Loading...
HomeMy WebLinkAbout1979-12-04; City Council; 6088; 41 Unit Condominium and Tentative Map• -L CITY OF CARLSBAD AGENDA BILL NO: _ DATE: December 4, 1979 DEPARTMENT:Plannina INITIAL Dept. Hd. City Atty, City Mgr. SUBJECT:41 UNIT CONDOMINIUM AND TENTATIVE TRACT MAP CT 79-18/CP-21 APPLICANT: MEYER STATEMENT OF THE MATTER: Subject project is on property located on the southeast corner of Altisma and Caringa Way in the La Costa area. The recommended General Plan density for this site is 10 units to the acre with up to 20 units to the acre if proper amenities are provided. The proposed 41 units are on 2.27 acre parcel resulting in a density factor of 18 units to the acre. . Staff recommended approval of the project at the proposed density because the amenities proposed were sufficient for the increased density. The majority of the parking is placed underground. There are 7 visitor parking spaces proposed daove the minimum required by the condominium regulations. In addition, the site has a great deal of street frontage available for street parking. The project pro- vides integration of the landscaping, open spaces and pedestrian walkways into unified design. .The open -space exceeds the. minimum requirements up to 20%. There is ample storage area, and it's located is various areas to provide storage in the garages and at the units. The project is compatible with the surrounding area. EXHIBITS Planning Commission Resolution No. 1563 Staff Report dated November 14, 1979 Location Map Exhibits A (November 6, 1979) & B, E-l,E-2,E-3 (October 9, .1979) RE COMMENDATION The Planning Staff and the Planning Commission recommend that CT 79-18 and CP-21 be approved as per Planning Commission Resolution No. 1563. Council Action: 12-4-79 Council directed the City Attorney to prepare documents approving CT 79-18 and CP-21 as per Planning Commision Resolution 1563. FORM - PLANNING 79 ~>\ j~—. PLANNING COMMISSION RESOLUTION NO. 1563 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A TENTATIVE TRACT MAP AND CONDOMINIUM PERMIT FOR A 41 UNIT CONDOMINIUM PROJECT LOCATED AT THE SOUTHWEST CORNER OF ALTISMA AND CARINGA WAY, LA COSTA. CASE NO.: APPLICANT: CT 79-18/CP-21 MEYER Whereas, a verified, application for certain property, to wit: Lots 240 and 241 of La Costa Valley Unit No. 5, according to Map thereof No. 6730, as filed in the Office of the County Recorder for San Diego County, September 8, 1970 has been filed with the City of Carlsbad, and referred to the Planning Commission; and WHEREAS, said verified application constitutes a. request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, this project has been processed through environ- mental review as required in Title 19, the Environmental Protec- tion Ordinance. A Negative Declaration has been issued for the following reasons: 1) The project site has been previously graded and is devoid of any significant flora or fauna and any unique or his- torical environmental features. 2) Although some land form alteration is proposed, adequate environmental protection should be afforded through the City's Grading Ordinance. 3) The project is consistent with the City's current land use plan and with the nature of.surrounding development. 4) The project constitutes urban infilling. COPY i 2 3 4 5 6 ri 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 WH hold a conside WH all tes to be h the Car and fou 1) Th PI du ha A) B) C) D) E) F) G) 2) Th of O T*|Ctll pr +-hL-JLl 3) Th po A) // WHEREAS, the Planning Commission did, on November 14, 1979, hold a duly noticed, public hearing as prescribed by law, to der said request; and WHEREAS, at said public hearing, upon hearing and considerin all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Carlsbad Tract (CT 79-18) and Condominium Permit (CP-21) and found the following facts and reasons to exist: The proposed project is consistent with the General Plan since it is within the allowed density range due to the fact that additional and appropriate amenities have been provided for this project including: The majority of the parking has been placed underground There are seven visitor parking spaces proposed above the minimum required by the condominium regulations; The site has a great deal of street frontage available for street parking; i The project provides integration of the landscaping, open spaces, and pedestrian walkways into unified design; The open space exceeds the minimum requirements up to 20%; There is ample storage area, located in various areas to provide storage in garages and in the units; The project is compatible with the surrounding area. The site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the proposed density and still meet all the requirements of the City's Condominium Ordinance. The project is consistent with all City public facility policies and ordinances since: The applicant is on the Leucadia County Water District's sewer allocation list, and sufficient sewer hookups have been reserved for the project. .2 .1 2 5 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 B) The Planning Commission