be developed under R-1-7,500 standards with a gross density of 0-4. dwelling units per acre. single-family housing. This area will develop as standard, detached 21) Village U - Village U is proposed to be developed under R-1-1 acre standards with a gross density or' 0-1.5 dwelling units per acre. 22) Village V - Village V is proposed to be developed under R-1-7,500 standards with a gross density of 0-4 dwelling units per acre. Dcve!.op:nent vi11 be standard! I detached sinc;! c+ fami]..~7 hous j-lli:; , e -18- 23) Village W - Village W is proposed to be developed under R-1-10,000 standards with a gross density of 0-4 dwelling units per acre. Staff recommends that, because of the relative steep slopes (approximately 15%) , the area be developed under the R-l-+ acre standards. * 24) Village X - Comments under 'Village €1, except t no agricultural uses exist in this Village, ai directly applicable to Village X. 25) Village Y - Village Y is proposed to be dedicated as a five acre neighborhood park site. As discussed later, staff recommends moving Village Y to the north, encompassing five acres of proposed Village 2-2. 26) Village Z-1 - Comments under Village W are directly applicable to Village Z-1. 27) Village 2-2 - Comments under Village X, except that no agricultural uses exist in this Village, are directly applicable to Village 2-2. 28) Village 2-3 - Village 2-3 is an existing 150 foot SEIGLE transmission easement. Planning Commission and Staff recommend the - changes as outlined in the attached Exhibit D, dated 9/27/78. b. Community (Village) Concept - Throughout the text of the Master Plan, there is mention of such things as "community concept", "design concepts", "villages", ''variety of housing types" (equestrian estates", "apartnents" , townhomes" and zero lot line houses"), "high quality of living" and highly innovative and viable community''. Staff concurs that these are worthwhile concepts but is of the opinion that the Master Plan does not go far enough in establishing them. Where are the "equestrian estates" located? And the other "housing types"? What are the "design concepts" that yo beyond zoning? These items will be discussed later ir, Section N, Special Development Regulations. c. Community Core - The text of the Master Plan states that the "focal point of Lake Calavera Hi1.I-s will Se the Con:mv.nity Ccre I.ocated in sti1tc:s that the 'scozc: area w~.ll iirc5.ilde 2: business and professional service complex, retail shopping area, multi-family dwelling units and a 10-acre parkskte proposed for the Northeast Carlsbad Community Recreation {:]:;. yeoy.l:nphic cs:y+.<?r of the ~~~;L::~~;;<.~\,~ - . 11 7 I: a .I_ Center." However, the actual implementation tools offered in the Master Plan only provide for a 10-acre neighborhood commercial site zoned C-1-0, a 10-acre park site proposed to be dedicated to the City with no plans for improve- ment, and a 20+ acre site zoned RDN-() with a per acre. What controls should be there be, if any, that dictate whether the high density area is for apartments or condominiums? What has elderly" that is provided for in the existing Master Plan (MP-150)? Are 10 acres adequate for the General Plan designated "Cormunity Com- mercial" area? What provision has been made for the necessary future fire station? Or for "cultural amentities" such as a branch library? Staff is of the opinion that the 10-acre site proposed for -the conmercial area is not adequate. The General Plan designates this area as "Cormunity Com.ercia1". This suggests an area larger than 10 acres. Also, the economic report recommends more conmercial area, perhaps as much as 20-30 acres. The applicant does propose in the b:aster Plan to ''reserve" an additional 10 acres north of Elm Avenue but provides no method to ir;l.pJ.ement this reservation, Staff recornvends that there is a eefinite need for additional corilmercial area and furt.her recommends that the best location would be to the west of the proposed site, in the area presently proposed for the community park (Village F). from three different arterials and eliminates the cross-traffic that would be created by expzlnding the coxmercial area to the north of Elm Avenue. The existing Master Plan (&E)-150) also provides for a core area. Iiowever, there are some diiferences. The existing plan provides for a "Village Center" of 40-50 acres incluciing busine: and professional services, cultural amenities, housing for the elderly, apartments, open police, fire and health services. The existing plan states that sites for poiicc and fire service: would be donated. It also states that the specific a potential density of up to 20 dwelling units happened to the proposed "housing for the 0 This location provides access spaces and public safety facilities including - pl.an for L>;i 1::- I-l:;!i ude c,\,?- :: :,r ;! 1. fZpili.kics i p2'c, t3c;es 3:ct :: e center "FiC py provision for any of these amenities. -20- d. Additional staff recommendations include: 1. If zones or other ordinances are amended prior to development, the standards in effect at time of development shall apply unless otherwise modified by the Master * Plant The minimum increment of future development 2. (subdivision) review shall be each individual village. 3. Recommendation: Planning Commission and Staff recommend that further detail be included in the Master Plan to provide clear and concise tools for iniplementation. outlined in the attached Exhibit D, dated 9/27/78, be included to provide a clear description of the type of development to occur. Also, refer to Sections M and R for special development regulations. (Refer to Condition ?B-8 of Planning Commission Resolution No. 1481). Planning Commission and Staff further recommend that the commercial area, Village E, be expanded to the west to include the area presently shown as Village F. The park (Village E') would then he moved to the south and replace the westerly 10 acres of Village D. concurs with this relocation. -8 of the Planning Commission Resolution No. 1481). Staff reconmends that the description of the community core provide for amenities such as housing for the elderly, land for public safety facilities and cultural amenities. Also, the high density area to the north of Elm Avenue should be restricted to apartments as opposed to condominiums. However, because of the absence of a city-wide policy orl these matters, the Planning Commission opted not to includc such require- ments. M. Economic Impact (Text) A listing of each village area, as The Parks and Recreation Department (Refer to Condition #B e (Refer to Section I11 of this Staff report). 1. Requirement: Section 21,38,060(2) (B) of the CMC requires a "land use and Public: Facility Economic Impact Report that contains the follows: a. Justification for the proportions of the various land uses based on the projected population and acceptable marketing or planning techniques. 12. on the ability oi the City and othcr govc~rnmonizl c : quasi-pubiic agencies to provide necessary service;. Projected fisc2.l irnnacts the devciopiacnt wS 11 ;.TT,'C e -21- This report shall include the approximate cost of dwelling units, anticipated land and sales taxes to the City, and costs of necessary public services. The report shall be prepared by an economic consultant independent of the applicant but at the applicant I s expense." The Naster Plan is accompanied by such a report entitled "Lake Calavera Hills Cost-Revenue Analysis--Summary Report". a 2. Analysis: The original report was completed in October, 1977. Because of the subsequent voter approval of Proposition 13, an addendum report was prepared to update the findings of the original report. Although staff would offer some caution over certain terminologies used in the report, we do feel the reports meet the requirement of the Code and are basically sound in their conclusion. The summary conclusions of the Proposition 13 supplement are rather succinct. The basic con- clusions are as follows! a. A mid-range estimate for build-out is approximately 10 years. However, actual absorption could occur in a 5 to 15 year period. The proposed project a-ppears to be feasible in terms of market evaluation. b. LCH will have no iinFact on sanitation and water service because of the capability of the service operations to obtain adequate revenues through service charges and. hook-up fees. c. Although Proposition 13 will have a major impact on the school district, LCH, as proposed, will not add to that impact. Staff has kept in constant touch with the Carlsbad Unified School District and the super- intendent assures us tha-t the agreeinent they have be adequate school facilities concurrent with any need created by LCH. d. Revenues generated by LCH will cover all of the "variable" costs directly attributable to the developme: but will not cover all costs, if administration and certain other somewhat ''fixed''costs keep pace percentagl wise with their "variable" counterparts. Prior to Proposition 13, revenues expected to be generated by LCH were projected to cover all "variable" costs and approximat.ely 50% of the ''fixed" costs. After Proposition 1.3, it is projected that expecred re~cn~.!~~ will. still covcr all of the assignedl'varinbie" cc,:-;<:::: ., but will aow only cDver aSou-t 13% of the "fixed." cc I._ .-. L_-, -,.: * These estimates are made without any considerations for possible revenue increases or cost reducti.ons 0 with the applicant assures that there will 0 -22- the City Council may implement. It should be noted tha virtually all residential areas are subsidized to some extent. Usually this subsidy comes from surplus revenues generated by commercial and industrial land uses. In terms of general impact, the basic question is whether the City should require full cost recovery of partial subsidization, or required soiw kind of payment to reduce the level of subsidy currently envisioned subsequent to Proposition 13. e. The development and maintenance of the proposed parks for LCH, if existing City policy is utilized, wou: have an adverse financial impact on the City. f. Because of the significantly reduced homeowner property taxes, future homeowners can better afford the 0 from residentia.1 developments, continue past practices imposition of greater user and capital charges- 3. Recomnendation: Planning Commission and Staff are of the opinion that the question of whether or not to require full cost recovery from residential developments is a policy decision to be decided by the City Council. Staff again would note that costs and revenues attributable to-residential development are difficult to project with any degree of certainty. We noted the well established subsidization of residential areas by comnercial and industrial land uses (the ba1ar:ccd cormunity concept) . Obviously, the residents of those residential areas contribute to those subsidies in the way of additional sales tax, gas tax, federal revenue sharing, etc. Planning decision the City Council makes, it be applied to the entire City under a comprehensive program. In terms of park development, the Planning Commission and staff recommend that the proposed park sites be improved as a developer requirement in conjunction with adjoining development. This would off-set the identified impact of park development and also provide a usable area to nearby residents. (Refer to Condition #B-13 of Planning Commission Resolution No. 1481). 0 ConlmissiGn and staff reconmnd that whatever policy N. Special Development Regulations (Text) 1. Requirement: Section 21.38.060(2) (C) of the CMC requires a statemefit of "special development replati-ons , including any modi-fication of zont3 desiynaticn reyulaticns. '1 discussion on this nia'iter on Page 23 arid related discussions on pages 28, 29, 31 and 33. The ?.fa,s-trr Plan cont-liz-s a -23- 2. Analysis: Villages C, D, J, K, L and Q are proposed to be developed to the I'RD-M" Zone standards with the additional requirement of a 'site development plan as part of the 'IQ" overlay. Village E, the commercial site, is also proposed to be developed under a site development plan. Village 0 is proposed to be developed under the R-1-6,000 (PUD) standards. No other special developrncnt regulations are included in the Master Plan in an implementable form. As mentioned earlier, th.e text suggests special regulations for such things as equestrian estates and zero lot line houses, but does not establish them nor identify where they could be applied. Staff is of the opinion that the inclusion of such special regulations is what could set the LC3 comnunity apart from a typical development utilizing straight zoning regulations. a 3. Recommendation: Planning Commission and staff recomrilenl that the recommendations contained under the land use discussion be included in the Master Plan to provi.de guidelines for the futu.re Zevelopment of the various villages. These standards can be itemized for each village within the listing suggested in Sectior L above. 0. Public FacFlities (Text) f. Rec;u.i.rement: -- Secti.on 21.38.060 (2) (d) of t.he C!i!C requirt -. 0 "a program to neet the needs for parks, schools, and otl public facilities based on the anticipated population oj the community and the timing 05 its development," The Master Plan contains discussion of these matters on pagc 65, 66, 68 and 70. 2. Analysis: For ease of discussion, each public facility is listed and analyzed separztely as follows: a. Streets - the LCM property is crossed by three arterials proposed in the Circulation Element of the General Plan. These include two secondary arterials, Elm and Tamarack Aveilues ,with 84 feet of rj-ght-of-way (ROW) and one major arterial, College Boulevard, with 102 feet of ROW. The cross-sections for these arterial: shown on page 38 of the Master Pl.an are slightly in error as are the sections for local streets on page 39. Also, reference in the text to a 10% maximum sl.ope on the arterials is Rot consistent with the City standard of 78 maximum. Locai streets that are proposed to contain bikelanes will have to have 68 feet of !?OW rather than Gc) feet. 102 feet of right-of-way shall hs provided for Elrn .&vi3n:-ie be'i-.ween Tanz.rzcl= and (3 -. a provision fior necessary on and off-site trrafyfic sj.gnals shall be provide2 in the Master Plan. . .. because of tk:e hea~:,~ ~r;tffic that is ~~ti~ir);~-ted s :. : >.,:,-. ! 0 -24- b. Water - Almost all of the LCH property is served by the Carlsbad Municipal V?nter District (CMWD). A small portion in the northwest area of the pr3,perty is within the City's service area. This area is located in phase three of the project and both the Public Works Director and the wqineer for CMWD feel that the servicl line should be moved to the LCL northerly property line applicant has been cooperating with CPWD in the iraplae tation of the Tri-Agencies Pipeline and funded a master study fcr water services in the northeast area of the City. There are plan; for an additional five million gallon reservoir zdjacent to the Existing one million gallon tank in the north-central portion of the property. CHWD assures us that adequate water service will be available concurrent with need. c. Sewer - The proposed! waste water reclamation facility discussed throuqhout the Master Plan is not a consideration at this tine. This issue is being discussed and studied LS a separate item and all refere in the Master Plan shall be deleted. Since the questio of sewer availability has received so much attention in the past year, this particular analysis will refrain Plan at this time should anticipate sewage treatment at the Encina Treztment Facility, when and if capacity becomes available. d. Solid Waste - Coast Waste Management will provide service to the LCH corm-unity. No specific problems are anticipated. e. Gas and Electric - San Diego Gas and. Electric Company has submitted a letter suggesting that the Nast Plan adequately projects the demands for gas and electricity and that these demands are within the company's service capabilities. f. Schools - The applicant is proposinq to "reserve" two 10 ccre elementary school sites and one 20 acre junior high school site. The applicant also has entered into an agreement with the Czrlsbad Unified School District to provide assistance in acquiring future facilities. As mentioned under the economic discussion above, the district superintendent has assured us that there will be adequate facilities con- current with need. g. Public Transit - The North County Transit District will serve this area. Future routing and transit stop needs cannot be projected at this the. I~OX,~'CVQT-, "3 provision should be incluiied to ~pqcitx-? ccm:,crati; - this district needs as devel0l;:sent occurs. 