HomeMy WebLinkAbout1981-07-07; City Council; 6657; Tenative Tract Map La Costa Development Plan Daond w 0 AGENDA BILL
AGENDA BILL NO: ($d 57 INITIAL: BH:ar DEPT. ED. t<i+ AT&
DATE : JULY 7, 1981 CTY. Am.
DEPARTJ!4ENT: PLANNING CTY. MGR.
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SUBSECT: 560 UNIT TENTATIVE TRACT MAP AND LA COSTA DEVELOPMENT PLapJ
CASE NO: CT 81-16/LCDP 81-1 APPLICANT: LA COSTA/DAON
STATl3"I. OF- THE - MATIER:
This itan is a request for a 566 unit tentative tract map and residential development plan located on the east side of Rancho Santa Fe Road between thc future Mision Estancia (east) and Olivenhain Road in the P-C zone. The projc
is divided into three areas: kea 'A' is comprised of 153 single family
detached (zero lot line) units; Mea 'B' consists of 203 single family detacl units; and Area 'C' consists of 204 condominium units.
This project is the first to be reviewed under the provisions of the recent17 mended La Costa Master Plan. The Master Plan provides greater developnent flexibility than either the PUD or Condominium Ordinances. Because of the different development standards, staff has developed a new application callec La Costa Development Plan. All applications which choose to use the flexiblt standards of the La Costa Master Plan will henceforth be processed as La Cosi Development Plans.
Upon review of this application, the Planning Commission found the applicatic to meet all requirements of the La Costa Master Plan, Subdivision Ordinance E Zoning Ordinance. No other problems were found with this project.
ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not cause any significant environmental impacts and, therefore, has issued a Negative Declaration, dated May 27, 1981, which was approved by the Planning Cormissic
on June 10, 1981. A mpy of the environmental documents is on file in the
Planning Department.
FISCAL IMPACT
The applicant will provide all required public improvements to the project.
Also, the applicant has agreed to pay a public facilities fee to offset the
costs of providing all other public services.
RECOMMENDATION
Eoth the planning staff and Planninq Commission recornend that this applicati
be APPROVED and that the City Attorney be directed to prepare documents
APPRCFVING CT 81-16/LcDP 81-1, per Planning Commission Resolution No. 1820.
ATGAC€"I'S
1. PC Resolution No. 1820 2. Staff Report dated, June 10, 1981
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AGENDA BILL NO. 6657 July 7, 1981 Page 2
Council Action;
7- 7- 81 Council directed the Attorney to prepare documeslts approving CT 8:
LCDP-1, with the provision that the use of reclaimed water, if fox be feasible, be included in the approval of the final map.
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1 PLANNING COMMISSION RESOLUTION NO. 1820
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A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD , CALIFORNIA , RECOMMENDING APPROT
OF A 560 UNIT TENTATIVE TRACT MAP AND RESIDENTIAI
DEVELOPMENT PLAN ON PROPERTY GENERALLY LOCATED 01
EAST SIDE OF RANCHO .SANTA FE ROAD, BETWEEN OLIVE1
ROAD AND THE FUTURE MISION ESTANCIA (EAST) IN THI
P-C ZONE.
APPLICANT: LA COSTA LAND COMPANY/DAON CASE NO: CT 81-16/LCDP 81-1
7 WHEREAS, a verified application for certain prop(
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9 Portions of Lots 4 and 9 of Rancho Las Encinitas .. .. .
10 I1 San Diego, according to Map No. 848, filed June
)I has been filed with the city of Carlsbad, and referred to 11 &a. il
12 /I Planning Commission; and
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WHEREAS, said verified application constitutes a
provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 10t
June, 1981, hold a duly noticed public hearing as prescri
to consider said request; and
WHEREAS, at said public hearing, upon hearing an
considering all testimony and arguments, if any, of all p
' desiring to be heard, said Commission considered all fact
relating to the Tentative Tract- Map and La Costa Develop
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Pla
Commission as follows:
A) That the above recitations are. true and correct,
B) That based on th6 evidence presented at the public he 25 Commi.ssion recommends APPROVAL of CT 81-1O/LCDP 81-1,
the following findings .and subject to the following c 26' (( Findings: 27 ..
1) The project is consistent with the city's General PI 28 the proposed density of 3.25 du's/acre is within the
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range of 0-4 du's/acre specified €or the site as ind.
the Land Use Element of the General Plan and the 560
proposed does not exceed the 704 allowed by the La Cc Plan.
