HomeMy WebLinkAbout1985-11-26; City Council; 8329-1; Pannonia Carlsbad Tract 85-18 - CT 85-18-& - 4.
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4- CIWOF CARLSBAD - AGEND~ILL
AB# g32 9-*/ TITLE DEPl
PANNONIA - CARLSBAD TRACT 85-18 CITY MTG, 11/26/85
DEPT. ENc CITY
RECOMMENDED ACTION:
It is recommended that the City Council direct the City
ney’s Office to prepare documents APPROVING Carlsbad Tra
85-18 pursuant to Planning Commission Resolution No. 2470.
ITEM EXPLANATION
On October 22, 1985, the Council held a public hear
consider approval of this project. Because of concerns exp
by area residents, Council requested that staff and the dev
give further consideration to these concerns.
Items of concern involve traffic, street improvements, sec
access, funding sources and private park location.
Traffic
A supplementary traffic report has been prepared by
Pringle and Associates and is attached as Exhibit 1, fc
review.
This report came to the following conclusions:
1. All projected traffic can be accommodated on er
Hillside Drive between Park Drive and Highland Drj
2. Creating a one-way street on Hillside Drive would
several negative aspects. There is no evidenc
existing conditions, or from projected traffic,
would indicate a need to create a one-way system.
3. None of the three alternatives considered will re:
a significant change to traffic volumes. E>
streets are able to accommodate any of the a1
tives.
Staff accepts the methods of analysis used in the rep[
concur with the conclusions.
Street Improvements and Fundinq Sources
The Council inquired as to funding sources for the improver
Hillside Drive and Park Drive to ultimate width. Several I
of funding these improvements appear to be available:
I. Assessment District Proceedings - possibly wii
and/or developer contributions.
- b. il e ” v * Page 2 of Agenda Bill No. - 832?-*/
2. Require improvements of developer at time adjacen
is developed.
3. City of Carlsbad Capital Improvement Project.
Secondary Access
The Fire Department has recognized a need for secondary
from an emergency response standpoint and previously recom that both Skyline Drive and Telescope Avenue tie into Hi
Drive.
Circulation alternatives have been discussed and analy
staff and the developer. At Planning Commission review,
recommended a through connection of Skyline Drive as a me
providing a north-south access to the area. Due to
opposition by residents of the area and a need to F
secondary access to the Telescope Point project, the PI
Commission recommended that Telescope Avenue be connec
Hillside Drive instead of Skyline Drive.
Further investigation has revealed potential safety probl
Sunnyhill Drive or Skyline Drive are utilized for sec
access. There exists a sight distance problem at the int
tion of Sunnyhill Drive and Tamarack Avenue because of a CL
Tamarack Avenue westerly and on Skyline Drive because of a
Several other alternatives have been addressed includj creation of loop streets by connecting Sunnyhill Drj
Clearview Drive and connecting Skyline Drive to Telescope C
While this solves the issue of secondary access for all
streets, it does not provide a through north-south access
area generally lying south of Hillside Drive and east c
Drive.
An additional alternative is the through connection of a CI
tion of two of the four existing streets. This solution
favored as it would result in violation of intersection
standards.
Alternatives which appear appropriate for consideratir
secondary access to the area between Tamarack Avenue and H
Drive are:
1. Extend Telescope Avenue to Hillside Drive.
2. No secondary access.
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Page 3 of Agenda Bill No. p329-*/ r T
Private Park
The City's present program for parks is geared toward prc
large community parks. If smaller, neighborhood type
parks are provided, they should be maintained by private owner associations, The Cit.i.zens Committee for Review
Land Use Element made a recommendation regarding pocket
earlier this year which was subsequently approved by tt
Council. The policy is as follows: "encourage develop
provide pocket parks and common, active recreational faci
in all developments including standard single family su
sions. Maintenance would be the responsibililty of a home
association. ''
The Police Department has indicated that they are not oppa
smaller, neighborhood parks but believe that they sho
designed to minimize security problems, Attached is a mem
the Police Department regarding the design for the Pa
project.
FISCAL IMPACT
All required public improvements have been made a condit
approval and will be provided by the applicant. In additio
applicant is required to pay a Public Facilities Fee (PFF)
will offset the cost of providing all other required
facilities.
EXHIBITS
1. Weston, Pringle and Associates Traffic Report
2. Location Map
3. Memorandum to the Chief of Police from Sr. Officer
Matney dated November 4, 1985.
4. Planning Commission Resolution No. 2470.
5, Staff Report to Planning Commission
m a '[a Westag Pllircgb d AQQOC~&
TRAFFIC a TRANSPORTATION ENGIN~ -
October 29, 1985 RECEIVED
Mr. D.E. Donovan City Engineer city of Carlsbad
1200 Elm Avenue ENGINEERING DE4ARTM::il Carlsbad, CA 92008-1989
Dear Mr. Donovan:
This letter is an addendum to our letter report dated July 11, 1985, which
sumnarited traffic factors related to the Pannonia project in the City of Carl:
bad. The addendum has been prepared to provide additional information relativc
to potential area traffic impacts. In addition, consideration has been given '
other projects in the area which are approved but not constructed.
The previous report provided estimates of trip generation for the Pannonia pro
ject and assigned those trips to the road system in the project environs. Thi
assignment was for a road system that included the extension of Skyline to Hi1
side. The anticipated project daily traffic volumes at various locations on t
circulation system were illustrated on Figure 2 of the previous study. Since
the project has now been modified to eliminate the Skyline connection, the pre
vious assignment is no longer valid.
EXISTING CIRCULATION CONDITIONS
The existing street system was described in the previous report in general tei
In the areas to the north and west of the site, the streets are not fully devr
with curbs and gutters or paved to the standard widths. The street system to I
east and northeast of the project site is developed or is being developed wit1
standard street improvements.
In order to quantify existing conditions, machine traffic counts were complet
in five locations. These counts were conducted on Wednesday, October 23, 198
the results are illustrated on Figure 1. The volume on Highland southerly of
Tamarack is estimated based upon previous counts and growth indicated by the
CCT 22 1385
CITY OF CARLSBAO
EXHIBIT 1
2651 EAST CHAPMAN AVENUE 0 SUITE 110 0 FULLERTON, CALIFORNIA 92631 (714) 871
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current counts. These- data provide an indication of current traffic volumes
on the road system serving the project.
