HomeMy WebLinkAbout1985-12-10; City Council; 7164-4; Tentative Map Extension- Alicante Hills CrossroadsCITQOF CARLSBAD — AGENDQBILL
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DEPT. ENR
TITLE:
TENTATIVE MAP EXTENSION
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(ALICANTE HILLS CROSSROADS)
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RECOMMENDED ACTION:
By motion, adopt Resolution No. fe^f approving a one-year extension of
time for Tentative Map CT 82-15, including CP-212 subject to additional
conditions.
ITEM EXPLANATION
Carlsbad Tract 82-15 is a 490-unit subdivision located on the south side of
Corte De La Vista east of Alicante Road. The Applicant is requesting that
the tentative map be extended until October 19, 1986.
The tentative map was originally approved on October 19, , 1982, per
Resolution No. 7039. A one-year extension of time was granted on October
16, 1984 per Resolution No. 7779.
During the initial review of this project, staff expressed concern over the
extensive amount of grading required on this project due to the existence
of deep uncompacted fill imported on to this site as "spoil" from another
project. This was done without the benefit of a grading plan when this
area was still unincorporated county property. At that time, both
Engineering and Planning staff worked with the developer and conditioned
the project to mitigate the effects of grading and hauling such large
quantities of earth. It was originally planned to move approximately
80,000 cubic yards to the Alicante Hills project (Carlsbad Tract 81-29)
adjacent to this development. 310,000 cubic yards was planned to be moved
to the Alga Hills project (Carlsbad Tract 84-41), 1,400 feet to the north.
A haul route crossing three public streets was approved in 1982. These
streets being: Alicante Road, Altiva Place and Alfil Way (formerly Corte
De La Vista).
In 1984, a revised plan was developed which called for placing
approximately 300,000 cubic yards of material on a site generally located
on the north side of Alga Road opposite Almaden Lane. This concept was
approved on July 24, 1984, thereby eliminating the need to deposit material
on the Alga Hills site. The City has since completed the construction of
the north half of Alga Road. The haul route was originally planned to
parallel Alga Road, outside of the right-of-way. As a result,
approximately 16,000 round-trips, crossing Alga Road, will be required to
move the dirt. A list of conditions dealing with traffic control and
grading requirements (described in the attached memo from the City Engineer
dated duly 24, 1984) was made a part of this haul route approval.
A second item of concern voiced by staff, deals with the impact of traffic
in the area. Considering all projects (pending, approved and under
construction) in the area, as shown in Exhibit 8, attached hereto, the
existing streets can accommodate the traffic generated by this project with
the exception of La Costa Avenue. Staff feels that this problem can be
mitigated through the addition of Condition No. 10 which required the
developer to pay a Traffic Impact Fee based on the results of the La Costa
Traffic Impact Study presently being prepared.
Page 2 of Agenda Bill No. ^ /
Staff has reviewed this map in light of the recent General Plan Review.
The original density was 12.5 DU/ac which was then towards the low end of
the RMH density range of 10 to 20 DU/ac. The present density range is 9.1
to 15 DU/ac. The project density was based on the gross area of the
project with density credit provided for slopes in excess of 40%. It is
not exactly known how much of the site consists of such slopes, but it is
felt the slope issue is minimal and would not significantly impact the
project density.
The project appears to comply with all development standards and design
criteria of the Planned Development Ordinance.
The Applicant agreed to pay Public Facilities Fees with the original
application. Planning and Engineering staffs have reviewed this project
and recommend the Developer execute the revised Public Facilities Fee
Agreement as required by Council Policy No. 17. The Subdivider has signed
an agreement to waive a prohibition of new conditions.
FISCAL IMPACT
This project is estimated to generate sewer connection fees of approxi-
mately $490,000.00 and Park-in-lieu fees of approximately $266,560.00 (490
single family attached at $544.00 per unit). The exact amount of Public
Facilities Fees are unknown until the applicant submits applications for
building permits. The project should also generate Water Capital Fees
estimated at $431,200.00.
