HomeMy WebLinkAbout1982-09-21; City Council; 7164; ZC/CT/CP Daon CorpCARLSBAD - AGENDILL
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MTC3. 9/21/82
DEPT. LUP
TITLE' Zone change from R-l-10,000 to RDI1 and
" a 490 unit Tentative Tract Map and
Condominium Permit; south side of Corte
de la Vista, east of Alicante Road.
ZC-262/CT 82-15/CP-212 - DAON CORP.
DEPT. HD.IiU^
CITY ATT\QEzB-
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RECOMMENDED ACTION:
Both the Planning Staff and Planning Commission recommend that
this application be APPROVED and that the City Attorney be
directed to prepare documents APPROVING ZC-262/CT 82-15/CP-212,
per Planning Commission Resolution Nos. 2013 and 2014.
ITEM EXPLANATION;
This item consists of two applications:
1) A zone change from R-1-10,000 to RDM on the easterly
portion of the property, and
2) A 490 unit Tentative Tract Map and Condominium Permit.
The Planning Commission found the project to be consistent with
the General Plan and determined that it met all design criteria
and development standards of the Planned Development Ordinance.
Two issues were discussed during the public hearing: 1) grading
impacts and 2) visual impacts. The Commission found that these
impacts were satisfactorily mitigated by the design of the
project and the conditions of approval.
One commissioner questioned the calculation of the project's
building height. Upon further review, staff has found that the
project meets the 35' height limit of the zoning ordinance.
Through staff review and Planning Commission hearing, all issues
on this matter have been satisfactorily resolved.
ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not cause any significant environmental impacts and,
therefore, has issued a Conditional Negative Declaration, dated
August 9, 1982, which was approved by the Planning Commission on
August 25, 1982. A copy of the environmental documents is on
file in the Land Use Planning Division office.
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.
EXHIBITS
A) PC Resolution Nos. 2013 and 2014
B) Staff Report dated August 25, 1982, with attachments
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PLANNING COMMISSION RESOLUTION NO. 2013
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
40 LOT TENTATIVE TRACT MAP AND A 490 UNIT CONDOMINIUM
PERMIT ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE
OF CORTE DE LA VISTA, EAST OF ALICANTE ROAD.
APPLICANT: DAON CORPORATION
CASE NO.: CT 82-15/CP-212
WHEREAS, a verified application for certain property to
wit;
Parcel 2 of Parcel Map 11722 in the city of Carlsbad
according to Document No. 81-322184 recorded on October
9, 1981.
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 25th day of
August, 1982, hold a duly noticed public hearing as prescribed by
law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering 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.
NOW THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the
Commission recommends APPROVAL of CT 82-15/CP-212, based on the
following findings and subject to the following conditions:
Findings
1) The project is consistent with the city's General Plan since the
proposed density of 12.5 du's/acre is within the density range
of 10-20 du's/acre 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 density proposed.
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3) The project is consistent with all city public facility policies
and ordinances since:
a) The Planning Commission has, by inclusion of an appropriate
condition to this project, 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 project unless the City Engineer determines
that sewer service is available, and building cannot occur
within the project unless sewer service remains.available,
the Planning Commission is satisfied that the requirements
of the public facilities element of the General Plan have
been met insofar as they apply to sewer service for this
project.
b) Park-in-lieu fees are required as a condition of approval.
c) All necessary public improvements have been provided or will
be required as conditions of approval.
d) The applicant has agreed and is required by the inclusion of
an appropriate condition to pay a public facilities fee.
Performance of that contract and payment of the fee will
enable this body to find that public facilities will be
available concurrent with need as required by the General
Plan.
e) School fees will be paid to ensure the availability of
school facilities.
f) Assurances have been given that adequate sewer for the
project will be provided by the Leucadia County Water
District.
4) The proposed project is compatible with the surrounding
existing and future land uses since surrounding properties are
designated for residential development on the General Plan.
5) A Conditional Negative Declaration has been issued by the Land
Use Planning Manager on August 9, 1982 and approved by the
Planning Commission on August 25, 1982.
6) This project complies with the Planned Development Ordinance
and is consistent with the Design Guidelines Manual.
Conditions:
1) Approval is granted for CT 82-15/CP-212, as shown on Exhibit(s)
"A" through "0", dated August 5, 1982, and Exhibit "P", dated
June 25, 1982, incorporated by reference and on file in the Lan<
Use Planning Office. Development shall occur substantially as
shown unless otherwise noted in these conditions.
PC RESO NO. 2013 -2-
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2) This project 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.
3) This project is approved upon the express condition that
building permits will not be issued for development of the
subject property unless the City Engineer determines that sewer
facilities are available at the time of application for such
sewer permits and will continue to be available until time of
occupancy. This note shall be placed on the final map.