OTHER PROJECTS . .*
A residential project has been approved but not constructed to the southeast
of the Pannonia site. This project will contain 115 townhouses northerly of
generation rate of 8 trip ends per dwelling unit, which conforms to the City's
Traffic Model rates, the townhouses would generate 920 daily trip ends and the
condominiums 370 daily trip ends.
The geographic distribution of these trips would be similar to that for the
Pannonia project which was illustrated on Figure I of our previous report. By
applying these distribution factors, these other project trips can be assigned
to the street system. These assignments are described in the Analysis section
of this report.
ANALYSIS
For this addendum, the current proposed street system and two alternative conf
gurations were reviewed.
other projects were assigned to each of the three street systems. The systems
and traffic assignments are described below.
Park and 46 condominium units to the south of Park. Utilizing a daily trip
Estimated trips to be generated by the project and
Proposed Project
No direct connection is made from Hillside to the existing streets to the
north. A connection is provided to Telescope Avenue which indirectly cor
to Tamarack Avenue. This street system is illustrated on Figure 2. Alsc
indicated on Figure 2 are daily project and other project traffic at selc
points on the street system. The volumes on Sunnyhill and Skyline are
cul-de-sac portion of these streets and Clearview Drive.
Alternate 1
This street system is the same as utilized in the previous report and ad
attributable to the units of this project that would be located on the
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the connection of Skyline to Hillside to the current project plan.
system-is illustrated on Figure 3 along with estimated daily project and
other project traffic volumes. As would be expected, traffic that has
been assigned to Telescope diverted to the more direct route of Skyline
while all other volumes remain basically unchanged.
A1 ternate 2
For this alternative, both Skyline and Sunnyhill are assumed to be exten
to Hillside. The street system along with project and other project tra
assignments are illustrated on Figure 4. Comparison of this traffic ass
ment with the proposed project in Figure 2, indicates increases on Sunny
and Skyline and reductions on Hillside east and west of the project. Th
street system results in a more uniform distribution of project traffic
the street system.
The
Review of the project and two alternatives indicates that the trip assignment
for other project traffic does not change. This is due to the more direct ro
provided by Park and Hillside between these other sites and the arterial syst
It is recognized that some traffic will utilize other streets; however, these
volumes are not anticipated to be significant,
The determination of the capacity of a two lane street is not an established
procedure. Many jurisdictions have adopted daily capacity values to provide
guidelines for circulation planning. These are not absolute values and are
affected by many variables. Both San Diego County and Orange County have set
a limit of 1,500 for the daily capacity of a residential street. Other studi
have found that residents regarded daily volumes of 2800 acceptable in low de
residential areas. (l) The County of San Diego has an Interim Road classifici
(28 feet of pavement) with a daily capacity of 2800. Residential Collectors
assumed to have a daily capacity of 7,000 vehicles. On this basis, both Hill
west of Park and Park north of Hillside would'have daily capacities in the ri
of 2,800 to 7,000 vehicles. Since both streets have sections that are not
fully improved, it is recomnended that a daily capacity value of 5,000 vehicl
(l)"Envi ronmental Capaci ty-An Impact Eva1 uati on Approach For Comparing I native Transportation Plans," Dennis H. Klein, Twenty-Seventh Cal ifornia Tra! tation and Pub1 ic Works Conference, 1975.
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be utilized for this .study.
of 7,000 vehicles for daily capacity is recommended.
The maximum volume increase on Hillside west of Park is with the proposed pro,
as iITustrated on Figure 2. A daily increase of 530 vehicles from the projec'
plus 580 from other projects results in a total increase of 1,110 vehicles.
This increases the Hillside daily volume to 4,900 and the Highland daily volur
to 6,100. No traffic has been assigned to Park north of Hillside due to its
indirect relationship to travel desires. This is supported by existing daily
traffic volumes of 1,200 on Park and 3,800 on Hillside.
Figure 5 sumnarizes volumes and capacities for the street system to the west
the project. Daily traffic volumes from the project and other projects are
combined with existing volumes to simulate future conditions. Capacity value
are also indicated. Review of Figure 5 indicates that all streets have adequ
capacity to accmodate projected volumes.' While there is a capacity deficie
indicated on Tamarack, it is not within the accuracy of this analysis.
Other methods of accomnodating future travel demands were reviewed. If Hills
west of Park was converted to a one-way operation, volumes would be reduced b
approximately half. This would force the diversion of traffic to Park which
has available capacity. It would also increase the length of trips for resid
of Hillside Drive, reduce emergency vehicle access and possibly increase acci
due to wrong way drivers. It would also increase overall vehicle miles of tr
with attendant increases in fuel usage and exhaust emissions.
A future one-way couplet with James and Hillside is also possible. This wou'
have the same disadvantages as the preceding proposal with an added impact tc
James Drive. Additional negative impacts would be anticipated at the Tamarac
James intersection with respect to traffic operations and safety.
For Highland between Tamarack and Hillside a vali
SUMMARY
This addendum has examined future traffic demands in the area westerly of thc
Pannonia development in the City of Carlsbad. Consideration has been given '
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other approved but not constructed projects and three alternative street syst
The study developed daily capacity values for the streets in the study area a
projected future travel demands. Comparison of future traffic volumes and
capacities indicated that the street system could accomnodate projected deman
A1 ternative circulation systems were also reviewed and factors relating to
traffic operations and safety identified. The analysis indicated that the pl
road system could accomnodate future demands.
Sections of both Hillside west of Park and Park north of Hillside are current
deficient with respect to pavement width. A program to improve these section
should be undertaken with or without the subject project.
* * * *
. v- - We ' trust 'y , that= this addendu ssjstance to the-tity i~#~ the review c
this'project, If you hav
please contact us.
Respectfully submitted,
WESTON PRINGLE & ASSOCIATES
' require addh'onal %hrmation,
5
NHG Weston S. Pringle, P.E.
