HomeMy WebLinkAbout1980-03-04; City Council; 6186; 6 Unit Condominium- Elihu Properties- -•••-->^,: • ^ . \
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' CITY OF CARLSBAD
INITIAL tV)
AGENDA BILL NO. (j> I ? (js Dept. Hd. I* ^frjk—
DATE: MARCH 4, 1980 Cty. Atty. v I /$
DEPARTMENT: PLANNING Cty. Mgr. ~fi"
SUBJECT:
SIX UNIT CONDOMINIUM
CASE NO: CT 79-20/CP-23 APPLICANT: ELIHU PROPERTIES
STATEMENT OF THE MATTER ' *~~
The subject property is a little over % acre parcel located on
the north side of La Costa Avenue, east of El Camino Real. The
general plan in this area permits 20 units to the acre with up
to 30 units with appropriate amenities. The subject project is
proposed at a net density of 9.6 dwelling units to the acre,
which is considerably below the recommended density of the general
plan. However, the property is adjacent to a lower density area
to the east and therefore will provide a density buffer between
single family and multiple family development.
This condominium project meets all development and design
criteria of the condominium regulations. The Planning Commission
found it to be a high quality development, compatible with the
surrounding area.
The applicant recently sold the property and project. The new
owner has entered into an agreement insuring public facility fees.
EXHIBITS
PC Resolution No. 1579
Staff Report dated December 12, 1979
Exhibits A, B, C and D dated November 30, 1979
RECOMMENDATION
Both the Planning Commission and Planning staff had recommend
that this project be approved and recommend that the'City Council
direct the City Attorney to prepare documents approving
CT 79-20/CP-23 as per Planning Commission Resolution No. 1579.
Council Action:
3-4-80 Council directed theCity Attorney to prepare documents approving CT 79-20/CP-23
as per Planning Commission Resolution No. 1579.
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PLANNING COMMISSION RESOLUTION NO. 1579
RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, RECOMMEND I;. -3 APPROVAL OF A
TENTATIVE AIRSPACE SUBDIVISION MAP AND CONDO-
MINIUM PERMIT FOR. SIX UNITS LOCATED ON THE
NORTH SIDE OF LA COSTA AVENUE, BETWEEN VIEJO
CASTILLA AND EL CAMIKO REAL.
CASE NO.:
APPLICANT:
CT 79-20/CP-23
ELIEU PROPERTIES
WHEREAS, a verified application for certain property, to-
wit:
Lot 1 of La Costa Greens, in the County of San
Diego, according to Map thereof No. 6708, filed
in the Office of the County Recorder for San
Diego County, August 18, 1979
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
Protection Ordinance. An Environmental Impact Assessment
(No. 589) has been prepared and a Negative Declaration issued
based on the following justifications:
1. The subject property has been previously disturbed and
is devoid of any significant flora, fauna or any
unique natural or historical resources.
2. Some additional grading is proposed, however, the City's
grading controls will serve to adequately mitigate any
potential adverse impacts.
3. Similar projects have been developed in the immediate
area without adverse impacts to the environment.
4. The project constitutes infilling in area committed
to urban development.
WHEREAS, the Planning Commission did, on the 12th day of
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December, 1979, hold, a duly noticed, public hearing as prescribed
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and consi-
dering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the tentative Tract Map and Condominium Permit
and found that following facts and reasons to exist:
Findings
1. The project is consistent with the City's current
General Plan since:
A.
E.
The project does not exceed the suggested
maximum density designated fcr this site by
the City's Land Use Plan, and the project qualifies
for a reduced density due to the topography of the
site and its location adjacent to a single family
residential area.
All other public facilities necessary to serve the
project will not 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 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.
All other elements of the General Plan either do not
y to the project or have been satisfactorily met.
C.
2. 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.
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 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
Resolution No, 1579
Page 2
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D.
E.
F.
G.
available to serve the project. In addition, the
Planning Commission has added a condition that a note
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 available, the Planning Commisison is satis-
fied 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.
School fees to mitigate conditions of overcrowding are
required at the time of building permits pursuant
to Chapter 21.55 of the Carlsbad Municipal Cede.
Water service will be provided by the Carlsbad
Municipal Water District, and the applicant is required
to comply with their rules and regulations.
Gas and electric service will be provided by San
Diego Gas and Electric.
Park-in-lieu fees are required as a condition of
approval.
All necessary public improvements have been either
provided or will be required as conditions of
approval .
3. 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.
4. The design of the project and all required improvements
will not cause any significant environmental impacts
since a Declaration of Negative Environmental Impact
has been issued for the project based on the justification
that:
A. The subject property has been previously disturbed
and is devoid of any significant flora, fauna or any
unique natural or historical resources.