finds that sewer service is not available for this development as of the date of this approve?!. However, since sewer service may be available in the future, the Planning Commission has, by inclusion of an appropriate condition to this condominium permit and tentative subdivision map, insured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added a condition that a note shall be placed on the final map that building permits may not be issued for the condominium project unless the City Engineer determines that sewer service is availabl Since the final map cannot be approved unless sewer service is available, and building cannot occur within the project unless sewer service remains avail- able, the Planning Commission is satisfied that the requirements of the public facilities element of the General Plan have been met insofar as they apply to service service for this condominium permit and tentative map approval. C) School .fees to mitigate conditions of overcrowding are required at the time of. building permits pursuant to Chapter 21.55 of the Carlsbad Municipal Code. D) Water service will be provided by the Carlsbad Municipal Water District, and the applicarit is required to comply with their rules and regulations. E) Gas and Electric service will be provided by San Diego Gas and Electric. F) Park-in-lieu fees are required as a condition of approval. G) All necessary public improvements have been either provided or will be required as conditions of approval. H) At this time, the Planning Commission is not prepared to find that all other public facilities necessary to serve the project will be available concurrent with need. The Planning Commission has, by inclusion of an appropriate condition, required that the project contribute to the costs of such facilities. Since the developemnt will pay its proportionate share of the public facilities which it will require, the City Council is satisfied that the requirements of the public facilities element of the General Plan have been satisfied. 4) The proposed project has been processed through environ- mental review pursuant to Title 19 and a Negative Declaratioji has been issued. .3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 5) The proposed project meets the criteria of Chapter 21.47 (Condominiums) since: A) The condominiums meet the design criteria of chapter 21.47.110 since the overall plan is comprehensive embracing land, building, landscaping and their re- lationships, the driveways are not dominant features, and sufficient circulation and on-site amenities are provided. B) Storage space, laundry facilities, open recreation areas, parking facilities, refuse areas, separate utilities and requirements of Section 21.47.130 have been met or will be made conditions of approval. WHEREAS, the Planning Commission, by the following vote, recommended that CT 79-18/CP-21 be approved, subject to certain conditions: Conditions 1) This approval is granted for that portion of land described in the application CT. 79-18/CP-21, and development shall occur substantially as shown on Exhibit A, dated 11/6/79 and Exhibit B, E-l, E-2 and E-3,'-dated 10/9/79, except for modifications required herein. 2) The applicant shall comply with all rules and regulations of the respective sewer and water districts regarding water and sewer service to the subject property. 3) The applicant shall prepare a reproducible copy of the final condominium site plan incorporating all require- ments of the condominium permit approval, and shall be subject to the approval of the Planning Director. 4) The applicant will provide school fees to mitigate conditions of overcrowding as part of building permit applications. These fees shall be based on the fee schedule in effect at the time of building permit application. 5) This subdivision and condominium plan is approved upon the express condition that the final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivision. 6) This subdivision condominium plan is approved upon the express condition that building or grading permits will not be issued for development of the subject property unless the City Engineer determines that such sewer facilities are available at the time of application for .4 . 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 such permits and will continue to be available until time of occupancy. If the City Engineer determines that sewer facilities are not available, building permits will not be issued. 7) In order to provide for fire protection during the con- struction period, the applicant shall maintain passable vehicular access to all buildings. In addition adequate fire hydrants and/or off site, stand pipes with required fire flows shall be installed on and/or off-site, as recommended by the Fire Chief or his design.ee. 8) Street trees of a variety approved by the Parks and Recreation Department shall be installed to City speci- fications at 40 foot intervals along all public street frontages. 