4) This project is approved upon the express condition that the
applicant shall pay a public facilities fee as required by City
Council Policy No. 17, dated April 2, 1982, on file with the
City Clerk and incorporated herein by reference, and according
to the agreement executed by the applicant for payment of said
fee a copy of that agreement dated June 21, 1982, is on file
with the City Clerk and incorporated herein by reference. If
said fee is not paid as promised, this application will not be
consistent with the General Plan and approval for this project
shall be void.
5) The applicant shall pay park-in-lieu fees to the city, prior to
the approval of the final map as required by Chapter 20.44 of
the Carlsbad Municipal Code.
6) Approval of this request shall not excuse compliance with all
sections of the Zoning Ordinance and all other applicable city
ordinances in effect at time of building permit issuance.
Land Use Planning Office
7) The applicant shall prepare a reproducible mylar of the final
site plan incorporating the conditions contained herein. Said
site plan shall be submitted to and approved by the Land Use
Planning Manager prior to the issuance of building permits.
8) The applicant shall establish a homeowner's association and
corresponding covenants, conditions and restrictions. Said
CC&R's shall be submitted to and approved by the Land Use
Planning Office prior to final map approval.
9) The applicant shall prepare a detailed landscape and irrigation
plan which shall be submitted to and approved by the Land Use
Planning Manager prior to the issuance of building permits.
Said landscape plan shall indicate special treatment within and
between the buildings contained within the hillside units and
along Corte de la Vista to screen the parking structures from
this street.
10) All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
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11) A detailed plan of the private recreation areas of the trails
and split level units shall be submitted to and approved by the
Land Use Planning Manager prior to the recordation of the final
map.
12) The garage structures for the Trails Units shall be set back a
minimum of 5' from the private driveways.
13) Any signs proposed for this development shall be designed in
conformance with the city's Sign Ordinance and shall require
review and approval of the Land Use Planning Office prior to
installation of such signs.
14) All roof appurtenances, including air conditioners, shall be
architecturally integrated and shielded from view and the sound
buffered from adjacent properties and streets to the
satisfaction of the Land Use Planning Manager and Building and
Planning Director.
15) The applicant shall submit a street name list consistent with
the city's street name policy subject to the Land Use Planning
Manager's approval prior to final map approval.
16) The project shall provide bus stop facilities at locations
subject to the satisfaction of the North County Transit Dis-
trict. Said facilities shall at a minimum include a bench, free
from advertising and a pole for the bus stop sign. The bench
and pole shall be designed in a manner so as to not detract from
the basic architectural theme of the project and said design
shall be subject to the approval of the Land Use Planning
Manager and North County Transit District.
17) Approval of Tentative Tract No. CT 82-15/CP-212 is granted
subject to approval of Zone Change 262.
18) Approval of this tentative tract map shall expire twenty-four
months from the date of City Council approval unless a final map
. is recorded. An extension may be requested by the applicant.
Said extension shall be approved or denied at the discretion of
the City Council. In approving an extension, the City Council
may impose new conditions and may revise existing conditions.
19) Notification shall be given to the residents in the project
located adjacent to the off-site grading disposal site prior to
the start of hauling operations. This notice shall be given at
least 30 days prior to the start of operations and shall contain
the name of a contact person to contact in case of complaints
or violation of off-site grading conditions.
120) All grading equipment shall be maintained in top operating
condition with adequate mufflers to mitigate noise impacts.
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21) The off-site grading operation shall not be conducted during
Santa Ana conditions or conditions of high winds from an
easterly direction from the site toward existing residences.
22) The grading operation shall not be conducted on weekends or
holidays.
23) The City Engineer and/or the Land Use Planning Manager shall
have the authority to shut down the off-site grading operation
should the grading contractor not fulfill any of the conditions
contained herein. The applicant shall have the grading
contractor sign an acknowledgement of the conditions. During
any time that the operation is shut down pursuant to this
condition, the applicant shall do whatever erosion control
mechanisms are deemed necessary by the City Engineer.
Engineering Department
24) The developer shall obtain a grading permit prior to the com-
mencement of any clearing or grading of the site.
25) The grading for this project is defined as "controlled grading"
by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading
shall be performed under the observation of a civil engineer
whose responsibility it shall be to coordinate site inspection
and testing to insure compliance of the work with the approved
grading plan, submit required reports to the City Engineer and
verify compliance with Chapter 11.06 of the Carlsbad Municipal
Code.
26) Upon completion of grading, the developer shall insure that an
"as-graded" geologic plan shall be submitted to the City
Engineer. The plan shall clearly show all the geology as
exposed by the grading operation, all geologic corrective
measures as actually constructed and must be based on a contour
map which represents both the pre and post site grading. This
plan shall be signed by both the soils engineer and the
engineering geologist. The plan shall be prepared on a mylar
or similar drafting film and shall become a permanent record.