Registered Professional Engineer State of California Numbers C16828 & TR565
WSP : bas
#85180
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cc: Mr. Mark Nordquist Mr. Bill Hofman.
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L M RESIDENTIAL MEDUIM HIGH (9.1-1 5)
H RESIDENTIAL MEDUIM (4.1-9)
B RESIDENTIAL COMMERCIAL
m10 RESIDENTIAL AG.
Page 2 of 2
EXHIBIT 2
RESIDENTIAL HIGH (15-23) DRLM-RESiDENTi AL (1.0-4)
0 i 1-5-
a. RESIDENTIAL WATER WAY
4 w e MEMORANDUM
a
TO: CHIEF OF POLICE DATE: November 4, 198
FROM:
SUBJECT: Pannonia Yeighborhood Park
Sr.Officer M.E. Matney, Criae Prevention
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- Iln 11/4/85, I met with Dave Bradstreet of Parks and Recreation to discuss
planned neighborhood park in the Pannonia proposed development, k revie the project for a special use recreational area. In reviewing the Sk.ylin tates landscape plan, dated 7/1/85, and consulting the Parks and Recreati 'element goals and objectives and technical appendix (attached), we agreec ideally, a more centrally located park which was more accessible to subdi
residents would be preferred to the proposed location. However, if .other tions are not available, the Droposed location would be acceptable under guidelines provided by the above listed Parks and Recreation element goal
objectives and technical appendix. The following specific concerns, shoul be incorporated into the design,
1. The proposed park should be lighted during hours of darkness for safe
park users and surveillance by passing citizens and patrol units. Any pe
2. Picnic and tot lot facilities should be provided.
3. Landscaping should be designed so that it will not conceal visible ac into the park for police and citizen surveillance.
4. The design of the park should be approved by Parks and Recreation Dep and Police Department prior to f-inal approval.
5. The design shall meet the guidelines as established in the Parks and tion element.
I believe that if the above concerns are addressed properly in design of
neighborhood park for this development, that Parks and Recreation and the
Department would have no opposition to the proposed park within the Panno Project .
walkways to the park shall also be lit during hours of darkness. 1,
BCd
Sr. Officer I4.E. fratney Crime Prevention
Carlsbad Police Department
EXHIBIT 3 Dave Bradstreet Director
Parks and Recreation Department
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PLANNING COMMISSION RESOLUTION NO. 2470
- A RESOLUTION OF THE PLANNING COMMISSION OF THE CIT
CARLSBAD, CALIFORNIA, mCOMMENDING APPROVAL OF A 1
TENTATIVE TRACT MAP AND 141 UNIT PLANbED UNIT DEVE
ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF
TAMARACK AVENUE AND LEST OF NEBLINA DRIVE.
APPLICANT: PANNONIA
CASE NO.: CT 85-18/PUD-88
WHEREAS, a verified application for certain proper
wit:
A portion of Lot "I" of the Rancho Agua Hedionda,
City of Carlsbad, County of San Diego, State of
California, according to Map thereof No. 823, file
Office of the County Recorder of San Diego County,
November 16, 1896,
has been filed with the City of Carlsbad, and referred to t
Planning Commission; and
WHEFEAS, said verified application constitutes a r
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 14th
August, 1985 and on the 28th day of August, 1985, hold a du
noticed public hearing as prescribed by law to consider sai
request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all per
desiring to be heard, said Commission considered all factor
relating to the Tentative Tract Map and Planned Unit Develo
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commi
follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hea
the Commission recommends APPROVAL of CT 85-18/PUD-88,
on the following findings and subject to the following
conditions:
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EXH I B I T
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indinqs:
) The project is consistent with the City's General Plan
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the proposed density of 2.39 du's/acre is within the de
range of 0-4 du's/acre specified for the site as indica
the Land Use Element of the General-Plan.
The site is physically suitable for the type and densit development since the site is adequate in size and shap accommodate residential development at the density prop
3) The project is consistent with all City public facility
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icies and ordinances since:
a) The Planning Commission has, by inclusion of an ap-g
condition to this project, ensured that the final IT
' not be approved unless the City Council finds that
service is available to serve the project. In addi
the Planning Commission has added a condition that
shall be placed on the final map that building pern not be issued for the project unless the City Engin
determines that sewer service is available, and bui
cannot occur within the project unless sewer servic
remains available, and the Planning Commission is E
the General Plan have been met insofar as they app1
sewer service for this project.
that the requirements of the Public Facilities Elen
b) The Carlsbad School District has written a letter, May 21, 1985, stating that school facilities will 1:
available to this project.
c) Park-in-lieu fees are required as a condition of ay
d) All necessary public improvements have been providc
will be required as conditions of approval.
e) The applicant has agreed and is required by the inc
of an appropriate condition to pay a public facilit
Performance of that contract and payment of the fee
enable this body to find that public facilities wil
available concurrent with need as required by the C Plan.
4) The proposed project is consistent with the City's Plar
Development Ordinance and also complies with the Desigr
Guidelines Manual.
5) The proposed project is compatible with the surroundins
land uses since surrounding properties are designated j residential development on the General Plan.
3) The street system is adequate to handle traffic generat
this project, however, it will contribute traffic to el
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Hillside Drive. The apPlicant should participate in ar
assessment district to improve existing circulation cor
on Hillside Drive.
1?C RES0 NO. 2470 -2-
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7) This project will not cause any significant environment
Use Planning Manager on July 8, 1985 and approved by th
Planning Commission on August 14, 1985.
impacts and a Negative Declaration has been issued by t
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8) This project requires the construction of the improveme
facilities listed in the conditions of approval or the
of fees in lieu of construction. This project creates need for the improvements or facilities for the reasons in the staff report. If the improvements or facilities
provided the project will create an unmitigated burden
existing improvements and facilities. Further, the improvements and facilities are necessary to provide sa
adequate and appropriate service to future residents of project consistent with City goals, policies and plans.
Conditions : --
I) Approval is granted for CT 85-18/PUD-88, as shown on EE
"A", dated July 18, 1985 and Exhibits "B" - "C", dated
1985, incorporated by reference and on file in the Land
Planning Office. Development shall occur substantiallq
shown unless otherwise noted in these conditions.
