HomeMy WebLinkAbout1985-12-03; City Council; 8426; Request Tentative Map and Planned Development Rice Propertya, ,G U
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TITLE: REQUEST FOR 189 UNIT TENTATIVE MAP DEI AB# p'L - AND PLANNED UNIT DEVELOPMENT MTG..- CT 85-10/PUD-81 - RICE PROPERTY CIT
DEPT.pLN CIT
RECOMMENDED ACTION!
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Both the Planning Commission and staff are recommending that
City Council direct the City Attorney's Office to prepare do
APPROVING CT 85-10/PUD-81.
ITEM EXPLANATION
The applicant is requesting approval of a 196 lot/189 unit tentative tract map and planned unit development on 91 acres
located southeast of the intersection of Rancho Santa Fe Roa
Olivenhain Road. The General Plan designates the site as RL du's/acre) and the zoning as R-1-10,000. The project is pro
at a density of 2.4 du's/acre.
The major concerns regarding this project were compatibility the intent of the R-1-10,000 zone and traffic impacts. The
10,000 zone calls for a minimum of 10,000 sq.ft. lots. The
applicant has proposed development through the Planned (Unit
the overall density is within the General Plan range. Both and the Planning Comro.ission felt this project was a good exa how the PD Ordinance should be utilized. The property conta number of environmental constraints including a floodplain,
endangered plant species and unstable slopes. These areas 'hi left in open space but the lots in the developable area (7,5 12,000 sq.ft.) were designed to make the project appear as a 10,000 subdivision. Lots abutting the large county properti
the south are about 12,000 sq.ft. in size.
With regard to traffic impacts, the Planning Commission cont
this item to allow for a traffic study. The traffic study
indicated that 400 foot acceleration and deceleration lanes needed on Rancho Santa Fe Road, and a free right turn lane F needed at the intersection of El Camino Real and Olivenhain These improvements along with the requirement for a traffic fee were included as conditions of approval to help mitigate
traffic impacts.
Both the Planning Commission and staff are recommending appr
For further information please see the attached staff report
the Planning Commission.
ENVIRONMENTAL REVIEW
This project was reviewed for environmental impacts under a
previously certified Environmental Impact Report (EIR 82-3), Notice of Prior Compliance was issued by the Planning Direct August 14, 1985.
Development (PD) Ordinance which permits variation to lot si
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Page 2 of Agenda Bill No. pq26
FISCAL IMPACT
The increased need for city capital facilities resulting fron th
development will be offset by the payment of the public faciliti fee. Any capital facilities related directly to this developmen
will be constructed and paid for by the developer.
Increased operating expenses related to this development will be off set to some extent from increased tax or fee revenue generate
by the development. No detailed economic impact analysis of thi development has been conducted at this time so predictions of th
portion of operating expenses covered by additional operating revenue created as a result of this project cannot be made.
EXHIBITS
1. Location Map 2. Planning Commission Resolution No. 2491
3. Memorandum to Planning Commission dated October 23, 1985
4. Planning Commission Staff Report dated September 25, 1985 w/attachments
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RICE PROPERm CT85-10 PUD'81
REDUCED EXHIBIT
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PLANNING COMMISSION RESOLUTION NO. 2491
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY (
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A 196
TENTATIVE TRACT MAP AND 189 UNIT PLANNED UNIT DEVELOI
ON PROPERTY GENERALLY LOCATED ON THE EAST SIDE OF RAI!
SANTA FE ROAD SOUTH OF OLIVENHAIN ROAD IN THE SOUTHEI
OF THE CITY.
APPLICANT: RICE PROPERTY
CASE NO.: CT 85-10/PUD-81
WHEREAS, a verified application for certain property,
The easterly half of Lot 14, and a portion of the we:
Lot 14 of Rancho Las Encinitas in the County of San I
State of California to Map thereof No. 848 filed in 1
office of the County Recorder of San Diego County,
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
wit:
half of Lot 14; and the south 60 feet of the west ha1
WHEREAS, said verified application constitutes a requ
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 25th dah
eptember, 1985, 23rd day of October, 1985 and on the 13th daj
ovember, 1985, hold a duly noticed public hearing as prescrit
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'haw to consider said request; and
I WHEREAS, at said public hearing, upon hearing and
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Lesiring to be heard, said Commission considered all factors
elating to the Tentative Tract Map and Planned Unit Developme
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
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) That the above recitations are true and correct.
) That based on the evidence presented at the public hearin
the Commission hereby recommends APPROVAL of CT 85-10/PUD
based on the following findings and subject to the follow
conditions:
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Findings:
1) The project is consistent with the City's General Plan s
the proposed density of 2.40 du's/acre is within the den range of 1-4 du's/acre specified for the site as indicat
the Land Use Element of the General Plan.
2) The site is physically suitable for the type and density
the development since the site is adequate in size and s to accommodate residential development at the density pr posed .
3) The project is consistent with all City public facility icies and ordinances since:
a) The Planning Commission has, by inclusion of an
appropriate condition to this project, ensured that
final map will not be approved unless the City Counc
finds that sewer service is available to serve the
project. In addition, the Planning Commission has a
condition that a note shall be placed on the final IT
that building permits may not be issued for the proj unless the City Engineer determines that sewer servi
available, and building cannot occur within the proj unless sewer service remains available, and the Plan Commission is satisfied that the requirements of the
Public Facilities Element of the General Plan have h
met insofar as they apply to sewer service for this
project.
b) School fees will be paid to ensure the availability
school facilities in the Encinitas and San Dieguito
districts .
c) Park-in-lieu fees are required as a condition of ap- proval.
d) All necessary public improvements have been provided will be required as conditions of approval.
e) The applicant has agreed and is required by the incl
of an appropriate condition to pay a public faciliti
fee. Performance of that contract and payment of th
will enable this body to find that public facilities
be available concurrent with need as required by the
General Plan.