27) No Grading shall occur outside the limits of the subdivision
unless a letter of permission is obtained from the owners of
the affected properties.
28) Additional drainage easements and drainage structures shall be
provided or installed as may be required by the County
Department of Sanitation and Flood Control or the City Engi-
neer.
29) All land and/or easements required by this project shall be
granted to the city, without cost to the city, free and clear
of all liens and encumberances.
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Except as shown on the tentative tract map (Exhibit 'A')/
direct access rights for all lots abutting Alicante Road and
Corte de la Vista shall be waived on the final map.
The developer shall install street lights along all public and
private street frontages in conformance with City of Carlsbad
Standards (La Costa Standards).
The developer shall install street. trees at the equivalent of
40-foot intervals along all public street frontages in.
conformance with City of Carlsbad Standards. The trees shall
be of a variety selected from the approved Street Tree List.
The developer shall install sidewalks along all public street
frontages in conformance with City of Carlsbad Standards prior
to occupancy of any buildings.
The developer shall install a wheelchair ramp at the public
street corner abutting the subdivision in conformance with City
of Carlsbad Standards prior to occupancy of any buildings.
The developer shall comply with all the rules, regulations and
design requirements of the respective sewer and water agencies
regarding services to the project.
The design of all private streets and drainage systems shall be
approved by the City Engineer prior to approval of the final
map. The structural section of all private streets shall
conform to City of Carlsbad Standards based on R-value tests.
All private streets and drainage systems shall be inspected by
the city and the standard improvement plan check and inspection
fees shall be paid prior to approval of the final map.
All private streets and drainage systems shall be maintained by
the homeowner's association in perpetuity. This responsibility
shall be clearly stated in the CC&R's.
All concrete terrace drains shall be maintained by the home-
owner's association (if on commonly owned property) or the
individual property owner (if on an individually owned lot) in
perpetuity. An appropriately worded statement clearly
identifying the responsibility shall be placed in the CC&R's.
The developer shall insure that there is stringent dust
control at all times and that the adjacent public streets are
cleaned of dirt and debris daily during all phases of the
grading and construction activities.
The developer shall install and maintain a temporary
irrigation system on the off-site fill area until such time as
the city Engineer has determined that the hydroseed
landscaping has been established.
PC RESO NO. 2013 -6-
41) The developer shall post a cash bond with the City to ensure
the replacement and/or repair of the public street section at
the locations where the off-site grading haul road crosses
public streets.
42) The developer shall conduct the grading haul operations only
between the hours of 7:30 AM and 4:00 PM and shall provide
adequate flagman control at all times at the haul route
crossings of public streets.
43) The off-site grading operation shall be accomplished in one
operation. No grading shall be allowed during weekends or
holidays, during Santa Anas or conditions of high winds or
during the rainy season (Nov. 16 to April 15).
8 44) After the grading operations are complete all off-site grading
areas and haul routes shall be restored as near as possible to
the existing conditions.
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grading permit.
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46) Prior to the approval of the final map the developer shall
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City Engineer and the Land Use Planning Manager.
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47) Prior to the approval of the final map the developer shall
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45) Prior to the start of the off-site filling operation the
developer shall install a temporary desiltation basin at the
low end of the drainage course adjacent to the proposed fill
site. The developer shall enter into the city's standard
secured maintenance agreement prior to the issuance of a
submit a detailed parking layout for the City Engineer's
review and approval. Should the layout be found deficient the
developer shall modify the design to the satisfaction of the
provide for the installation of the North half of Alga Road
from Alicante Road to El Camino Real. The road shall be
constructed prior to occupancy of the one hundred and first
unit of the project.
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48) Water shall be provided by the City of Carlsbad unless some
other arrangement is approved by the City Council.
Fire Department
49) Additional public and/or on-site fire hydrants are required.
50) Submit two (2) copies of a site plan showing locations of
existing and proposed fire hydrants and on-site roads and
drives.
51) An all weather access road shall be maintained throughout
construction.
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52) All required fire hydrants, water mains and appurtenances shall
be operational prior to combustible building materials being
located on the project site.
53) Any proposed security gate systems shall be provided with
"Knox" key operated override switch, as specified by the Fire
Department.
54) All private driveways shall be kept clear of parked vehicles at
all times, and shall have posted "No Parking/Fire Lane. Tow Away
Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.
55) All fire alarm systems, fire hydrants, extinguishing systems,
automatic sprinklers, and other systems pertinent to the
project shall be submitted to the Fire Department for approval
prior to construction.