2) This project is approved upon the express condition the
final map shall not be approved unless the City Council as of the time of such approval that sewer service is E
to serve the subdivision.
This project is approved upon the express condition thz
building permits will not be issued for development of
subject property unless the City Engineer determines tl
facilities are available at the time of application foi
sewer permits and will continue to be available until 1
occupancy. This note shall be placed on the final map [ I ) This project is approved upon the express condition thi applicant shall pay a public facilities fee as require(
Council Policy No. 17, dated April 2, 1982, on file wii
City Clerk and incorporated herein by reference, and a(
to the agreement executed by the applicant for payment
fee, a copy of that agreement, dated May 21, 1985, is (
with the City Clerk and incorporated herein by referent said fee is not paid as promised, this application wil. consistent with the General Plan and approval for this
shall be void.
5) The applicant shall pay park-in-lieu fees to the City,
the approval of the final map as required by Chapter 2(
the Carlsbad Municipal Code.
The applicant snall provide school fees to mitigate co
of overcrowding as part of building permit application
fees shall be based on the fee schedule in effect at t'
of building permit application.
C RES0 NO. 2470 -3- i:jl
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7) Water shall be provided to this project pursuant to the
Service ayreement between the City of Carlsbad and the
Real Water District, dated May 25, 1983.
Land -Use Planning Office
8) The applicant shall prepare a reproducible mylar of thc
site plan incorporating the conditions contained hereir
site plan shall be submitted to and approved by the Lar
Planning Manager prior to the issuance of building perr
) The applicant shall establish a homeowner's associatior
corresponding covenants, conditions and restrictions.
CC&R's shall be submitted to and approved by the Land I
Planning Manager prior to final map approval.
10) The final map shall include an open space maintenance t to the Homeowners Association for maintenance of all 01
areas, parks, pedestrian trails, overlook areas, manufz
slopes and detention basins.
11) The final map shall include a cormunity recreation lot
to the north of Hillside Drive. This lot shall be a m:
7,000 square feet in area, shall be turfed, and shall . picnic tables and childrens recreation equipment subjec
approval of the Land Use Planning Manager.
12) The applicant shall prepare a detailed landscape and i:
plan which shall include fire retardent species on frii per the City Landscape Design Guidelines Manual.
13) A 500' scale map of the subdivision shall be submitted
Land Use Planning Manager prior to the recordation of
map. Said map shall show all lots and streets within
adjacent to the project.
14) All landscaped areas shall be maintained in a healthy
thriving condition, free from weeds, trash, and debris
15) Any signs proposed for this development shall be desig
conformance with the City's Sign Ordinance and shall r
review and approval of the Land Use Planning Manager p installation of such signs.
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16) All roof appurtenances, including air conditioners, sh architecturally integrated and concealed from view and
to Building Department Policy No. 80-6, to the satisfa
the Land Use Planning Manager and Building and Plannin
Director.
sound buffered from adjacent properties and streets, p
17) The applicant shall submit a street name list consiste
the City's street name policy subject to the Land Use
Manager ' s approval prior to final map approval.
PC RES0 NO. 2470 -4-
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18) Approval Of this request shall not excuse compliance w
sections of the Zoning Ordinance and all other applica ordinances in effect at the time of building permit is
19) -The project shall provide bus stop facilities at locat
subject to the satisfaction of the North County Transi
trict. Said facilities shall at a mininun include a b
free from advertising, and a pole for the bus stop sig bench and pole shall be designed in a manner so as to
detract from the basic architectural theme of the proj
said design shall be subject to the approval of the La
Planning Manager and North County Transit District.
20) The developer shall display a current Zoning and Land 1 in the sales office at all times, and/or suitable alte:
to the satisfaction of the Land Use Planning Manager.
21) All sales maps that are distributed or made available
public shall include but not be limited to trails, futi
existing schools, parks, and streets.
22) Building identification and/or addresses shall be placc
new and existing buildings so as to be plainly visible
street or access road; color of identification and/or
shall contrast to their background color.
23) If any condition for construction of any public improv
facilities, or the payment of any fees in lieu thereof by this approval or imposed by law on this project are
challenged this approval shall be suspended as provide(
Government Code Section 65913.5. If any such conditio1
determined to be invalid this approval shall be invalic the City Council determines that the project without tl condition complies with all requirements of law.
24) The applicant shall be required to submit detailed des:
guidelines for the custom homes proposed for lots 1-30 ! prior to the issuance of any building permits. Guide1
shall ensure compatibility with other buildings in thi:
development and with surrounding properties. These gu
are subject to the approval of the Land Use Planning M
25) Prior to any project grading on the subject property,
applicant shall employ a qualified archaeologist and a, personnel to excavate ten 1x1 meter test units on the
to recover cultural resource materials, curate artifacl
prepare a report as discussed in An Archaeoloqical Sur7 the Pannonia Property, Regional Environmental Consultai
15, 1985.
26) The developer shall provide a minimum of 25% of the lo. adequate sideyard area for Recreation Vehicle storage ]
to City standards. The C.C.&R.'s shall prohibit the s' recreational vehicles in the required front yard setbac
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Engineering:
27) -The developer shall obtain a grading permit prior to tl commencement of any clearing or grading of the site.
28) The grading for this project is defined as "controlled
by Section 11.06.170(a) of the Carlsbad Municipal Code Grading shall be performed under the observation of a I
engineer whose responsibility it shall be to coordinatt inspection and testing to ensure compliance of the worl
Engineer and verify compliance with Chapter 11.06 of tl
Carlsbad Municipal Code.
29) No grading shall occur outside the limits of the subdiy unless a letter of permission is obtained from the own1 the affected properties.
30) A separate grading plan shall be submitted and approvec separate grading permit issued for the borrow or dispo
if located within the city limits.