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f) Assurances have been given that adequate sewer for t
project will be provided by the City of Carlsbad.
4) The proposed project is consistent with the City's Planr
Development Ordinance and also complies with the Design Guidelines Manual.
PC RES0 NO, 2491 -2-
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5) The proposed project is compatible with the surrounding f
land uses since surrounding properties are designated for residential development on the General Plan.
6) The environmental effects of this project have been consi
in conjunction with previously certified environmental
documents and a Notice of Prior Environmental Compliance
been issued by the Land Use Planning Manager on August 24 1985 and approved by the Planning Commission on September 1985.
7) This project requires the construction of the improvement facilities listed in the conditions of approval or the pa
of fees in lieu of construction. This project creates a
direct need for the improvements or facilities for the re stated in the staff report. If the improvements or facil
are not provided, the project will create an unmitigated burden on existing improvements and facilities. Further, improvements and facilities are necessary to provide safe adequate and appropriate service to future residents of t project consistent with City goals, policies and plans.
Conditions:
1 ) Approval is granted for CT 85-10/PUD-81, as shown on
Exhibits "A" - "E" , dated September 3, 1985, incorporated
by reference and on file in the Land Use Planning Office.
Development shall occur substantially as shown unless
otherwise noted in these conditions.
2) This project is approved upon the express condition that
final map shall not be approved unless the City Council f 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 thr
subject property unless the City Engineer determines that
sewer facilities are available at the time of application such sewer permits and will continue to be available unti' time of occupancy. This note shall be placed on the fina.
map.
applicant shall pay a public facilities fee as required by
City Council Policy No. 17, dated April 2, 1982, on file 3
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 Febrt 15, 1985, 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 1 and approval for this project shall be void.
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4) This project is approved upon the express condition that
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5) The applicant shall pay park-in-lieu fees to the City, pr
to the approval of the final map as required by Chapter 2
of the Carlsbad Municipal Code.
6) . The applicant shall provide school fees to mitigate condj
of overcrowding as part of building permit application. 1
of building permit application.
fees shall be based on the fee schedule in effect at the
7) Approval of this request shall not excuse compliance wit1 sections of the Zoning Ordinance and all other applicablc
ordinances in effect at time of building permit issuance,
8) Water shall be provided by the Olivenhain Municipal Watei
District.
Land Use Planning Conditions:
9) The applicant shall prepare a reproducible mylar of the j site plan incorporating the conditions contained herein. site plan shall be submitted to and approved by the Land Planning Manager prior to the issuance of building permii
10) The applicant shall establish a homeowner's association i
CC&R's shall be submitted to and approved by the Land Us(
Planning Manager prior to final map approval.
11) The applicant shall prepare a detailed landscape and irr: tion plan which shall be submitted to and approved by thc
Use Planning Manager prior to the issuance of building
permits.
corresponding covenants, conditions and restrictions. Si
12) A 500' scale map of the subdivision shall be submitted tc
Land Use Planning Manager prior to the recordation of thc final map. Said map shall show all lots and streets wit1
and adjacent to the project.
13) All landscaped areas shall be maintained in a healthy an(
14) Any signs proposed for this development shall be designec
review and approval of the Land Use Planning Manager pric
installation of such signs.
15) All roof appurtenances, including air conditioners, shal
architecturally integrated and concealed from view and ti
sound buffered from adjacent properties and streets, purr to Building Department Policy No. 80-6, to the satisfact
the Land Use Planning Manager and Building and Planning Director .
thriving condition, free from weeds, trash, and debris.
conformance with the City's Sign Ordinance and shall reqi
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16) The applicant shall submit a street name list consistent
the City's street name policy subject to the Land Use P1z Manager's approval prior to final map approval.
17) The developer shall provide a minimum of 25 percent of tl
with adequate sideyard area for Recreation Vehicle storac pursuant to City Standards, The CC&R's shall prohibit tl storage of recreational vehicles in the required front yz setback,
18) The developer shall display a current Zoning and Land Use in the sales office at all times, and/or suitable alterna to the satisfaction of the Land Use Planning Manager.
19) All sales maps that are distributed or made available to public shall include but not be limited to trails, future
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new and existing buildings so as to be plainly visible fr street or access road; color of identification and/or add shall contrast to their background color.
21) If any condition for construction of any public improveme
facilities, or the payment of any fees in lieu thereof, i
by this approval or imposed by law on this project are
challenged this approval shall be suspended as provided i
Government Code Section 65913.5. If any such condition i
determined to be invalid this approval shall be invalid 1;
the City Council determines that the project without the-
120) Building identification and/or addresses shall be placed
condition complies with all requirements of law.
22) Prior to any grading on the subject property, the applica shall employ a qualified archaeologist and associated
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to and approved by the City of Carlsbad. 1
123) All front yard setbacks shall be a minimum of twenty feet
24) The applicant shall provide an open space easement for a1 undeveloped areas to the satisfaction of the City Attorne
25) ~ll parks, recreation and open space areas shall be maint
by the homeowner's association. This shall be stated in
CC&R' s. I ,Engineering Conditions:
I 26) The developer shall obtain a grading permit prior to the
,PC RES0 NO. 2491 -5- I 1
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27) The grading for this project is defined as "controlled g
ing" by Section 11.06 . 170 (a) of the Carlsbad Municipal C Grading shall be performed under the observation of a ci engineer whose responsibility it shall be to coordinate inspection and testing to ensure compliance of the work
the approved grading plan, submit required reports to th
Engineer and verify compliance with Chapter 11 -06 of the
Carlsbad Municipal Code.