2) The site is-physically suitable for the type and den:
accommodate residential development at the density p-
still meet all of the requirements of the La Costa M;
3) The project is consistent with all city public facil:
development since the site is adequate in size and SI
policies and ordinances since:
a) The Planning Commission has, by inclusion of- an 2
condition to this project, insured that the fina: not be approvsd unless the City Council finds th;
service is available to serve the project, - In a( Planning Commission has added a condition that ; be placed on the 'final map that building permits issued for the project unless the City Engineer (
that sewer service is available, and building cal within the project unless sewer service remains 2
.the Planning Commission is satisfied that 'the rec
of the public facilities element of the General E
project. been met insofar as they apply to sewer service f
b) School fees will be paid to ensure the availabilj school facilities in the San Dieguito school dist
an existing school agreement between the La Cost? Company and Encinitas School District will ensure
of elementary school facilities,
c) The dedication of park land and the payment of pa fees is required as a condition of approval.'
d) All necessary public improvements have been provi will be required as conditions of approval.
e) The applicant has agreed and is required by the i of an appropriate condition to pay a public facil
Performance of that contract and payment of the f enable this body to find that public ..facilities b available concurrent with need as required by the
Plan.
f)' Assurances have. been given'that adequate sewer fo
project will be provided by the Leucadia County W District.
4) The proposed project is compatible with the surroundi land uses since surrounding properties are designated residential development on the General Plan and .the L
Master Plan.
~ PC RES0 # 1820 .2
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3; 5) This project as conditioned> will not cause any signif
environmental impacts and 2 Conditional Negative Decl
approved by the Planning Commission on June 10, 1981. '2 has been issued by the Planning Director on May 27, 1
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4 Costa Master Plan.
6) The proposed project meets a11 development standards
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General Cond-itions:
1) Approval. is granted for CT Sl-lG/LCDP 81-1, as sham c
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' Department e Devel_opment shall occur substantially as 8
Exhibit(s) A-C, dated June 4, 1981 and Exhibits D-Z, d
6, 1981, incorporated by reference and on file in. the
unless otherwise noted in these conditions e
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2) All references to Areas 'A'# 'B' and 'C' in these cor
shall mean those area's indicated'on Exhibit 'A', date
1981 e
3) -This project is approved upon the express conditicn tE
final map .of any phases shall not be approved. unless -1:
Council finds as of the time of such approval that self
is available to serve the subdivision.
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This project is approved upon the express condition ti
permits will not be issued for d.evelopment ~f the sub:
property unless the City Engineer determines that se~7c
facilities are available at the time of application f(
sewer permits and will continue to Se available until
occupancy. This note shall be placed on the final mal
This project is approved upon the express condition -tl
applicant shall pay a public facilities fee as requirt
Council Policy No. 17, dated August 29, 1979, on filt
City Clerk and incorpcrated herein by reference, and ;
copy of that agreement dated April 28, 1381, is on fi.
City Clerk and incorporated herein by reference. If !
not paid as promised, this application will not be col
with the General Plan and approval for this project s'
void. e
the agreement executed by the applicant for payment o
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6) The applicant shall dedicate land to be located in S Park pursuant to the existing parks agreement betwee!
Costa Land Company and the city of Carlsbad prior to
approval of the first phase of Area 'A', 'B', or 'C'
occurs first. All remaining park requirements for t
shall be satisfied by the. payment of park-in?lieu fe
required by Chapter 20.44 prior to final map approva
first phase of Area 'A' , 'B', or IC', whichever occu
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7) The appl-icant shall provide school fees to the San Di
School District to mitigate conditions of overcrowdin of building permit application. These fees s'I?all be
the fee schedule in effect at the time of building PE
application. Also, the applicant shall comply vith t
requirements of the existing school agreement betweer
~ Costa Land Company and the Encinitas School District,
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8) Approval of this request shall not excuse compliance
applicable sections of the Zoning Ordinance, the La ( P1a.n and all cther applicable 'city ordinances in effc
of building permit issuance.
Planning Department
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9) The applicant shall prepare a reproducib1.e mylar of J
'B' r 'C' , and 'D' incorporating the conditions contaj herein. Said plans shall be submitted to and approvec Planning Director prior to the issuance of building
10) The applicant shall establish a homeowner's associat:
correspon.ding covenants, conditions and. restrictions
CC&R's shall be submi'cted to and approved by the Plar
Departnent prior to final map approval of the first 1
this project.
11) The applicant shall prepare a detailed landscape and.
plan which shall be submitted to and approved by the
Director prior to the issuance of any building permit
plan shall includ-e all comnon areas to be maintained homeowner' s association e
12) The applicant shall prepare a detailed site plan, Ear
and irrigation plan for the open space corridor indic
Exhibit 'A' . Said plan shall include additional lanc
meandering trail sys-i.em along its entire length and j
facilities. Said plan shall be approved by the Planr
Director prior to final map approval of any phase. I
landscaping and improvements shall be installed i-mnec
after grading of any adjacent phases in Areas 'A' or
13) All landscaped areas shall be maintained .Gin a health
thriving condition, free fron weeds, trash, and debr.