31) All slopes within this project shall be no steeper tha
32) Prior to hauling dirt or construction materials to any construction site within this project the developer sh submit to and receive approval from the City Engineer proposed haul route. The developer shall comply with
conditions and requirements the City Engineer may imp0 regards to the hauling operation.
the approved grading plan, submit required reports to
33) The developer shall exercise special care during the
construction phase of this project to prevent any offs siltation. The developer shall provide erosion contro measures and shall construct temporary desiltation/det basins of type, size and location as approved by the C Engineer. The basins and erosion control measures sha I
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shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer p
the start of any other grading operations. Prior to t removal of any basins or facilities so constructed the
served shall be protected by additional drainage facil slope erosion control measures and other methods requi approved by the City Engineer. The developer shall ma the temporary basins and erosion control measures for
their maintenance and satisfactory performance through
deposit and bonding in amounts and types suitable to t Engineer.
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34) The developer shall construct desiltation/detention ba type and size and at locations as approved by the City
The developer shall enter into a desiltatio maintenance agreement and submit a -maintenance bond satisfactory to the City Engineer prior to the approva final map for this project. Each desiltation basin sh
serviced by an all-weather access/maintenance road. T
provisions of this agreement shall apply to any offsit
sites which may be utilized in the construction of thi
as required by the City Engineer.
provided or installed as may be required by the County Department of Sanitation and Flood Control or the City
neer .
36) The developer shall pay the current local drainage are
prior to approval of the final map for this project or
construct drainage systems in conformance with the Mas Drainage Plan and City of Carlsbad Standards as requir City Engineer.
37) The owner of the subject property shall execute a hold agreement regarding drainage across the adjacent prope to approval of the final map for this project.
38) The developer shall make an offer of dedication to the all public streets and easements required by these con or shown on the Tentative Map. The offer shall be mad Certificate on the Final Map for this project. All la offered shall be granted to the City free and clear of
liens and encumbrances and without cost to the City. that are already public are not required to be rededic
Direct access rights for all lots abutting Hillside Dr be waived on the final map. Additionally, any lot whi
borders two streets shall waive access on one of the E
-Engineer,
35) Additional drainage easements and drainage structures
in conformance with 20.16.010(7) of the Municipal Code
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40) Plans, specifications, and supporting documents for all
improvements shall be prepared to the satisfaction of 1 -Engineer. Prior to approval of the final map, the Subc
shall install, or agree to install and secure with appi
security as provided by law, improvements shown on the
tentative map and the following improvements to city si to the satisfaction of the City Engineer:
a) Hillside Drive full width as shown on the tentativc
b) Skyline Road full width
c) Telescope Avenue full width
e) Clearview Drive full width (cul-de-sac)
f) Complete sewer, water and drainage facilities to SE
this subdivision. (Including necessary relocations
g) Water storage tank overflow drain system h) Desiltation basin and vista access
i) Ten foot pedestrian/bicycle access
j) All internal public street systems to serve as shop
d) Sunnyhill Drive full width (cul-de-sac)
the tentative map.
41) Public improvements shall be installed to the satisfact the City Engineer prior to occupancy of any units withi phased development, as follows:
a) Phase I:
1) All onsite public improvements
2) Full width of Hillside Drive from westerly
boundary to easterly boundary of this subdivi
3) An interim desiltation basin southwest of Pha
4) Sewer, water, and drainage facilities to sen
phase of development.
. b) Phase 11:
1) All onsite public improvements
2) Sewer, water and drainage facilities to serve phase of development. (Including offsite sewe
system. )
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c) Phase 111:
1) All onsite public improvements
2) Offsite storm drain system, including desilta
3) 10’ wide pedestrianlbicycle access across Pha
basin
d) Phase IV:
1) Balance of improvements including the rernaini
portion of pedestrian/bicycle access.
The improvements listed for each phase above shall be
constructed within twelve months after recordation of t map for each phase.
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42) Unless a standard variance has been issued, no varianc City Standards is authorized by virtue of approval of
-tentative map.
43) All street design shall conform to City Standards as v,
A.S.H.T.0, Design Guidelines,
44) The developer shall comply with all the rules, regulat
design requirements of the respective sewer and water regarding services to the project.
45) Should the developer decide to final map and develop F
of numerical sequence with the approved phasing as shc tentative map, all conditions listed herein shall be c
with, unless specifically approved by the City Enginee Land Use Planning Manager.
46) All terrace drains shall be maintained by the Homeowne
Association. The desiltation basins and vista point E maintained by the Homeowners Association. The Open Sp
easements shall be maintained by the Homeowners Associ
' The ten foot pedestrian and bicycle access(s) shall be maintained by the Homeowners Association. Prior to fi approval, CC&R's stating the above requirements shall approved by the Land Use Planning Manager. A note st; responsibilities mentioned above, shall be placed on t map.
47) All plans, specifications, and supporting documents fc improvements of this project shall be signed and seale Engineer in responsible charge of the work. Each she€
be signed and sealed, except that bound documents may and sealed on their first page. Additionally the fir: of each set of plans shall have the following certific
"DECLARATION OF RESPONSIBLE CHARGE" 1
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I hereby declare that I am the Engineer of Work for tk project, that I have exercised responsible charge ovez
design of the project as defined in Section 6703 of tt
Business and Professions Code, and that the design is consistent with current standards.
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I understand that the check of project drawings and
specifications by the City of Carlsbad is confined to
-only and does not relieve me, as Engineer of Work, of responsibilities for project design. (Name, Address and Telephone of Engineering firm)
Firm:
Address:
City, St.:
Telephone:
BY Date! (Name of Engineer)
R.C.E. NO. #
48) The developer shall provide the City with a reproducib copy of the tentative map as approved by the Planning- Commission. The tentative map shall reflect the condi
approval by the City. The map shall be submitted to t Engineer prior to improvement plan submittal.
49) Prior to recordation of any final map for this develop
the owner shall give written consent to the annexation area shown within the boundaries of the Tentative Map existing City of Carlsbad Street Lighting and Landscap District No. 1.
50) Approval of this tentative tract map shall expire twen
months from the date of City Council approval unless a map is recorded. An extension may be requested by the I applicant. Said extension shall be approved or denied discretion of the City Council. In approving an exten City Council may impose new conditions and may revise conditions. !