0 Neither feels this is a significant pmblern. The from further discussion, Review of the proposed Master 0 e -25- h. Flood Control - No specific problems are anticipate drain facilities. i Police Services - The Police Chief indicates that Phase I will probably require the addition of approximat two police officers, one patrol vehicle and assisting administrative support. Phases I1 and I11 would probabl require similar additioils. No need for a branch facilit on-site is anticipated. j. Fire Services - The Fire Chief indicates the ultimz need to locate a fire station on the site, probably wit1 the village core area. He envisions the need for approximately one-half acre of land for this purpose. k. Library Services - There is the potential need for a branch library at full development. 1. Parks - Discussion on parks is contained under the above sections on land use and economic impact. The proposed timing of park dedication is included under Section Q , Phasing. in regards to flood control and the provision for storm 8 3. -I_-- Recommendation: __-_____ Planning Commission and staff recommenc the blaster Plan reflect the above modifications for streets. (Refer to conditions $B-9, B-10 and I3-11 of PI Resolution No. 1481) Also, a5 noted in earlier seckions, all reference to the proposed waste water reclamation facility shall be deleted. Staff also recommends the requirement for the dedication of land (up to one acre) in the core area for public facilities such as a fire station and/or a branch library. (Refer to Section 111 of this staff report) The Planning Commission, due to a lack of City policy, opted to only recommend that the one acre be reserved for 10 years pending City acquisition. condition #B-12 of Planning Commission Resolution No. 1L e (Refer to P. Private Maintenance (Text) 1. Requirement: Section 21.38.060(2) (E) of the CMC requirf a statement of the "method to be employed for the maintenance of commonly held private land such as open space, recreation areas, street and parking areas. Some possible methods, depending on the circumstances, are maintenance by developer, homeowners association, maintenance district, or City. The Master Plan contain, discussion of this matter on pages 49, 50, 51, 52, 53 arid 54 and related dj-scussion on pages 40 and 41, -26- 0 2. Analysis: The Master Plan contains a proposal to establish an open space maintenance district pursuant to the Improvement Act of 1911. No method is suggested maintenance of private streets, recreational vehicle City to only accept public maintenance district if no other method is feasible. (Refer to City Council Polici No. 23, attached as Appendix B) It is also the policy of the City, and suggested in the proposed Master Plan, that it is essential to minimize the need for extensive maintenance of open space by preserving the existing natural vegetation wherever possible and by planting self-sustaining vegetation in newly landscaped areas. ., storage areas, etc. It is the current policy of the The Master Plan contains recommendations for landscapin( that were developed in a separate report prepared by the Peridlan Group for the applicant. The various drawings in the ?:aster Plan (Exhibit a-x) arid corresponc text are taken directly from the referenced Peridian Report. 3. - Recommendation: Planning Commission and staff recommenc that the “landscape open area plan”, covered later in this report, minimize the need for extensive maintenancr The major area of discussion at the Plznning Commission the various parks anc open spaces propsed in the Maste Plan. To assist the Pianning Commission, staff prepare( a memo (attached as Appendix D) that defined the different areas under discussion and presented staff’s recommendation for thz improvement and maintenance of each area. After deliberation, the Planning Commission made the following recommendations. a. Public Darks - ImFrovements within the public park ( Villages F, N and Y) would be provided as a developer requirement per item C on page 3 of staff’s memorandum dated October 12, 1978. Maintenance would be provided by the City. (Refer to condition #B--13 of Planning Commission Resolution No. 1481) On Noverrber 8, 1978, the Planning Commission reconsider condition #13 at the request of the applicant. The applicant proposes to dedicate the twenty acres of park as a condition of the Haster Plan (not to satisfy the conditions of the City’s park dedication ordinance). The improvements to the parks would then be provided by the developer/landowner of the first adjoining developm Each of the subdivisions would then pay park-in-lieu fe to satisfy the City’s park ordinance and the fees would be used to reimburse the developer/landowncr who put in the improvcrne~ts - The Planning Commission, 517 minuke rr,otion, recoimended acceptance of suzh a l,--( ,: 0 m -27- . Staff recommended that the financial concerns be worked out privately between the landowner and developer and no park-in-lieu fees be collected or reimbursement aqree- ment with the City be utilized. (Refer to Section I11 of the staff report) b. Pri-vate Parks - Private parks would be improved as a requirement of the developer of each village including such a facility. Maintenance would be providc by a homeowner's association. of Planning Commission Resolution No. 1481) c, Public Open Space - Improvements to the public open space identified on Exhibit C, dated 9/27/78, would be provided as a developer requirement per the schedule outlined on Exhibit E, dated 9/27/78. Maintenance would be provided by a maintenance district formed under the 1911 Act (proposed by the applicant). (Refer to Sectior I11 of this staff report and condition #B-14 of Plannin! Conimission Resolution No. 1481) d. Private Open Space - Improvements to the private open space identified on Exhibit C, dated 9/27/78 ,would be provided as a developer requirement per the schedule< outlined on Exhibit E, dated 9/27/78. Other private op space would be improved as a requirement of the developt each village containing such open space. Maintenance 0: the private open space shown on Exhibit C would be prov. by a maintenance district formed under the 1911 Act. TI maintenance of all other private open space would be provided by a honeowner's association. (Refer to condition #B-15 of Planning Commission Resolution No. 1, e. Common areas - Cormon areas would be improved as a requirement of the developer of each village including such comnon areas. Maintenance would be provided by a homeowner's association. (Refer to condition #B-15 of Planning Commission Resolution No. 1481) 8 (Refer to condition #B-lE e Q. Phasing -- (Text) 1.. Requi.rement: Section 21.38.060 (2) (I?) of the CMC requir a "pha.sing schedule indicating the timing for each 'section of the development, what public facilities, ope space, recreation facilities or amenities will be provi with each phase r I' The Master Plan contains discussion on these matters on pages 21, 69, 71, 73 and 75 and related discussion on pages 25, 26, 27, 28 and 29. 2. Analysis: ----- Only three phases are specifically establis? within the Master Plan. Some tentative dates for each Of th?? vi-llages are suggested but not estzblislied, T:?i fact p~ini:s out thE major question ri.gar6.il1g tb:? 0 J:~q!j.r<?rr'lent in the P-C Zone. That is, is phasing -28- meant to estimate future development or should it .establish timing of development as a requirement? Staff is of the opinion that this is a poli'cy question. existing Master Plan (PM-150) contains eleven phases wil the requirement that each phase be completed prior to the issuance of building permits for the next phase. TI are also conditions establishing when parks are to be dedicated and arterial streets extended, This proposed Master Plan does not coiitain specifics on these matters, Some flexibility is necessary and desirable but phasing of certain public improvements must be established at this time to avoid future confusion. Staff does concur with the proposed Plaster Plan that the improvements to be identified include school sites, park sites and arterial streets. Staff also recommends that the timiry of other public facilities, such as fire stations and libraries, be addressed as well as the timing of privatf open space improvements. The discussion of buj-ldout in the proposed Master Plan is of interest but not necessary. The e 3. Recamnendation: Planning Commission and staff recomenc the improvements mentioned above be clearly identified in the Master Plan 2nd their timing be linked to a set number of units or a particular village, as established the attz-ched Exhibit E, dated 9/27/73. Reference to specific dates should be eliminated unless the City Council wishes to establish minimum timing of developmex Staff would note that any phasing adopted as part of th: Master Plan could be su2ercedcd by regional mandates su( as the 208 Program or the Air Quality Maintenance Progr; (Refer to condition fB-16 of Planning Cominission Resolui No. 1481) 0 R. Special. Requirements (Text) 1. Requirement: Section 21.38.060(2) (G) of the CXC requirt the inclusion of "special requirements as requested by the applicant or required by the City Council which may include, but are not limited to, any of the matters which may %e regulated by Specific Plan pursuant to Secti.on 65451 of the Government Code." The P4aster Plan contains discussion on these matters on pages 14, 15, 19, 20, 34, 55-64 and 82-86. 2. Analysis: The Master Plan contains suggestions for -- the following: a. Grading Concepts b. ArchitcctEral I.:evicw c Street P!xiinrj Poiii=y d.. Slope design e. Equestrian facilities f. Noise attenuation h. RV storage a g. Fire control qn . However, no implementation methods have been provided. Staff recommends that a11 of these matters be included in the Master Plan and expanded upon and/or clarified. 0 3. Recommendation: Staff and the Planning Commission recommend the following modifications. a. Grading Concepts - Staff and the Planning Commissic recommend that maximum slopes be 2:1, and no balancing or xovement ofdirt be allcwed between villages sepax-atet by one of the arterials once that street has been improved.. (Refer to condition #B-17 of Planning C0mmi.s: Resolution No. 14 81) b. Architectural Review and Street Naming - The will not, and should not I require City participation. Staff and the Planning Conmission recomiiend that the prc responsibilities of such a cormittee involving City-rev: items, including street naming and setbacks only be mor( restrictive than the minimum allowed by the City and the cormittee ' s approval on building p1.an.s be obtained prior to review by the City. Also, the CC & Rs be set up so no amendxents to them could occur without the City's approval. and the City would have the power to selectively enforce the CC si Rs if the Council determine such enforcement would be in the public int-erest. (Ref( to conditions $B-18 and #:B-19 of Planning Commission Re! No. 1481). c. Slope Design, Equestrian Facilities, Noise Atten- uation and Fire Control - These matters are contained w. the aforementioned report prepared by the Peridian Grou! have been included wiihin the Master Plan. Staff and t' Planning Commission recornlend that the exhibits in the Master Plan (exhibit "i~" and "f" through "x") be incor- porated as star,darc?s in the Master Plan ani. design criteria, acceptable to the Planning Di-rector, be inclui (Refer to condition $B-20, 21, 22 and 23 of Planning Commission Resolution No. 1481) d. RV Storage - As mentioned earlier, this subject ne1 to be addressed in mGre apecific terms in the Master Plan. Staff ar-d the Planning -Commission recommend that a minimum of two acres within the Community Core be provided for RV storage. (Refer to condition #B-24 of Planning Commission Resolution No. 1481) proposed "Architectural Advisory and Control Committee" 0 S. Mitigation Measures (Text) .rem?nt: Secltiori %1.3f3.060/2) (Wj cf the CNC r f Sic !'r:ea;si3.i-es 'io be used to Ini-t-.i.g;it.a adverse environr:entai inpct as notcd in the c?doptc;ci Environmental Impact Report for the project. " The 0 -30- Master Plan contains discussion on this matter on pages 9-13. 0 2. Analysis: The blaster Plan contains the "Sumnary and Analysis" section out of the draft EIR for this project. Some of the mitigation measures in the draft EIR were modified in the final EIR. 3. Recommendation: The Master Plan need only contain the mitigatj.on neasures accepted in the final EIR. Staf- and the Planning Commission recommend that some of these measures be reworded as conditions and estciblish who has the responsibility of implementing them. These mitigati measures hzve been included as recommended conditions of approval. (Refer to conditions #B-25, 26, 27, 28 and 29 of Planning Coilmission Resolution No. 1481) T. Landscape Plan 1. ---- Reauirement: Section 21.38.060(3) of the CPrC requires ''a landscape open area plan that includes all open spsces as required by this chapter and all other such areas proposed for the development. This plan shall include a graphic indicating areas to be land-scaped, left natural, used as recreation, open space and bike or pedestricn \Jays. In ciddition, the plan shall includt the proposed ovmership and who shall have the respon- sibility for the maintenance or' the various types of opt areas". The Master Plan contains discussion on these matters on pages 42-48 and 87-95. 0 2. Analysis: Again, the llaster Plan utilizes material fro the aforementioned report by the Peridian Group. 3. Reconmendation: Planning Commission and staff recomer the following : a. EstA2l.ish design criteria for the equestrian and pedestrian trails. b. Maximum grade of a bikeway shall be 7%. c. Design criteria for special facilities along the trails such as "reststops" shall be established. d. A width of the open space corridors shall be alio to deviate plus or minus ten percent with a minimum wi of 20 feet. e. ?A clear desiqnation of r7hat a~eas will Se ci -: for public use shall be made. (Refer to conditions #B-4, 22, 30 and 31 of Planning Commission Resolution No. 1481) a U. Sign Program 1. Requirement: Section 21.38.060(4) of the CMC requires "a Community Identification Sign Program that, in addition to signs otherwise permitted, the Master Plan area will show community entrance signs, directional si( include the following: a. Graphic representation of design motif, b. Location of permanent community entrance, directioi and information signs, c. Type, number and dimensions of temporary informatit and directional signs that will be used during develop- ment only, d. Special sign program for the commercial and indus- trial portion of the conmunity including standards for development based on sign area footage per lineal foot, face of building and sign. height maximums. A Community Identification Sign Program is in addition e and temporary informational signs. The program may ' to those signs permitted in Chapter 21.41, but in no ca may the sigii program exceed that allowed for comiwiity idenkity siqns in Cahpter 21.41. If no Community Identification Sign Program is desired, the Master Plan text shall so hdicate. The Master Plan contains discussion on these matters on pages 76-i9. 