56) The developer shall provide a system of addressing or building
identification as approved by the Fire Chief.
Parks and Recreation
57) Street trees to be planted 12 feet back from curb and species
to be approved by the Parks and Recreation Department.
58) Open space area to be hydroseeded with native drought tolerant
seed mix and prepared before seeding.
59) Detailed landscape and irrigation plan is required for Parks
and Recreation Department approval.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the city of Carlsbad, California, held on
the 25th day of August, 1982, by the following vote, to wit:
AYES: Commissioners Marcus, Friestedt, Jose
NOES: Commissioners Rombotis, Rawlins
ABSENT: Chairman Farrow, Commissioner Schlehuber
ABSTAIN: None
MARY MARCUS, Pro Tern, Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
Secretary
CARLSBAD PLANNING COMMISSION
PC RESO NO. 2013 •8-
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PLANNING COMMISSION RESOLUTION NO. 2014
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
ZONE CHANGE FROM R~1-10,OOQ TO RD-M ON PROPERTY
GENERALLY LOCATED ON THE SOUTH SIDE OF CORTE DE LA
VISTA EAST OF ALICANTE ROAD.
APPLICANT: DAON CORPORATION
CASE NO; ZC-262
WHEREAS, a verified application for certain property, to
wit:
Parcel 2 of Parcel Map 11722 in the city of Carlsbad
according to Document No. 81-322184 recorded on October 9,
1981
las been filed with the city of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, the Planning Commission did on the 25th day of
August, 1982, hold a duly noticed public hearing as prescribed by
law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Zone Change; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing,
the Commission recommends APPROVAL of ZC-262, based on the
following findings and subject to the following conditions:
Findings:
1) The proposed zone change to RD-M is consistent with the
General Plan designation of RMH (10-20 du's/acre).
2) Uses allowed in the RD-M zone are compatible with surrounding
properties since the property to the west and east has been
designated for residential purposes at a similar density and
the La Costa Golf Course is located to the south.
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3) The applicant has agreed and is required by the inclusion of
an appropriate condition to pay a public facilities fee. Per-
formance of that contract and payment of the fee will enable
this body to find that public facilities will be available
concurrent with need as required by the General Plan.
4) The proposed change of zone is consistent with all other
elements of the General Plan.
5) A Conditional Negative Declaration has been issued by the Land
Use Planning Manager on August 9, 1982, and approved by the
Planning Commission on August 25, 1982.
Conditions
1) Approval is granted for ZC-262, as shown on Exhibit "X", dated
August 25, 1982, incorporated by reference and on file in the
Land Use Planning Office.
2) This project is approved upon the express condition that the
applicant shall pay a public facilities fee as required by
City Council Policy No. 17, dated August 2, 1982, on file with
the City Clerk and incorporated herein by reference, and
according to the agreement executed by the applicant for
payment of said fee a copy of that agreement dated June 21,
1982, is on file with the City Clerk and incorporated herein
by reference. If said fee is not paid as promised, this
application will not be consistent with the General Plan and
approval of this project shall be void.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the city of Carlsbad, California, held on the
25th day of August, 1982, by the following vote, to wit:
AYES: Commissioners Marcus, Jose, Friestedt
NOES:Commissioners Rombotis, Rawlins
ABSENT: Chairman Farrow, Commissioner Schlehuber
ABSTAIN: None
MARY MARCUS, Pro Tern, Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J Secretary
CARLSBAD PLANNING COMMISSION
PC RESO NO. 2014 -2-
f APPLICAZ M SUBMITTAL DATE:
1982
STAFF REPORT
DATE: August 25, 1982
TO: Planning Commission
PROM: Land Use Planning Office
•
SUBJECT: ZC-262/CT 82-15/CP-212, DAON (ALICANTE HILLS
CROSSROADS) -~A Zone Change from R-1-10,000 to RD-M and
a 40 lot, 490 unit Tentative Tract Map and Condominium
Permit, located on the south side of Corte De La Vista
(Alfil Way) east of Alicante Road in La Costa.
I. PROJECT DESCRIPTION
The applicant is requesting approval of:
1) A zone change from R~1-10,000 to RD-M on a portion of
the site;
2) A 40 lot tentative tract map; and
3) A 490 unit condominium permit.
The site is located between Corte De La Vista (Alfil Way) and
the La Costa Golf Course east of Alicante Road. The property
contains 39.2 acres and the project's density would be 12.5
dwelling units per acre which is at the lower end of the General
Plan land use range of 10-20 du's/acre designated for this site.
The project would be built in four phases moving easterly from
Alicante Road. Three unit types are' proposed; 324 hillside units
which will be constructed in four large building clusters along
the frontage of Corte De La Vista, 134 trails unit which will be
placed in four-plex structure running along the edge of the golf
course, and 32 split level units which will be located in the
middle of the project between the hillside and the trails unit.