14) Any signs proposed for this development shall be des. conformance with the La Costa Master Plan and shall
review and approval of the Planning Department prior
installat.ion of such signs.
15) Any trash receptable areas within the condominium de
(Area IC' ) shall be enclosed by a 6 foot high rnasonr
gates pursuant to city standards. Location of said
shall be approved by the Planning Dir, actor. 1 ll PC mso #1820 / .4
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2 1.6) All roof appurtenances I includ-ing air conditioners, s
architecturally integrated 2nd. shielded from view an6
satisfaction of the Planning Depar'cment and Building 2 buffered from adjacent properties and streets to the
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17) The applicant shall submit a 'street name list consist
. the city's street name policy subject to tne Planninc
approval prior to final map approval.
18) The project shall provide bus stop facilities at locz
subject to the satisfaction of the North County Tran:
District. Said facilities shall at a minimum Fncludc
free from advertising and a pole for the bus stop. sic
bench and pole shall be designed in a manner so as tc
detract from the basic architectural theme of the prc
said design shall be subject tb the approval of the E
Director and North County Transi'c District.
19) The honlanite/concrete treatment is specifically not E
public streets. All streets shall be designed and pz
pursuant to existing city s-Land-ards e
20) The lots located on the cul-de-sac on E Street in Arc
on J Street in Area 'B' shall be redesigned as folloi
a) One 1o.k on each cul-de-sac shall be deleted.
'b) Tlze remai;ling lots shall be evenly spaced out to
rnaximEm street frontage for each lot.
A revised tentative map showing this redesign sh.all 3:
suSnitted to and approved by the City Engineer and P:
Director prior to final map approval for this phase,
21) The zpplicant shall reconstruct and lmdscape all cui slopes in accordance with Secti'on 11.06.130 of the C; Municipal Code so that they appear in a natural statt
in with the natural slopes. Such grading shail be SI
City Engineer and Planning Director approval prior tc
of any building pernits in the phase being graded. !
City Engineer and Planning ,Director sha$l.have the d:
reqire additional grading work to ensure that this (
met.
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22) A revised plan for the recreation facility in Area 'I
submitted to and approved by the Planning Director p:
final map approval of the first phase in Area 'B'.
23) A detailed streek sjlgning and street lighting plan s:
submitted to and approved by the City Engineer and P
Director prior to final. map approval in the first ph<
Area 'A'F 'B', or 'C'.' The street lights shall mee.
stclndards relating to illumination and light type.
applicant proposes street signs and street lights in
right-of-way which differ in. appearance and type fro1
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standaxds, then said signs and lights shail. be mainta separate maintenance district to consist of the homeo
this development, established by the appl-i~ar~t and ap
the City Council. Said maintenance district shall be
first phase of each Area 'A'; 'B', or 'C'.
approved by the City Council prior to final map appro
25) The recreation facilities in Area 'C' shall be instal
accordance with the follow.ing:
a. If Phase 1 records first., the easternmost recreat
facility shall be installed prior to final occupa
this phase.
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b. If Phase 2 records first, the westernmost recreat
facility shall be installed prior to final occupz
this phase.
c. Both recreation facilities shall be installed pri
final occupancy of any units in the khird phase G
Engineering Cond.itioi?s:
26) The developer shall obtain a grad.ing permit prior to
comnencement of any clea-rj-ng or grading. of the site.
27) Th.e grading for this project is defined as ''CcntrollC
by Section 11.06.170(a) of the Carlsbad Municipa'l Coi
shzll he performed. u,nd.er the observation of a civil 2
whose responsibility it. shail be to coordinate site :
and testing to insure compliance of the work with thc
grading plan, submit required reports to the City En?
verify comnplknce with Chapter 11.06 of the Carisbad
Code n
28) Upon completion of grading, the developer shall insu:
Engineer, The plan shall clearly show all the geoloc
exposed by the grading operation, all geoloqic corre(
measures as actually constructed and must'be based 01
map which represents both -the pre and post site grad
plan shall be signed by both the soils engineer and
engineering geologist. The plan shall be prepared 01 similar drafting film and shall become a permanent rl
29) No grading shall occur outside' the limits of the sub1 unless a letter of permission is obtained from the 0'
affected properVies.
"as-graded" geologic plan sha1.L be submitted to the (
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30) No slopes shall be steeper than 2 horizontal to 1 ve
31) The cornmercial site labeled "SE17" shall be graded a
buttressed in accordance with the .recoImnendations i.n
report prior to the- improvement of Rancho Santa Fe R
to the approval o€ the City Engineer. site must be planted or hydrosecdcd to miniinize em
11 PC RES0 #2820 . -6
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32) Additional drainage easements and drainage struckures
provided or ins-talied as may bg required by the Count
Department of Sanitation and Flood Control or the Cit
Engineer.