0 2. Analysis: The limitation to the sign program reference in Chapter 21.41 reads as follows: "21.41.0'75 Additional Community Identity and Freestanding Siqs (a) In addition to all other signs permitted by this chapter, property within the houndari of 2 planned community, specific plan or planned unit development or ani7 amendments thereto. The aggregate s for any one development shall not exceed a total of one hundred square feet, or exceed fifteen. feet in height. program may be granted by the Planning Commission if it is determined such amendments are consistent with the overall objectives of the plan. Basically, these provisions would only limit the aggregate sign area of all signs in the Community Identity Sign Program for ZCfI to 2,584 square feet, rcc; no i.ndividual sign t~ be l2rger than 1.50 squ~.rc f arid. restrict the iisight. of any .sign to .i.3 feet ?c:31 p.rog~--cim o2:kliReC in thc l?aster Plan would comply with all of these minimum regulations. However, it is also area of all signs in a cormunity identity sign program .- Amendments to an approved comrr,unity identity sign -, "I 0 -32- staff’s opinion that the proposed program is incon- sistent with the rest of the Master Plan and with good design principles in general. First of all, the design motif for the entrance signs 1.ooks like a billbo Secor,dly , perinanent directional signs could be establis similar to those now used in Lomas Santa Fe and La Cost Basically, these areas utilize four-sided pylons at ma.jor street intersections with simply the name of the development and an arrow pointing to the appropriate direction. Finally the proposal for temporary, or sales, signs is much too excessive. The size (up to 3 x 5 feet) appezrs quite large for t1ii.s type of sign, spacing of 100 yards seems much too close, and allowing up to 25 signs per subdivision seems much too excessive Also, the use of flags at sales and marketing areas is not appropriate. The Master Plan does not suggest ar special. treatment to signs in the corrunercial area. 3. Recommen.dation: Planning Commission and staff recornen( e the following revisions to the sign program: a. The design motif of the four entrance signs shall utilize wood and indigenous rock as major components. Also the entrance signs shall be incorporated with wall: expected for sound attenuation at the four entrances int the community. b. The permment directional signs shall utilize wood and indigenous rock as major components. c. Temporary directional signs for sales programs shal be 1.imi.ted solely by Chapter 21.41 of the Carlsbad Municipal Code. Basically, this would restrict off-site signs, allow up to 100 square feet of sign at each major entrance to a subdivision, and allow a 25 square foot si at the sales office. For off-site directions, the name of the new subdivision may be put on the permanent direc tional signs. (Refer to condition #B-32 of Planning Commission Resolution No. 1481) e V. Intent and Purpose 1. Requ3reme.nt: Section 21.38.010 states that “the intent -- and purpose of the P-C, Planned Community Zone, is to: a. Provide a method for and to encourage the orderly implementation of the General Plan and any applicable Specific Plans by the comprehensive planning and develop ment of large tracts of land under unified ownership or developmental control, so that the entire tract will be developed in accord with an a-dopted Master Plan to provide an environment of stable and desirable character b. Provide a flexible regulatory proce2\1,rc to ey-~~(:’:~j:;~~;~ involving a mixture of residential densities and housing cyeakive and imaginative planning of coordiilated CU~TEXGII~. ~ a -33- types, open space, community facilities, both public and private and, where appropriate, commercial and indus 0 trial areas; c. Allow for the coordination of planning efforts betw developer and City to provide for the orderly developmen of all necessary public facilities to insure their availability concurrent with need; d. Provide a framework for the phased development of an approved master planned area to provide some assurance to the developer that later development will 1: acceptable to the City provided such plans are in accordance with the approved Planned Community Master PI 2. Analysis: - The Master Plan clearly melets subsection ''a" lisked above. However, the intent of subsecti.on "b" ha: been missec?. A possible way of looking at this intent would be by asking the question, what is provided €or tl. goes beyond development that could occur under the zonir stand-ards proposed for each village? The process laid out before the City a.+ this time complies with the inter of su.bsectj_on 'IC''. In other words, the process of coordination between the applicant, the City, and other service agencies, plus the implementation of the phasln? that has been suggested, will assure that necessary pub: facilities will be avaiLeSle concurrent isith need. Finally, the statements made on page 1 of the Master Plan are a contrafiiction to the intent of sub- section "d" and they are in error. The wording pre- sented was Aeveloped under the old P-C Zone requirement! that ir.clud.ed Specific Plans and subdivision maps as later discretionary approvals necessary prior to develol ment. However, the present P-C Zone, while requiring a much more complete and comprehensive Master Plan than needed before, also gives much stronger assurances to the applicant as to what will be acceptable to the City in the future. That is why it is very important to create a viable docurnent at this time and not leave iinp tant declsiom until later. @ 3. Recornmendation: Planning ComTission and staff rEcomTnen that if all, or most, of the recommendations made throu out this discussion were to be implemented into the Master Plan, that docuinent would meet the intent and purposes of the P-C zone and guide the future developme of a truly cre2,tive and imaginative community. 111. RECOMMENDATION @ A. he PIZ.~IR~.~.I~ mi. z ... s Lon * rscc; ends a.p:>rovz.l uf 35P-1 qp subject to k 0 ;i 2 1 t 3.0 I2 :j -'- 0 j_ i2,;provc; I sxtl inc2 in i No. 1481. Besides the conditions idenLified in Seci-.ic:i ~i ._ . . -34- of this Staff Report, the Resolution includes two standard conditions of approval (#~-39 and 34) , three conditions deal: with.the present lack of sewer availability (#B-35, 36 and 3- one condition regarding procedures if a sewage treatment faci ty is subsequently built within the area of the >Taster Plan (#B-38), azd two conditions suggested by the applicant and accepted by the Planning Com,ission (#B-39 and 40). e B. Staff concurs with the Planning Commission in recommending approval of MP-150 (A), with the exception of those conditions listed below which were either rriodified or deleted by the Planning Commission. The following conditions were modified by the Planning Commission: 1. One acre of land within new Village E-2 shall be offered for dedication to the City for public facility uses. Said offer shall include a provision that if it is determine( by the City that the site for public purposes is not necessa- the area shzll be ailowed to develop privately. (Refer to condition #-17 of Planning Commission Resolution No. 1481) 2. Village R-2 shall be offered. for dedication for park purposes a";. tine of recordation of the subdivision map that includes the park area. If the City determines that the sit( is not necessary for p6.rk purpsses,. the underlying zoning development standards for Village R-2 shall change from 0-S to Note #4 of Exhibit D attached to Planiiing Comiiiission : -- (CUP) to R-1 (PLID) and allowed to develop privately. (Refer e Resoluti.cn No. 1481) 3. The ir,tent o€ Villa9-e E-2 is to provide adequate area fc "Community Corraercial" development at some later date if it is determined by the City that such additional area is necessary. Therefore, Conditional Use Perinits for resident? developnient in Village E-2 will not be accepted by the City during a ten (10) year period following the recordation of t subdivision map that includes Village E-2. (Refer to Note f of Exhibit D attached to Planning Commission Resolution No. 4. Public Open Space. Staff recornmends that public open s areas be improved as a deveioper requirement. The areas wou then be "offered for dedicztion" to the City. Pending accep said offer of dedication, the areas would be maintained by a homeowner's association. Once the City was ready to incorpo these areas into a City-wide program, they would accept the offer of dedication and take over the maintenance of the areas. (Refer to condition #/B-39 of Planning Commission Resolution No. 1481) 5. Private Open Space. Staff recommends that private open space areas be inproved as a developer requirement and maint of Planning Co:,-i.;niss;rdn i&sols+-~c:i Xs. 1481) Tlhe following conditions were recommended by Staff c but deleted by the Planning Commission because of the lack of City Policy. bj a ha:nrowner's as:23ciation. (~cf,r t.0 conditiofi 33-39 - 0 -35- 1.. Development of Village K shall be limited to rental apartments. 2. Prior to City approval of Villages E-2, K or L, the applicant shall submit a program to provide low-income housing and housing for the elderly to the satisfaction of the City. The requirement for apartments currently exists in MP-150(A) Staff would suggest that the mention in the proposed Master Plan of a "variety of housing types" implies the inclusicn of apartment units. In fact, the Plaster Plan text mentions the inclusion of apartments. Staff is of the opinion that without a condition for apartments, there would be nothing to assure their availability. Such a condition might also clarify future condominium requests by identifying those vi1 where there is no restriction. Neither the applicant nor th Planning Commission seemed to object to this condition, they questioned the propriety of the condition without City polic There is also a requirement for housing for the elderly in the existing MP-150. The original submittal for this amendm has been dropped from the final. document. The Planning Comm felt this to be a worthwhile condition, but was reluctant to include it without further City policy on the matter. Subsequent to Planning Corrrnission action on this matter, sta has received further input frc;m the City Attorney on this matter. The following issues should be resolved prior to final action 011 this application: 1. Recommended condition of approval "A" of Planning Commission Resolction No. 1481 (affecting Villag-es A and B) does not include a provision for the improvements within the open space corridor per the recommendatons of this Master Plan. Staff recornmends that a second paragraph be added to this condition to read as follows: e ;ncluded mention of housing for the elderly, but such wordin (I) C. "2. All of the required improvements identified in the Master Plan 150(A), including equestrian and pedestrian trai bikelanes, possible underpass, landscaping, slope and noise attenuation, shall be accomplished to the issuance of occupancy permits within the developrrient - " 2. The proposed phasing schedule (Exhibit E, dated 9/27/78) and condition #16 need further information to clarify who has the responsibility of providing the vario public facilities and improvements ,what the improvements are and when they will be accomplished. Staff recommends that E E be expanded to xake these clarification:; withh t2-i~ revS.sc: &ki~t.ei- I'l.3.n 3. The proposed method of processiny the revised blaster Plan as recommended by condition U might be improper and lea to problems in the future. Staff recommends that condition a -36- be modified as follcws: Prior to the final processing of any other villages, the Master Plan, labeled Exhibit A-1, dated 3/10/78, shall be revised by City staff with the assistance of the applicant, to comply wit the following conditions. Said revised plan shall be returned to the City Council withS-n 90 days of the approval of this matter by the City Council for revicw. This review shall be for the sole purpose of evaluating the revised Master Plan in terms of compliance with the conditions contained herein. No public testi timony is necessary to accomplish their purpose. New iterris, not covered in the following conditions, shall not be considered at t meeting. If the City Council determines that the revised Master Plan does not comply with the conditions stated herein, they shal identify what subjects are incomplete and return the matter to st for further input. return the conpleted docunent to the City Council within 30 days * I' e "B. shall be taken at this meeting unless the Mayor determines suck t Staff shall make the necessary modifications 4. The City Attorney has recommended the in.piementation of formal "parks agreement" between the City and the landowner to ca-rry out the requirements of conditions 13 and 14. This recommendation appears even rr,ore critical if the Planning Commission's recommendation for a reinbursement agreement is accepted by the Council. e e -37- FINDINGS Staff and the Planning Commission recommend that if the Mastei Plan is modified as outlined herein, the findings required by Section 21.38.110 of the CNC can be made as follows: A. The proposed development as described by the Master Plan -_I_ a’’- is consistent with the provisions of tne General Plan B any applicable Specific Plans. B. Although all necessary public facilities may not be avai able at this tine, their availability, concurrent with tl need, has been assured through the conditions of approva and adequate provisions have been provided to implement those portions of the Capital Improvement Program applic, to the subject property. C. The residential and open space portions of the community will constitute an environment of sustained desirability and stability; and that it will be in harmony with or provide compatible variety to the character of the surrol in area, and that the sites propozed for public facilitic such as schools, playgrounds and parks, are adequate to serve the anticipated population and appear acceptable tc the public authorities having jurisdiction thereof. D. The proposed comiercial use will be appropriate in area, location and overall design to the purpose intended; tha the design and! development standards are such as to crea an environment of scstained desirability and stability; that such development will meet performance standards es tablj-shed by Title 21 of the Carlsbad Municipal Code; E. In the case of instltutional, recreational, and other 0 similar nonresidential uses, that such development will appropriate in area, location and overall planning to th purpose proposed, ana that surrounding areas are protect from any adverse effects from such development; P. That the streets and thoroughfares proposed are suitable and adequate to carry the anticipated traffic thereon; That any proposed commercial development can be justifie adequate commercial facilities of the types needed at su location proposed; G. economically at the location proposed and wi1.1 provide H. That the area surrounding said development is or can be planned and zoned in coordination and substantial compat bility with said development; .. f .I Appropriate rccilsures arc ;3ropoc’ed to m1-’:1i::4c ;:~7y c environmental impact as noted i?: triz aGoptcc: Lnviro Impact Report for the project. * -38- APPENDIX The following documents are attached for reference: A. Chapter 21.38 of the Carlsbad Municipal Code (Planned E. City Council Policy No. 23 (Open Space Maintenance). C. Copies of letters from various public agencies and City D, Memorandum entitled "Methods for improvement and -- 8 v- Community Zone). departments. Maintenance" , dated October 12, 19'78. E. Planning Commission Resolution No. 1481, with Exhibits A, B, C, D and E, dated September 27, 1978. F. Planning Coriission Minutes of September 27, October 4, 12, and 19, 1978. IV. EXHIBITS A. The official exhibits that accompany this report include the following: 1. "Lake Calavera Hills Master Plan Amendment'' , dated March 10, 1978, prepared by Lake Calavera Hills 0 t Associates. 