The project will take access off of Alicante Road at one location
and off Corte De La Vista at six locations. Internal circulation
will be provided by a combination of private streets and
driveways. One of the private streets, Street "A", would provide
a continuous through access within the project from Alicante Road
to Corte De La Vista.
II. ANALYSIS
Planning Issues - ZC-262
1) Are the uses allowed in the requested zone
consistent with the General Plan and compatible with
surrounding land uses and zoning?
52) Will fens-Mouses allowed in the requested zone
adversely impact traffic in this vicinity?
Discussion
Last year, the City Council approved a General Plan Amendment for
the subject property (GPA-58(I)) which changed the land use des-
ignation from RLM (0-4 du's/acre) to RMH (10-20 du's/acre). The
determination at that time was that Corte De La Vista should be
the dividing line between higher density development along the
golf course and lower density to the north. The requested RDM
zone would be consistent with this new designation. Also, a
portion of the property, 7 acres on the most westerly portion, is
already zoned RDM. Surrounding zoning consist of RDM to the west
and northwest, PC to the south and east and R~1-10,000 to the
north.
Staff's only concern with the zone change involved impacts on
traffic and circulation on the surrounding street system.
However, a traffic study was prepared which indicated that even
with the additional traffic generated by the project, surrounding
streets would still be substantially below maximum capacity
levels. The study did indicate that the signalization of
Alicante and Alga Roads may be warranted at the time the project
is completely built out.
In summary, staff believes that the zone change is consistent
with the General Plan and will be compatible with surrounding
zoning and that the required findings for approval of a zone
change can be made. Therefore, staff is recommending approval of
ZC-262.
Planning Issues - CT 82-15/CP-212
. 1) Visual impacts
2) Grading impacts
Discussion
As proposed, the project meets all of the development and design
standards of the Planned Development Ordinance for a condominium
project. Both private recreation facilities (balconies and
patios) and common recreational facilities will be provided. The
common area consists of three active recreation areas dispersed
throughout the project. These are well located with respect to
the units. Also, all parking, storage, setbacks and other
development standards are being met. The internal road system
has been designed to provide good circulation while still
allowing for some large areas for open space to break-up the
dominance of the street system.
Staff's primary concern, with respect to the design of the
project, involve visual impacts and off site grading impacts. As
previously mentioned, the project consists of three unit types.
The hillside units are contained in four large building clusters
fronting on Corte De La Vista. Each building cluster will be
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stepped-up the hillside with three, lower levels and three upper
levels. Parking will be provided in garages below the units on
the lower level and in a two-story parking deck in front of the
upper level off of Corte De La Vista. Although each building
cluster will be broken-up by stairways, they will appear from a
distance as one large massive building. In order to address this
concern, the applicant has offset the lower level (3 floors) and
the upper level (3 floors) by increasing the separation between
the levels and providing dense landscaping between the two
levels. Exhibits will be available at the meeting to demonstrate
the building separation and landscape treatment. Staff believes
that these measures have helped to break-up the massive
appearance of the hillside units to an acceptable level.
The only other staff concern involves the amount of dirt that
will have be exported from the site. The entire site has been
previously graded for individual lot development. In order to
make the site suitable for one consolidated project, a signif-
icant amount of cut grading will have to occur and be exported
off-site. Originally the applicant proposed 700,00(H cubic yards
of grading. Through redesign, this has been reduced substan-
tially, however, 390,000 cubic yards-must be exported off-site.
Approximately 80,000 cubic yards is proposed to be exported to
Alicante Hills (CT 81-29), an approved tentative map on the north
side of Corte De La Vista, and 310,000 cubic yards is proposed to
be exported to Alga Hills, 1400 feet to the northwest. The earth
moving operation would occur solely on Daon Corporation property
but would cross three public streets (See attached Exhibit '0').
The disposal site is vacant and a portion of it has been pre-
viously graded to obtain the fill material that was placed on the
subject property. It is adjacent to an existing condominium
project, however, it was selected because it was previously dis-
turbed and it is located close to the subject property. This has
reduced the impacts of exporting this much dirt to a location a
greater distance from the property. Also, staff has recommended
a number of conditions which would help mitigate the impacts of
the off-site grading operation. These are contained in the
environmental documents for the project and have also been incor-
porated into the conditions of approval.
With the mitigating measures being incorporated into the project
regarding visual and grading impacts, staff feels that the pro-
ject complies with the development standards and design criteria
of the Planned Development Ordinance and is, therefore,
recommending approval of the project.
III. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that based upon
mitigating measures being incorporated into the project, this
project will not have a significant effect upon the environment
and, therefore, a Conditional Negative Declaration was issued on
August 9, 1982.
r c
V
IV. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the Con-
ditional Negative Declaration issued by the Land Use Planning
Manager and ADOPT Resolution Nos. 2013 and 2014, recommending
APPROVAL of ZC-262/CT 82-15/CP-212 to the City Council based on
the findings and subject to the conditions contained therein.
*
ATTACHMENTS *
1 PC Resolution Nos. 2013 & 2014
2. Location Map
3. Background Data Sheet
4. Traffic Report from Weston Pringle and Associates, dated
June 23, 1982.
5. Disclosure Form
6. Environmental Documents
7. Exhibit "A" - "O", dated August 5, 1982
8. Exhibit "P", dated June 25, 1982
MJH/ar
8/13/82
-4-
•LOGCmON. ML
ZC-262
APPLICANT ALICANTE HILLS'
SIT!
VICINITY MAP
r <cjr~-~^ ' ^
BACKGROUND DATA SHEET
CASE NO: ZC-262/CT 82-15/CP-212
APPLICANT: DAON (ALICANTE HILLS)
REQUEST AND LOCATION: Zone change from R-1-10fOOO to RD-M and a 40 lot/490
unit tentative tract map and condominium permit; s/s of Corte de la Vista
LEGAL DESCRIPTION: Parcel 2 of Parcel Map 11722 in the City of Carlsbad
according to Document No. 81-322184; October 9, 1981 APN;
Acres 39.2 Proposed No. of Lots/Units 40 lots/490 units
GENERAL PLAN AND ZONING
Land Use Designation RMH
Density Allowed 10-20 Density Proposed 12.5 du's/Acre
Existing Zone R-1-10,000 Proposed Zone RDM
Surrounding Zoning and Land Use:
Zoning Land Use
Site R-1-10,000 & RDM Vacant
North RDM Vacant - (approved condominium)
South O-S ta Costa Golf Course
East P-C Vacant .
West RDM Vacant
PUBLIC FACILITIES
School District San Marcos Water Carlsbad Sewer Leucadia EDU's 490
Public Facilities Fee Agreement, dated
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued August 9, 1982
E.I.R. Certified, dated
Other,
17
•\v;
T
»\ A
TRAFFIC & TRANSPORTATION ENGINEERING
June 23, 1982
Mr. John Brand
Rick Engineering Company
P.O. Box 1129
Carlsbad, CA 92008
RICK ENG,
Date Received
1982
Dear Mr. Brand:
This letter summarizes our review of traffic factors related to the proposed
Alicante Hills Crossroads project in the La Costa area of the City of Carlsbad.
The study is based upon information provided by you, discussions with City
Staff and previous studies in the area.
The project is located on the southeast corner of Alicante Road and Corte de
la Vista (Alf11 Way). A total of 490 condominium units are proposed for the
site. In addition to Corte de al Vista, vehicular access is proposed from
Alicante Road by a street which parallels Corte de la Vista mid loops to
intersect Corte tie la Vista easterly of llolero Struct. The.- site location
and road system arc illustrated on Figure 1.
EXISTING CONDITIONS •
The site is currently undeveloped except for Corte de la Vista which is
_constructed and terminates ea.stt-rly of Bolero Street. Construction of 38
single family detached dwelling units has been approved on the north side
of Corte de la Vista. Alicante Road/El Fucrte Street is fully improved and
loops from Alga Road southwest, of the site to A1j;a Road northwest of the site.
CurrcMit daily traffic on Alicante Road at Alga Road is approximately 3300 vehi-
cles. The intersection of Alga and Alicante Roads is a "T" intersection with
a STOP sign for Alicante Road traffic. Partial development of residential areas
. is completed along the Alicante Road/El Fuerte Street corridor.
SUITE no • FULLERTOV CALIFORNIA 02031 •371 ?93i
PROJECT LOCATION
a
TRIP DISTRIBUTION
W
NO SCALE
WESTON PPvlNGie RND RSSOCI^TB
-2-
TRIP GENERATION . • . •
In order to examine the traffic factors related to the project, it is necessary
to estimate the number of trips that would be generated. Studies have been
conducted by government agencies and consultants to determine trip generation
characteristics at various land uses. The rates utilized in this study are
listed in Table 1 and conform to rates previously utilized in the La Costa •
area with some adjustment us requested by the CiLy Traffic Engineer. By
applying the rates in Table I to the 490 dwelling units proposed for the site,
an estimate of project trip generation is obtained. As indicated in Table 1,
the project is estimated to generate 3,900 daily trip ends with 395 occurring
during the PM peak hour.