28) upon completion of grading, the developer shall ensure t
an "as-graded" geologic plan shall be submitted to the C Engineer. The plan shall clearly show all the geology a
exposed by the grading operation, all geologic correctiv
measures as actually constructed and must be based on a tour map which represents both the pre and post site gra
This plan shall be signed by both the soils engineer and
engineering geologist,
or similar drafting film and shall become a permanent re
29) No grading shall occur outside the limits of the subdivi
unless a letter of permission is obtained from the owner the affected properties.
The plan shall be prepared on a
30) A separate grading plan shall be submitted and approved separate grading permit issued for the borrow or disposa
if located within the city limits.
31) All slopes within this project shall be no steeper than
32) This site has been recently graded without supervision 0'
inspection of canyon fill areas. Prior to approval of a grading permit, the applicant shall submit specific soil investigation/reports on these areas with recommendation supportive calculations to guarantee the stability of th
City Engineer, depending on the extent of unstable fill
areas.
project. Peer review of this report may be required by
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33) Within 30 days of this approval the applicant shall caus erosion contrGl plan and desiltation basin(s) to be inst
upstream from Encinitas Creek, the plan and basin locati approved by the City Engineer. Failure to comply with t
condition, shall render the application for tentative ma invalid, in accordance with Sections 11.06.150, 11.06.16 and 11.06.210, of the Municipal Code and 66499.36. of thc Subdivision Map Act. This condition shall serve as notic
violation pursuant thereto.
shall be removed. sensitive riparian area as once existed. Inspection of area shall include City, and Department of Fish and Game The area crosses Lot 195, designated as Open Space.
34) The offsite graded area which blocks the blue line streal
The stream bed shall be regraded to a
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35) The applicant shall provide a culvert/drainage system to the blue line stream mentioned above, under "A" Street
adjacent to Lot 165. This culvert/drainage system shall designed to handle all future runoff of this area.
36) The developer shall exercise special care during the
construction phase of this project to prevent any offsite
siltation. The developer shall provide erosion control
measures and shall construct temporary desiltation/detent
basins of type, size and location as approved by the Citl Engineer. The basins and erosion control measures shall
shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer pric the start of any other grading operations. Prior to the
removal of any basins or facilities so constructed the ai
served shall be protected by additional drainage faciliti
slope erosion control measures and other methods reuuirec approved by the City Engineer. The developer shall maint the temporary basins and erosion control measures for a I
of time satisfactory to the City Engineer and shall guarz
their maintenance and satisfactory performance through cz deposit and bonding in amounts and types suitable to the Engineer.
37) Prior to hauling dirt or construction materials to any
proposed construction site within this project the develc
shall submit to and receive approval from the City Enginf for the proposed haul route. The developer shall comply all conditions and requirements the City Engineer may imy
with regards to the hauling operation.
38) Additional drainage easements and drainage structures shi
provided or installed as may be required by the County Department of Sanitation and Flood Control or the City EI
neer .
39) The developer shall pay the current local drainage area ! I prior to approval of the final map for this project or sl construct drainage systems in conformance with the Mastei
Drainage Plan and City of Carlsbad Standards as required I the City Engineer. 1 40) The developer shall construct desiltation/detention basil
a type and size and at locations as approved by the City Engineer. The developer shall enter into a desiltation 1
maintenance agreement and submit a maintenance bond
satisfactory to the City Engineer prior to the approval (
final map for this project. Each desiltation basin shal: serviced by an all-weather access/maintenance road. The provisions of this agreement shall apply to any offsite I sites which may be utilized in the construction of this
project as required by the City Engineer.
41) The owner of the subject property shall execute a hold
harmless agreement regarding drainage across the adj acenl property prior to approval of the final map for this pro:
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42) The developer shall make an offer of dedication to the CI
all public streets and easements required by these condit or shown on the Tentative Map. The offer shall be made 1:
Certificate on the Final Map for this project. All land offered shall be granted to the City free and clear of a; liens and encumbrances and without cost to the City, St1 that are already public are not required to be rededicatc
43) Direct access rights for all lots abutting "A" Street sh< waived on the final map,
44) The applicant shall relinquish access of the southerly 1. acres of Lot 190 and provide dedication of "A" Street off (westerly) to Rancho Santa Fe, and (northerly) to Calle I
as shown on tentative map, the proposed dedication shall
I include slope rights, without the obligation to maintain
'45) The minimum center line radius of "A" Street shall be 37: as shown on the tentative map.
46) "A" Street shall be constructed to full width collector
standards offsite, to Rancho Santa Fe and to Calle Acervc:
prior to occupancy of any unit within this subdivision.
portion from this project to Rancho Santa Fe Road may del construction of sidewalk improvements (except as noted in
Condition No. 561, except that a temporary A.C. paved sid
shall be installed to the satisfaction of the City Engine I
47) The cul-de-sacs shown on the tentative map shall be redra
conform to City of Carlsbad Standards GS-3 and GS-4,
48) Streets "A1' and "B" shall be public streets. Streets "F"
11 K 11 , "G", and I'H" shall be minimum 40 feet curb-to-curb o
(plus standard five foot sidewalk). '
149) Plans, specifications, and supporting documents for all
I improvements shall be prepared to the satisfaction of the
Engineer. Prior to approval of the final map, the Subdiv
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security as provided by law, improvements shown on the tentative map and the following improvements to City Stan
to the satisfaction of the City Engineer:
a) On Rancho Santa Fe Road at "A" Street, acceleration a deceleration lanes shall be provided 400 feet in each
direction.
map
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b) ~ll streets mentioned herein and shown on the tentati
c) Storm drainage facilities to serve this subdivision d) Sewer, water, cable TV etc,,..to serve this subdivisi e) Design and proportional bonding (1/2) for traffic sig
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at Rancho Santa Fe Road and "A" Street.