2. "Lake Calavera Hills Cost-Revenue AnLlysis--Summary Report", dated October, 1977, prepared by Levander, Partridge and Anderson, Inc. 3. "Lake Calavera Hills Cost-Revenue Analysis--Proposit 12 Supplement, dated August, 1978, prepared by the Levander Company, Inc. 4. Memorandum from Levander, dated September 28, 1978. B. Reference is also made to the followhg docurnents, on fi in the Carlsbad Planning Department arid City Library: 1. "Lake Calavera Hills Parks and Open Space Element", dated September 19, 1977, prepared by the Peridian C 2. "EIR-403", dated June 26, 1978, prepared by the Carlsbad Planning Department. "Lake Calavera !-Iil.ls-Cost Revenue Analysis-Technical supp~ c;;:cnt" I da;:cd Oc-kohr I 1977 d Fi:czctred b-y - Levniider , partgrldgc ac6 Andnxzon, I:nc 3, 8 4 , "Lake Calavera Hills Technical Su.pplement to Master Plan Amendment" (No date), compiled by Lake Calaver; Hills Iissociates. 21'. 38.01 -Qq /-$ /Q [ -a\! t,. 8, 9Q.C A T-1 Y"4 a 4 Chapter 21.38 4- . e. P--C PLAV1JED COFIMUNITY ZONE" Scct ions ; --I-- I I 21,38.01_0 Inkcnt and purpcse. 21.323.020 Pemikted uses 2nd structures. 21.38.030 Gencraf provisions. 21.38.040 Master plan required. 23.. .38.050 Application. 21.38.060 Contents of master plan. 21.38.C70 Exception to master plan. 21.38 -080 Prefiliny procedure. 21.38.090 Planning director's dinties, 21.36.?_00 Plaming cornnission duties. 21.38.118 City council action. 21.38 c J-2Q 21.38.1.30 Txplementation of master pian. 21.38.1.40 A2di.tic.nal standaxds. 21,38.150 .I men23en.t of master plan. Undeveloped zreas of existing planned: coml~ ties. 21.36 * 01.8 Ipt-nt 3116 pu?rmse. !?hie intent and purposc (1) Prcivlde a ncthod for md to eac:oul-zge t!ie orderll mpleme~t;1tio11 02 the general j?lan z.nd aliy app%icable speci 2.c pI.aa:; by thc ccmprehensive plc?niari~s and devclQl>T.Iei?,t of . large tracts of 1x2 mder unified G7:nexshj.p or developnent control sa that the cztire tract will be developed Zri ZCCOL stilb3-2 imii dzsirabic character; Prc>v<.de 2 f IsxibI-e resgiatolry procedure tc, encoux c KC a t i ve mi! i. m a CJ i E at i vc p 1 zn n i ng o f c o c I di n at e d c 0rrn.u. ii L t I e iniwLving a nixeure of rcsiden-tlial. dezsitics aci housing types, opcn space I comnunity facilities, both pub3.i.c anci px vate and,. where apFropriate, co:rmercIa1 znd indcstrial area i'il..tow for- the coorc1izat.ion of planaing efforts he tween dcvelo!?r-;: and city Lo proviilc for the orderly dcvel.op 1r;en-t of all necessary public facilities to inscre their av a i 1 ab i. 1 i t y c o R cur r e n t; wi t li n 2 'I d ; Provide a frarework for the phased development of approved master planned area to pxovidc; some assurance to t de\7el~p~iy that iatcr dev3lopriicn.t ;o:'L~L he Ttcccpt;lblc to the psov~c!cd such plans are in accoxdancc. with the apprGvcd pla community Iwstcr plan, ---- * -- -- --- _... c*- * of the ]:J--e, pilazln+d cornr;;uni+_i. z(ji:e, 2s tc,: < with an ~d~pteci Easter- plan to provide an envir-onxeilt: of (2) I. (3) (4) (Ord. 9458 sl(part) , 1976). .:j<-!:-iC.:: I:!,:: (.Q)-';; zrrd, 3335; 3x2, y?$:) {., ':" 1 CbXci, 9C;LG: ~ :"' -* u. (Ga L- 1. s 13 ad 7 / 2 0 / 7 1 A-1 21.38,020--21.38.05 21.38.020 Pcrnittzd uses and structures. In the P-C planned community zone, the permitted uses an6 structures shall be established by a master plan of development appro in accordance with this chapter which may inclEde any use found to be necessary and desixable for a com%uni.ty planne in accordance with the purposes of this chapter: provided such pcmitted uses and structures shall be consistent wit the general plan and applicable specific plans. Prior to proval oi a naster plan, the property may he used as permi by Chapter 21.07 €or the E-A exclusive agricuLtura1 zone. be continued if the master plan so provides, (Osd. 9458 § (part) r 1976). 2l.38.030 General provisions. (a) The P-C zone may established on parcels of land which are suitable for and sufficient size to be planned 2nd developed in a manlier cc sistent with the purposes and objectives of this chapter. P-C zone shall include less than one hundred acres of cont uous land. All land in each proposed planned community shal held in one ownership or shz.11 be under unified control un othervise authorized by the city council. For the purpose this sect-ior,, the written agreement 05 a11 cwners in the p corrmunity to develop In accord with the ,master plan as app indicates unified control. An owner mail transfer secticns of the developen The transferee shdl be required LLo USQ thc! properl,y in ac with tl-13 approved. master plan. A planned ccxrnunit;: shall be subject to all othe applicable provisions of Tit12 20, SuSdivisions, and Title Zoning, of this code. Fihere a conflict in regulation occu the regul3tiocs specified in this chapter or the approved master plan shall control. (Ord. 9458 SL(part) I 1376) . 21.38.040 PIastnr nlan required. Prior to the approv for a@ permit:; itor de-JzlcpIr:ent 011 property zoned P-C, pla community, a master pian of development niust be approved k the city council in accord with the provisions of this cha A master plan when approved by ordinar,ce shall establish t regulations for the development of -the planned community vd in the P-C zone, and the regulations shall become a part t of. (Ord. 9458 Sl(part), 1976) . .-----__ c* - After approval of a master plan, such agricultural uses ma _I (b) (c) CQ (d) 21.38 .OS0 Application. An application for approval n maskr pldn shall be mads to the city council through th pLarining dcpartmcnt and planning commission in accordance with proccdures set iorth below: x’~;cx~rc ~’:d:-r_.x- or o:inzrs I or chciz- cl:iJ-y z~tk~sri:,: i:. r 3;Iic silbjcci. propcr’iy. 3:t sh;,ll bc? E’iled with ::it2 ;l:iriiLi:-3 1 -. (1.) An aFpltcztion for- a mnstcr p1-m I’P,?~ be _I (Carl shad 7/20] h-7 -I CdU. vu1 director and must contain the signatures of the record own( or owners of the subject property. '(2) The planning cclmmission may prescribe the form ai (3) A fee of one hundred dollars plus two dollars pe: A- :, . content for such application. %* acre for the first two hu~drcd acres and one dollar per ac: for all acrezye above two hundred acres, and shal?. be paid when the application is filed. The appliczition shall be accompanied with a prel nary master plan graphic and text, open area plan, and siy! program. ((3rd. 9458 51 (part), 1576) e 21.38.060 Contents of master plan. A master plan fo. the developin%-t of a planned coinmunity shall coi?sist of thc fol1ow.i. ng : (I) Graphic plans of the proposed development that ii cl~ide the following : (A) A map and legal description of the property w. a north point scale not less than one inch equals two hund. feet, showing the date of preparation and thz name and add2 of the plan's preparsx, Le in company or person, is requir( (B) Location 02 the various knd uses shall be in( cated by the use cf zone designations or' development zones and overfay ZOECS as provided in this tikle. Developnent i property Fi7it'hj-T: the zrcc', of each such zme shall be subjecl to the regulatI-ons of t5e ir,dicai;ed zone unless specifical- modified zs a p?zt of the master plan approval. (C) An integrated open space progrm that is at 1( fifteen percent of the total mastcr planned area is requirl except that the city cocneii may rsduce this arnounl if the pr-opcsed o~er-, space is foucd to he adequate and is integra with a proportional azount cf offsite opcn space. Land us! considered as o2en space for purposes of this chapter are properties that are publicly or cormonly owned for the henc €it and use obf the pu5lic or residents of the conmunity su as parks, rzcre3tion facifities, greenbelts that are at le twenty-fcct wic?e, natural areas that are at least. tcr, thou squarc feet in area, bikeways arid pedestrian paths. These arcas are to be indicated in the master plan and not used any other purpose. (D) Specific development provisions to be applied such as a planned unit development permit ox a conditional use permit shall be indica.ced. Development of property wi arcas so indicated shall be in accord with the terms of th permit and tfic provisions of this title applicable to such permits. The location of public and quasi-public fxil tics such as schools, fire stations, transmission lines an1 booster stations shall be indicated. (4) r* %.- 0 (E) (I?) ayic 2 .. s cfr' pzjcr c<-Tcu?_~~-~~T\ c-:r- coilcctcr streets ~,r-- I j.7- zf>:;:i,i ?:-r,!l; rJ c:: '- .$I- e (Carlsbzd 7/20," n- 3 element shall be indicated. Bikeways, pedestrian paths, in connecting open space areas and and other special access me shall- also be showr,. (G) inchding sewer and water trunk lines, fire station sites, storm drainage and flood control structures and any other public fxility needed to properly service the proposed corn munity shall be indicated, Adequate public fzcilities, Gpen space, recreation areas an street system shall be provided for each phase. (I) A map showing topographical contours at no les than twenty-five foot intervals. Existing trees and other natural features shall be indicated on such map. (J) Proposed developmsnt shall be consistent with topography to reduce the amo-mt of grading. The graphic is to indicate 't-here significant grading is anticipated and fc what reascns it is necsssary. A text shall accompany the graphic and shall incl in the order as listed belot:: (A) k descriptioc of each type of land use by acre and area indicating the number and type Gf anticipated dwel ing units in each of the residential areas, anticipated use in the corraerciaf, industrial zones and the land area for parks, schools, comri.on open area and other public facilitie if- f. YSL. Facilities for water supply and sewerage dispo 0 (11) Phasing of development shall be indicated. (2) 6- ~ and corxrtmit;; services , (B) Land use and public facility economic impact (i.) Justificzcian for the proportions of the report that contains the fcllawing: various land uses based on the projected population and acc able marketing or planning techniques I (ii) Projected fiscal impacts the developne~t b have on the abli2ity of the city and other governmental or quasi-public ageacies to provide necessary serviczs . This port shall incluile the approximate ccrst of dwelling units, necessary public services. The report shall be prcpai-ed by econornlc consultant independent of the applicant but at the applicant Is cxpcnsc, (C) Special development regulations, includinc; any modifications oT zorre designation rcgulations, (D) A program to meet the needs for parks, schools other puLl5.c facilities based on the anticipated popuiatioa the comrmnity and the timing of its development, (12) KetAod to be cmploycd for the maintenance of c monly heid prS.vate land such as open space, recreation arcs street and prtrki ng areas. Some possible methods, dcpendir,g on the circumstancc:s, are maintainancc by developer, homeoh association, mzj ntenance district, or city, "I) anticipat.::d land ad sales taxes to the city and costs of 7 sc::cdukc inc?Lcc?tS n7 the kirir::: 5~ I- -. I -, r - . .,. scct..ic;n vf thc d{:~ ,- E;Cr7_ 2 -- :.:GI phasc t 3 .-. x- rccrcat.ici; fa~i-1~: ti -1 i=e 2~:0-3jc?~c L..i ~ - ?- a * (Carlsbad 7/20/7 A- 4 21.39.070--21.3Q.O8 ,. (G) Special req3irements as requested by the appl or required by the city council wh'ich may include, but are fic: plan pursuant to SectS.on 65451 of the Government Code, (H) Measures to be used to mitigate any adverse e vironmental impact as ncted in the adopted environmental i pact report for the project; (3) A landscape open area plan that includes all ope spaces as required by this cha2ter and a11 other such area posed for the development. This pian shall include a graF indicat-ing ilreas to be landscaped, left natural, used as I atioir, open space and bike or p3destrian ways. In additic the plan shall include the proposed ownership, and iadicat shall have the responsibility for the maintenance of the P types of open areas; (4) A cornunity identification sign program that, ir dition, to siyns otherwise permitted, the master plan area show corrmunity entrance sigx , directional siyns and tempc informational signs. The program may lncl-ude the fcllowir (A) Graphic representation of design nstif , (a) Location of permanent community entrance, dir (C) Type, nwnber and dimensions of temporary infc . , tiona!.. and directional signs thzt wiLl ble used during deve rilrnt oiily , (U) Special sign progrim for th.e commercial: and i trial portion of the commnity including standards for de\ ment based on sign area fcotage per lincal foot, face of 2: ing 'and sign height maxiwans. k cornunity identification progrartr ;..s in addition to those signs permitted in Chapter 21.41, bst in-no case ;i.ay the sign program exceed that all for cormunity identity signs in Chapter 21.41. If no corn idcnt5fication sign prograi is desired, the master plan tx shall so indicate, (Ord. 3458 51 (part) , 1376). T &.- 0 limited to, any of the matters which nay be regulated by s tional. and inforxational signs, <e JJ" it, . 21.38.070 ExceDtion -_ to master plan. Areas within a plan nzy be reserved fc;r Zu'ilurc planning, provided such a! do nclt exceed fcr-ty percent of the entire master plan are: Such reserved areas shall. be so indicated and will- requirc ment to the rnaster plan to include all required contents 1 -. :to development. ((3rd. 9458 Sl(part), 197t;). 21.38.080 Prefilinq _I__-- procedure. Prior to filing an i cation for a master plan, a?~. applicant may prcfile the prc posal with the pl.annlng director for review. The dircctoi shall contact intercstcd departments and agency personnel cedurc: nay involve a review of the general cutline of the -- arranyc any necessary meetings with the applicant. app1i.can'i vritlm 7::~ ;-cg2x-di 'IC1 .."' 4-3.. L..,.: .. TC'.': ,I This 1 PQSLIl. AlfCJT IIC .? the plz:mixg director siiall -CXY: includinrj ~_cc~;srn-;!i.j-idstions 2s appropriake to In.f~ri:\ XI^ 2s: -. ,. <-. a t ," (Carlsbnd 7/20, 24-5 21.38,090--21.38.110 \' e- the applicant prior to his formal application for master pl approval. ments wit hi^. tsJenty days after completion of review or witI- thirty days after receiving written request for such comer from the applicmt. (Ord. 9458 §l(part), 1976). The plann;.ny director shall submit written com- %' 0 21.38.090 Planning director's duties. The planning -~ director shall seta master pian for hearing before the pl;: ning commission within sixty days of receipt of a complete application. The heari:ng date may be extended beyond sixty days provided there is written concurrence from the applicz The public hearing shall he noticed and held in accordance with the provisions of Chapters 21.52 and 21.54. A staff report containing recomr,endations on thz plan shall be pre- pared and furnished to the public, the applicant, and the planning commission prior to the hearing. (Ord. 9458 51 (part) I 1976) , . 