TRIP DISTRIBUTION AND ASSIGNMENT
Geographic trip distribution patterns have been developed for previous projects
in the La Costa area. These previous distributions were reviewed and modified
to reflect the anticipated trip distribution for this project. -The project
trip distribution is illustrated on Figure 1. By applying the distribution
from Figure 1 to the estimated project traffic in Table 1, project traffic
was assigned to the road system. Project traffic volumes anticipated on roads
in the area are indicated on Figure 2.
EXTERNAL TRAFFIC ANALYSIS .
Project and project plus existing traffic volumes are indicated on Figure 2
for the external road system. Alicante Road is classified as a Secondary
Arterial with a daily capacity of 5,000 to 20,000 vehicles. As indicated on
Figure 2, the total daily traffic with the project is less than 6,000 which
is well within the capacity of the road. Alga Road is classified as a Major
Arterial with a daily of 20,000 to 40,000 vehicles. The anticipated project
plus existing volume on Alga Road is less than 10,000 and also well within
the capacity of the road.
COPY
LEGEND
2350 PROJECT
(5650) EX/STING + PROJECT
ff
DAILY VOLUMES
WPSTOKi OSIKIf.if PIOUP3E 2
PERIOD
-3-
Table 1
TRIP GENERATION
RATE(1) TRIP ENDS(2)
Daily 8.0 3900
PM Peak Hour
ln 0.6 295
Out 0.2 100
(1) Trip Ends per Dwelling Unit
"(2) Based upon 490 Dwelling Units
-4-
The need for signalization of Alga Road and Alicante Road was also examined.
Warrants for the installation of traffic signals based upon estimated daily
volumes have been developed by CalTrans and are listed in Table 2. As indi-
cated in Table 2, the project traffic would result in the intersection satis-
fying Warrant Number 1, "Minimum Vehicular Traffic". It is recommended that
the intersection be signalized prior to full development of the project.
Based upon the warrants in Table 2 and the daily volumes on Figure 2, no
other intersections would warrant signalization as a result of the project.
ON-SITE CIRCULATION
The on-site circulation system is restricted by the topography of the site.
This restriction results in Corte de la Vista and the parallel road providing
internal circulation and access. Connections are planned between these two
roads and they intersect east of Bolero Street; however, the grades and align-
ments of these connections would not result in their being utilized as principal
circulation facilities. These connections do provide routes for emergency
vehicles nnd other on—site circulnLlou need:;.
The on-site circulation system is illustrated on Figure 3 along with estimated
daily and PM peak hour volumes at selected locations. In general, the internal
road system is adequate to accommodate project traffic. There are some specific
concern?; whcili art: reviewed in the IulJ.ow.iiig* paragraphs.
The on-site collector road is proposed to be 26 feet in curb-to-curb width with
no parking. This width is adequate to accommodate projected traffic and dis-
courage on-street parking. As indicated on Figure 3, volumes increase from
east to west on this road. An increase of approximately 50 percent occurs
at the first northerly driveway on the collector road. It was recommended
by City Staff that a 36 foot width be provided from this driveway westerly.
This would allow a left turn pocket for eastbound traffic turning north. We
concur with this recommendation to improve traffic operations and safety.
9-6
-6-SIGNALS AND LIGHTING TRAFFIC MANUAL
Fiyure 9 1C
TRAFFIC SIGNAL WARRANTS
(Based on Estimated Average Daily Traffic — See Note 2)
URBAN
1. Minimum Vehicular
Soti sf i fd . ...
RURAL x
*
Number of lanes for moving traffic on each approach
Major Street Minor Street
1 1
2 or more . .7.000. . .
V
1 . . 230Q
2 or more
2 or niore ..... . .
2. Interruption of Continuous Traffic
Number of loncs for mo viny traffic on each approach
Major Street Minor Slu-ct
1 1
2 or more 7000. . .
2 or more . ,
1
3. Combination
No one warrant satisf
• fulfilled SOfc or more
1 .2800 ....
2 or more
2 ot more .... ...
*
led but following warrants
1 2
Minimum Requirements
EADT
Vehicles per day on mojoi
street (total of both
approaches)
Urban Rural
8.000 5.600
9,600 6.720
9,600 6,720
8,000 5,600
Vehicles per day on major
street (total of both
approaches)
Uilxm Ruiul •
12.000 8.400
14,400 10,030
14.400 10.030
12,000 8,400
2 Warrants
Vchiclesptrdoy on higher—
volume minor- street approach
(one direction only)
Urban Rural
2,400 1.680
2,400 1,680
3,200 2.240
3.200 2.240
Vehicles per day on higher-
volume minor-street approach
(one direction only)
Urlxm Rurut
1.200 850
"1.200 850
1,600 1,120
1.600 1.120
2 Warrants
NOTE:
1. Left turn movements from the major street may be included with minor street volumes if o st-porote
signal phase is to be provided for the left-turn movement.