33) Concurrent with grading, drainage control structures
installed subject to the approval of the City kginee
. ensure that the peak rate of runoff from a 6 hour dur
storm that has a recurrence frequency of 10 years be
after development than bef.oore development.
Circulation and. Phasing:
34) The subdivision has been divided into three areas. (la
and C) which may be developed independently. All imy:
must be constructed within a phase prior to the occu-g any units within that phase. Except as noted in cond
below, final maps may be recorded in any sequence if
Engineer determines traffic circulation and fire acce
adequate. Minor adjustments to the phase boundaries
approved by the City Engineer if traffic circulation
affected,
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35) Area A: Phase I shall be recorded and constructed fi
Phase TI shall bc second and. shall- be recorded and cc
concurrently with Phase V or the dedication and imprc
"D" Street. within Phase V.
36) Area BE Phase L shall be recorded and constructed fj
Phase VI may record at any Lime after Phase I. ?has€
and V shall be recorded and constructed concurrently
l'J1'p "K" p and "L" Streets shall be dedicated and imp1
Phase IiI must be record-ed concurrent with or subseql
Phase V or the dedication and improvement of 'IL" Strc
Phase V may record after Phase 1 but shall be concurl
Phase 111: or the construction of 'HI Street.
concurrent with t112 recordation of any of these phasc
37) Area C: Either Phase I' or Phase I1 shall be recordec
"El" Street shall be completed. a5 a loop street concw
Phase IT. Phase I11 must be recorded concurrent wit1
subsequent to Phase I. "0" Street must he compieted
street concurrent with Phase 111. 0
39) "A" Street must be dedicclted and improved (full widtl
Rancho Santa Fe Road to 'IC" Street with Phase AI, to
with Phase AII, to 'IF" Street with Phase, BI and to C;
with the recordaFion. of any other phase in Areas B 01
39) Mission Estancia from Rancho Santa Fe Road to'Calle i
Calle A.cervo from Mission Estancia- to "A" Street sha:
dedicated and improved concurrently with the final mi
seventh phase to record within' Area B and C.
I 4.0) Cal.le Acervo along the subdivision boundary i.n Area :
dedicated and improved concurrent with the last' phast
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The east side of Rancho Santa Fe Road shall be widene striped to provide a separate southbound left turn lz Street. The widening and/or striping shall extend ap
600 feet north of the intersection and approximately
south and shall be designed. to the satisfaction of t3n
Engineer, This work shall be done concurrently with
improvement of any portion of "A" Street. Similar wi and/or striping shall be done 02 Rancho Santa Fe Road
intersection of Plission Estancia at the time Mission
constructed.
Rancho Santa Fe Road shall be improved between Oliven
and blision Estancia at the time the final map is appr
the fourth phase in the subdivision or at the time tk: signals are installed at either Rancho Santa Fe Road
Street or Rancho Santa Fe Road and Mision Estancia.
TI~E~ developer shall sign an improvement igreernent and
half street improvements at the intersection of Ranck
Road. and Olivenizain Road at the time Rancho Santa Fe
imqroved.
Land for all public streets and easements shown on tk
tentative map shall be dedicated at the time of the f
approval for the phase requiring said dedication and
encumbrances D
Direct access rights for all lots abtzk'cing Rancho Sar shall be waived on the final map.
granted to the city free and clear of all liens and.
A.11 public streets shall be improved by the develope1
the typical sections shown on the tentative map and i
conformance with City of Carlsbad Standards prior to
of any buildings within the phase requiring said. imp1
The developer shall cxnply with all the rules, regul;
design requirements of the respective sewer and water
regarding services to the project.
The design of all private streets and d-rainage syster
approved by the City Engineer prior to approval of t7
map. The structural section of all privake streets I
conform to City of Carlsbad Standards based on R-vall
All private streets and drainage systems shall be in!
the city and the standard improvement plan check and
fees shall be paid prior to approval of the final mal
All private streets and drainage systems shall be ma:
the homeowner' s. Thi.s resporYsibi1ity shall be clear:
the CC&R' so
All concrete terrace drains shall be maintair,ed .by t' owner's associat.ion (if on common]-y owned property) (
individual property owner (if on an individually own(
An appropriately worded statement clearly identifyint responsibility shall be placed in the CC6tR's.