9) Prior to the issuance of building permits, the applicant shall pay a public facility fee as established in City Council Policy No. 17. The applicant shall enter into a secured agreement with the City for the payment of this fee prior to City Council action. 10} The applicant shall pay park-in-lieu prior to the recordation of the final map. 11) The applicant shall submit a final detailed landscape and irrigation plan subject to the approval of the Planning Director. Said final plan shall indicate that drought tolerant plant species have been substituted for the Nandina Domestica and Erytrina species currently proposed on the tentative landscape plan. 12) All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "No Parking/ Fire Access Lane." 13) The developer shall receive the approval of the City Engineer for a site grading plan and obtain a grading permit prior to any construction being performed within the project site. 14) Grading shall occur in accordance with an approved grading and erosion control plan, City standards, and an approved soils and geologic investigation report which shall include slope stability calculations and construction specifications). All exposed slopes shall be hydromulched or otherwise stabilized prior to the issuance of building permits. 15) Drainage improvements shall be constructed in accordance with an approved plan, and the work shall be coordinated with the overall plan for grading and erosion control. .5 All facilities shall be maintained by the property 2 owner in perpetuity. This condition excludes all drainage easements granted to the City of Carlsbad. 3 16) Additional drainage easements and drainage structures shall be provided or installed as may be required by the County Department of Sanitation and Flood Control 5 and/or the City Engineer. 5 17) All land and/or easements required by this subdivision shall be granted to the City, without cost to the City, 7 and free of all lie'ns and encumbrances. 8 18) Immediately upon the completion of grading, all slopes in excess of 10 feet in vertical height shall be stabilized 9 by hydroseeding, mulching and fertilization. The seed mix shall be designed by an expert in the field based 10 on a soil analysis of the slopes taken at a maximum interval of 500 feet, and shall be approved by the Parks and Recreation Director. The seed mix shall be designed so as to include the maximum number of indigenous 12 species as feasible without reducing the effectiveness of the erosion protection. The mulch shall be applied 13 at not less than 2,000 Ibs/acre., or acceptable alternative. 14 In addition, these slopes shall' also be planted with fast growing, drought tolerant shrubs and trees (20 feet 15 on center) and an adequate irrigation system shall be installed. 16 19) In addition to the above requirements, the applicant shall 17 agree to show on the final condominium site plan the following changes: The pedestrian foot bridge shall have 18 a minimum clearance of 13' 6"; the parking structure circulation and design shall be modified as required by 19 the City Engineer; all refuse containers shall be located outside of the required setbacks and not adjacent to any 20 units; all buildings not attached shall observe a minimum setback from adjacent structures of 10 feet. 21 AYES: Schick, Rombotis, Friestedt, Marcus, 22 Jose, Larson 23 NOES: None 24 NOW, THEREFORE, BE IT HEREBY RESOLVED that the foregoing 25 recitations are true and correct. 26 27 ' EDWIN S. SCHICK, JR. Chairman CARLSBAD PLANNING COMMISSION 28 ATTEST: JAMES C. HAGAMAN, Secretary .6 STAFF REPORT DATE: November 14, 1979 TO: Planning Commission FROM: Planning Department SUBJECT: CT 79-18/CP-21; 41 UNIT CONDOMINIUM DEVELOPMENT LOCATED ON THE SOUTHEAST CORNER OF ALTISMA AND CARINGA WAY, LA COSTA APPLICANT: MEYER I.BACKGROUND Location and Description of Property The subject property is located on the southeast corner of Altisma and Caringa Way, La Costa. The property consists of two adjacent parcels totaling 2.27 acres. The site is approxi- mately 15 feet below street level at the northwest corner, and then rises to approximately 35 feet above Caringa Way. The property has been previously graded and is relatively flat. However, in addition, the applicant is proposing approximately 2,500 cubic yards of additional grading in order to develop the site as proposed. Existing Zoning Subject Property: North: South: East: West: Existing Land Use Subject Property: North: South: East: West: RD-M RD-M RD-M RD-M RD-M Vacant Multi-family residential Multi-family residential Multi-family residential Vacant General Plan Information A.Land Use Plan The City's current land use plan designates the subject pro- perty for Medium High Density (10-20 du/ac) residential . V development. As proposed with 41 units, the project would result in a net density of 18 du/ac. While the project's density is within the range allowed by the land use plan, the General Plan states that the lower limit of the density range represents a suggested maximum, with a density increase to the upper limit permitted only if certain criteria are met. These cri- teria include: adequate public improvements, on-site amenities, site stability, and compatibility