No detailed economic impact analysis of this development has been
conducted. While increased operating expenses related to this development
are expected to be offset from increased tax or fee revenue, no exact
percentage of offset can be predicted.
EXHIBITS
1. Letter requesting extension dated August 21, 1985.
2. Location Map.
3. Resolution No. o_c^c^ 7 approving a one-year extension of time for
Tentative Map CT 82-15, including CP-212.
4. Memorandum from Land Use Planning dated October 3, 1985.
5. Original Conditions of Approval dated September 21, 1982.
6. Memorandum from Land Use Planning dated August 25, 1982.
7. Memo from City Engineer dated July 24, 1984.
8. Project Traffic Volumes.
9. Letter from Soils Engineer dated December 5, 1985.
August 21, 1985
Mr. Gene Donovan
City Engineer
CITY OF CARLSBAD
1200 Elm Avenue
Carlsbad, California 92008
Re: Tentative Map no. CT 82-15, including CP-212 - Alicante Hills
Dear Mr. Donovan:
A request is hereby made for a one-year extension of the above-referenced
map. For your information, on October 16, 1985, the City Council of the City of
Carlsbad approved an extension of time for the tentative map, subject to certain
conditions. This action is embodied in Resolution No. 7779.
Pursuant to Chapter 20.12.110 of the Carlsbad Municipal Code, I, as owner
of the project, am requesting an additional one-year extension. This request is
being filed at least 20 days but not more than 90 days before the tentative map
is due to expire on October 19, 1985. Additionally, I agree to meet all other
conditions required to qualify for and request an extension and execute necessary
instruments evidencing those facts.
The reason this request is made is that I am currently engaged in
developmental activity and further studies directed to bring the project in
conformity with the City's General Plan and to meet all other requirements of
the tentative map. This activity, due to its complexity and scope, has caused
certain delays. As a result, the project and final map presentation cannot be
accomplished by the time the tentative map expires. These circumstances
necessitate an extension of time.
The undersigned will make himself fully available to the City or your
department to expand upon or discuss any matters connected with the tentative
map. Thank you for consideration of the request.
Sincerely
HKB:dsm
EXHIBIT 1
HERMAN K. BEEBE
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LOCATION MAP
All Interior Streets
Are Private
(TE
PROJECT NAME
AL 1C ANTE HILLS
PROJ.
NO.
82-15
EXHIBIT
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RESOLUTION NO. 8297
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING AN EXTENSION OF
TIME FOR TENTATIVE MAP NO. 82-15 SUBJECT TO
CERTAIN CONDITIONS.
WHEREAS, Section 66473.5 of the Subdivision Map Act provides that a
tentative subdivision map may not be approved unless it is consistent with all
applicable general and specific plans; and
WHEREAS, the City Council of the City of Carlsbad on the 19th day of
October, 1982, adopted Resolution No. 7039 approving, with conditions,
Tentative Map CT 82-15; and
WHEREAS, the City Council of the City of Carlsbad on the 16th day of
October, 1984, adopted Resolution No. 7779 extending Tentative Map CT 82-15,
including CP-212, for a period of one year to October 19, 1985; and
WHEREAS, Tentative Map CT 82-15 is now inconsistent with the General Plan
of the City of Carlsbad because the City Council has found that public
facilities are inadequate; and
WHEREAS, said Tentative Subdivision Map will expire on October 19, 1985,
and the Applicant has requested an extension of time which cannot be approved
unless the subdivision can be brought into conformity with the General Plan;
and
WHEREAS, the addition of certain conditions of approval to the
subdivision will allow it to be found to be in conformity with the General
Plan and the Developer has requested the imposition of such conditions and
agreed to comply with them; and
WHEREAS, the approval of an extension of Tentative Map CT 82-15 subject
to such conditions, in lieu of denial of the map, will allow the project to go
forward avoiding the unnecessary delay to the City and to the Developer
involved with denial and the new application which would then be approved
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subject to the same set of conditions; and
WHEREAS, both the Developer and the City wish to extend the map subject
to the additional condition;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Carlsbad, California, as follows:
A. That the above recitations are true and correct.
B. That Tentative Map CT 82-15, including CP-212, is hereby extended for
one year from October 19, 1985, to October 19, 1986, subject to the execution
and fulfillment of all the conditions of Resolution No. 7779 and the following
additional condition:
(1) This approval is expressly conditioned on the payment by the
Applicant of a Public Facilities Fee as required by City Council
Policy No. 17, dated February 24, 1982, and effective April 2,
1982, on file with the City Clerk and incorporated herein by
reference, and according to the agreement executed by the Applicant
for payment of said fee. If said fee is not paid as promised, this
application will not be consistent with the General Plan and the
project cannot proceed and this approval shall be void.
(2) A 500" scale map of the subdivision shall be submitted to the Land
Use Planning Manager prior to the recordation of the final map.
Said map shall show all lots and streets within and adjacent to the
project.
(3) Trash receptacle areas shall be enclosed by a six-foot high masonry
wall with gates pursuant to City standards. Location of said
receptacles shall be approved by the Land Use Planning Manager.
(4) All roof appurtenances, including air conditioners, shall be
architecturally integrated and concealed from view and the sound
buffered from adjacent properties and streets, pursuant to Building
Department Policy No. 80-6, to the satisfaction of the Land Use
Planning Manager and Building and Planning Director.
(5) The developer shall display a current Zoning and Land Use Map in
the sales office at all times, and/or suitable alternative to the
satisfaction of the Land Use Planning Manager.
(6) All sales maps that are distributed or made available to the public
shall include but not be limited to trails, future and existing
schools, parks, and streets
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1 (7) Building identification and/or addresses shall be placed on all new
and existing buildings so as to be plainly visible from the street
2 or access road; color of identification and/or addresses shall
contrast to their background color.
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(8) Prior to occupancy of any units, the applicant shall construct a
4 directory sign at the entrance to the project. The design of this
sign shall be approved by the Land Use Planning Manager.
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(9) If any condition for construction of any public improvements or
6 facilities, or the payment of any fees in lieu thereof, imposed by
this approval or imposed by law on this project are challenged this
7 approval shall be suspended as provided in Government Code Section
65913.5. If any such condition is determined to be invalid this
8 approval shall be invalid unless the City Council determines that
the project without the condition complies with all requirements of
9 law.
10 (10) Developer shall, prior to final map approval, enter into an
agreement with the City for the developer to pay a traffic impact
11 fee for the developer's share of mitigating anticipated future
traffic problems at and near the intersection of El Camino Real and
12 Olivenhain Road, and at and near the intersection of El Camino Real
and La Costa Avenue. The interim fees to be collected, at the time
13 of building permit issuance, shall be $250.00 per single family
housing unit, or $200 per multiple family housing unit. The amount
14 of such fees shall be determined by the City Council based on an
area traffic impact study to be undertaken by the City and
15 concluded within six months after approval of applicant's tentative
tract map. The limit on the amount of the fee is based on the City
16 Engineer's estimate. If the City Council finds that the cost of
improvements requires a higher fee, then the developer shall agreee
17 to pay that fee as determined by the City Council.
18 C. That the Agreement for Waiver of Prohibition against the imposition
19 of conditions upon the approval of an extension of a tentative subdivision map
20 between Alicante Hills, a Joint Venture and the City of Carlsbad, dated
21 September 7, 1985, on file in the Office of the City Clerk, is approved, and
22 the Mayor is authorized to execute such agreement on behalf of the City.
23 D. That this extension is approved in reliance upon said agreement. Any
24 legal challenge to or failure to perform said agreement or the conditions of
25 this resolution shall render this approval void and the map shall not be
26 final.