B. Some additional grading is proposed, however the City's
'grading controls will serve to adequately mitigate
any potential adverse impacts.
C. Similar projects have- been developed in the immediate
area without adverse impacts to the environment.
1579Resolution No.
Page 3
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D, The project constitutes infilling an area committed
to urban development.
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 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 approval of CT 79-20/CP-23, subject to certain
conditions:
Conditions
1. Approval is granted for CT 79-20/CP-23 as shown on Plan-
ning Commission Exhibits A, B, C and D dated 11/30/79
on file in the Planning Department and incorporated by
reference. Development shall occur substantially as
shown on these exhibits unless otherwise noted in these
conditions.
2. The applicant shall comply with all rules and regulations
of the 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 requirements
of the condominium permit approval, and shall be subject
to the approval of the Planning Director, prior to
final map approval.
4. The applicant will provide school fees to mitigate con-
ditions of overcrowding as part of building permit ap-
plications. 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 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 arid will continue to be available
until time of occupancy. If the City Engineer determines
P.C.Resolution 1579
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Page 5
that sewer facilities are. not available, building
permits will not be issued.
Street trees of a variety approved by the Parks and
Recreation Department shall be installed to City
specifications at 40 foot intervals along all public
street frontages.
Prior to the final map approval, the applicant shall
pay a public facility fee as established in City Council
Policy No. 17. This approval is expressly conditioned
that the applicant shall enter into a secured agreement
with the City for the payment of this fee prior to the
approval of the resolution for this project by the
Planning Commission.
The applicant shall pay park-in-lieu fees prior to the
recordation of the final map.
The applicant shall submit a detailed landscape and
irrigation plan subject to the approval of the Planning
Director prior to final map approval. Said plan shall
indicate the utilization of drought tolerant plant
pecies.
The applicant shall provide trash compactors for each unit.
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 stand pipes with required fire
flows shall be installed on and/or off-site, as recommended
by the Fire Chief or his designee.
All private driveways shall be kept clear of parked
vehicles at all times, and shall have posted "No Parking/Fire
Access Lane."
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.
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 hydroiaulched or otherwise stabilized prior to the
issuance of building permits.
Drainage improvements shall be constructed in accordance
with an approved plan, and the work shall be coordinated
with the overall plan for grading to the satisfaction
of the City Engineer.
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All facilities shall be mainhained by the property
owner in perpetuity. This condition excludes all
drainage easements granted to the City of Carlsbad.
17. 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 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.
18) The proposed turnaround area located at the northwestern
edge of the driveway shall be enlarged to the satisfaction
of the Fire Chief or his designee. This area shall be
posted "No Parking - Fire Access Lane" and shall be paved
with turf block or a similar material which achieves a
similar effect.
19) The applicant shall agree to delineate pedestrian pathways
along both sides of the driveway (which fronts the units)
and across the driveway, thereby connecting these units
to the recreation area. This shall be done thru the use
of stamped concrete embossing or another similar method.
The final condominium shall reflect this condition.
AYES: Schick, Rombotis, Jose, Leeds, Marcus, and
Larson
NOES: None.
NOW, THEREFORE, BE IT HEREBY RESOLVED that the foregoing
recitations are true and correct.
EDWIN S. SCHICK, JR., Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
JAMES C. HAGAMAN, Secretary
Resolution Mo. 1579
Page 6
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STAFF REPORT
DATE: December 12, 1979
TO: Planning Commission
FROM: Planning Department.
SUBJECT: CT 79-20/CP-23; Six condominium units on La
. Costa Avenue, La Costa
APPLICANT:Elihu
I. Background
i
Location and Description of Property
The subject property consists of a 27,297 square foot parcel
located on the north side of La Costa Avenue overlooking the
golf course. The property has been previously graded and
two pads (approximately 15 feet and 25 feet respectively
below street level) have been created. However, in order to
develop the property as proposed, approximately 592 cubic
yards of fill and 384 cubic yards of cut -is necessary.
Existing Land Use
Subject property:
North:
South:
East:
West:
ExistingZoning
Subject property:
North:
South:
East:
West:
vacant
golf course
condominiums
vacant
condominiums
RD-M
P-C
RD-M
R-l-10
RD-M
General Plan information
A. Land_JJse: The Land Use Element of the City's General
pTarTdesignates the subject property for high density
(20-30 du/ac) residential development. The proposed .
six unit development would result in a net density of
9.6 du/ac which is considerably below recommended
density.
B* Public Faci 1ities
Sewer 5eryice; The subject property is served by the
Leuc adTa~Coun ty Water District. This district has
allocated a total of six sewer hookups for the site.
o
Schools: The project is located within the San Dieguito and
Encin'ftas school districts. Since those districts are
currently experiencing conditions of overcrowding, school
fees would be assessed at the time of building permit application.