with surrounding land uses. B. Public Facilities Sewer Service: The applicant has been allocated a total of 48 sewer hookups for the subject property by the Leucadia County Water District. Thus adequate sewer has been reserved for the project. Schools; The project is located within the San Marcos Unified School District. Since this district is currently exper- iencing conditions of overcrowding, school fees would be assessed at the time of building permit application. Water Service: Water service to the proposed development will be provided by the Carlsbad Municipal Water District. Separate water meters are required for each unit. Gas and Electric Service: Gas and electric service will be provided by the San Diego Gas and Electric Company. The condominium regulations state that gas and electric service must be separately metered for each unit. On-Site and Adjacent Public Improvements: All necessary on- site and adjacent public improvements can be required as per the City's public improvement ordinance or as conditions of approval. Other Public Facilities; The City Council and Planning Commission have determined that they are not prepared to find that all other public facilities necessary to serve this project will be available concurrent with need. The Planning Commission may, by inclusion of an appropriate condition, require that the project contribute to the costs of such facilities accord- ing to City Council Policy No. 17. Since the development would pay its appropriate share of the public facilities it would require, the Planning Commission could be assured that the requirements of the Public Facilities Element of the General Plan would be satisfied. In addition, park-in-lieu fees could be required as a condition of approval. C. Other Elements of the General Plan The proposed project is consistent with all other elements of the City's current General Plan. .2 Environmental Impact Assessment A Declaration of Negative Environmental Impact has been made for the project based on the justification that: 1) The property has been previously graded and is devoid of any significant flora or fauna and any unique or historical environmental features. 2) Although some land form alteration is proposed, adequate environmental protection should be afforded through the City's Grading Ordinance. 3) The project is consistent with the City's General Plan and with the nature of surrounding development. 4) The project constitutes infilling development. History and Related Cases The City is currently witnessing a large number of condominium proposals in La Costa. This is primarily due to the large amount of undeveloped land and availability of sewer in this area. Since the design of each project is unique, it is impor- tant that the Commission review each project on its own merits, in addition to comparing the project--with previous Planning Commission and City Council decisions. CT 79-3/CP-3, (Von Elten), City Council Resolution No. 5832, denied July 3, 1979. This proposal involved the conversion of an 80 unit apartment complex, located on the east side of El Camino Real and north of El Camino Real, to condominiums. The proposed conversion was denied based on findings which included: lack of a com- prehensive overall design; insufficient provision of improve- ments required by the condominium regulations; and lack of adequate setbacks and parking. CP-6, (McMahon-O-Grady), City Council Agenda Bill No. 5905, approved July 3, 1979. This proposal was for the construction of 23 detached condo- minium units, located between Almaden Lane, Zamora Way and Alicante Road, La Costa. The project was conditionally approved finding that the project met all of the requirements of the condominium regulations and would not result in any significant impacts to the environment or surrounding area. Conditions of approval included: grading and drainage modifications; pro- vision of automatic garage door openers; fencing restrictions; public improvement requirements; refuse collection; land- scaping requirements; and a public facilities fee. .3 CT 79-7/CP-10, (Fries), approved by the City Council September 18, j^j-g- The City Council conditionally approved this 39 unit condo- minium development, finding .that it met all of the require- ments of the City's condominium regulations. Conditions of approval included: landscaping requirements, public improve- ments, fencing restrictions, grading and hydro-seeding require- ments and payment of a public facility fee. II. Major Planning Considerations Does the proposed project meet all requirements and conform to the guidelines of the City's condominium regulations .(Chapter 21.47)? Specifically: 1) Does the proposed circulation and parking arrangement adequately serve the project? 2) Are the proposed trash and storage locations conveniently accessible to all units? 3) Is the overall design of the project representative of a good condominium development? That is, are the buildings, recreation amenities and other requirements of Chapter 21.47 interrelated and well designed? 