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1 PASSED, APPROVED AND ADOPTED at a regular meeting of the Carlsbad City
2 Council held on the day of , 1985 by the following vote, to
3 wit:
4 AYES:
5 NOES:
6 ABSENT:
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MARY H. CASLER, Mayor
10 ATTEST:
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ALETHA L. RAUTENKRANZ, City ClerkJ_o
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(SEAL)
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MEMORANDUM RECEIVED
DATE: OCTOBER 3, 1985 CITY OF CARLSB.'D
ENGINEERING DEPAR^AE.'Iif
TO: ENGINEERING DEPARTMENT
FROM: LAND USE PLANNING OFFICE
SUBJECT: REQUEST FOR EXTENSION OF TENTATIVE MAP CT 82-15/CP-212
ALICANTE HILLS
The Land Use Planning Office can support the requested extension
of CT 82-15, but has two major concerns; traffic and grading.
The proposed project will add traffic to La Costa Avenue which is
already heavily congested. The addition of the condition
requiring the developer to enter into an agreement with the City
to pay traffic impact fees should help to alleviate future
traffic impacts at congested intersections in the La Costa area.
However, this fee will do little to mitigate existing and future
congestion on La Costa Avenue.
Staff also has concerns about the massive amounts of grading
proposed for this project and would have trouble making the
finding that it was sensitive to the existing topography. The
proposed project requires approximately 390,000 cubic yards of
export, most of which would go to the recently approved Alga
Hills project. This would require approximately 16,250
truckloads of dirt to be exported over a four month period. The
map was originally conditioned to mitigate adverse impacts on
adjacent residences as much as possible.
The Land Use Planning Office could recommend extension of this
tentative map if the following standard conditions of approval
were added:
1) A 500" scale map of the subdivision shall be submitted
to the Land Use Planning Manager prior to the
recordation of the final map. Said map shall show all
lots and streets within and adjacent to the project.
2) Trash receptacle areas shall be enclosed by a six-foot
high masonry wall with gates pursuant to City standards.
Location of said receptacles shall be approved by the
Land Use Planning Manager.
3) All roof appurtenances, including air conditioners,
shall be architecturally integrated and concealed from
view and the sound buffered from adjacent properties and
streets, pursuant to Building Department Policy No. 80-
6, to the satisfaction of the Land Use Planning Manager
and Building and Planning Director.
4) The developer shall display a current Zoning and Land
Use Map in the sales office at all times, and/or
suitable alternative to the satisfaction of the Land Use
Planning Manager.
5) All sales maps that are distributed or made available to
the public shall include but not be limited to trails,
future and existing schools, parks, and streets.
6) Building identification and/or addresses shall be placed
on all new and existing buildings so as to be plainly
visible from the street or access road; color of
identification and/or addresses shall contrast to their
background color.
7) Prior to occupancy of any units, the applicant shall
construct a directory sign at the entrance to the
project. The design of this sign shall be approved by
the Land Use Planning Manager.
8) If any condition for construction of any public
improvements or facilities, or the payment of any fees
in lieu thereof, imposed by this approval or imposed by
law on this project are challenged this approval shall
be suspended as provided in Government Code Section
65913.5. If any such condition is determined to be
invalid this approval shall be invalid unless the City
Council determines that the project without the
condition complies with all requirements of law.
Engineering;
9) Developer shall, prior to final map approval, enter into
an agreement with the City for the developer to pay a
traffic impact fee for the developer's share of
mitigating anticipated future traffic problems at and
near the intersection of El Camino Real and Olivenhain
Road, and at and near the intersection of El Camino Real
and La Costa Avenue. The interim fees to be collected,
at the time of building permit issuance, shall not
exceed $250 per single family housing unit, nor $200 per
multiple family housing unit. The amount of such fees
shall be determined by the City Council based on an area
traffic impact study to be undertaken by the City and
concluded within six months after approval of
applicant's tentative tract map.