51) Prior to final map approval, the developer shall agree participate in an assessment district to finance the improvements to Hillside Drive. A letter written by tl applicant to the City Attorney shall satisfy this cond
52) Prior to final map approval, Skyline Road shall be rea
that it does not intersect with Hillside Drive. The realignment may include either the looping of Skyline ' Telescope Avenue or the cul-de-sacing of Skyline Road.
Fire Department:
53) Additional public and/or onsite fire hydrants shall be if deemed necessary by the Fire Marshal.
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54) The applicant shall submit two (2) copies of a site pl
showing locations of existing and proposed fire hydran -onsite roads and drives to the Fire Marshal for approv
An all-weather access road shall be maintained through
construction.
All required fire hydrants, water mains and appurtenan
located on the project site.
Fire retardant roofs shall be required on all structur
Brush clearance shall be maintained according to the
specifications contained in the City of Carlsbad Lands
Guidelines Manual.
All fire alarm systems, fire hydrants, extinguishing s automatic sprinklers, and other systems pertinent to t
project shall be submitted to the Fire Department for
prior t-o construction.
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PASSED, APPROVED AND ADOPTED at a regular meeting
Planning Commission of the City of Carlsbad, California, he
the 28th day of August, 1985, by the following vote, to wit
AYES: Chairman Schlehuber, Commissioners: Mar Smith .
NOE s : Commissioners: Hall & McFadden.
ABSENT : None.
ABSTAIN: Commissioners Rombotis & L'Heureux.
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{ 3' i 'I / (/&Zu--. /; CW' Fc- I <'A<: .,'./.dL
CLXRENCE SCHLEHUBER, Chair1
CARLSBAD PLANNING COMMISSI(
ATTEST:
MICHAEL J.~LZMI?~ER
LAND USE PLAEINING MANAGER
PC RES0 NO. 2470 -11-
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- @ MEMORANDUM
DATE : AUGUST 28, 1985
TO : PLANRING COMMISSION
FROM: LAND USE PLANNING OFFICE
SUBJECT: CT 85-18/PUD-88 - PANNONIA - Request for approval of a
142 lot/141 unit tentative tract map and planned unit development, located south of Tamarack Avenue and west of Neblina Drive.
On August 14, 1985, the Planning Commission heard this request.
The Commission indicated conceptual support for the project wit
additional changes, These changes would entail, (1 ) the realignment of Skyline Road so that it does not intersect with
Hillside Drive, (2) the inclusion of a community recreation lot north of Hillside Drive, and (3) the formation of an assessment district for the future improvement of Hillside Drive. Staff was directed to implement these changes through conditions for
the tentative map and to return with resolutions and conditions of approval for this request. These new conditions -have been added to the conditions of approval for this project. The new conditions and resolutions of approval are included in the attached staff report.
ATTACHMENTS
1) Planning Conmission Resolution No. 2470
2) Staff Report, dated August 14, 1985
3) Proposed alignment alternatives for Skyline Drive
4) Memo from Traffic Engineer
CDD:bn 8/20/85
EXHIBIT 5
------. ------- -__- a MAY-(), - 1985
d' T;---. \ STAFF REPORT
- I,' II
DATE : AUGUST 14, 1985 -"J'
TO : PLANNING COMMISSION
FROM : LAND USE PLANNING OFFICE
SUBJECT: CT 85-18/PUD-88 - PANNONIA - Request for approval of a
142 lot/141 unit tentative tract map and planned unit
of Neblina Drive. development, located south of Tamarack Avenue and west
I. RECOMMEMDATION
It is recommended that the Planning Commission APPROVE the
Negative Declaration issued by the Land Use Planning Manager an
ADOPT Resolution No. 2470 recommending APPROVAL of CT 85-18/1?U~
88 to the City Council based on the findings and subject to the conditions contained therein.
11. PROJECT DESCRIPTION
The applicant is requesting approval of a 142 lot/141 unit
tentative tract map and planned unit development, located as
described above. The proposal involves the development of 141 single family homes on a 59 acre site in the R-1-9500 zone. Th
proposed project will have a density of 2.39 du/ac. This densi
is in conformance with the General Plan and the Agua Hedionda
Local Coastal Program Land use Plan designation for this site o
RLM, Residential Low Medium 0-4 du/ac.
The proposed project will consist of single family detached hom
on lots which vary in size from 7,931 square feet to 32,500 square feet. except for 14 lots located within the center of t
property, all of the lots will have a minimum area of 9,500 square feet. The remaining 14 lots will range between 7,931 an 9,400 square feet in size. The residential units will range in
size from 1,688 square feet to 2,245 square feet. Lots 1-30 an 41 will be sold for custom home development.
Access to the property is proposed from Hillside Drive, which extends west to southeast throughout the site. In addition,
Skyline Road, which is currently a cul-de-sac, is proposed to h extended southward to intersect with Hillside Drive, thereby providing an additional accessway to and from the property.
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The project site is currently vacant and is situated on a bluff
overlooking Agua Hedionda Lagoon. from north to south, thereby providing a panoramic view of the
lagoon and views towards the Pacific Ocean.
generally covered with low scrub, and is crossed with dirt road,
The property slopes gently
The property is
and pathways,
southern portion of the property are vegetated with coastal sag
scrub which contains some special interest plant and wildlife
species.
The property to the north of the project site is developed with
large lot (minimum 15,000 square feet) single family residences
(Carlsbad Highlands). The property to the south is proposed to
be developed with a 115-unit planned unit development (Laguna
Riviera, CT 82-6/PUD-40), which will include a combination of duplex, triplex and fourplex units. The property to the east i! developed with a 65-unit, planned unit development (Telescope Point). This project includes single family residences, with 1( sizes varying between 4,800 and 16,960 square feet. The proper1
to the west is partially developed with single ..I family residence! on 7,500 to 15,000 square foot lots.
111. ANALY S I S
Planning Issues
The natural slopes (bluff faces) fringing the
1) Is the proposed project in conformance with the General
Plan and the Agua Hedionda Local Coastal Program Land Use Plan?
2) Does the proposed project conform to the development
standards of the Planned Development Ordinance?