4) Does the project qualify for a density increase over the suggested maximum density based on the criteria stated in the General Plan? III. Discussion The proposed project involves an application for 41 condominium units on 2.27 acres in La Costa. The dwellings will be arranged in 2 to 13 unit clusters, with approximately half of the units constructed over two separate semi-subterranean parking struc- tures. The remaining units not constructed over the parking structures will have attached two-car garages, with access from either one of two private driveways, or directly from the adjacent public streets. All units will be two stories, each with two bedrooms and individual facilities. In addition, gas, electrical and water service will be separately metered for each dwelling. With 41 units, the project will result in a net density of 18 du/ac The City's Land Use Plan designates this property for medium- high density (10-20 du/ac) residential development. The General Plan states that a density increase beyond the suggested maximum density (in this case, 10 du/ac) is allowable if certain criteria are met. These criteria include: compatibility with surrounding development, geologic stability of site; adequate public facilities and sufficient on-site amenities. .4 C Staff has found that the topography and geology of the site can safely accomodate the project as proposed, and that the project is consistent with the nature of the surrounding development. In addition, staff believes that with the attached conditions, adequate public facilities and on-site amenities will be provided and that the project should qualify for .a density increase beyond the suggested maximum. Section 21.47.110 of the Condominium regulations discuss certain design criteria which must be met by all condominium projects. Specifically, this section states that the overall plan shall be comprehensive, embracing land, building, landscaping and their interrelationships. Staff believes that this criteria has been met, since the landscaped recreation area is centrally located to all units and is served by pedestrian walkways which enhance the interrelationships between the dwellings and other features of the project. The walkways have been designed to facilitate pedestrian circulation and safety, and in most cases, the buildings are designed to create private areas. Another design criteria stipulates that the plan shall provide for adequate circulation, off-street parking, open recreational areas and other on-site amenities. .In addition, the driveway must not be a dominent feature of development. In this particular case the two meandering driveways serving the project are not dominant, but rather they provide efficient circulation without being a disruptive feature. Further, the proposed plan provides the necessary on-site amenities as specified by the Condominium regulations'. Specifically, Section 21.47.130 quantifies the design criteria and delineates certain developmental standards. With regard to parking, the regulations require that the project provide two spaces per unit, in addition to 13 visitor spaces. As designed, the project would exceed these minimum parking requirements if just the on-site spaces are considered. Additionally, it should be noted that a number of on-street spaces will be available directly in front of the property. With regard to open recreation area, sub-seciton 21.37.130(8) states that a minimum of 200 square feet of open recreation area be provided per dwelling unit. By only counting the common recreation area, the applicant has exceeded this requirement by approximately 15% to 20%. In addition, a number of the units will have small patios and balconies which increases the rec- reation area. Another development standard affecting all condominium projects specifies that 480 cubic feet of storage space shall be provided per unit. As with the other requirements, this project exceeds this standard. The units which are located above or adjacent to the parking structure will have individual storage areas .5 within the parking building itself. Also, additional storage compartments will be located above the parking spaces within the building. All other units will have storage areas either within the attached garages or located adjacent to dwellings. All storage areas are readily accessible to the outdoors. In order to serve all units, the applicant is proposing at least five refuse containers. These containers are in con- venient locations throughout the project which can easily be served by the refuse collection company. A number of recent condominium proposals have raised concerns regarding building setbacks off of the private driveways; Staff has carefully reviewed the proposed project and has found it to have met all of the required setbacks as specified by the Condominium regulations. In order to assure that adequate public facilities will be available to serve the development, in addition to assuring that the on-site amenities will be provided in accordance with the intent of the condominium ordinance, staff has included several specific