Gas and Electric Service; Gas and electric service will be
provided by SDG&E. The coridondniurr regulations stipulate
that gas and electric service must be separately metered for
each unit. • .
Water Service: Water service will be provided by the Carlsbad
Municipal Water District. Separate water meters are required
for all units.
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: All other public facilities necessary
to serve this project will not 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 according to City Council
Policy No. 17. Since the development would pay for 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 satisifed. In addition, park-in-lieu fees.would be assessed
at the time of building permit issuance.
C.Other Elements of the General Plan
The project is consistent with all. other elements of the
City's current General Plan.
Environmental Impact Assessment A declaration of negative
environmental impact has been made for the project based on
the justification that: •
A. . The subject property has been previously disturbed
and is devoid of any significant flora, fauna or any
unique natural or historical resources.
B. Some additional grading is proposed, however the City's
grading controls will serve to adequately mitigate any
potential adverse impacts.
C. Similar projects have been developed in the. immediate
area without adverse impacts to the environment.
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c o
Dv The project constitutes infilling in area committed
to urban development.
HISTORY AND RELATED CASES
CT 79-11/CP-13, Hsiu
On November 20, 1979, the City Council approved this application
for a five unit condominium development located on La Costa.
Avenue, approximately 2/3 of a mile east of the current
proposal. Council found the project to be consistent with
the developemnt standards and design criteria established by
the condominium regulations. This project resulted in a
density of 13.6 du/ac, which also was considerably below the
General Plan Land Use Designation of 20-30 du/ac. Conditions
of approval included a public facilities fee, grading require-
ments, drought tolerant plant species and, relocation and
redesign of the storage area.
II. Major Planning Considerations
Does the project adequately satisfy the requirements of the
City's condominium regulations (Chapter 21.47), specifically:
1. Are the proposed storage areas adequately designed?
2. Are the proposed garages sufficient in size to accommodate
two vehicles.'
3. Have the setbacks off of the private driveways been
adequately met?
4. Does the project qualify for the proposed density?
III. Discussion . -
The applicant is requesting approval of a six unit condominium
development located on the north side of La Costa Blvd.,
adjacent to the golf course. Each unit will be two-story
(maximum height of 26') with two bedrooms and an attached
two-car garage. The dwellings will be arranged in two,
three-unit clusters, both with access off of a private
driveway. - .
I\s proposed, the project would result in a net density of
9.6 du/ac. This is considerably below the density range
established for this particular area. However, staff feels
that two factors should be considered when evaluating the
density for this site. First, the property is not entirely
flat and thus the topography limits the number of xanits
which could be developed on this site without major modifications
to the property. In addition, the adjacent property to the
east is zoned R-l-10,000, permitting only single family
residential development. By developing the subject property
at a relatively low density, staff feels that a desirable
transition from low density single family to higher density
multiple family is created.
.3
With regard to the design of the project, the City's condo-
minium regulations (Section 21.47.119) discusses certain
design criteria which must be met by all condominium projects.
Specifically, this section states that the overall plan
shall be comprehensive, embracing land., buildings, landscaping
and their inter-relationships. Staff believes that this
criteria has been met since the buildings are palced on the
site in order to minimise additional landform alteration, in
addition to maximizing both views of the golf course and
open areas devoted to landscaping„
Another design criteria stipulates that the plan shall
provide for adequate circulation, off-street parking, open
recreation areas and other on-site amenities. In this case,
adequate circulation is provided tc all the units, with all
required parking provided on-site. However, the driveway is
not a dominent feature of the site since it is limited tc
the minimum area necessary to adequately serve the site.
Also, a sufficient amount of open recreation area has been
provided in both individual and common areas.
Section 21.47,130 quantifies the above mentioned design
criteria and delineates certain developmental standards.
With regard to parking, the regulations require two spaces
per unit, in addition to one guest space per every, two
units. As previously stated, the applicant has met this
standard by providing all required parking on-site.
With regard to recreation area, sub-section 21.47.130(8)
states that a minimum of 200 sq. ft. of open recreation area
shall be provided per unit. By considering just the common
recreation area, the project meets this requirements. Also,
additional recreation area is provided through the use of
private patios and balconies.
Section 21.47.130(6) stipulates that 480 cu. ft. of storage
area shall be provided per unit. As currently proposed, all
of this required storage is provided within the garages.
Staff feels that the storage areas located along the garage
walls (model A units) is both unusable and could interfere
with vehicular parking, in the already narrow garages.