3) Does the project conform to the design criteria of the
Planned Development Ordinance?
uses?
4) Is the proposed project compatible with adjacent land
5) Does the proposed project address the environmental
sensitivities of the site?
Discussion
As discussed earlier in this report, the proposed projects
density of 2.39 du/ac is in conformance with the General Plan ar
the Agua Hedionda Local Coastal Program Land Use Plan designatio
for this site of RLM, Residential Low Medium 0-4 du/ac. The projects density is well below the maximum density of 4 du/ac fo the RLM land use designation. The Agua Hedionda Local Coastal
Program Land Use Plan also provides other guidelines and recommendations relative to the development of the "Pannonia
Property". Section 7.11 of this
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plan recommends that the "design of a residential subdivision 01 the Pannonia property shall preserve the bluff face and provide
for a landscaped recreational accessway around the south and we perimeter of the bluff top. Such a trail shall be of adequate width, and designed to facilitate public use for bicycling,
strolling and other passive recreational purposes". The plan
also designates a vista point to be located along the bluff top within the southern portion of the property. With regard to these recommendations, the project has been designed whereby
residential lots have been pulled back from the natural slopes protect the bluff faces. In addition, a 10-foot wide landscape
pedestrian and bicyle pathway is proposed to be located along tl southern and western bluff tops, and a landscaped overlook area
property.
As proposed, this project meets or exceeds the development
standards of the Planned Development Ordinance. All but 14 of the proposed lots will meet the 9,500 square foot minimum lot area of the underlying R-1-9500 zone. It should be noted that these 14 lots will range in size from 7,931 square feet to 9,4QI square feet and as a consequence are regarded as being consistei with the intent of the R-1 zone. In that these marginally
smaller lots will be located within the center of the proposed project, compatibility with surrounding larger lot developments is not considered an issue.
The proposed project also includes two panhandle lots (lots 1 ar 2) located within the northwestern corner of the property. Staf generally does not support the creation of panhandle lots on neb
tentative maps. Panhandle lots are generally only supported in
cases where access to developable property is constrained and
could not be accomplished without the use of a panhandle. In addition, the ordinance requires that two findings be made hefor a panhandle can be utilized. It is staffs opinion that the findings can be made for lots 1 and 2 because they were created
in response to an existing condition, whereby access to these lots is constrained. Existing residences are located to the immediate north and west of the lots, and by Hillside hive whic is located to the south of the lots. Since driveway access off of Hillside Drive (a collector road) is not recommended, the on1 viable means of access would be through the creation of a panhandle accessway off of the Sunnyhill Drive cul-de-sac to thc east. It should be noted that the initial tentative map for thi
project, submitted for staff review, included several other panhandle lots. The applicant however, agreed to eliminate thes other panhandle lots, because the findings could not be made.
All of the proposed residential units will have a two car garage
is proposed along the bluff top in the southern portion of the
with a minimum dimension of 400 square feet. This will provide adequate space to fulfill the storage requirements as weil as
provide parking for two cars. Sufficient visitor parking is provided by tandem (driveway) spaces with each unit. Additionally, all of the project lots will have an adequate
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frontage width of 60 feet on regular streets and a minimum 35
feet on the cul-de-sacs to accommodate guest parking along the street. -All of the dwelling units will be setback 20 feet from
the sidewalks, and will meet all setbacks in the underlying zon All of the dwelling units will have private backyards exceeding
City standards.
This project also conforms with the design criteria of the
Planned Development Ordinance at the density proposed. The project has been designed to preserve the natural bluff faces i open space and to provide excellent views to most of the dwelli units. The pedestrian/bike path and overlook proposed along th bluff tops will also enhance passive recreation opportunities f residents and visitors alike. Each of the dwelling units will separated from its neighbor by at least 20 feet and none of the units will exceed 22 feet in height. This separation and heigh limitation will help to create visual breaks and an overall sen
of openess throughout the project. The project will also inclu generous landscaping throughout, and particularly along disturb slopes and at the entry ways to the property.
Surrounding development is similar in nature to this proposal. Single-family dwellings with lot sizes ranging from 4,800 squarl
feet to 20,000 square feet presently exist to the north, east a
west, The property to the south is proposed to be developed wi a mix of duplex, triplex and fourplex units. Since, the projec site is surrounded by similar residential use types, compatibility is assured.
It should, however, be noted that residents to the north of the
Pannonia property have expressed concern over the extension of Skyline Road southward to intersect with Hillside Drive. Residents are concerned that the extension of the existing Skyline Road cul-de-sac will open up their neighborhood to greater through traffic, thereby resulting in a negative effect
upon the neighborhoods character. The City's Engineering Department has, however, recommended the extension of Skyline Road to Hillside Drive in order to accommodate circulation need. within the project area. According to Weston Pringle and Associates, traffic engineer for the project, it is not anticipated that significant trip increases will be generated
Pannonia property. Skyline Road will be used primarily as a
secondary or tertiary access for the Pannonia project and as an alternative access way to Hillside Drive for residents of the Telescope Point project to the east. The applicant feels that either alternative on Skyline is acceptable.
The proposed projects design does address the environmental sensitivities of the site. As noted earlier in this report, thl development has been pulled back from the visually and biologically important bluff faces, and in accordance, these
natural slopes have been preserved in open space as shown on Exhibit "A". A full biological survey and visual analysis was conducted over the property as part of the extended environment
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along Skyline Road through the neighborhood to the north of the
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assessment for this project. Both analyses conclude that
implementation of the project as proposed will adequately mitigate any biological or visual impacts of development. An archaeological analysis was also conducted on the subject property (RECON, 7-15-85). This analysis identified the
existence of archaeological sites (SDM-W-132 and SDM-W-132A) on
the property. The report recommends that ten 1x1 meter test
units be excavated to recover cultural materials, and, that these
materials be catalogued, analyzed and described in a report. Implementation of these actions will adequately mitigate project
impacts.