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Islands at the east and west ends of "A" Street shall
d-esigned as median islands and shall be subject to the
of the City kgineer. The street section at the west
median and the median shall provide a left turn pockel
Santa Fe Road and a left turn pocket at the entrance i
school site which shall be directly opposite 'IC" Stre(
otherwise approved by the City Engineer. The street :
the east end shall provide for a travelled way of 20 i
the entrance and 24 feet for the exit and. the median :
shall extend fron Calle Acervo west a distance approvc City Engineer. Curbs along the areas with a med.ian s? posted or painted red to prohibit parking. The islanc
irrigated and landscaped as approved by the Planning 1
and be maintained ,by the homeowner's association. Tht
maintenance requirement shall be stated in the CC&:R'S
The island- on "33" Street must be ,d.eleted and, the stre designed to city of Chrlsbad standards.
The cul-de-sacs bulbs in public streets may have an i
the.is1an.d be no greater than 15 feet; b) the street
radius be no less than 45 feet and the property line
shall be 55 feet except, if not feasible, 50 feet wit
utility easement; c) the cul--de-sac bulk otherwise cc
Standard Drawing GS-3; d) the islands be irriga.ted a
landscaped as approved by the Planning Director and k
m,aint.a-in,ed by the homeowner's associationo The maint requirei-nent shall be stated in the CCEtR' S.
The entrance islands on 'IC", I'D", 'IF" and. 'IL" Streets subject to the approval of the City Engineer. Tine tr
way shall be 20 feet minimum on each side of the isla
shall be posted or painted red. to prohibit parking ex
residential units face the street the travelled way s
feet wide and parking shall be permitted.
The two entrances to-"N" Street (private street) sha:
designed subject.to the approval of the City Engineel
entrances must be d.esigned to permit a U-turn of veh: outside the gate with a minimum outside radius of 40
Note Number 20 (regarding phasing) on the tentative I
deleted e
A fully actuated traffic signa'l shall be' designed an(
at the intersection of Rancho Santa Fe Road and ''A" ~
the sole expense of the developer. The developer sh
traffic signal improvement agreement and post a bond
signal at the time of final map approval for the fir the subdivision. The developer shall install the si' time the city Eqgineer determines the intersection m warrants for the signal. This condition covers a si
provide for a travelled. way of 26 feet on each side 0:
the center if all of the following are met; a) the
/ e9 PC RESO it1820
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provide for the incremental increase in the cost for 2
the three-legged intersection shown. If M;sion EsCar
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is constructed prior to the need for a signal, t%e cj
legged intersection by fees or agreements.
Reclaimed Water Use
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58) The applicant shall agree to utilize reclaimed water,
form, on the subject property in an amount that equa:
exceeds the amount of sewage generated by the projeci
otherwi'se approved by the City Engineer.
59) The reclaimed water irrigation system shall be mainti
operated. by the Leucadia Water District consistent w
' requirements of the city of Carlsbad, under a contra(
agreement with th; homeowner's association that is tc
district total assurance that they would .always- have
abiliky -Lo discharge the eGf1uen-t.
60) Construction of the reclaimed water system shall corn:
Title 17 of the California State Adrr?inistratiolz Code
connections, Low trajectory sprinklers shall be uti
the irrigation rate shall be regulated so that there
runoff e
i requiring a water master on the job to monitor pipe
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61.) The applicant shall provide ei'cher one of the follow mitigation measures:
a) Provide a temporary 1 acre graded site. to the ci
temporary building facilities for an 'interim fir
The 1-ocation of this site shall be either llear 'c
corner oE Rancho Santa Fe Road and Mision Estanc
or at a location subject to the approvzl of the
of Rancho Santa Fe Road and La Costa Avenue; nea
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The specific site and facilities to be provided
approved Sy the Fire Chief prior to final map aF
any phases. in Areas A, B, and C. The facilit-y s
operational prior to final occupancy of the 200t
Areas A, B, and C. P
The si.te and: facilities shall be rent free to tk
a period of four years froh the date the facilit
operational, If at -the end of the four year per
permanent facility has not been bu,ilt to replace
temporary facility, then the applicant shall le^
period to be determined by the city, not to exec
years c
' temporary facility to. the city at a fair. market
The city shall be responsible for obtaining all clearances for this facility.
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b) Install sprinkler systems in all dwelling units s
the approval of the Fire Chief prior to final occ
the units o
c) Offer for sale to the city a site for a permanent
station. This provision shall satisfy as a fire
measure only if the offer for sale and the site E
acceptable to both the Fire Chief and the City Cc
prior to the recordation of the first phase of AI
or C, whichever occurs' first,
62) An all weather sccess road shall be maintained throu:
construction -
. 8 63) Water for fire protection shall be installed prior tc placement of combustible mater_i.als on the building sj 9 to approval of the Fire Chief.
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64) The proposed security gate' system shall be subject tc
the final map for any phases in Subarea 'Cl0
of both the Police and Fire Departments prior to app1
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65) All private streets in Area C, other than the loop st
shall be kept clear of parked vehicles at all times,
have posted IiNo ParkinglFire Lane/Tow Away Zone" act(
the provisions of the Municipal Code.