2. To be used only for NEW INTERSECTIONS or other locations where actual traffic volumes conoot
be counted.
IS-IC^C
COPY
I75O DAILY VOLUMES
135/45 PM PEAK IN / PM PEAK OUT
ON-S/TZ CIRCULATION a VOLUMES
15'MINIMUM
TANGENT
TURN CHANNELIZATION
WESTON PRINGli BND RSSQCiBTIS
-*"
The collector road has a relatively long tangent section which could result in
speeding problems. Designs of this type generally result in complaints from
adjacent residents of excessive speed. In order to mitigate this potential
problem, it is recommended that median islands be placed along this section
to reduce the travel way and speeds. The design of these islands should be
*
reviewed and approved by the City Engineer.
A final concern is the lack of a tangent section on the collector road at its
intersection.with Corte de la Vista. The normal tangent section cannot be
provided due to topography and grading restrictions. Due to the minor traffic
volumes on both Corte de la Vista and the collector at this point, the lack
of a standard tangent is not felt to be a significant problem. It is recommended
that a minimum of 15 feet of tangent be provided to increase the safety of this
intersection.
SUMMARY
This study has examined the traffic factors related to the proposed Alicante
Hills Crossroads project in the La Costa area of the City of Carlsbad. Esti-
mates have been made of trip's to be generated by the project and their po-
tential impact upon the road system evaluated. On-site circulation was
also examined and recommendations developed to improve traffic operations
and safety. In genera], the project was found to be acceptable from ;i
traffic circulation and safety viewpoint, with the recommended mitigation
measures.
Principal findings of the study are the following:
1. The project would generate 3,900 daily trip ends with 395 occurring
during the PM peak hour. ' .
2. The existing external road system has adequate capacity available
to accommodate the development traffic.
3. On-site circulation provisions were found to be adequate with the
recommended mitigation measures.
-( '
MITIGATION MEASURES
The following measures are recommended to mitigate potential traffic impacts
from the development.
1. Signalization of the Alga Road/Alicante Road intersection would be
warranted at the completion of this development .
2. The iiiLeruaJ collector road should have a 36 foot curb-to-curb width
from Alicante Road to the first northerly driveway to allow separate
left turn lanes.
3. Islands should be installed on the internal collector to reduce the
travel way and speeds at selected locations and as approved by the
City Engineer.
4. A minimum tangent of 15 feet should be provided on the collector road
at its intersection with Corte de la Vista.
* * * * * * ** *
We trust that this report will be of assistance to you in the development of
this project. If you have a'ny questions or require additional information,
please contact us.
Respectfully submitted,
WESTON PRINGLE & ASSOCIATES
Weston S. Pringle, P.E.
Registered Professional Engineer
State of California Numbers C16828 & TR 565
WSPrbas
#1351
.' -that further informatiof' . required, you will be so ad/* .d.
* iadte.^ .._^3*»_._
APPLICANT: DAON CORPORATION
AGENT:
MEMBERS
Name (individual, partnership, joint venture, corporation, syndication)
1241 Elm Avenue, Carlsbad, Ca. 92008 •
Business Address
Telephone Number
James L. Goff
Name
1241 Elm Avenue, Carlsbad, Ca. 92008
Business Address
43^578
Telephone Number
Name -(individual, partner, joint
venture, corporation, syndication)
Home Address
Business Address
Telephone Number Telephone Number
Home Address
Business Address
Telephone Nuaber Telephone Number
; (Attach more sheets if necessary)
declare under penalty of perjury that the information contained in this dis-
closure is true and correct and that it will remain true and correct and may be-
rolled upon as being true and correct until amended.
BEST
COPY
DAON CORPORATION
^Applicant
ALICANTE HILLS
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1 I I I1— |//—v\||\| U
PROPOSED LAND USE RDM
HILLSIDE UNITS 324
SPLIT LEVEL 32
TRAILS UNITS 137
NO. OF UNITS 493 UNITS
AREA 39.2 AC
DENSITY 12.6 UNITS/AC.
850,746 SF
1109 SPACES
LAUNDRY FACILITIES
IN UNIT
STORAGE 480 CU. FT.
(SEE PLANS)
ROSS IKEMIRE / ARCHITECTS INC.12120 HILLCREITRO-tUITI 21>-D*LLA1, THAI 711 JO'll HI IJ1-O9TJ LFLJ==Ltl J=i 1=
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1241 ELM AVENUE CARLSBAD, CALIF.
RECK ENGINEERING
3088 PIO PICO DRIVE CARLSBAD, CALIF.
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3088 PIO PICO DRIVE CARLSBAD, CALIF.
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EXHIBIT A