MH:bn
CITQir CABLS3AD — AGENDQjILL
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MTC5 9/21/82
r,PPT. LUP
jj-fLF- Zone change from R-l-10,000 to RDM and
~ — — a 490 unit Tentative Tract Map cind
Condominium Permit; south side of Corte
de la Vista, east of Alicante Road.
ZC—2fi^/CT 82— 1 S/CP— 212 — DAON CUKlJ.
DEPT. r
CITY A1
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RECOMMENDED ACTION: V «- v *•«- ^™* ^
Both the Planninq Staff and Planning Commission recommend that
this application be APPROVED and that the City Attorney be
directed to prepare documents APPROVING ZC-262/CT 82-15/CP-212,
per Planning Commission Resolution Nos. 2013 and 2014.
ITEM EXPLANATION:
This item consists of two applications:
1) A zone change from R-1-10,000 to RDM on the easterly
portion of the property, and
2) A 490 unit Tentative Tract Map and Condominium Permit.
The Planning Commission found the project to be consistent with
the General Plan and determined that it met all design criteria
and development standards of the Planned Development Ordinance.
Two issues were discussed during the public hearing: 1) grading
impacts and 2) visual impacts. The Commission found that these
impacts were satisfactorily mitigated by the design of the
project and the conditions of approval.
One commissioner questioned the calculation of the project's
building height. Upon further review, staff has found that the
project meets the 35' height limit of the zoning ordinance.
Through staff review and Planning Commission hearing, all issues
on this matter have been satisfactorily resolved.
ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this project
will not cause any significant environmental impacts and,
therefore, has issued a Conditional Negative Declaration, dated
August 9, 1982, which was approved by the Planning Commission on
August 25, 1982. A copy of the environmental documents is on
file in the Land Use Planning Division office.
FISCAL IMPACT
The applicant will provide all required public improvements to
the project. Also, the applicant has agreed to pay a public
facilities fee to offset the costs of providing all^oUiar public
services,
b
'EXHIBITS
A) PC Resolution Nos. 2013 and 2014
B) Staff Repott dated August 25, 1982, with attachments
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« wit:
Parcel 2 of Parcel Map 11722 in the city of Carlsbad
8 9, 1981.
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PLANNING COMMISSION RESOLUTION NO. 2013
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
40 LOT TENTATIVE TRACT MAP AMD A 490 UNIT CONDOMINIUM
PERMIT ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDF,
OF CORTE DE LA VISTA, EAST OF ALICANTE ROAD.
APPLICANT: DAOM CORPORATION
CASE NO.: CT 82-15/CP-212
WHEREAS, a verified application for certain property to
according to Document No. 81-322184 recorded on October
WHEREAS', said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 25th day of
August, 1982, hold a duly noticed public hearing as prescribed by
law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Tentative Tract Map and Condominium Permit.
NOW THEREFORE, BE IT HEREBY RESOLVED by the Planning
19 Commission as follows:
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23 Findings
241'
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the
Commission recommends APPROVAL of CT 82-15/CP-212, based on the
following findings and subject to the following conditions:
1) The project is consistent with the city's General Plan since the
proposed density of 12.5 du's/acre is within the density range
of 10-20 du's/acre specified for the site as indicated on the
Land Use Element of the General Plan.
2) The site is physically suitable for the type and density of the
development since the site is adequate in size and shape to
accommodate residential development at the density proposed.
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10 c) All necessary public improvements have been provided or v/ill
be required as conditions of approval.