66) Fire retardant roofs shall be required on all strue-k~
subject to the approval of the Building and Fire Gep:
67) Brush clearance shall be maintakned within 30 feet 0:
residence.
68) All fire alarm systemsf fire hydrants, extinguishing
automatic sprinklers, and other. systems pertinent to
project shall be submitted to the Fire Department fo:
prior to the issuance of any building permits.
69) A master set of CCStR'S covering. the entire La Costa I
area shall be submitted. to and approved by the Plann:
Director prior to final approval of the 'first phase I
B, or C, whichever occurs first,
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70) Prior to recordation of the final map for the first ; Area A, B, or' C, whichever occurs first, a comprelilcn8 recreational storage plan to adconmodate, recreationa
including horse trailers, campers, boats; nobile horn shall be submitted to and approved by the Pl.anning D
Said plan shall incorporate on& of the three approac
outlined in the La Costa Master Plan (P. 111-10) c
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11 PC RES9 #I820 e 11
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1 PASSSED, APPROVED AND ADOPTED at a regular meeting of
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Planning Commission of the city of Carlsbad, California, k
10th day of June, 1981, by the following vote, to wit:
AYES ; Chairman Marcus, Commissioners Rombotis, Fa
NOES: None.
ABSENT: None o
ABSTAIN : None *
Schlehuber, Jose, Friestedt and L'Heureux,
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MAKY lM-h~RCUS , Ch.a irli
CARLWAD I'. PLANNING (
ATTEST: X!.
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3.3 JAMES c B FAGN-~EN, Secretary
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CARLSBAD PLANNING cownss~or~
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PC RES0 !I1820 - * 12
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STAFF REPORT
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DATE : June 10, 1981
TO : Planning Commission
FROM : Planning Department
SUBJECT: CT 81-16/LCDP 81-1, LA COSTA LAND CO./DAON - Request
for approval of a 562. unit tentative tract map and L8
Costa residential development plan on 172.9 acres of
land located on the east side of Rancho Santa Fe Roal between the future blission Estancia (east) and
Olivenhain Road in the P-C zone.
I. PROJECT .DESCRIPTION AND BACKGROUXD
This item is a request for a 562 unit tentative tract map and residential development plan located as described above. The
project is divided into three areas which are indicated on th
tentative map (Exhibit "A") o Area "A" is 'comprised of 157 single family. detached ( '0' lot line) units, Area "B" consist
of 201 single family detached units, and Area "C" consists of
204 condominium units. References will be made throughout th
report to the individual areas by letter to ease in the
discussion of this project.
Area 'A' is made up of single family detached dwelling units
a '0' foot side yard setback on one side. The average lot si
for this area is 4500 square feet and the density is 3. 3 dwel
units per acre. A recreation facility would be provided with
this area consisting of a swimming pool, jacuzzi, cabana and
barbeque. A detailed plan of the recreation areas is contain
on Exhibit F. Staff believes the recreation facility is an
important tradeoff for the reduced lot sizes of this area.
Area 'B' consists of ,the single family detached units. The
. average lot size is 6000 square feet and the density is 3.1
du' s/acre. This area also contains an 'active recreation
facility ..,/;:ich is detailed in Exhibit F. Also, a pedestrian
trail- system and a vista view point would be incorporated int
tX.s area. Again, staff believes that the.recreation ameniti
, are necessary to provide recreational opportunities to reside
who may not have sufficient area on site to provide private
recreation facilities.
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Area 'C' is comprised of the condominium dwelling units. Thi
area, unlike Areas 'A' and 'E' will be a private comunity wi
' . Fire and Police Department approved security gate system at t
entrance. The buildings will all be six-plexes with view
orientations to the west, north and east L The density is 3. 3
units/acre which is substantially less than a typical condomi
project. Two recreation facilities will be provided to serve
project. The amenities include swimming pools, jacuzzies and
other active facilities as indicated on Exhibit 'F'. The str
within the condominium portion of the project would be privat and maintained by the homeowners association.
The project also includes a large open space corridor running
along. the length of Rancho Santa Fe Road. This corridor .has
perennial stream running through it and would be developed as
passive park with a meandering trail system and rest stop
facilities. Adjacent to this corridor is a future elemdntary
school site which will eventually be dedi.cated to the Encinit
School District pursuant to existing agreements between the 'applicant and the district.
The street c,irculation system consists of a collector street
through the middle of the project which separates Areas 'A' a
'B' from Area 'C'. This street would connect to the future
Mission Estancia (west) at Rancho Santa Fe Road. The interic
street system is designed to segregate the three product type
The streets of Areas A and B would be public and maintained 'c
the .city. As mentioned, the streets of Area 'C' would be
private.