In CORC~US~OR, staff believes that the proposed project conform
with the land use recommendations of the General Plan and the Agua Hedionda Local Coastal Program Land Use Plan, and with the
development standards and design criteria of the Planned
Development Ordinance. In addition, the proposed project is compatible with surrounding land uses and has been designed to adequately address the environmental sensitivities of the site. Therefore, staff recommends approval of CT 85-18/PUD-88.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on July-8, 1985.
ATTACHMENTS
1) Planning Commission Resolution No. 2470 2) Location Map
3) Background Data Sheet
5) Environmental Document 6) Exhibit "A", dated July 18, 1985 and Exhibits "B" - "C",
dated May 31, 1985
4) Disclosure Form
CDD : bn
7/19/85
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LUbHl!Ul\ MA
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€3ACKGKXJR! PATA EFIFFT
CASE NO: CI: 85-18/PuD-88
APPLICANT: PmmNI.4
FFaUEST AND UXATICN: Tentative Map qd Planned Develoment Pewit for 141
single family homes, south cf Tmrack Avenue and west of lyeblina Drive.
LM;AL DESCIiIPTICN: A prtion of Lot "I" of the Rancho Agua Fedion&, in the
City of Carlsbad, County of San Diego, State of California, according to Yap
thereof No, 823, filed in the Office of the County Recorder of San Dieqo
Acres 59 Proposed No. of Lotsnnits 142/141
County, November 16, 1896. AI?" 207-100-07, 43
GE3ERA.L PLAT3 FJT ZONING
Land Use Designation RLM (0-4)
Density Allowed 3 .@ Density Proposed 2.39
Existing Zone R-1-95GO Propsed Zone PD
Surrounding Zoning and Land use:
Zoning Land TJse
Site R-1-9500 V2cant
North R-1-15000 SFF (Carlsbad Eighlands)
South PC SFR (Laguna Riviera)
East %A-1 0000 SFP. (Telescope Point)
West R-1-15000 & SFI? R-1-7500
PCTBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated
EI'MRONEENTAL IMPACT ASSEsSMEn7T
- X Negative Declaration, issued July 8, 1985
May 21, 1985
E.I.R. Certified, dated -
Other,
w* that further information requlreas YOU WLAA IJ@ So QUV a
I 41 , , Skyline Estates Partnership, a General Partnership
Nme (individual, partnership, joint venture, corpration, syndic
580-A Beech Avenue Carlsbad. Cal I 'fornia 92008
Business Address
(619) 729-7118
APPLICANT :
L Telephone Numbu
dark A. Nordquist
Name
580-A Beech Avenue
AGENT :
Carlsbad, California - 92008
Busktus Address
(619) 729-7115
Telephone Number 3495 Seacrest Drive mEn~~: Mark A: Nordquist Carlsbad, California 9
Elme *(individual, partner, joint. Xome Milress
vsnture, coqoration, syndication)
580-A Beech Street Carlsbad, California 92008
Basiness Address
BUS: (619) 729-7118 Home: (619) 729-6724
Tele2hone Nmber Telephone Smber
Edward J. Johnson
2Sr3t Eome Address
3655 East Roeser Road Phoenix, Arizona 20663
-
3xiiness AGdress
BUS: (602) 436-1034
Ttie2'nor.e Nhet Telepfbone Xunber
(Attach more sheets if necessary)
I/kIe dacls-e uzder 2enalty of perjury that the infomation contained in this
closure is tras and correct and that it will remain true and correct and nay
relied upon a3 5~izq true and correct until aaended,
/ -f / P /L /{, I I ;;J )/ jy,;,? 2 ,/elL&,
1 '2
/ pa ii can t
- Agent BY
Agent , Csnez, Par tn?r
m
% I*
1200 ELM I DEVELOPMENTAL
SERVICES CARLSBAD, CI
(619) 431 LAND US€ PLANNING OFNCE -
QCitp of Carlsbab
JYEGATIVE DECLAFATICN
PRCN?3CT ADDRESS/LOCATICN: Avenue and west of Neblina Drive. The project is located south of Tamarack
PWT DESCRIPTION: This project, Cl? 8415, will include 141 single
family lots (average 9500 sq. ft. ) over 59 acres. A pedestrian path
and a vista point Werlooking Agua Hedionda Lagoon will also be included as part of the project.
The City of Carlsbad has conducted an environmental review of the
above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. review, a Negative Eeclaration (declaration that the project will not
have a significant impact m the environment) is hereby issued for the
subject project. Land Use Planning Office.
A copy of the Negative Declaration With supportive dccuments is on file in the Land Use Flaming Office, City Hall, 1200 Elm Avenue, Carlsbxl, CA. 92008. Comnents frm the public are invited. Please submit mments in writing to the Land Use Planniriq Office within ten
( 10) days of date of issuance.
As a result of said
Justification for this action is cn file in the
DATED: July 8, 1985
CASE! No: ff 85-15/PuD-88 Land Use Planning Manager
APPLICANT: P-ANNmIA
PUBLISH IIATE: July 13, 1985
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AUGVS
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AUGUST 21, 1985
TO : CHRIS DECERBO Planning Department
I/ Traffic Engineer'
I, FROM: KENT SEARS
This memo is to give you v overview of the pros and cons of the two optioi for the connection of Skyline, Telescope and Hillside. sketches).
OPTION A
(See the attached
- A loops Skyline and Telescope, making no connection to Hillside.
Positive Aspects.
The complaints by Skyline residents of extra through traffic Will
not be transferred to Telescope Ave.
Additional access from the north is provided to the Telescope are;
Negative Aspects.
Will not meet the desires of Skyline residents to live on a cul-de sac.
The northward access to provide a route to Tamarack for emergency
vehicles and area residents will be eliminated.
Option B would cul-de-sac Skyline Dr. and would connect Telescope Ave. to Hillside Dr.
Positive Aspects.
The desires of the Skyline Dr. residents will be met.
The northward access will be provided.
Negative Aspects.
Telescope Ave. is undesirable as a northward route due to the 90 degree turns, the intersection with Highridge and the lesser right
of way control at Tamarack. (Skyline and Tamarack is controlled
by a four way stop).
The residents of Telescope could have the same concerns as those o Skyline, which would not be addressed by this option.
OPTION B