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- - 50) Improvements listed above shall be constructed within 12
months of final map approval and/or improvement plan appr
whichever occurs first.
51) Unless a standard variance has been issued, no variance f
City Standards is authorized by virtue of approval of thi
- tentative map except the width of public streets (private streets area minimum 46 feet wide, with public utility easement as required).
52) The developer shall install street lights along all publi
private street frontages in conformance with City of Carl Standards.
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53) The developer shall install street trees at the equivalen
frontages in conformance with City of Carlsbad Standards. trees shall be of a variety selected from the approved St
Tree List.
54) The developer shall install sidewalks along all public an private street frontages in conformance with City of Carl
Standards prior to occupancy of any buildings,
55) The developer shall install a wheelchair ramp at all
40-foot intervals along all public and private street
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City of Carlsbad Standards prior to occupancy of any buil
ings ,
56) The developer shall comply with all the rules, regulation
design requirements of the respective sewer and water age regarding services to the project.
incorporate all improvements south and west of intersecti
"A" and "B" Street, full width, as required by the City
Engineer and mentioned herein. Phase I1 shall incorporatl
7) This subdivision proposes two phases, Phase I shall i !I
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9) The Subdivider shall provide separate sewer, water, gas, electric services with meters to each of the units.
'60) The applicant shall agree to utilize reclaimed water, in
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I form, on the subject property in all common areas as approved by the City Engineer. I
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61) Irrigation systems to accommodate future reclaimed water
be designed consistent with Title 17 of the California St Administrative Code. Offsite future reclaimed water
distribution systems should be anticipated by the install of adequately sized sleeves at crossing points to minimir
street excavation.
62) Some improvements shown on the tentative map and/or requj
by these conditions are located offsite on property whicl
neither the City nor the subdivider has sufficient title
interest to permit the improvements to be made without acquistion of title or interest. The subdivider shall cc
to Section 20.16.095 of the Carlsbad Municipal Code.
63) All plans, specifications, and supporting documents for I
improvements of this project shall be signed and sealed 1
Engineer in responsible charge of the work. Each sheet : be signed and sealed, except that bound documents may be
signed and sealed on their first page. Additionally, tht first sheet of each set of plans shall have the followin! certificate:
"DECLARATION OF RESPONSIBLE CHARGE"
I hereby declare that I am the Engineer of Work for this
project, that I have exercised responsible charge over tl
design of the project as defined in Section 6703 of the Business and Professions Code, and that the design is
consistent with current standards.
I understand that the check of project drawings and
specifications by the City of Carlsbad is confined to a only and does not relieve me, as Engineer of Work, of my
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I Address:
City, St.:
Telephone:
BY Date : (Name of Engineer)
R.C.E. NO. #
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- a MEMORANDUM .
DATE : OCTOBER 23, 1985
TO : PLANNING COMMISSION
FROM : LAND USE PLANNING OFFICE
SUBJECT: CT 85-10/PUD-81 - RICE PROPERTY - Request for approval of a 196-lot tentative tract map and 189-unit planned unit development, located east of Rancho Santa Fe Road and Avenida La Posta in the southern end of the City.
This item was continued due to traffic concerns on Rancho Santa Fe Road. The applicant worked with the Engineering Department
to resolve these concerns and conditions No. 49, 67 and 68 have
been added to the conditions of approval. The following is a
brief summary of the conditions:
1) Condition No, 49-a - On Rancho Santa Fe Road at "A"
Street, acceleration and decelaration lanes shall be
provided 400 feet in each direction.
2) Condition No. 67 - The developer shall participate in an assessment district when it is formed, for the improvements of Rancho Santa Fe Road from Olivenhain
Road south to the City boundary.
improvements to Olivenhain Road from El Camino Real
easterly 300 feet, before building permits are issued. Specifically, the northerly 10 feet of Olivenhain shall be improved to create a free right turn at the intersection of El Camino Real and Olivenhain.
3) Condition No. 68 - The developer shall make some
The Engineering Department feels that these actions will
mitigate future traffic impacts from this project on Rancho Santa Fe Road,
NER : bn 10/18/85
-
F- -.
STAFF REPORT { ,' '
i--_*-,
-
\
1' '\ DATE : SEPTEMBER 25, 1985
TO : PLANNING COMMISSION
FROM: LAND USE PLANNING OFFICE
-- - _-
SUBJECT: CT 85-10/PUD-81 - RICE PROPERTY - Request for approval of a 196 lot tentative tract map and 189-unit planned
and Avenida La Posta in the southern end of the City.
unit development, located east of Rancho Santa Fe Road
I. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the Notice of Prior Compliance issued by the Land Use Planning Manager and ADOPT Resolution No. 2491 recommending APPROVAL of
CT 85-10/PUD-81 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 196 lot/l89-unit tentative tract map and planned unit development, located as described above. The project proposes 189 single family dwelling units on a 91-acre site in the R-1-10000 zone. Approximately 12 acres are designated open space on the General
conformance with the General Plan residential designation for
the site which is RLM, Residential Low Medium 1-4 du/ac.
The project will consist of single family detached homes on lots ranging in size from 7,500 square feet to more than 10,000
square feet. Lots 1-54, located south of "A" Street, will
average 12 , 000 square feet since they are situated closest to
large lot residences in Olivenhain. Lots north of "A" Street
will transition to smaller sizes with a minimum of 7,500 square
feet. Floor plans for the units range from 1,350 to 2,520
square feet.
Access to the property is proposed from Rancho Santa Fe Road
across from Avenida La Posta, crossing through the Daniel
Shelley property. Secondary access is provided from the north
where "A" Street will connect into Calle Acervo which is being
extended south from the Vista Santa Fe subdivision.