This project is the first to be reviewed under the provisions
the recently amended La Costa Master Plan. This plan
establishes density, development standards, and design criter
which applies to ali residentiai projects within the boundari of this plan. The Master Plan establishes a site review'for residential projects. Because the standards of the Master P1
and the Condominium Ordinances, staff has developed a new
application called a La Costa Development Plan (LCDP). All
residential applications .processed within the master plan arc
will hc,=:cLor-th be processed as a La Costa Development Plan.
differ in many respects from both the Planned Unit Developmen
.'
Staff has had several meetings with the applicant over the 1?
few months to discuss the concept and the details of this
project. Many changes suggested by staff have been incorpor? into the project and only a few issues. remain to be resolved.
. The working relationship with the applicant has been exceller over these past 'few months and staff believes the amount of t
spent in review will result in a better project.
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11: ANALYSIS
1. Grading
a. Can the impacts of grading be satisfactorily
mitigated?
2. Street Design
a. Are the median islands at the ends of collector
street properly designed to mitigate traffic saf
hazards?
b. Are the cul-de-sac landscape islands designed to allow adequate turnaround?
c. Does the landscape island on the local street
adjacent to the recreation area create unaccepta
traffic hazards?
d. Are all of the cul-de-sacs of a sufficient lengt to allow adequate lot frontage and on-street
parking?
3. Lot .Design
a. Do the lots located on the cul-de-sac at the end
'E' Street in Area 'A' 'have adequate street
frontage to allow street parking?
4. Fire Response
a. Can the project be adequately served by the Fire Department?
Discussion
Grading
As proposed, approximately 1.9 million cubic yards. of grading
would occur. This arnount is an average of 11,000 cubic yards
per acre, or 3380 cubic yards per unit. The amount of gradin
. is required tc stablize the high number of ancient landslides
the site. 'these landslides were identified as part of a
geotezlmical report conducted for this project in April of tk
ye:.r. The geotechnical report indicates that all landslides
b" adequately stablized by buttressing and reconstruction.
Staff's concern is the aesthetic appearance of the hillsides after grading.
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To mitigate grading impacts, staff is recommending a conditior
of approval that the applicant reconstruct and landscape all (
and fill. slopes so that they have a natural appearance. This would require contoured grading to blend with the existing hillside and the pia-nting of native vegetation on all slopes.
With this condition, along with the standard grading conditior
staff is satisfied that the grading -impacts of this project ci
be satisfactorily mitigated.
Street Design
Staff has a .number of concerns with the design of the streets
the project, Specifically, the design of the median islands i
the ends of the collector street, the landscape islands in thl
center of each cul-de-sac, the landscape island in Area 'A' ii front of the recreation area, and the short .length of the cul,
sac's in Area 'B' .
The median islands located at the ends of the collector stree
are intended to provide an entry statement to the development The applicant proposes to provide dense landscaping and a kio structure. Staff has concerns with the design of the islands
with respect to traffic flow. Specifically, the median must
certain width requirements, allow for a left turn pocket and
allow for four lane traffic. Also, the design of the island must facilitate a free flow of traffic without, causing sudden
slow down on turning manuevers. Staff is reconmending that t
median island be designed to meet all traffic standards of th
Engineering Department. Also, staff is recommendhg the dele
of the bomanite/concrete treatment on the public street aroun the island because of the high maintenance responsibility to
city.
The second concern of staff's is the circular landscape islan in the center of each cul-de-sac. Although these islands are
attractive, they do not allow an adequate turning radius for
trucks. The minimum curb radius for a cul-de-sac with a
landscape island to allow sufficient turning radius for a fir
truck is 45 feet. The applicant has proposed a radius of 40
constructed. In order to keep the islands, the radius would
to be increased to 45', and correspondingly, the property lin would have to be adjusted five feet inward. The applicant dc not desire to adjust the property lines and instead suggests
parkway (the area be.tween the curb and property line) be redc to 5 feet. Staff feels a 5' parkway is not desirable since t
$5 Che area used for utility lines and' street trees, staff i
therefore recommending that the. landscape islands in each
cul-de-sac be deleted or revised to comply with Engineering
Department specifications.
. . which meets city standards if no landscape island was to be
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The third concern is the proposed landscape island in front c
the recreation facility in Area 'A'. This island may create
traffic hazards. Cars would have to unexpectedly slow down
make unorthodox turning manuevers to drive around the island.
Also, due to the island's proximity to the recreation area, children could be expected to play on this island,thus, creat a potential for pedestrian/vehicle accidents. Finally, the
island would block the view of the visitor parking area for t
recreation center. These parking stalls back directly onto t
street and there would be a possibility of traffic collisions this location because of the lack of site distance. Staff se
no useful purpose for this island other than as a visual elerr
and feels the traffic hazards.outweigh the aesthetic appearan
and, therefore, recommends its deletion.