Therefore, staff has required, as a condition of approval,
the-redesign and relocation of this storage.
The plans indicate that each unit will have separate laundry
facilitec and separate utility meters. Also, trash will be
picked up individually from every dwelling. Staff has
included a condition which requires trash containers.
With regard to the setbacks off of the private driveway, the
project conforms to the City Council's recent interpretation
of this section of the Code. Specifically, the garages are
set back from the driveway the required 5 to 7 feet. The
second level of three units extends over the garage, with
balconies extending to within approximately 2 feet of the
driveway.
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Staff believes that the project, as conditioned, would not
constitute a disruptive feature in the neighborhood, and
would set a positive precedent for future projects in this area.
IV. RECOMMENDATION
It is recommended that the Planning Commission foward a
recommendation of approval of CT 79-2G/CP-23 to the City
Council based on the following findings and subject to the
following conditions:
Findings
1. The project is consistent with, the City's current
General Plan since:
A. The project does not exceed the suggested
maximum density designated for this site by
the City's Land Use Plan, and the project qualifies
for a reduced density due to the topography of the
site and its location adjacent to a single family
residential area.
B. All other public facilities necessary to serve the
project will not 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 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.
C. All other elements of the General Plan either do not'
apply to the project or have been satisfactorily met.
2. 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.
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 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
.5
be placed on the final raap 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 available, the Planning Commisison is satis-
fied that the requirements of the public facilities
element of the Gene.ral 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 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.
3. 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.
4. The design of the project and all required improvements
.will not cause any significant environmental impacts
since a Declaration of Negative Environmental Impact
has been issued for -the project based on the justification
that:
A. The subject property has been previously disturbed
and is devoid of any significant flora, fauna or any
unique natural or historical resources.
B. Some additional grading is proposed, however the City's
grading controls will serve to adequately mitigate
any potential adverse impacts.
C. Similar projects have been developed in the immediate
area without adverse impacts to the environment.
.6
D. The project constitutes infilling an area committed
to urban development.
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 facilities, refuse areas, separate
utilities and requirements of Section 21.47.130
have been met or will be made conditions of approval.
Conditions
1. This approval is granted for that portion of land
described in the application CT 79-20/CP-23, and development
shall occur substantially as shown on Exhibits.A, B,
C and D, dated 11/30/79, (on file in. the Planning
Department), except for modifications required herein.
2. The applicant shall comply with all rules and regulations
of the 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 requirements
of the condominium permit approval, and shall be subject
to the approval of the Planning Director, prior to
final map approval.
4. The applicant will provide school fees to mitigate con-
ditions of overcrowding as part of building permit ap-
plications. 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 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-
7. Street trees of a variety approved by the Parks and
Recreation Department shall be installed to City
specifications at 40 foot, intervals along all public
street frontages.
8. Prior to the final map approval, the applicant shall
pay a public facility fee as established in City Council
Policy No. 17. This approval is expressly conditioned
that the applicant shall enter into a secured agreement
with the City for the payment of this fee prior to the
approval of the resolution for this project by the
Planning Commission.
9. The applicant shall pay park-in-lieu fees prior to the
recordation of the final map.
10. The applicant shall submit a detailed landscape and
irrigation plan subject to the approval of the Planning
Director prior to final map approval. Said plan shall
indicate the utilization of drought tolerant plant
species.
11." The applicant shall agree to modify the storage area
within model "A" by removing all of the storage proposed
along the side of the garage, and providing an equivalent
amount of storage at the rear of the units.
12. 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 stand pipes with required fire
flows shall be installed on and/or off-site, as recommended
by the Fire Chief or his designee.
13. All private driveways shall be kept clear of parked
vehicles at all times, and shall have posted "Ho Parking/Fire
Access Lane."
14. 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.
15. 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.
16. Drainage improvements shall be constructed in accordance
with an approved plan, and the work shall be coordinated
with the overall plan for grading to the satisfaction
of the City Engineer.
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All facilities shall be maintained by the property
owner in perpetuity. This condition excludes all
drainage easements granted to the City of Carlsbad.
17. 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 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
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.
18) The proposed turnaround area located at the northwestern
edge of the driveway shall be enlarged to the satisfaction
of the Fire Chief or his designee. This area shall be
posted "No Parking - Fire Access Lane" and shall be paved
with turf block or a similar material which achieves a
similar effect.
19) The applicant shall agree to delineate pedestrian pathways
along both sides of the driveway (which fronts the units)
and across the driveway, thereby connecting these units
to the recreation area. This shall be done thru the use
of stamped concrete embossing or another similar method.
The final condominium shall reflect this condition.
Exhibits
Location Map
Exhibits A, B, C & D dated 11/30/79
Disclosure Form
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