Topographically, the site is characterized by a broad, flat ridge
a large sloping area and several drainages. The major drainage area is Encinitas Creek, which crosses the northwest corner of the property. A small finger canyon of that creek crosses the northeast corner of the site and supports riparian vegetation. In recent months, the Rice property, as well as the adjoining
Shelley property, have been graded, and are now largely in tomatc fields. Dirt roads traverse the site.
Plan. The proposed density is 2.40 du/ac. This density is in
- v
The riparian area, ,several archaeological sites, and a ravine containing biological species of importance were not cleared in
the agricultural operations. North of "A" Street, the project will terrace into the ridge, providing views to the north across
Encinitas Creek, for some of the residences.
The properties adjacent to the proposed project on the east and
west currently support agricultural operations. These properties are zoned similarly to the subject property, i.e.
R-1-20000 and R-1-10000, respectively. To the south lie large
lot single family homes in Olivenhain. North of the site are
the Encinitas Creek open space corridor and smaller lot
subdivisions currently under construction.
111. ANALYSIS
Planning Issues
1) Is the proposed project in conformance with the General Plan designation?
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?
4) Does the project address the environmental sensitivities
5) Is the proposed project compatible with adjacent land uses?
of the site?
D I SCU SS I ON
General Plan
As mentioned earlier, the proposed density for the project is
2.40 du/ac. This density complies with the Residential Low
Medium (RLM) range for the site, 1-4 du/ac, and does not include
the designated Open Space acreage.
Development Standards
The project, as proposed, will meet the standards of the Planned
Development Ordinance. The underlying zoning of R-1-10000 has
been met in the 54 lots south of "A" Street. The remaining 135 lots will average a minimum of 7,500-square feet. In exchange
for clustering smaller lots in the central portion of the site, several large areas will remain in open space, as shown on
E x h i b it "A" . Of the 28.7 acres of open space shown, 16.7 acres are being left in open space for environmental reasons but do not have the Open Space designation on the General Plan. The original tentative map was revised to preserve the riparian
vegetation in open space which staff feels will set a precedent
for properties to the east.
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Other standards include setbacks, visitor parking, usable recreation areas, private streets and RV storage. Setbacks for front yards will be twenty feet to assure that no cars will overhang into the private streets. Visitor parking will be sufficient; 20-foot garage setbacks are designed and the private
streets will allow parking on both sides. Each unit, having a minimum lot size of 7,500 square feet, will easily provide the 200 square feet of usable recreation area. Although not required to provide common recreational facilities, the project has included three such areas which will have picnic tables, tot lots
and will be passive in nature (Lots 191, 192 and 193) . Streets
will be 36 feet wide cul-de-sac streets and 40 feet wide through streets which actually comply with public street standards. For
RV storage, the project will be conditioned to provide a minimum of 25 percent of the lots with adequate sideyard for storing
RV's. Finally, all of the units will have at least a two-car garage (many will have three-car garages) with a minimum dimension of 400 square feet, providing adequate storage space as well as parking for two cars.
Design Criteria
The project also conforms with the design criteria of the Planned
the project has been designed to maximize the view potential of the Encinitas Creek open space corridor by terracing the units on
the site.
Staff had concerns regarding Lots 176-189, which is the only
development located on the northern slope adjacent to the Encinitas Creek open space corridor. This area required the most fill (up to 30 feet) and had 40 foot high 2:l slopes. Staff felt that the 14 lots were not sensitive to the site's topography, the 2:l slopes which would be quite visible would look unnatural in the open space corridor; this could be precedent setting for undeveloped property to the west. The tentative map was revised: the fill required at the western end has been reduced by about 10 feet and 3:l slopes will be used instead of 2:l.
The internal street system has utilized private street widths and thus is not a dominant feature, Almost 29 acres will remain
as open space and this does not include the manufactured slopes
which will separate the terraced lots. These slopes will be the
backyards of the downhill lots which is desirable in terms of homeowner maintenance and privacy. The recreation lots provide visual relief and interest, especially lot 193 which will create
a corridor to the Encinitas Creek floodplain. Landscape features include stamped paving at the entrance to private
streets, and 10 foot diameter planters at the end of each cul-de-
sac,
Development Ordinance. As shown on the site plan (Exhibit B)I
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T -
Environmentql Consideratio-ns
The proposed design also addresses the environmental sensitivity of the site. The certified EIR for this property (part of the
Woolley Annexation in 1983) identified sensitive biological
habitat in the 7.8 acre ravine in the southeastern portion of the site which is proposed as open space. Several archaeological sites were found which currently are fenced off from the farming operation; they will be mitigated via a data recovery program prior to approval of a final map. The north-facing slope adjacent to Encinitas Creek has had landslide activity in the past and thus will be preserved as open space. As mentioned earlier, the riparian vegetation and adjacent buffer slope and
hillside also will remain in open space.
Some environmental concern was raised several months ago when the present agricultural operations began. City staff field- checked the site and found that cutting and filling were being
done in excess of usual clearing for farming. In addition, the
riparian creekbed was dammed up by a 10-foot fill for a road.
The topography was reflown and hence decided that the filling of
several of the smaller ravines was not that significant and the
filled portion of the creek was offsite to the east. A site visit on August 28, 1985 showed that two small drain pipes had been installed under the filled portion of the riparian stream, allowing the water to flow through. Several conditions have been placed on the project to assure that the soils are stable and that no further degradation of the creekbed will occur.
Of continuing concern to staff is the potential of erosion and sedimentation when the rainy season begins. Steep dirt roads
traverse the north slope of the property as well as lead down to
and across the creekbed. In addition, a large unplanted, graded area lies at the top of the slope. If this project is approved, strict erosion control measures are recommended in the conditions
for this project to be in place 30 days after the approval of the
project, which will coincide with the beginning of the rainy
season.