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d) The applicant has agreed and is required by the inclusion of
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3) The project is consistent with all city public facility policies
and ordinances since:
a) The Planning Commission has, by inclusion of an appropriate
condition to this project, insured that the .final map will
not be approved unless the City Council finds that sewer
service is available to serve the project. In addition, thej
Planning Commission has added a condition that a note, shall
be placed on the final map that building permits may not be
issued for the project unless the City Engineer determines
that sewer service is available, and building cannot occur
within the project unless sewer service remains.available,
the Planning Commission is satisfied that the requirements
of the public facilities element of the General Plan have
been met insofar as they apply to sewer service for this
project.
b) Park-in-lieu fees are required as a condition of approval.
an appropriate condition to pay a public facilities fee.
Performance of that contract and payment of the fee will
enable this body to fine: that public facilities will be
available concurrent with need as required by the General
Plan.
e) School fees will be paid to ensure the availability of
school facilities.
f) Assurances have been given that adequate sewer for the
project will be provided by the Leucadia County Water
District.
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4) The proposed project is compatible with the surrounding
existing and future land uses since surrounding properties are
designated for residential development on the General Plan.
5) A Conditional Negative Declaration has been issued by the Land
Use Planning Manager on August 9, 1982 and approved by the
Planning Commission on August 25, 1982.
6) This project complies with the Planned Development Ordinance
and is consistent with the Design Guidelines Manual.
Conditions:
1) Approval is granted for CT 82-15/CP-212, as shown on Exhibit( .<;)
"A" through "0", dated August 5, 1902, and Exhibit "P", dated
June 25, 1982, incorporated by reference and on file in the Lane
Use Planning Office. Development shall occur substantially as
shown unless otherwise noted in these conditions.
PC RESO NO. 2013 -2-
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2) This project is approved upon the express condition that the
final map shall not be approved unless the City Council finds a
of the time of such approval that sewer service is available to
serve the subdivision.
3) This project is approved upon the express condition that
building permits will not be issued for development of the
subject property unless the City Engineer determines that sewer
facilities are available at the time of application for such
sewer permits and will continue to be available until time
occupancy. This note shall be placed on the final map.
of
4) This project is approved upon the express condition that the
applicant shall pay a public facilities fee as required by City
Council Policy No. 17, dated April 2, 1982, on file with the
City Clerk and incorporated herein by reference, and according
to the agreement executed by the applicant for payment of said
fee a copy 6f that agreement dated June 21, 1982, is on file
with the City Clerk and incorporated herein by reference.If
said fee is not paid as promised, this application will not be
consistent with the General Plan and approval for this project
shall be void.
5) The applicant shall pay park~in-lieu fees to the city, prior to
the approval of the final map as required by Chapter 20.44
the Carlsbad Municipal Code.
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6) Approval of this request shall not excuse compliance with all
.sections of the Zoning Ordinance and all other applicable city
ordinances in effect at time of building permit issuance.
Land Use Planning Office
7) The applicant shall prepare a reproducible mylar of the final
site plan incorporating the conditions contained herein. Said
site plan shall be submitted to and approved by the Land Use
Planning Manager prior to the issuance of building permits •
8) The applicant shall establish a homeowner's association and
corresponding covenants, conditions and restrictions. Said
CC&R's shall be submitted to and approved by the Land Use
Planning Office prior to final map approval.
9) The applicant shall prepare a detailed landscape and irrigation
plan which shall be submitted to and approved by the Land Use
Planning Manager prior to the issuance of building permits •
Said landscape plan shall indicate special treatment within and
between the buildings contained within the hillside units and
along Corte "de la Vista to screen the parking structures from
this street.
10) All landscaped areas shall be maintained in a healthy and
thriving condition, free from weeds, trash, and debris.
PC RESO NO. 2013 -3-
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., 11) A detailed plan of the private recreation areas of the trails
and split level units shall be submitted to and approved by the
- Land Use Planning Manager prior to the recordation of the final
map.
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12) The garage structures for the Trails Units shall be set back a
4 minimum of 5' from the private driveways.
13) Any signs proposed for this development shall be designed in
conformance with the city's Sign Ordinance and shall require
review and approval of the Land Use Planning Office prior to
installation of such signs.