conditions. Also, grading and slope main- tenance conditions have been attached due to the relatively steep topography in certain portions of the site. Staff believes that with these conditions, the project will set a positive precedent for furture development in this area.i IV. Recommendation It is recommended that the Planning Commission forward a recommendation of APPROVAL of CT 79-18/CP-21 to the City Council based on the following findings and subject to the following con- ditions . Findings 1) The project is consistent with the City's-current General Plan since it is within the density range specified for the site as indicated on the Land Use Element of the General Plan. 2) The site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the proposed density and still meet all the requirements of the City's condominium ordinance. 3) The project is consistent with all City public facility policies and ordinances since: a) The applicant is on the Leucadia County Water District's sewer allocation list, and sufficient sewer hookups have been reserved for the project. .6 , V b) The Planning Commission finds that sewer service is not available for this development as of the date of this approval. However, sewer service may be avail- able in the future. The Planning Commission has, by inclusion of an appropriate condition to this condo- minium permit and tentative subdivision map, insured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Com- mission has added a condition that a note shall be placed on the final map that building permits may not be issued for the condominium project unless the City Engineer determines that sewer service is available. Since the final map cannot be approved unless sewer service is available, and building cannot occur within the project unless sewer service remains avail- able, the Planning Commission is satisfied that the requirements of the public facilities element of the General Plan have been met insofar as they apply to sewer service for this condominium permit and tentative map approval. c) School fees to mitigate conditions of overcrowding are required at the time of building permits pursuant to Chapter 21.55 of the Carlsbad Municipal Code. d) Water service will be provided by the Carlsbad Municipal Water District, and the applicant is re- quired to comply with their rules and regulations. e) Gas and electric service will be provided by San Deigo Gas and Electric. f) Park-in-lieu fees are required as a condition of approval. g) All necessary public improvements have been either provided or will be required as conditions of approval. h) At this time, the Planning Commission is not prepared to find that all other public facilities necessary to serve the project will be available concurrent with need. The Planning Commission has, by inclusion of an appropriate condition, required that the project con- dition, required that the project contribute to the costs of such facilities. Since the development will pay its proportionate share of the public facilities which it will require, the City Council is satisfied that the requirements of the public facilities element of the general plan have been satisfied. 4) The design of the project and all required improvements will not cause any significant environmental impacts, and a Declaration of Negative Environmental Impact has been .7 v • -„„>' issued, based on the justification that: a) The property has been previously graded and is devoid of any significant flora or fauna and any unique or historical environmental features. b) Although some land form alteration is proposed, adequate environmental protection should be afforded through the City's grading ordinance. c) The project is consistent with the City's general and with nature of surrounding development. d) The project constitutes urban infilling. 5) The proposed condominium project meets the criteria .of Chapter 21.47 (Condominiums) since: a) The' condominiums meet the design criteria of chapter 21.47.110 since the overall plan is comprehensive embracing land, building, landscaping and their relationships, the driveways are not dominant features, and sufficient circulation and on-site amenities are provided. b) Storage space, laundry facilities, open recreation areas, parking faciliteis, refuse areas, separate utilities and requirements of Section 21.47.130 have been met or will be made conditions of approval. 1) This approval is granted for that portion of land describe in the application CT 79-18/CP-21, and development shall occur substantially as shown on Exhibit A, dated 11/6/and Exhibit B, E-l, E-2 and E-3, dated 10/9/79, except for modifications required herein. 2) The applicant shall comply with all rules and regulations of the respective sewer and water districts regarding water and sewer service to the subject property. 3) The applicant shall prepare a reproducible copy of the final condominium site plan incorporating all require- ments of the condominium permit approval, and shall be subject to the approval of the Planning Director. 