Land use Compatibility
Staff believes the proposed project will be compatible with the existing large lot residences to the south. Lots 1-8 and 30 and
31 will abut these existing Olivenhain residences. Lot 1 is the
corner lot and has 52,000 square feet; the rest of these lots
average about 12,000 square feet. At the closest point, there will be approximately 110 feet between the closest existing house
and a proposed structure; this occurs at Lot 3. A small berm,
ranging in height from three feet at the end to nine feet at the mid-point will create a visual buffer between the existing
residences and the future homes on Lots 1-6.
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properties to the east and west are curr.ently undeveloped but are designated similarly to the subject property. Encinitas Creek to the north will remain as an open space corridor. Staff notes that the planned unit development concept developed for
the proposed project, i.e. larger lot sizes to the south with a
transition to smaller lots northward may set a precedent for adjacent properties.
In conclusion, staff believes that the proposed project conforms with the land use recommendations of the General 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-lO/PUD-81.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that the
environmental effects of the project described above have already been considered in conjunction with previously certified
environmental documents and, therefore, no additional environmental review will be required and a Notice of Determination will be filed. A Notice of Prior Environmental Compliance was issued on August 24, 1985.
ATTACHMENTS
1) Planning Commission Resolution No. 2491
2) Location Map
3) Background Data Sheet 4) Disclosure Form 5) Environmental Document 6) Exhibits "A" - "E" , dated September 3, 1985
NER: ad
9/1 O/85
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T -
BAcKcJw3uND DATA SHEET
-
CASE NO: CI'85-10/PuD-81
APPLICANT: Rice Property
REQUEST AND =ION: Tentative tract map & planned unit developnent for 196
lots/189 units located E/of Rancho Santa Fe Rd & S/of- Olivenhain Road
LEGAL DESCRIPTION: Easterly half of Lot 14, & a portion of westerly half of Lot
14; & the south 60' of. the west half of Lot 14 of Rancho Las Encinitas in the
m
Remrder of San Diego County. APN: 264-010-07 b 09
Acres 91 Proposed No. of Lots/Units 196 lots/189 units
GWRAL PLAN AND ZONING
Land Use Designation
Density Allowed 1-4 Density Proposed 2.40
Existing Zone R- 1 - 1 0000 proposed Zone R-1-10000
Surrounding zoning and Land Use:
RLM and OS
Zoning Land Use
Site -1-1 0000 agriculture
North P-C vacant/f loodplain
south county SF
East R-1-20000 vacant/agriculture
West IE-1-10000 Ticulture
San Dieguito PUBLIC FACILITIES
School District Encinitas Water Olivenhain Sewer Leucadia EDU's 189
Public Facilities Fee Agreement, dated February 15, 1985 -
ENVIEZONMENTAL IMPACT ASSESSMEN"
- Negative Declaration, issued
E.I.R. Certified, dated -
Other, Prior Environmental Compliance, dated August 24, 1985
T I
APPLICANT : Dr. Maurice Rice, Trustee under the Rice family trust
Name (individual, partnership, joint venture, corpration, syndicat
411 Promontory Dr. , Nemort BU CA 92660
Business Address
(714) 673-4793
Telephone Number
A=:
Name
..
Business Address
Telephone Number
FfEblBEXS : Name *(individual, partner, joint. Home >&tress
venture, cozyora tion, syndication)
Basiness Address
Telephone Nuzber Telephone Sumber
Y2;le Eome Address
3~siness %lS;esr
Ttiep'h0r.e Nc;;lSef Telep'none Xunber
-
(Attach more sheets if necessary)
I/We doclzce uzder 2er.alty Of perjury that the infomation contained in this di
closure is traa and correct and that it will remain true and correct and nay be
relied upon as Sslrrq true and correct until znended.
Dr. Maurice Rice
-
B - o.@J*I
v I
December 3, 1985
TO: CITY COUNCIL
FROM: CITY MANAGER y
RICE CT-85-10
AGENDA #15
City Attorney recommends the following language be added
to Condition #=63
"The limit on the amount of the fee is based on the
City Engineer's estimate. the cost of improvements requiresa higher fee,
developer shall agree to pay that fee as determined by
the City Council." I
If the City Council finds that then the
FA: dc
- 1
DEVELOPMENTAL 1200 ELM AVENUE SERVICES CARLSBAD, CA 92008-
LAND USE PLANNTNG OFFICE (619) 438-5591
Cltp of Carlsbab
PtTBLIC NOTICE OF PRIOF ENVIFONMENTAL COMPLIANCE
Please Take Notice:
The Land Use Planning Office has determined that the enviromntal
effects of the project &scribed below have already been consi5erec7 in coniunction with previously certified environmental documents and, therefore, no additional enviromental reviev will be required ard a
notice of determination will be filed.
Project Title: Rice Property.
Project Location: in the southern end of U?? City,
Project Description: development for 189 single family dwelling units OR 91 acres.
Justification for this determination is on file in the Land Use
Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA.
frun the public are invited.
Lard Use Planning Office within ten (10) days of date of publication.
East of Rancho Santa Fe Road an3 rivenida La msta
Tentative tract Tap and planmd imit
Cments
Please suhit comments in writing to the
Dated: August 24, 1985
Case No: CT 85-10/PUD-81
Applicant: RICE PROPEFtTY
Publish Date: August 24, 198s
Land use Planning Pranager
PC 1
Carlsbad Journal
31 38 ROOSEVELT ST. 0 P.O. BOX 248 0 CARLSBAD. CA 92008 0 729-2345
Decreed a Legal Newspaper by the Superior Court of Son Dleyo County
Proof of Publication
STATE OF CALIFORNIA, ss,
COUNTY OF SAN DIEGO,
I am over the age of eighteen years, and not a party to or interested in the above entitled matter.