The final concern staff hgs with the design of the street sys is the short cul-de-sacs off 'J' Street in Area 'B'. Each cc de-sac provides access to at least five lots. Because of the
short length of these cul-de-sacs, limited on street parking
.available in front of the lots. Visitors are either forced t
park in individual driveways or on 'J' Street itself. Staff
be.lieves the lots on these cul-de-sacs to have less than desirable street frontage and therefore, recommends that thes
cul-de-sacs be lengthened to allow sufficient on street parki
and lot frontage to the satisfaction of the City Engineer.
Lot Design
Staff has a concern with the design of the lots fronting on t
cul-de-sac at the end of 'E' Street in Area 'A'. These lots
narrow street frontages with little room available for or,-
street parking. The number of lots are maximized along the e
of this street at the expense of street frontage and visitor
parking. Area 'A' caritains the narrowest lots of the detache
single family dwellings and as such, on street parking become
increasingly important. The problem is compounded because mc
units will have reduced front,yard setbacks and there will be
room for on-site visitor parking.
To mitigate the lack of on street visitor parking at the end
this cul-de-sac, staff is recommending that these lots be
redesigned by first eliminating lots 14 and 19 and then even1
spacing the remaining lots to. increase .the lot frontages and
allow more on-street parking.
Fire Response
The project site is located outside a five minute response ti
from the nearest fire station. As such, adequate fire
.protection.is not available to the site at the present time.
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The Fire Department has indicated two mitigation measures eitl one of which would ensure adequate fire' protection. First, tl
location of a temporary fire station to be located at the cor1
of La Costa Avenue extended and Rancho Santa Fe Road. Second,
the installation of a water sprinkler system in each dwelling
unit. Staff, therefore, recommends that the applicant either instax1 the temporary fire station or sprinkle each dwelling to the satisfaction of the Fire Chief. If a temporary statio
installed, the applicant would provide the site to the city a
provide temporary structures. The city would provide the
equipment and manpower and would be responsible for acquiring
necessary permits.
.In spite of the issues raised in this report, staff feels the
project is a unique and innovative one and, as conditioned,
represents a good residential development. The project does
provide a balanced housing mix, is well designed overall and
provides substantial amenities. Staff believes the project complies with the provisions of the La Costa Master Plan and
therefore is recommending approval.
Environmental Review
This site was reviewed under EIR-307 for the La Costa Master Plan. In addition, the applicant has provided supplemental environmental information including studies on archaeology,
biology, soils and geology, hydrology and traffic. Based on
information provided, the Planning Director has determin'ed t
. this project contains sufficient mitigation measures to ensu
that no significant environmental impacts will be created.
Director has therefore issued a Negative Declaration, dated i
27, 1981. All the supplementary envifonmental materials are
available €or review in the Planning Department office.
Recommendation
It is recommended that the Planning Commission approve the
Negative Declaration issued by the Planning Director and ado
Resolution No. 1820, recommending APPROVAL of CT 81-16/LCDP
to t7--. City Council based on the findings and subject to the
ccaditions contained therein.
Attachments
1) Resolution No. 1820
2) Background Data Sheet
3) Location Flap
4) Environmental Docum6nts'
5) Disclosure Statement
6) Exhibits: A, B, C, E, & F,..dated June 4, 1981
.7) Exhibits: D, G-Z, dated May 6, 1981
BH:ar
6/ 3/81
I 0 U1bL.LI1.W"L.Y y"AL1 """-
(21% KC): CT 81-16/LCCP 81-1 'I) - "
A..FLZS,";"C: LA COSTA LAND COMPANY/DAON "_"". -
lvj-'; -*-J :El' ,AN3 SL?2i'l1~~j?~: Site Development Plan and. Tentative Tract Map to cor
condominiums, 157 zero %t line detached hms, 202 single family detached On "I."""- the east side of F?ancho Santa Fe Road, south of fission Estancia.
Lee".. DIZ~~~TOR: Portions of Lots 4, 9 ,' 10 of Rancho Las Encinitas accc c -7" - -
Map 848 filed June 27, 1898.
255-031-07 - 264-220-49
%&.<qcp- d,a3txs Parcel Kmkr: 737 - ~6n - 1 q
ACZG 173+ __ ??a. of Lots 561 -
/ GE2EXV-L - PLW F=L1T, ZOfiIXG
Genera1 plan Lard Use Designation Iu%I
'Density ZJ-IG;E~ 0-4 Wac Density ProLwsed 3.2 dU/ac
misting Zone P-c Proposed Zcne -
. "
Surrounding Zoning and Land Use:
Zoning Land Use
N0rth P-C
I
EQU Ul P-c
Vacant "-
Vacant .,:
East p-c
west. p-c Vacant
Vacant ..
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