21.38.1CO ?lar,ning ccirmission duties. The planning c mission shall hear afld consider the application for a maste plan and shall przpare recormendations and findings for the + city council includinr; all matters set out in Section 21.3e The action of the 'coimissi.on shall-be filed with the city c and a. copy shall be mailed to the applicant. (Oxd. 9458 S1 --- (part> f 1376) _. ;' .a - %- 21.38.110 City cccncil action. (a) Nhen the plannir @o~.rr~ission actiorl is filed with the city clerk, the clerk shall set the imttcr for pvfslic hezring before khe city COL cil, to be noticed and. held in accordance with the provisic of Chapters 21.52 all? 21.54, (b) The city couxcil shall hear the matter, ar,d aftei considering .the findings and recommendations of the plannir commisslorl, nay by ordinance appxave a master plan if, frcn the evldcnce Frcsented at the hearing, the council finds tf all. of the foilowi.ng facts exist: master plan is consistent with the provisions of the gencr;: pla:~ and any applicable specific glms. All nccessariy public facilities can be prosidc concurrent with need and adequate provisions have been pro- vided to iinpl-ement those portions of the capital improvemer program appl.icable to the subject propexty T!ie residential and open space portions of th~ community will constitute ari environment of sustain24 dc- sirability and stability, and. that it will bc in hamony wi or provide compatible variety to the character of the sur- rounding arear and that the sites proposed fcr public facil ities , :;Ilcil as schso.!.~ I pli:.;~c~i:~cr:ds mii -- __- (1) The proposed development as described by the (2) ' (3) , ;Arc ?'Ae<-jl!a. to s(?I^\7r: the a:lLj-+:, LLIkj-<.?ri ;:Ed ; . . .. ._. , t.hc pub3.i~ nu?-.I-~c~rra.nc:.s .. !:zvLng -~UF^~SCLI cticn tiiorcoli d n -e A .. rv-. 0 k- -. (Car 1 Z; 23 2.d 7/ 2 0 / i ~.L.~LI.lZU 4- I (41 !he ~ltoposacl commercial and inJus4riaI uses wi \ %' 0 be appropriate i-n area, location and overtall design to the purpose intended. such as to create an environment of silstaimd desirability and stability. dards established by this title. and other sin2lar nonresidential uses I such development wil be proposed, and snrroundiRg areas are protected from any adverse effects from such development. suitable and adequate to carry the anticipated traffic therl (7) Any proposed coinmercial development can be jils fied economical-ly zt the location prcposcd afid will provide adequate commercial facilities of the types needed at such location proposed, (8) be planned and zoned in coordination and. substantial ccm- patibility vith the development. 'any adverse envircnmental inpact as noted in the adopted environmentaZ impact report for the project, (c) The city council. shall x&e no substantive nodi'i. ,cation of a.pro;?osed mastzr plan zs recormended by tkie plzn niq comiissiiin unless and u~ti.1 scch modification has bsei-1 referred. to the planning comtission for additional s+..udy , report and recoxr,endation. S~ch additional study p report a: recornmzndati.orL shall be mzlde by the planning comission wit: in thirty days of the date of the referral, unless and exce: as the city council may grant Lhe planning corrmission addi- tional time for its review of the matter=. Failure of thr plarinii-lq corrmissi..on to act vjithin the time limit constitute, their concurrence with the city council actions. 9458 Sl(part), 1976). The design and devclosinent standards are Such development will meek performance stan (5) In the case of institutional, recreational, (6) The streets and thoroughfares proposed are . on. The area surroundin2 the developnent is or can (9) Appropriate neasures are proposed to mitigate /.-- . L.. (Ord. 21.3~.~20 3.nendnent of master plm. (a) The mendIne: _I __.---.-.._I_- -_ oT a master pIz.r> may be ini-ciatecr by the property owner ox authorized agcat as Zollows : (1) -A request for an amendient shall be submitted to the planning depast.ment in written form and shall he ac- cornpaiii.ecl by such additional graphics, statements, or other information as may bc required to support tthe proposed amc. rnent. amenclment a.t_ its nzxt regular meeting. (2) If the planr,ing corrmission considers the amend merit minor in nature, the additional graphics, statements o other information may be approved by the planning commis- sion afid rmdc n wi.t!-Jouk the ncc .: ";:$" CAI: it pt'!>lj-:: ]>pa>:jnr ?.'he yln.nsning ccmmission shall consider the proposed art of the original city council apprGval . ,. L spp .a -I * -.a"- (Carlsbad 7/20/71 A-7 . I . . i b.. .. L ,,' .. 21.38.131 8- < 1. (3) A minor amendment shall not change the densit: or the boundaries of the subject propcrty or involve an ad( tion-of a new use or cJrotip of uses not shown on the origin; master plan or the rezrrangement of uses within the master plan. If the planning commission determines that the amenc ment is not ninor or that a hearing is otherwise necessary, it shall set the matter Lor public hearing. (4) If public hearing is required, the applicant . shall submit a completed application with graphics, state- ments, or ot,'::er information as rnay be required to support t proposcd modificaticn. (5) A fee of fifty dollars plus one dollar per acr is required for all property within the portion of the mast plan to be modified. (6) An apDlicatL ~OE for a modification of a master plan for which a hearing is required shall he processed, heard! and determined in accordance with the terms of this . chapter applicable tc the adoption of a master plan. (b) The city council nay by notion initiate an anend- inent to a naster plan. Srzch amendments shall be processed., heard and determined in accoriiance with the terms of this chapter applicable to the adoption of a master plan. (Ord. . 9458 §Ifpart) , 1976). 21.38.l.30 Lmplenentatdon of master olan. (a) To in- -JI----. lll-ll_-- .- sure that thc provisions ad reyuirmonts of the ap2roved master plan axe fulZilled, the follotiing procedurcs shall be used: 11) Upon final apprcval of a master pJ.an, the plan- ning director shall affix the master plan designation nunbcr on the oifizial zone map, shall meet all requirercents of Titles 23 and 21 of this codc and. the apprcoved master plan. (3) Development of prcperty within a master plan pursuant to a specizl process such as site development plan, planned unit dex7elapment pernit or conditional use permit shall meet a11 requiremcnts of the pecinit, the approved inastxr plan, 2nd the provisions of this titlc a.pplicilble to such ermit. businc~s licenses, and home occnpations shall meet all re- quirements o$ this code and the approved master plan. of the Dngoirizj city planning effort. It is anticipated thzt amendments to the master plan may be necessary prior to com- pletion of thc planned cornunity . Approval and construction of ~1 sectional part of a inaster plan shall not vest rights in +he rcnainc?c:l- uf the plan. The plan is intcnclccl rather as a p1;mi r:g :& 53 ii.,r.I?XC ::?ink :_:lc> p2zts of i as cons t-i t\itcd ZY'LJ i y:7-pqA:,k?(l 5 ntr,, ?.-:.e Citl ; ., -__ -@ (2) S~bdiuision of land in the master plan s.rea (4) ??inisterial permits such as building permits, (b) Thc planncd cormxity master plan process is part e ning proccss . (GT~. 5k:LZ 5.i. {~ZLI;~') , l97G) . - (Carlsbad 7/20/76) A- 8 21.38.140--21.38,15C f -- 21.38.140 Aclditional standards. The.city council mal by resolution adopt additional standards of development for effective date of such regulations shall conply therewith. For amended master plans that are partially constructed, tk new standards shall a2,ply to the undeveloped portions cnly , (Ord. 945 §l(pa.rt), 1976). -- * master plans. Master p1.ans approved or amended after the to 21.38.150 3ncIcveloped areas of ___- existing planned corrLrn1 ties. Undeveloped portions sz properties zoned P-C on the effective date of this chapter shall be regulated by. this c tion 2s follows: (1) Properties of less than cric hundred acres shzll i considered 1avfxll.y nonconforning o The developnen'c of sucl property shall require a planned cnit development which sh; . be accomplished in accordance with the provisions of Chaptc 21.45. If no master plan has been approved for the propezl the land use sha21. be consistent with the general pPzn. I: master p1-an has been approved, the density and other provi: sions of sii.ch plan shall constitute the underlying zone fo: purposes of the plannec? unlk developnent pernit. (2) Properties of mrs than one handred acres for wh: no master plan has been approved shall comply fully with tl provisions of "ihis chapter. (3) I>roperties of more than one hundred acres r with i approved master plan, shall require p1217nsd unit devel-opmei + -L..- permits whi.ch shall. be acccxplished in accordance with the provisions of Chapter 21.4 5. The c?ensity arid otlhei- provis: of such plan shall constitute the underl.yi.ng zone fcr the I poses of the plamed unit dewsloprncnt permits. The city c( cil, by motion, or the Froperty owner, by application, may initiate an axendmerit to the master plan to bring it in-to accord with the provisions of this chapter. If such amendr is approved, the developnent of such property shall be in accorriance with this chaFter D (4) Notwithstanding the provisions of this section, 1 erty with an approved specific plan 3.dGpted pui:suant to P-( zone regulations S.n effect prior to the effective date of this chapter czn be devel-oped ir, accord with such specific p:Lan without fut.hcr processing as required in this chapte: _______ <'' e (Or& 3458 Sl(part) f 19-16). .. F- 'e L. (Car I.sbad 7/2 O/' -?yw . -' [ e bJ. I I VI- Lt\tiL3tir\U Policy r!o. 23 Pa Date Issued 1-25 . Effective Date 1.-2 General Subject: OPEN SPACE Specific Subject: Open space 13aintenance Cancellatios Date COUNCIL POL I CY ST'ATE~IENT - p "G PPCrJ b bi LA G3 !t/ 66% ?&mu@ p2 Supersedes Eo. *rrX--.s, __ I-__ -- ..--2eQ!?%-Z-1.n?mz;mr~,--- Copies to: City Council, City Flanager, City Attorney, Deprt.mci D-ivision Eeads, Employee Bulletin Boards, Press, Fi I <e _I ------ I -- PURPOSE: To establish a policy tl?at will: 1. -- Outline the circuiistances when the City will agree to create allow annexation to, a public district for the maintemncc c space. Outline procedures for the establishment of open spacemaint districts, 2. 3. Outlj-ne landscaping standards for the improvement of qen s,r areas. BAC KGRCUND : As the City develops and certain areas are set asic?e or ec?-ablis open space, it n,ay be necessary to provide 201- the maintermce c areas. In certain ics'ianecs t5e City nay provide fcr thc sain-ke and in other instances maintenance must be provided by otkx rile;? €10~.~~7er, in many instances it may not be necessary to proe-ee fc active maintcnace of oFzn spcc areas. It is xok the iili2nt of policy to eiICGlUr2,cje the Tornla tioil of maintenancc distric-i:s- The to actively rn,?intc,in open space sh~uld be rninimizcd. The rrsspon 'tor open space maintenance should remain with the individul prc owizcr unless there arc substantiai reasons for providing amon pub1 ic ma in Leimncc. Tho intent 05 th2.s policy is to provide a level. of dcveloyzent c space areas which will Tit the character of the ncighborlxxd arid same time minimize mzintenance costs. The creation of ini~nsivc scapecl areas, which arc expensive to maintain I should be mrcFu3 limited. nced For a piiblic. maintenknce district. In those instances where a public maintenance district is essent this policy will provide qui6elincs to help insure that opn spa will be aclcqu;ltc?ly maintained. ns1'rxlrrIo::s : ---- - - Open space arec3s shouic'c be developed so as to obviate ----- - -_I - I divisions, spocif ic pini-is, or plnrincd comrnunitics which ax dedi fec to the: city or xpon which easements fGr open space purposcs been grnnt.cci, crcl uclincj the .Toll.o~ing : City parks to bc rmintai CITY OF CARLSBAD COUNCIL POLICY S'TATEblENT '.I ' ' ( General Subject: OPEN SPACE ,;pecific ~ub~ect: Open Space Maintenance- _. Policy No. 23 Page Date Issued 1-25-77 Effective Date 1-25 Cancellation Date r Supersedes No. identified in the Carlsbad General Plan; private recreation areas ko the general public. "Maintenance District. I' A district to provide maintenance of open ma5-n-tenaiice area:; f orrried pursuant tc the "LanZscaping and Lighting 1372" (Section 22500 et seq. of the Streets and Kighway Code), "Maintain" or "Maintenance D 'I The furnishing of services and mater the ordinary apld usual maintenance, cperation, and servicing of an provement, including: (a) repair, removal, or replacement of all or any part of any imp .. COUNCIL POLICY STATE:.IENT ( General Subject.: OPEN SPACE pecific Subject: Open Space Maintenance - Date Issued 1-25-7 Effective Date 1-2 Cancellation Date Supersedes No *. 2. Private recreation areas. 3. Privately ovmed property unless an appropriate easement has be( granted to the city. PROCEDUEES FOR ESTABLISHPENT OF DISTRICTS: .*.e The following prozedare shall be followed in crder to establish a n iiance district: 1.. As part of the development review pmcess, ci.ty staff sh3l-I. an;: open space'~-equirements in all proposdd subdivisions. In ordcr: to desi.qnatc. how open space will he treated, it is neccsse detci-ini.ne the function cf an open space maintaxmcc arca. The func an open space area would be the primary determinant of how the are; be trcatcd. Upon dcterminatj-on of function, it will he possible tc mte an appropriate category of development. There are four j.mport functions of opcn space: 71 f ' COUNCIL POLICY STATEI*LENT Date Issued 1-25, ene el-ai Subject: OPEN SPACE 3 Specific Scbject: Open Space Igaintenance Effective Date 1- 4- . (j L Cancellation Da'ce Supersedes No. - I- -.- CS~Z~S to: City Council, City Managa-, City Att-orney , Departmen Division Heads, Ernployee Bulletin Boards r Press, Fil control, fire protection, and flood p1ain.s) . I - -.- -__,-_._ -.--.---_ 4 e Aestlietic purposes. OPEI? SPACE DEVETrOPFIXNT CATEGORIES z --. -- -- A category of d.evelopment shall. be designated for open space main, are2.s d.epending upon the function of the maintained area. F,%en d: an appropriate category, in addiiticn to Z'unction i tIze fo?-lo\;.~ing f( sheuld be cozsickred: quality of soils p slope grad-ients; r~.nigue . graphical features; suitcibilit-y of existifig vegetat-.on. All open space maintenance areas shall be assigned to one of the : categories, A giveii catsgory 1na.y be desi-gnat& Zor an entire are; different cateo;orj-es may be applied to different parts of an area '\ .- t .. Undi s turbcct ?