4) The applicant will provide school fees to mitigate conditions of overcrowding as part of building permit applications. These fees shall be based on the fee schedule in effect at the time of building permit application. 5) This subdivision and condominium plan is approved upon the express condition that the final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivision. -8- 6) This subdivision condominium plan is approved upon the express condition that building or grading permits will not be issued for development of the subject property unless the City Engineer determines that such sewer facilities are available at the time of application for such permits and will continue to be available until time of occupancy. If the City Engineer determines that sewer facilities are not available, building permits will not be issued. 7) In order to provide for fire protection during the con- struction period, the applicant shall maintain passable vehicular access to all buildings. In addition adequate fire hydrants and/or off site, stand pipes with required fire flows shall be installed on and/or off-site, as recommended by the Fire Chief or his designee. 8) Street trees of a variety approved by the Parks and Recreation Department shall be installed to City speci- fications at 40 foot intervals along all public street frontages. 9) Prior to the issuance of building permits, the applicant shall pay a..public facility fee as established in City Council Policy No. 17. The applicant shall enter into a secured agreement with the City for the payment of this fee prior to final map approval. 10) The applicant shall pay park-in-lieu prior to the recordation of the final map. 11) The applicant shall submit a final detailed landscape and irrigation plan subject to the approval of the Planning Director. Said final plan shall indicate that drought tolerant plant species have been substituted for the Nandina Domestica and Erytrina species currently proposed on the tentative landscape plan, 12) All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "No Parking/ Fire Access Lane." 13) The developer shall receive the approval fo the City Engineer for a site grading plan and obtain a grading permit prior to any constructin being performed within the project site. 14) Grading shall occur in accordance wi-th an approved grading and erosion control plan, City standards, and an approved soils and geologic investigation report -9- (which shall include slope stability calculations and construction specifications). All exposed slopes shall be hydromulched or otherwise stabilized prior to the issuance of building permits. 15) Drainage improvements shall be constructed in accordance with an approved plan, and the work shall be coordinated with the overall plan for grading and erosion control. All facilities shall be maintained by the property owner in perpetuity. This condition excludes all drainage easements granted to the City of Carlsbad. 16) Additional drainage easements and drainage structures shall be provided or installed as may be required by the County Department of Sanitation and Flood Control and/or the City Engineer. 17) All land and/or easements required by this subdivision shall be granted to the City, without cost to the City, and free of all liens and encumbrances. . 18) Immediately upon the completion of grading, all slopes in excess of 10 feet in vertical height shall be stabilized by hydroseeding, mulching and fertilization. The seed mix shall be designed by an expert in the field based on a soil analysis of the sleeps taken at a maximum interval of 500 feet, and shall be approved by the Parks and Recreation Director. The seed mix shall be designed so as to include the maximum, number of indigenous species as feasible without reducing the effectiveness of the erosion protection. The mulch shall be applied at not less than 2,000 Ibs/acre.,. or acceptable alternative, In addition, these slopes shall also be planted with fast growing, drought tolerant shrubs and trees (20 feet on center) and an adequate irrigation system shall be installed. 19) In addition to the above requirements, the applicant shall agree to show on the final condominium site plan the following changes: The pedestrian foot bridge shall have a minimum clearance of 13" 6"; the parking structure circulation and design shall be modified as required by the City Engineer; all refuse containers shall be located outside of the required setbacks and not adjacent to any units; all buildings not attached shall observe a minimum setback from adjacent structures of 10 feet. (NOTE: The applicant and staff have worked together to alleviate the problems outlined in this condition. The applicant has submitted tentative plans which demonstrate that these problems can be solved). BM:ar Location Map -10- CASE Rec'd Description of Request -. Date: General Plan Land Use Description Existing Zone: Acres: School District: Water District: Coast Permit Area: Date MA3? Address or Location of Request:THFz Applicant: Engr. or Arch. Brief Legal :inr P:4r> A Assessor Book: Proposed Zone 2 ___ DU/Acre ^g, _ Sanitation District