I am a citizen of the United States and a resident of the county aforesaid;
I am principal clerk of the printer of the Carlsbad Journal a newspaper of general circulation,
published twice weekly in the City of Carlsbad, County of San Diego, State of California, and which
newspaper is published for the dissemination of local news and intelligence of a general character, and
which newspaper at all times herein mentioned had and still has a bona fide subscription list of paying
subscribers, and which newspaper has been established and published at regular intervals in the said
City of Carlsbad, County of San Diego, State of California, for a period exceeding one year
next preceding the date of publication of the .. , NOTICE OF PUBLIC ~~l~~;"~~;,","~"R~~~~~~! notice hereinafter referred to; and that the notice . HEARING
CT a-lOIPUD-81 U.i.theCounlyofS.nDiego.S1*Le of which the annexed is a printed copy, has been :- NOTICE,SHEREBYGIYENlhat . fll~inthe0mceoflhr~~n~YR~- published in each regular and entire issue of said
'-1heCityC~unrilofih~CilyofCarls- rorderorSanDiegoCounty'
;-the city council Chambers. la00 matter, please call 'he Land Use the following dates, to-wit:
. had hold a publie hearing ~, lryouhaveanyquestionsonthis newspaper and not in any supplement thereof on
.-Elm Avenue. Carlabad. California. P1anningomeeaf4~~5581' .,~t6:WP,M..onTueaday,December lrsovchallenseUqnMvreofLhe , 1985, Bn appiiCallon tentative map or planned unit de-
~.lssunirplanneduniidevelopment ~ledloraisinaonlslhose~~~~e~yo~ November 23
...OrRanchoSantaFeRoadandAve- lirhesrinsdeprribedinthianolire. . on properly generally located east Or 'Ire
and mOIP p~IicuI~,iy de. liveredtolhcCli~ oFCaF16bldalor . nidaLaPoslainthesouthernendoE or in written eorrerpondesce de-
~ .scribed as: :- The easterly half of Lo1 14, and a Applicant' . 'portion of lhc weslerly half of Lo1 'ITx COUNCIL
~__ ~rcaliromi~1~m.plhereofNo.818
*-fol~1961011enlativelraetmspand ve10pmentineadnr9'u?aybe1im- 19 85 ................................. ....
prior lo lhe public heady. ................................. .... 19 . LOCATION MAP ................................. 19 .... L
19
................................. 19 ....
I certify under penalty of perjury that the foregoing is true and correct. Executed at Carlsbad, County of San Diego. State of California on the 2 3 r d
day of
- Clerk of the Printer
NOTICE OF PUBLIC HEARING
CT 85-10/PUD-81
NOTICE IS HEREBY GIVEN t :hat the
hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:OO P.M.,
on Tuesday, December 3, 1985, to consider an application for a 196 lot tentative tract
map and 189 unit planned unit development on property generally located east of Rancho
Santa Fe Road and Avenida La Posta in the southern end of the City and more particularly
described as:
City Council of the City of Carlsbad will hold a public
half of Lot 14, and the south 60 feet of the west half of
The easterly half of Lot 14, and a portion of the westerly
Lot 14 of Rancho Las Encinitas in the County of San Diego,
State of California to Map thereof No. 848 filed in the Office
of the County Recorder of San Diego County.
at 438-5591.
If you have any questions on this matter, please call the Land Use Planning Department
If you challenge the nature of the tentative map or planned unit development in court, you
may be limited to raising only those issues you or someone else raised at the public
of Carlsbad at or prior to the public hearing.
hearing described in this notice, or in written correspondence delivered to the City
APPLICANT: Rice Property
PUBLISH: November 23, 1985 CARLSBAD CITY COUNCIL
LOCATION MAP
"
h
.. RICE I CT 85-10
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the Planning Cmission of the City of Carlsbad will hold a pblic hearing at the City Cbuncil Chambers, 1200 Elm Avenue, Carlsbml,
California, at 6:OO p.m. on Wednesday, September 25, 1985, to consider qproval
of a 196 lot tentative tract map ad 189 unit planned unit developnent on
property generally located east of Rancho Santa Fe Road aml Avenida La Posta in the southern end of the City and mre particularly &scribed as:
The Easterly Half of Lot 14, and a prtion of the Westerly Half of Lot
14, and the south 60 feet of the West Half of Lot 14 of Rancho Las Encinitas in the County of San Diego, State of California to Yap
thereof No. 848 filed in the Office of the County Recorder of San
Diego County.
Those persons wishing to speak on this proposal are cordially invited to atterd
Office at 438-5591.
the plblic hearing. If you have any questions please call the Land Use Planning
may be limited to raising only those issues you or meone else raised at the If you challenge the Carlsbad Tract or Planned Unit Developnent in murt, you
public hearing described in this notice, or in written correspondence delivered to the City of Carlsbad at or prior to the plblic hearing.
CASE FILE: CC 8S-lO/PUD-81
APPLICANT: RICE PROPERTY PUBLISH: September 14, 1985
CITY OF CRRLSBAD PLANNIPG CKMMISSICN
12. 264-443-27
,.,
13. 264-143-26
14. 264-143-25
15. 264-143-24
16. 264-143-23
17. 264-143-22
18. 264-143-21
19. 264-143-20
20. 264-143-18
21. 264-143-17
22. 264-143-16
-.
Fred and Doris Reva l"'6 Lark Sonq Lane El.-initas, CA 92024
Fred and Doris Reva
Fred and Doris Reva
Fred and Doris Reva
William and Randi Hatch
1108 Lark Song Lane Olivenhain, CA 92024
James Fairbanks 770 Rho Santa Fe Rd. Encinitas, CA 92024
James Fairbanks
James Fairbanks
Lawrence & Barbara Resnick 1151 Wild Canary Lane Olivenhain, CA 92024
Lawrence & Barbara Resnick
William & Bonnie Stone 11s Wild Canary Lane Olivenhain, CA 92024 -.