<ati~re Veqetat ion l_l------ Provisions woiil-d bc made for erosion control on initial ins~ca1.l weed control., and quj.ck gcrmj.nation and growth of plant matcri; ( . .A ---- - -2. - ____ Date Issued 1-25-7 Effective Date 1-2 COUNCIL POLICY .STATENGNT OPEN SPACE General- Subject: Supersedes No, Copies to: City Council, City Manager, City Attorney, nepartncnt Division Heads, Employee Bulletin Boards, Press, File fi- 'k 1 Irrigation on these areas would consist 'of a temporary system th have a life expectancy of two to three years, or one which could vaged once the vegetation reached maturity. Maintenance woxzld consist of Ij-tter control, firebreak construct initial irrigation repair, first year fertilization, weed contrc irrigation. This category would he more costly to maintzin than preceding 'category, Sup p 1 erii e n t e d N a t ixe V e g e tat i on This category would be 'utilized where there would be direct visu such as slcpes or areas adjacent to city rozds and accesses, It would be usG, where there is no native plcmting adjacent to more Py treated areas, The plant material could he mixed with -jny po -- .. ( . General- Subject: OPEN SPACE Effective Date 1-21 COUNCIL POLICY SThTEFZEMT Cpecific subject: Open Spice Maintenance AL#.LA-= *.-. -- < Date Issued 1-25-77 Cancellation Date Supersedes No. ._--- Copies to: City Council, City Manager, City Attor~~~y, Departtrnent Division Heads, Employee Bulletin Boards, Press p File __-- on a 2:1 cut and fill slopes or less, Provisions for weed contr be provided as well as fertilization and treatment of seed prior planting. Irrigation of all areas woul-d be by permanent system. . for veed control and soil amendm.snts would be provided fGr in a1 ing areas. Soil analysis wou1G 12e prcvid-cd prior to pltzn-king an considered by the landscape architect, Irrigation of all pl-ante would be by a perrnan.-,nt system. This v70uld be the most coskly c to malntair,. This category shoul6 be used only in very limited TJAND S CAPE. DEVELGPMENT STANDARDS -l_-ll_----I_ _____ In order to hisure that open space areas will be adequntely develop properl-y maint:.aincd, all lundscape improvements in the various open devzlopmcnt categories shall be devel.oped in conformance wi.th Open Iianckcape Development. S-l-..andards prornulgatcd by the Parks and Recrea Dil:cct.or and npprsved by the City Couiicil. These st-nndards shall. i 1. A list of acceptable plants that may be used in the various open 2. IJr(-Eper grading and soil preparation techniques. 3. Propc.:r plaritinq techniquz . 4. \llecc3 contra:!. prccc6.ux-cs . 6. Jiyclrosccdinq standards. c' at~ -. 2- qories. 3. r Irrigation systcm design standards. - ". .~ ---I- -.-.- ( , POllCy NO. 23 pas b.S. A .& VI LLxL~LJ~usAu Date Issued 1-25-77 Effective Date 1-25 COUNCIL POLICY STATEMENT General Subject: OPEN SPACE epecific Subject: Open Space Maintenance -_ Cancellation Date Supersedes No. g - Copies to: City Council, City Manager, City Attorney, Department Division Ikads, Employee Eulletin Boards, Press, File - APPF.OVltL OF LI'JWSCAPE PLANS AND SPECIFICATIONS The subdivider shall submj-t plans and specifications for the treatmi open space areas following izei?tative map approval by the City Counc the Parks and Iiecreation Director for approval o :Following approval and specifications, the subdivider shall improve the open space are, accordance u7ith approved plans and speci€ications. The Parks and Recreation Director shall be responsible for the insp of landscape j.mprovernents and all work shall be performed to his sa faction, - -- *\ I( 1 I su iXI v I 91.: it Submits Development Plans, .. PL?iNXI NG COXiI IS2 L0i.i Peviens dcvelopmr-;it proposal a::r? cstab- 1-ishes conditions needed to implcmcnt open spzce rec;.uirc:n?ei-lts of G2Rcr;rl Plan and Open Space Ihintcnancc District ---___.I_ CSYY cour=T, City Council approves, conditionnl.ly approves I or disapprovcs Plannirig . .. -. -I Prepares report '2s requiircd by Section 22565-22574 of the Street t Kiqhvray Code. Files rcport with City Clerk for submission to City Cotlncil. -. - *. .. t CITY C03;QC:TTJ 1 After approval of the report, City Ccuncii adopts Resolution of Lnt-cntion. The 'resol.ut.ion shzll I a11?ong other things, fix a tinic and phcc for a public hearing. --____ CI.TY k,~i~~< Shall gil-e notice of hearing as yrovidcd in the Act. t .. t '. 6. * I._ CITY C10:I!.;CI.I, ' 1Iold hcari nrj ill: pirovidcxl i.n the ~w:;o~.P ~_____ tion of Irltciiitic:i. IC n m-joriky :Jl-OtraSt / h&:i not b~~;c.n fi.lrd or is ovcrz-ul (!dl Ilic City Council luay ;itlo;>t ;I rccol uti on or- dcrincj tlic ir;iprovai:ic!i~~-~; and tklii iorniLi- tion uT thc sr;t;c:;s!:icnt di:;ki:ict.. ..- /l+~i 9- ktd (-/q-- ,.)P ”./<+& d f? / @--J c@lrlsbad U@ifi@d SGh@@il dBStfiet 001 pine avmue carlsbad,c:aIifornia 4’2OQO 229-9291 August 17, 1978 Mr. J a in e s I 1 a g am an P1 ami ng Di rector City of Carlsbad 1200 Elm Avenire Carlsbad, California 92008 Dear blr . Hagainan : Rr. Roy J. Nard, Geceral Partner of Lake Calavera Hills Associates, has sirbmi tted a letter to the Carl sbad Uni fi e6 School E.i stri ct indi cat.i ng that he and his associates agree to pay the school fee per unit, currer1.t at the tine constructicn begins on their prcper.ty. Further, he has indl:c:?ted that if the djz‘crict przfel-s, his firm 0 will pay $890 per unit as stated in his original prcposal of July’; 1976 -- whatever best scrvc?s the needs of the distl-?ct. Further, he indicates that his firin is willing to provide transporta tion for s’iuda-lts generated in tile Lake Cafavera liills project until such tinie as the dfstr-ict C~OGS~S to provide such trmsportation. needs of the school district in terms of the irnpxt of the Lake Calavera .Hi1 1s developn~ct:t. The district has Found Ik. I8larcl to be comp?etely responsive to the Very truly yours, -7 &/y‘!p C,2f2F$ 06) p-> L-ti4 Robert A. Crz\-/forc! Di s t r -i c t. S up e r i n te n dent -.. -&p/ \ ‘KAC:aw . --.. -.- 7 j T 3 /, /-. L.*, , t I> !--‘ T pJ i<,). .:-- -- ‘ ha - 1,JJ G 1.7 1978 cy1Y ?F ;@Lrn2~~ 0 p.r.L” cT‘3!K) p\sflnrn3 IKXKRV A. CHAWFOIID O,STH,Cr SU,,Ll(lr,,ENUENT MOAWO 0; EDUCATION THOMAS L. ClINTIN, M D. W. ALLAN KELLY WlCtlAHD R f>’Nl:ll M n .I*c,v * *.-.*j,*-. ,I @ SAN DIEGO GAS & ELECTRIC COMPANY -e.+ G<133i S4L! DIIGO. CILIFOF(:~IA 97112 EE c s 1 >{. 15 u (ill1 232-4252 !.,! ;y 1 Fi E77 FILE NO. sm-I x-PLA I) %q 5 p17'f 2, fir ;-, :--y-L2-.:b9 7. '.: '. -T*Q-7-z...7 I \-.--.-.-?C.. 1 .% .-.i . May 17, 1977 'C . , .. City of Carlsbad Planning Department 3.200 Elm Avenue Carlsbad, CalMornj-a 92008 Attention: Bud Plender Ass i s tmt Planning Direct or Dear Nra Plendcr: Reference'is made to your letter dated Nay 10, 1977 regarding the prcposed Lake Cala,uera Hills Planned Community. Having reviewed the Master Plan Amendment, we feel t the plan adequately proJects the dcmsnds for gas and electrj-ci Thes? projected demasnds should riot present; amy sign5fican-t adverse inpact on our Company and they are within our service capabilities. e It has been a pleasure assistlng you in this matter. I Should you need ad.ditLonal informatLon, please do not hesitate to contact me. Very truly yours, I' X1 LJ ),\,LLLLS E. J. Williams ' ._ hnd Flanning Assistant B3W: dr e AN INMJrlOll.OWN! I) COVfW1,l iIUN CARLSBAD FIRE DEPARTMENT MEMO R A ND U M e TO : PLANNING DEPARTMENT DATE: 8-18-78 FROFf : FIRE CHIEF SUBJECT: Calavera Kills Master Plan In reviewing the Calavera Hills blaster Plan we feel that initially, adequate fire protection can be provided from Station HS at Chestnut and Catalina. fLs the project de- velops beyond tiif: first segiiicnt additional personnel will be required for engine company manning. Ne feel that the plan should be more specific in terms of the number ol’ building units to be completed, as to when Tamarack Avenue and Elin Avenue would be constructed. Ne suggest that prior to conpletion of 300 units in Phase One that Tamarack and Elm should be required along with looped water mains. The ultimate develo~ment of the proj cct and surrounding properties will requii-e an additional fire station and: believe the raster plan should provide for the dedication of approximately one-half acre of land for this purpose. 0 \LQILTG,%p-, \* @ il~ii :s ‘Thoxipson a c-3 E.1 E .bl 0 R A N D U M : Planning Director To FROM : Coordinator, Parks and Recreation Department DATE : August 8, 1978 SUBJECT: LAKE CALAVERA H1LL.S bLASTEX PLAN MIENDMENT The Master Plan Amendment for Lake Calavera Hills has been reviev are submitted. It is recommended that. the 25 acres of ;parks be dedicated and de2 to the City at the time of acceptance of the master plan. This 1 will be used as credits when computing park-in-lieu of land fees the project is developed. , If the satellite sewer system is approved, it is recomKended thaf means be incorporated to use the reclaimed water for irrigation c the parks and open space areas. 1.t. is preferre6 that a homeowners’ association develop, , man.age a coordinate ?he open space areas a~d, possibly, the parks mai-ntenc: . It is not necessarily essential ~GT a public ciaintenance district that the areas of concern izlli p.;obab?.y be morc SeneZicia: ::to thc (p. 18, 1st paragraph; p. 4-6, 3rd para by the Parks and Iiecrcation Department and the following corment: .= 0 residents of the project. p, 48, last paragnph, pp. 49-52) The 25 acres of parks to be dedicated to the City are referenced oiily 20 acres designated. The 1-ocation of the .remaining 5 acres be specified in more specific terms. ,(p. 28, Parks; p. 30, 1st F graph; p. 33, View Park) The plan should delineate who develops and maintains the parks ( .. munity, Neigh.borhood, Slini, and View], open space a-rcas, hiking, ‘bicycle and equestrian trails, lookouts, rest stops, picnicking P I-andscapecl arcas, community building, ballfields, tennis courts p arbors, g~zebo, pz.rking, tot lots, play apparatus, :vad.i.i!g or sprz fountain, hard courts, shcltzrs, open play areas, and eascnients. lst, 2nd, arid 3rd paragraphs; p. XI., 4th., 5th, and 9th paragrzyh: bliiii Park and Vicrv Park, p. 35 bikeways and Pedestrian ‘Xrails; p. Equestrian Trails). A commercial (francliiscd) cpucstrian center is proposed for possl inclusi-on within the Vicw I’nrk. Thcrc is also an cqucstrian cent locatcd along thc eastern boundary cf thc projcct to thc south of View Park. NO npparcnt rcquircment for duplication of functions. (p. 32; 1’. 33, Vicw Park, 3rd parazi-nph --J . p: -,y - - - - y> I,-,, 2 ’,$I 1 T1 r-:i .:a IXLL jl3 :LA -- -.-I ::- ^” nIJG 0 9 19713 CITY OF CARI-S!ND p 1 an 9 1 11 ;; i] ?!x! t-i 111 2 il IC 0 c-4 -2- The prcparers of the blaster P1.an Amendnient consider the Improveme most acceptable method resarding the formation of an open space m tenance district. The City appears to regard the Landscaping and Lighting Act of 1972, Streets and Highway Code, section 22500 et more agpropriate, as evidenced by Council Policy Statement No, 23 (p. 50, 2nd paragraph) Maintenance Casts under Tax Rate: (Total Reireiiucr;) for Phases I, and 2111 and the Opsn Space $Iaintcnance Cost/t.Ionth/Per Acre and Yc cannot be accurately verified at this time. (pp. 53 and 54) The phasing schedule for the parks in Phase I, Village F should 1 tentativcly planned for construction i~i 1981; Phase I1 f Village I 1983; and Phase 111, Village Y, 1955. The construction/dsvePopn~~ of open space areas, the View Park (Phase 111) and the Mini Park (Phase I> should be acconplished at the sme time that the housii dcvelopment in that area is accomplished. [p. 71) Other data and information that relates to open space, parks, la! scapingz irrigation, etc., zpDears to be satisEactory ar,d coinpiii the intent and purpose of the Planlied Corrziiunity I\?as ter ~len requ Respectfully subl!ii ted .'A" oe Eggleston, 7 Coardinator -&- @ Act of 1911, Streets and IIighwayz; Code, section 5820 et seq., as - '&c 2" #J ., Parks and Recreation Department JE:scf a C-c, \ \ j. e .ME 14 0 R A N D U M TO : Allen Fleacham, Planning Department FROM : Jon Hatch, Parks Superintendent DATE : July 21, 1977 SUBJECT: U-ICE CALAVEM HILLS COXKETu'TS RELATIVE TO PAWS AND OPEN SPACE The Parks and Recreation Department and Lake Cal-avera Hills Associates have a2reed upon the location of one 10 acre coinnunity park and trJo, five acre parks within the develop- ment. A 5 acrz parcel in the northeast section will be set aside for a future park site. All park locations are apTroximate and total useable acreaee is subject to c'hailge xhen access streets are rmved or r~~l-ign- ed. The southeastern park shall be bordered by the future College Boulevard. The 13 acre conrunity perk'shalt be on the southeast co::nc~ of the future Elm Avenue and Tamarack inter- section. The 5 acre park located in the northwst section shall be adjaccnt to the school site and at least one side of the park will be adjacent to 2 pubiic streeE. A19 parE sites have axple street frontage. All utilities for the park sites shall be readily accessible at the time the surrouniiing pro2erty is developed. Credit will be given fcr park-in-lieu computations cn the basis of land being dedicate6 versus fees paid. Each map having a compukatiGn will be given a land eredit against proposed park acreage. The Parks and Recreation feels that the approximate 300 acres of open space within the develo7ment should follow the guide- lines, as spelled CUL in the open space iandscapc development standards and spcciflcations. This does not guarantee thail the project will be wirhin an open space maintenance district, so anothzr means of naintenance should be established until such time a district is formed. A master street tree program should be established and individual subdivisions should follow guidelines as far as types of trees, planting, staking, ctc. 0 .. i?i7\ 0, * AA l-2 !LA .'.. .. cr78737 /,tylf, .J !.I!- k 0.7 .J 1977 Jf n Iiatc I, ai-lcs Supcri-n tendent CITY OF CAllLS!Lqi) C- 6 ' ~~n~~ln~ I)zpartmzrit 'G" J1I : scf , 1. -t c CA'RLSBAD POLICE DEPARTLWNT a TO ; Bud Plender May 10, 1937 Assistant Planner FROM : Roy J. Kundtz Chief of Police SUBJECT: Suggested Lake Calavera Hills Master Plan The Lalcc Calavera Hills Master Plan has heen reviewed by the Police Department staff, over-all plan is acceptaSle as presented, and offer thz following cornents for consideration. We have determined that tk Phase I will in all probability recluire the addition of approxiinately two Police Officers t one patrol vehicle, and asststing adninistrztive silpport. Phases I1 and I11 cannot generally he estimated witri any accuracy at this time, hut wocld require additional police services as necessary, 0 1 jj$, E rl" 7rT' I?{ 13;' ;;I //i RJK r : lj /7 -LA h _____ A L1.J -4 -7- . !!W .-e, 0 7977 -wY OF; CNR!-l313;4D Ekx nl' nz D Fp3 me,, t 0 - 8 \ Yune 16, 1977 Allen Meacham e DA5'E! TO : fi'ROM : Frank Mannen SUBJECT: LAKE CALAVEM HILLS M/P The following are ny comnents regarding the open space aspects of the abovc rcfzrenced subject: 1. There is little discussion about the nature and proposed use of open space. Open space is not defined with any specif icit-y . 2. There is no indication as to the nature of private recreatic facilities or how they will be rnaintaincd. Are they to be included in "open space" for maintenance purposes? 3. The applicant seem to assume that if "open space" maintenan j-s required, a public district \:ill be created. The city poxicy is that 2 pLtblic c'istrict xill only be formed if essential maintenance cznnot b~ provided by any other feasib metnod. Th2 intent of the policy is not to encourage 'the creation of public districts, but to providn, gui6ance if it is esscnij-a1 to create a district. It appears that the applicant-'s mas+, obvious first choice would be a master home owner's associatFon for the entire planned comnunity. This would be an ideal vehicle for maintenance of private rec-reat facilities as well as those arees of open space v7hich are on of neiqhhorhood benefit. complete coiitrak in the administration and operation of the space areas. Revenue production would also be controlled by the property owners. 