22.. . 2!5,4-143-14
23. 264-143-13
24. 264-143-12
25. 264-143-11
26. 264-143-10
27. 264-143-09
28. 264-143-08
29. 264-143-57
30. 264-143-58
31. 264-143-59
32. 264-143-60
-.
Pbilip 6 Kathleen Coleman .
34 Wild Canary Lane bAivenhain, CA 92024
Stephen 6 Diana Thomas
1150 Wild Canary Lane Olivenhain. CA 92024
Neil 6 Margaret Greco
1156 Wild Canary Lane Olivenhain, CA 92024
Joanne Meyerhof f
2004 14th St. Olivenhain, CA 92024
Earl and Elizabeth Smith Occupant
3063 Skyline 'Dr. Oceanside, CA 92054 2018 14th St. Olivenhain, CA 92024
Roger and Noreen Stennecke
2014 14th St. Olivenhain, CA 92024
Frederick & Judy Muhlethaler
Olivenhain, CA 92024 2010 14th St.
Thomas C. Harden
San Diego, CA 92122 9191 Towne Centre Dr. 11300
Thomas C. Harden
Thomas C. Harden
Thomas C. Harden ..
33. . 2,$,4~,143-55
, ..
34. 264-143-56
35. 264-143-04
36. 264-143-03
37. 264-143-02
38. 264-143-01
39. 264-261-40
40. . 264-261-39
41. 264-261-38
42. 264-261-27
43. 264-261-26
Andrianus & Vera Kalmijn If"! California St. En-snitas, CA 92024
Jose & Gloria Valdez
1052 California St. Encinitas, CA 92024
Priscilla Williams 1085 Rho Santa Fe Rd. Olivenhain, CA 92024
John & Marijane Fredericks
1093 Rho Santa Fe Rd. Olivenhain, CA 92024
Thomas & Betsy Reilly 1089 Rho Santa Fe Rd. Olivenhain, CA 92024
Daniel & Jana Green
1115 Rho Santa Fe Rd. Olivehnhain, CA 92024
James & Lillian Borlaug
2226 Morning Sun Court Olivenhain, CA 92024
Dennis E, Nancy Stevens
Olivenhain, CA 92024 2214 Morning Sun Ct.
William & Bette Lingard 2202 Morning Sun Ct. Olivenhain, CA 92024
John & Jan Hayes 945 Springwood Lane Olivenhain, CA 92024
Douqlas Avazian 945-Springwood Lane Olivenhain, CA 92024 *
. .I. - ' .-
44. 264-261-25
45. 264-261-24
46. 264-261-23
47. 255-122-52
48. 255-040-19
49. 255-031-17
50. 255-031-19
JL.,eph E. Kowalski
Olivenhain, CA 92024
955 Sprinqwood Lane
County of San Dieqo
Robert & Amie Potter 948- Sprinqwood Lane Olivenhain, CA 92024
County of San Dieqo
Daniel Shelly 169 Rho Santa Fe Road Encinitas, CA 92024
Daon Corporation
Homes by Polygon
Costa Meas, CA 92626 666 Baker, Suite 317
i ' 51. ' 255-122-01
52. 255-122-02
53. 255-122-03
54. 255-122-04
55. 255-122-05
56. 255-122-06
57. 264-261-01
58. 264-261-02
59. 264-261-19
60. 264-261-20
61. 264-261-21
.- Harry L. Summers
PO Box 22699 San Diego CA 92122
Harry L. summers
Harry L. Summers
Harry L. Summers
Harry L. Summers
Harry L. Summers
George & Doris Lippert
Carlsbad CA 92008 ?
9393 Morning Sun Drive
Thomas & Toni Nickel1
Carlsbad CA 92008
933 Morning Sun Drive
Charles & Patricia Beck
932 Springwood Lane Carlsbad CA 92008
William & Janice Richard
Carlsbad CA 92008 936 Springwood Lane
Richard & Janet Brynildsen-
Carlsbad CA 92008 940 Springwwod Lane
; \ .-
62. ' 264-261-22
63. 264-261-28
64. 264-261-29
65. 264-261-30
66. 264-261-36
67. 264-261-37
68. 264-143-15
69. 264-143-19
70. 264-143-31
71. 264-143-32
72. 264-143-33
Virendia & Smitri Sood
Carlsbad CA 92008
-
14 Springwood Lane
Dennis & Betty Filkins
Carlsbad CA 92008 941 Springwood Lane
Ronald & Rosalinda Suokko
Carlsbad CA 92008 937 Springwood Lane
Dennis & Eileen Farrell
Carlsbad CA 92008 933 Springwood Lane
Standish & Susan Thompson
Carlsbad CA 92008 2223 Morninq'Sun Court
Theodore & Joanne Shaner
Carlsbad CA 92008 2211 Morning Sun Court
Dennis del Rey 1110 Wild Canary Lane Olivenhain CA 92024
Samuel Carson 1339 Morningside Drive Laguna Beach CA 92651
william Lilliott 111
Olivenhain CA 92024 1171 Larksong Lane
Fred Reva 770 Rancho Santa Fe Road Olivenhain CA 92024
Fred Reva
. ., 73. 26.4-143-34
, .-
74. 264-143-48
75. 264-143-49
76. 264-143-50
77. 223-322-02
78. 257-050-48
- ced Reva
David Smith 2125 14th Street Encinitas CA 92024
Stanley & Candice Mathes 2115 14th Street Encinitas CA 92024
Arthur & Eleanor Beland 5615 Naples Canal Long Beach CA 90803
PO Box 7080 Daon Corporation
Newport Beach CA 92660
San Dieguito Union High
625 North Vulcan Avenue School District
Encinitas CA 92024