0 --__ Property owners would have almost 4. The legal vehicle proposed for open space maintenance (Imprc ment Act of 1911) may not be the nost appropriate vehicle kc use, Thc use of a specific law should not he a part of the master plan approvai. The question of an appropriate vehicl should be left open to be determined if or when a public dis is created. - i3j3(--33.37ED FRANK %* IUINNEN Administrative nssi si ant ,j~jjq 1- 6 197;' c)~'[ OF Cfl'RLSBAD I' ' ,acZl f1; D 2;xitrnml FM:vm P-. Q 1. ;:a --- 77 MEMORANDUH -L RE c B fl i/- & L 8 TO: Mike Zander, Associate Planner /!!j 2 ; 1 I978 FROM: Tim Flanagan, City Engineer C\"{ or: CARLSB.n,T) DATE: August 29, 1378 1"_i28fi\ng Departnmt SUBJECT: LAKE CALAVERA HILLS MASTER PLAN In reviewing your draft report and based on the D.C.C. meet;ng today, I would offer the following comments: Grading There seems to be strong opinions from Planning that very specific standards should 'be incorporiited now at the Master Plan stage. In re- viewing the level of detail of the lVlaster Plan data provided, it is my determination that the datz available for review is too generalized to facilitate specific grading standards. The terms "m~jor" and "minor" with respect to grading have different mcanings to planners 2nd engineers. As I percei*ie your concerns, they relate to the degree of alteripg existing land.features (filling iri can- yo~s, cutting down ridges, etc.). is technically f'e,:sib!e sul?ject to derailed soils ana!\jsc.s, zdequate field inspection, compaction, drainage 2nd erosion control measures, Using that deFjnition, ifmajor's grading in addition to these technical concerns, my definition of ''najor" would include as rm important factor the airount of surface ares disturbed by grading operations. more than 2' cut or fil I, this would sti 11 constitu'ie major grading due to the large area disturbed 2nd the need for erosion control, drainage and s 1 ope protect ii on. -~-- In other words, if the entire site was graded no In reviewing our draft qrading ordinapce --L' it is readily apparent that the draft concern< only ;he technical and sdministrative aspects of grad i ng operations- I am, therefo:-e, sugg2sting that no additional conditions regarding grading are nccessary fron an engineering standpoint. ConCi t ion 3D foi lowing.) (Sze recomniended I am, however, attaching a draft of our Chapter 12.414 of the pro- posed graddrrlg ordinance, cnti tled "Design Standards - Performance Re- quircmcntsi' for your use if you need to include it as an clppcndix. t am confidcnt that this chapter will substantially be incorporated into the City Municipal Code wittiin the next several months. Trafi-ic Ci rcul,?tion Very little infomintion has been developed regarding traffic cir- While the general loca- 0- culation gcncratcd by the rcviscd Hastet- Plan. tion of the prime, Iiiajor and sccondat-y arterials arc close enough to b, -2- the Circulation Element of the General Plan, a detailed traffic genera- tion analysis will be necessary prior to the second phase of development. This traffic generation analysis should include recommended signalized Intersections, spacing of median openings, additional street widths at lane treatment is unaccqtable as 7% is the maximum grade for bicycles and use of 110' curb-to-curb streets for bike lanes is unacceptable if it . means that parking will be eliminated. Parking should be eliminated on all arterials which will allow for bike lanes and emergency pull-over areas. * major intersections to provide for turning niovernents, ctc. The bicycle Because of the concentration of commercial along Elm (including possibly adding 10 acres of commercial) special treatment will be re- quired in this area, including a center median with only one median open- i ng between Tamarack and Col 1 ege. Traffic Signal Participation Traffic signals must be provided by the developer(s) based on traf- fic generation, and not rfierely on how many arterial/arterial intersections there are within tt,z property. was approved in concept: by the City Council but has pot: yet been put: h,to ordinance fcrm, indicates a fee or' about $75 per residential unit and about $52,5CO per 10 gross acres of neighborhood shopping center. A= you can see, the contribution to;iards City trafiic signals by the develop- Our traffic sisnal policy study, which er(z) will be sicpiflcant (over $300,000 in is-/& dollars). -- 0 Phasing The phasing schedule (Exhihit H) on paye 71 of the draft Master Plan Pmendment appears to be acceptable if you assune that the "Year'' co1c;mn indicates tt.? order of progressicn and the "S?.reets and Utilities:' coi- umn indicates that the indicated street will be constructed all Lhct way to El Carninc? --- Real wi~h that phase. ~he exception appears to be thzt in Phase I I I, V, \,', X, Y and Z (1993-37) would require College extended south to Caniion ~- 2nd hence -- to El Camino Real. would require an extension to connect to the existing paved portion of Col1 egc Eoul eva rd i n Cceans i de. j .?- I_-- (Areas P, Q, R, S, T and U ruca 1 ypt:JS Trees - I- - .There is a significant stand of eucalyptus along the western prop- erty line adjacent to the Trnipl in Heights property. There is no b:ay to save all the larger irces (211'' dianietcr and up) because of the fixed alignnent of Elm tbrocgh the Quail Ridge property to the north and west. There are, however, ways to mitigate the loss of these specimen trees, but it requires the cooperation of the Telnplin tleights and Quail Ridge property owners. It would be appropriate to add a condition that "the precise alignment of Elm Avenue in the vicinity of the westerly prop- erty liric, and the rerxovJl of euczlyptus trees in the area shall bc 22- proved by the PIsnnirig Comnissicjn. 0 c-10 .. 'i t -3- With respect to specific staff recommendations, I have the following ' @ comments: - 1. Proposed water and sewer lines should be shown for the major trunk'lines but size of the future lines is not necessary as size will be determined during the design phase of the projects. 2. Locations of storm drains 2re not particularly useful on the blaster Plan since the locations are fixed at the design phase. 3. Include the following conditions: A. Special treatment, includina but not limited to center median, landscaping, turning 1 anes at i nterscct ions, restricted median openings, traffic sic~naalization and interconnection, etc., shall be given to Elm B. The developer shall construct traffic signals required by the Avenue between Tamarack Avenue and College Ooulevard. traffic generated by development as determined by a detailed traffic geti- e.ration analysis prepared by the developer and approved by the City En- gineer, or as determitied by City ordinance in effect at the time of issu- ance. of building permits. for public facility irse within the commxRity Gore area at .the time of de- vel opmen t . D. The rmxinm cut or fii I slopes a1 lowed within the dzvelopm9-t shall be 2:l. The City Engineer may aFprove ]-;:I cut siopes on siopes not adjacent to public streets or easements which are less than 15 feet in height. Grading operations siiail be phaszd to eliminate the hauling of materials across improved pub1 ic streets. C. Up to one acre of improved land shall be dedicated to the City e J- /Aq (-/&"Lw-*2 44 Tim F1 snsgan ----%- Ci ty Engl neer TCF: veb Attachment: Draft of Chapter 12.40, "Design Standards - Performance Re- quirements" - Title 12 - Grading Ordinance C-13. e d. -- '0 MEMORANDUM *ATE : October 12, 1978 TO: Planning Corninis sion FKO1.I : Planning Department SUEJECT : METIiODS FOR IMPROVEI-SENT 22413 lYAINTENANCE One of the major issues confronting the City in their consideratior .of the various Master ?ls.ils corning before them involves the accept: of the various ne-thods being proposed for the improvement and main. this memo is to Sri.efly revin,w the xajor methods used in the pact improvement and maintEnance ana recommend certain actions for the proposed Lake Calavera Hil2-s Naster Plan. For the purposes of this memo, we will be referring to the need fo: improvements and naintenance in the following areas only: 1, Of public and private lands with the Master: Plans. The purpose of Public Parks -I_ - refers to those areas identified in the Parks and Recreatign E:ie.rm-it of the Carlsbad General Plan and 6edi-c j.n "fee title" to the City. Private -__ -- Parks - refers to those areas held in coniIi'on ownershi. .. 2. .* within ti~ development for the sole use of its residents, 3, Public Open Space - refers to those areas within an Open Spac ---- a Easemeni; zn2t snil~ be available for public use. Private Open SFace - refers to those areas within an Open 4. - Space easement not available for. public use. 5. Common Areas - refers to other private, non-open space areas --___I_- held in corrinon ownership such as private streets r recreationa vehicle storage areas, etc o Impro\Ferwnts --- Vari.ous methods used' in the past to accomplish iinproveinents in the abcve areas can be catcgorized as follows: 1. -- P City - refers to the City's use of General Fund monies or park-in-lieu fees to develop the needed improvcnents. 2. Develojcr Requirctxent --- - refers to improvements required as conditicns-o~-a~~prov~ll to the developer. Such cor1ditioR.s us'; have a tj.mincj mechanism such as "prior to the recordation of: finail map" or "prior to the issuance of building permits". p Ilomeowncr' s Associatj.on - refers to tliczsc irnprovc7;ncnts k c 0; -_-. .-____- City is riot rcaiiy iriccrcstcd ir, but arc devclopcd th~:r_,~gh. the private howowner I s association. D-1 r . . -- - 4,- Improvement Districts - refers to various districts in general Streets and Highways Improvement Act of 1911 and the Municipal - __ Improvement Act of 191'3 are the most commonly used. C_. maintenance - - . - . - - - Various methods used in the past to accomplish maintenance of the areas discussed above can be categorized as follows: 1. --. City - refers to the City's use of General Fund monies to mail: the area. Homeowner's -I_ Association - refers to maintenance paid for and managed by a homeowner's association. general1.y those held in common ownership by the residents. 3; Maintenance -I_^ Dtstricts - the attached memorandum from Rutan and Tucker adequate- zCdr'esses the major naintenance districi Staf2 would make the following genera: observations. a. Ad I_____ Valorem Tax - All of the various malntenance district: discussed in the attzched memorandcm, with the exception of t! Landscape and Lightinq Act of 1372, are furid&. by an ad valoit tax. Since the passage of Proposition 13, a question hzs beel raised as to whether or not such a tax can now be established San Dieso County Counsel has advise$ +he Eoard of Superviscrs that such a. tax can no longer be created. Stzff members at @he League of California Cities do no'i: know the answer yet but feel that only through litigation will. anyone really know They do believe that the ccurts will al1-0W such taxation when as a "beliefit 2ssessrnm.t". b-. --- "Benefit Assessnent" - As stated in t.he attached memorani the Landisccipe ami :iicjiiking Act of 1972 levies an assessment b. an "benefit" as opposed to an ad valorem tax. Therefore, thi, method could avoid the problem described above. However, thi Act has other proble~s as described in the memor2ndum. These are, basically, that there are severe limitations on what you can maintain and public proceedings must be held eacn year to continue this district. .. 2. Areas maintained are .. ' ' -.- ._ _. . - . .. . 'Lake Calavera l?ills - Pqas'ier Plan After thorough reriew of the above items, staff developed the foliowing rccomnnendcitions for the inpmvement and r-aintenance of areas withi.n the Lake Calavera Hills Master Plan. 1. -- Public Parks - Staff feels the fOll0win~J 0pticn.s are feasible for the .improvement of the public park areas : a. the past. impact. in the report: pzcp;rcs by ~'lnlc Lcv;:ildcr D iiicludc such things as 1) usual dclay in ir;q3r-ovcmcnt-,sI costs to City than dcvclopcr, and 3) City-widc cost for loca3 benefit. .. ..- Status Quo - Improvcments would be accompLi.shed . ,- . as in ':'his option was idcntificd as a sign~rrcnnt CC~JEC~:~ ~thcr * D-. 2 e d 4 .. b. Phased Full.Iinprovements. This option would be a - developer requirenent iinked to identified viilage developer of Village D or G would be required to submit a park plan to the City for approval prior required to grzdc and provide erosion controJ- land- scaping. The developer of the next Village would thc Then the next developer would be required to install the playground equipment, and so on. c. Sinqle Full Improvement. This option would ais0 be i developer requirement. However, all of the steps identified in "b" above would be required of the first developer. Zeimbursement agreeinents could be provided for subsequent developers. - areas. For example, for park Village F, the .a to recordation of final nap, They would also be . be required to install all of the landscapicg. _1-- &, Single Interim Improvement. This option would also be a developer requirenent, sirnilax to "c" above. However, instead of full improvements, the first . developer in a phase would only 5s required to provi: the pian, do the grading and provide erosion control landscaping. The City would coxplete the improvemen - e)ta.f 1' feels the City should accept the maintenance responsibilitie of public parks as they currently do. 2. Private Parks, ___ Staff feels that private parks should be i.rnpro* as i! developer requirement 2nd maintained by a homeowner's association. 3. Public On.-.r! Space. Staff feels thzt public open space areas -______--._ ______ should be improved as a developer requirexent. The areas waul' then be "offered for dedication" to the City. Pending accept2 of said offer of dedication, the areas would be maintained by homeowner's association. Once the City was ready to incorpora these areas iiitrs a City-wiZe program, they would accept the offer of dedicntion and take over the maintenance of the areas Staff feels tha.t private open space areas , slioilld bz improbred as a developer requirement and maintained b 4. Private Opcn SDace. __- a homeowner's associaticn. 5. Cornion Arcas. Staff feels that common areas should be improve as a devcloper requirement and maintained by a homeowner I s association. ---I..___ @p/ar ' Attachment nL 9 *. M E H 0 R A N D U M ---------- .. TO: ROY WARD ROE : RUTAN & TUCKER .. Thomas P. Clark, Jr. RE: LAKE .CALAVERA RILLS-MAINTENANCE OF OPEI? SPACE You have advised us that the City of Carlsbad has approvc a Master Plan for the development of solile 808 acres known as Lake Calavera Hills. Based on the approved Master Plan, the City has indicated its desire to retain approximately 208 acre in a mixed configuration oE improved and unimproved open spaci It is further our understanding that the City intends to acczl incremental deilication of the areas designated on the Master 5 as open space in connection with the subdivision approval proc Base& upon the above facts, yciu havs requested our analyc of the statutory methodolopy available to finance the mainten; of the dedicated open space arid our opinj-on as to the mDst I appropriate alternative - - - 0 . Our analysis and conclusion are prkrnised on the followinc assumptions : . (1) The City of Carlsbad is seeking masirnun revenue pro. .- duction flexibility to insure that potentially acce: erating costs will not cxcecd availabie maintenance funds; arid (2) Optimum efficiency and citizen rcsponsivcness in k?. a adiiiinis tration of thc maintcn;lncc? and o~)cr~ti.ioi~ 01 I open snncc within a dcf incd yco~raphical area of thi D-A -. City, not coterminous with the boundaries of the City, can be achieved through active participation in the . decision-making process by the. property owners who are '.a' most directly affected. We have reviewed the ap?fica.ble legislation and have conc that a maintenance district formed pursuant to the Improvement of 1911, Streets & Highways Code Sections 5820, et seq,. provid the most acceptable solution to the recited problem, consist.en with the assumptions set forth hereinabove. Prior to detailin the provisions of the Improvement Act of 1911 as it relates to formation and operation of a maintenance district , we will bri discuss and analyze certain other statutes which offer finaxci mecha.nisrns for the maintenance and operation of open space. OPE" SPACE F4P:II\:TE:t\r'AY!CE ACT c__- -. a 0. One princioal. statutory method of assessing a particular tion of a community for thz cost ofmmaintaining landscaped are is contained in the Open Space Maintenance Act (Government Cod $550575 et seq). For the purposes of this Act, "maintenance" I _. is defined as the performance of all acts and doing of the thi necessary to carry out the purposes thereof, inclu.ding the mai I_ ance sccl j.inprovcmcnt -- of open -__ arcas (Section 50579) (emphasis a Specifically included in the term "maintenance" are the folios (i) -Clearing and removing dry grass, stubble, brush, ruk litter, or other infl;imniablc material which enda'ngers the pub1 safety by creating a fire hazard; (ii) Acquiring, constructing, a?nd mainLaining work^;, otherwise rccjularly p~-ovidcd by the Iccal- a<jcncy which zx or coiivcnicnt for thc prcvcn t ion and cxt inguishi.nc,r of fires; e D- 5 k b- *- (2ii) Destrovinq and removing noxious, dangerous or un- sightly weeds; .# (iv) Planting and maintaining trees, shrubs, lawns, and other vegetation; (v) E?aking such regulations as arc neclessary or desirabl to limit the future use of the areas in order to maintain or e hance the conservation of their natural or scenic resources an to protect: the public health and safety; and (vi) Constructing and maintaining such other improvement as may be necessary or convenient for the accomplishment of th purposes of the Act. (Section 50583 [b]) . Open space" or "o_nen area" is any space or area eharzctc by qreat natural sccnS c beauty or whosc existing opennessr n2t condition, or present state of use, if retained, vould cnhancc the present or potential value of abct-ting or surrounding urQd development, 01' would rilaintain the conservation of natura!. or scenic resources. m a - - I Proceedings for the formation of an open space majntenznc district pursuant to this Act may be initiated by a petition s by thc owners of assessable land in the pronosed district, as on the last equalizcd assessment roll, owning lands of an asse valuc of not less than 252 of the total assessed value of all Y asscssahlc land in thc district. The petition milst contain a general dcscript ion of the main tcnancc to be performed within open spaces, and il statci13cn+-. th2.t ilic prtilicil is c;?*eci . @ eo thc Act. D-t Qb F 4 The petition is filed with the City Clerk who, if the pet tion contains the requisite nuinber of signatures, certifies it and presents it to the City Council (Section 50590). 0 The Superintendent of Streets (or other officer designate to do so) then prepares and files with the Clerk a preliminary rePort containing a general description of the open areas prop to be maintained [all of which must lie within the boundaries . the proposed district) ; a general description of the proposed tcnance; an estinatc of the annual cost and expenses of inainte ance of the o~en areas which benefit the property within the proposed district; and a diagram or map showing the boufidaries the district proposed to be assessed, the public streets situa therein, and each parcel of land benefited by the maintenance, The preliminary report must be referred to the Plannlng=Commis for its recommendation upon the formation of such..district pri to the time at which the report is filed with the City Clerk. (Section 50591). 0 After the report hhs been filed, the City Clerk presents it to the City C6unci.l for consideration. Once the rctport has been approved by the City Councii, th Couiicj.1 may fix a time and place for hearing objections to the proposed formation of a district or.to the rcnort and may adop an ordinance declaring its intention to form the. district. (Sc tion 50592). 0 D- 7 The ord.inance of intention must determine' that the public $ interest and convenience require the. formatidn of a district j must also contain a general- description of the exterior bound of the proposed district; EL cjeneral description of the mainte yoposed to be done and the open area to be maintained or con served thereby; a statement: that an annual assessment may be levied to pay the costs and expenses of the maintenance on th open areas; a statement of the annual assessment liinit on eac' $100 of assessed valuation of taxable land and improvement wi the djstrict, and that the amounts so assessed shall. be billel for and collected as a part of the recjular tax bills; and the time and place for the hearing of protests and objections, to gether with a statement that any owner of property liable to he assessed for the maintenance may make written protest by f the same with the City Clerk at any time not later than the hc fixed for the hearing. - - e The tiinc for the hearing shall be not less than fifteen days I:OX nmrc thm six6y (60) days from the date of the adopt of the ordinance'. *. (Section 50593) - The ordinance of intci-ition must b -ptiklj.bhcd, mailed to L's- .-=-3 property owners and lienholders within the proposed district, posted along the public streets within the district (Sections tllrouyh 505q9). . 0 X€ at the protest hearing it appears that-, the owners of 1 than one-half of thc area of thc land included within the pro] ,. @ district arl~ subject to ;~S:;CSSII~CII~ lm~~. ma3c 02.j;:ckj GT, and if pxotc~ts arc not: wit1idr;lnn so as to rccIuce the numbcr ( : - e- D-8 - protests to less than a majority in area of the taxable land in the district, the City Council must SO find by resolution. Vpc making such a findinq, the city Council can proceed no further - under the ordinance of intention, the proceeding is terminated, no subsequent proceeding for the formation of the same, or sub- 1) . stantially the same, district may thereafter be commenced for a perj.od of six months, except upon a petition signed by the owners of a rnajority in area of the taxable land inthe district In the absence of such a majority protest, the lesislatiw body may proceed with the hearing {Section 50602) a During t.he course of the hearing, the City Council is authorized to make certain changes in the proposed maintenance or the proposed bo1 aries of 1.hz district (Section 506C3)'. At the conclusion of tl hearing, the City Cou~lcil may overrule protests (other than - a majority protest) and thereupon acquire jurisdiction to form ti district and to order the maintenance performed (Section 506051 In order to do EO, it must by ordinance fix the boundaric: of the district, declary that the district is formed pursuant 1 the P-ct, describe the oven areas to be maintained, order tne maintenance, and provide that the cost and expense of doing th! maintenance shall be paid by annual assessments upon the land within thc district. Such an ordinancc? is final and conclusiv to all persons (Section 5060G). . Y The City Couiicil has complete charge, supervision, arid co txol of all open arcas maintained pursuant to the Act (Scction e 50~10). It may enter into aIiriza1 contracts 5r::- thc pc+r~p--.-.- of the rcqvircd mtlintcnancc or may provide that such maintenan hall bc: pcrforrncxl bjp City forces {Section 50611). -m * It should be noted that: in connection with the administr of the open space mzintenance district, the City Council may point an advisory board composed of five property owners with the district. The advisory hoard is- empowered to make reconm tions to the legislative body with respect to the maintenance and operation of the open areas. .8 - _._ .. . - . . (Section 50611). In order to provide funds to meet the cost of the.mainte ance activity, the City Council is authorized to levy an 2.nnu ad valorem special assessment not to exceed 50 cents per $1.00 of assessed valuation of taxable land and improvements within the maintenance diskrict. In addition, the City Council may determine that all or a portion of the cost may be borne by t City it.se1.f. The annual assessments art. levied and collected at the same time and i.n the .sa.rr.e manner as are general taxes the City. It is this tax rate limitation that creat&s*-the no significant drawback to t!ie use of 'the Open Space Maintenance Act, In the first place, the imposition of the 50&.per $100 assessed valuation tax must be approved by the votkrs within the district pursuaiit to Revenue & Taxation Code Sections 228 et seq. Moreover, the SO6 per $100 cf assessed valuation is an absolute restriction and cannot he increased beyond that a Th.us, if the maximum authorized tax is insufficent to bear th cost of maintenance, the open space maintenance district woul have to be ahancloned or maintenance activities severely curt3 . a -. .. . . I .. -- -. * D-10 .. .. I-. e. . .-. -. . .. Ii is because of this marked lack of flexibility in adju: ing revenue producing capabilities to meet spiraling costs th; we would recommend against the us3 of the Open Space Maintenar Act for Lake Calavera Hills. * -- LAI.?DSCAPK AtKI LIGI?TiI\IG ACT OF 1972 - .. Pursuant to the Landscape & Lighting Act of 1372, Street: and 'Highways Ccdc Sections 22500, et seq., the City Council i: authorized to cont.ract for the construction and installation ( any improvements and the furnishing of maintenance and servicc any irnprovernents. (Section 22675). The scope of the activitl which may be cerformed pursuant to the Act is circumscribed bj the definitions of "improvsment" and '*maintenance" - .. In this regard, Sectio'n 22525 defines "improvernent,J' as Eol.low.:s : 0 "1mprovement"rneans one or any combination of the follow- ing I . (a) The installation or planting of landsca?ing, (b} The installation or construction of stctuary, fountains;, andother ornamental structures and facilities. (c) The instal.lation or construction of public light ing facilities, (d) The installGtion or construction of any facilitj which are appurtcnnnt to any of the foregoing 01 which arc necessary or convenient for the main- tenance of servicing thcrcof, including, gradin? clearing, removal of dcbris, the installation 0: construction of curbs, gutters, walls, sidewalk: or pavincj, or water, irrigation, drainage, or clcctrical fa.cilitics. the forcgo inq . F (e) The n~ai.intcn;lr~cc or servicing, or both, of any oj 0 D-11 Maintenance" is bi~~xidly di:fiiicd bv Sec Lion 22531, as 101 H - . "Maintain" or: ''wj ntenance" means the furnishing of services arid ni;:tci:ia:ls for L?ie ordinary and usual W inilintcnmce , opcrakior!, 2nd servici.ncJ of any inprove- met1 t, includiny : Repair, rertloval, or rcplxcment of 21.11 or an1 part of any iniprovcnicnt . beauty of I.andscap.i.11g~ inc3.ud.i.ny cultivation, irrigation, trinuni rig, spraying, fertilizing, or t;rc.ak:ing FUI- d.i sease 3r in:jury. and other solid waste - (a) (b) 1'rovidinc{ for the life, yr~:wtll, health, and (c) The: removal of tr.i.nuiij.nc~s, rubbish, debris, Unlike other- il~st~s~ii~~rit dis tri.cts discussed herein, the 1,ancisczpiny ctnci 1.icjtI t.inq ~ct oi .I 972 is a special. assessment 2 whicli lcvics an asscssmclit based on "benefit" as opposcd to ar ad val.orcr.1 tax. A 1,andsc~ipj.iiy and Li.cjh ting Act: assessriwnt district= (herej after "assessincnt di.stricL" ) is initiated by ,Grcsolution of tt t/ legislative body which r(-~sol.ution proposes the formation of ti- Dist.rict, describes t.he improvement and orders the engineer tc prepare and file a rcpqrt. L.. .. 0. (Section 22505). The cnginecr's report colitains the following: (a) L'lans and speci f ica tions for thc improvemcn ts. (b) Estiliiate of the cost of tlie iinproveinents. (c) The di.acjr::m for thc nsscssnicn t district. (d) Pin asscssrnent of the c:st:imak:ccl costs ?E the irnproven ( Sc: c t i or1 2 i! 5 G 7 ) Aftcr thc Icgisidkivc body rccri.i.vcs tlic rcport, it may sr the rcport cither as filcd or as modifj.c.d a~~d ado;>?: i! -..:.::;:- e~ 6 D-i2 4 [A -I-_ * 4 POWZR OF ATTCXPJEY --I-- ----- L-.- LAKE CASAVERA HiI,bS A3;X7..'.TS I, Cay J. Ward, gcnerc2 perLncr oE the LA~s CALAVERA F;;I3;- ASSOCIATES, A Zzlifr\;-nta L,Lnit-ed partnershi?, ycsicini; at "- - 1207 Elm Avenue, ZarlsSad, California 132508, do hereby appoint, Lcuis E. Coehclcl and Edward IIa.wort11 F~~OSC addrzss is 1lO Vin.;t Ash Street, Sail Diego, CaliEornia 92101 as rr;y true and iswful attorzey in fact for me and in my nane, pLdc: end sI-c<t!i tf: c-r~ccltie, hind aid ccmrrit the Lake Calavera ?iLll: Asscclatcs ~'xt.nersliip j n rn~ Lters relzted to and conditiorls require4 by the City GZ Carlsbad, Califcrnia €or the Satellite SC:\J:~~ Plant ZXC 2eclarnation Facility to 5c conskruzted by Lake Calaveras HILLS Associates . '!he term of this Power Of Attorney is until Se?tember 1., i5'r's Dated at Carlsbcld, California this 28kh day of 1979. Siqned e hf ZL4k-+ I fiLU. -4. -2 ,L3,,/ & b,/,/b-L Je ;G' 42Lr ?,- ---4-2-?.---+-<2- -=--->-=- f O!'t:IC?fi.L SF>:nL $ Genera /I I: cl r\'OTAFY PIJRLIC - CAI BECYI C. GALLC) ;i me G&wer- FiilLs Assxia A il SWl DliGO C0i;:lly h;y c3lndi cxricrei JU!i 4, 1332 - .. rz -~_ 1; 1; -r--.. --,-p ~.~~-.~~ -q J- e 2 ,a2 /f i I LC"/"C -.j /J.& 31 a,i(%'ic, [P '* 27 b,--ii:o c=-c-- d of&;, i /$ /977 4'1 4?..P d' Ld Rny J VL'>fi Rn ct> ~0~1 FCF rtn ~rt.,,.ct,,~,.nt . i9n7 "n" Flm f"qrfc'-,.ir+ PqlifnrniD "i3lYiT: * 7-z ,(,- \ f'-y - .._ .. _- 'i . c ,- '2 , ;7 ,? ~, -/---- ,< /' 2 : ,- /c,: J- .. A. "?,p I.:/ // /A ,/<-,, /+ ,,,( >,</, __ /A !, ' c;: &+4'A~;"+- ,,.Y .- ' -.-- ; L ,< -ym C/,.,/ / r' Li ,. /' .. * * .i .. TABLE 1 SOLXCS uF DATA FOP. TASK 2 ANALYSIS OF COST-REVENUE FACTORS La Costa and Uther Consultant Studies (if available) Local Agency Budgets (10 years) Local Agency Capita7 Expenditure Reports (20 years if avai 1 ab1 e) I ntervi Manager/aepartrnent Head Interviews --Rea --With Local Agency Personnel (City, Schools , etc) --3ev SFecia7 --From Lake Calavera Hi1 Is !leveloper(s) --[jot- --From City and Other Local Agencies --Nor Physical and Operating Standards from National Associations Availab (Parks, Police, Fire, Etc.) --Fir - - 9ev State Board of Equalization Sales Data SREA Re Assessed Valuation !lata City an --Bui FOR TAS Other f, --La --Lak -__ --0th --With "Comparabl e" City Personnel --0th Engineering Estimates of Physical Requireoents --Comparisons of Recent Sales Prices to Corresponding Assessed Values (For 49-50 Properties in Carlsbad) vs. 5 and 10 Years Ago) --Value Sarnpl e of 10-20-Properties (Present Assessed Values --Sub Populat Current Budgets of 10-20 "Comparable Cities" --197 --197 State Control 1 er Financial Transactions Reports on Other Cities and School Districts Em p 1 oym --Mon County Superintendent Reports on School Districts --Spe Census of Government (Federal 1 Reports on Government41 Expeni!i tures Prior S --LP& Prior Studies --Frc --LP&A Assiqnments --C. F --Other Studies froin LPGA Files --Fro --Ot!- --Rutgers University Center for Urban Policy Research --Lib --Other Library Search (as appropriate) --Urban Economics Prograr;] Studies-U.C.S.B. --La Costa Z Other Consultant Studies -:From City atid Other Local. Agency Files (with whoiii we are presently participating in a National cost Revenue Study) ~ ~ -I 0 Bt, ( d -1 -b -