7 14) All roof appurtenances, including air conditioners,, shall be
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9 Planning Director.
15) The applicant shall submit a street name list consistent with
.... the city's street name policy subject to the Land Use Planning
Manager's approval prior to final map approval.
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architecturally integrated and shielded from view and the sound
buffered from adjacent properties and streets to the
satisfaction of the Land Use Planning Manager and Building and
16) The project shall provide bus stop facilities at locations
subject to the satisfaction of the North County Transit Dis-
trict. Said facilities shall at a minimum include a bench, free
from advertising and a pole for the bus stop sign. The bench
and pole shall be designed in a manner so as to not detract from
'the basic architectural theme of the project and said design
shall be subject to the approval of the Land Use Planning
Manager and North County Transit District.
17) Approval of Tentative Tract No. CT 82-15/CP-212 is granted
subject to approval of Zone Change 262.
18 18) Approval of this tentative tract map shall expire twenty-four
months from the date of City Council approval unless a final map
is recorded. An extension may be requested by the applicant.
Said extension shall be approved or denied at the discretion of
the City Council. In approving an extension, the City Council
may impose new conditions and may revise existing conditions.
19) Notification shall be given to the residents in the project
located adjacent to the off-site grading disposal site prior to
the start of hauling operations. This notice shall be given, at
least 30 days prior to the start of operations and shall contain
the name of a contact person to contact in case of complaints
or violation of off-site grading conditions.
25 20) All grading equipment shall be maintained in top operating
condition with adequate mufflers to mitigate noise impacts.
PC RESO NO. 2013 -4-
21) The off-site grading operation shall not be conducted during
Santa Ana conditions or conditions of high winds from an
easterly direction from the site toward existing residences.&
22) The grading operation shall not be conducted on weekends or
holidays.
23) The City Engineer and/or the Land Use -lanning Manager shall
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have the authority to shut down the. o;:,.-site grading operation
should the grading contractor not fulfill any of the conditions
contained herein. The applicant shall have the grading
contractor sign an acknowledgement of the conditions. During
any time that the operation is shut down pursuant to this
condition, the applicant shall do whatever erosion control
mechanisms are deemed necessary by the City Engineer.
24) The developer shall obtain a grading permit prior to the com-
mencement of any clearing or grading of the site.
25) The grading for this project is defined as "controlled grading"
by Section 11.05.170(a) of the Carlsbad Municipal Code. Grading
shall be performed under the observation of a civil engineer
• whose responsibility it shall be to coordinate site inspection
and testing to insure compliance of the work with the approved
- . grading plan, submit required reports to the City Engineer and
verify compliance with Chapter 11.06 of the Carlsbad Municipal
., r- Code.15
26) Upon completion of grading, the developer shall insure that an
"as-graded" geologic plan shall be submitted to the City
Engineer. The plan shall clearly show all the geology as
exposed by the grading operation, all geologic corrective
measures as actually constructed and must be based on a contour
map which represents both the pre and post site grading. This
plan shall be signed by both the soils engineer and the
engineering geologist. The plan shall be prepared on a mylar
or similar drafting film and shall become a permanent record.
27) No Grading shall occur outside the limits of the subdivision
unless a letter of permission is obtained from the owners of
the affected properties.
28) Additional drainage easements and drainage structures shall be
provided or installed as may be required by the County
Department of Sanitation and Flood Control or the City Engi-
• neer.
29) All land and/or easements required by this project shall be
granted to the city, without cost to the city, free and clear
of all liens and encumberances.
PC RESO MO. 2013 -5-
30) Except as shown on the tentative tract map (Exhibit 'A'),
' direct access rights for all lots abutting Alicante Road and
„ I Corte de la Vista shall be waived on the final map.2
]31) The developer shall install street lights along all public and
"private street frontages in conformance with City of Carlsbad
Standards (La Costa Standards).
32) The developer shall install street.trees at the equivalent of
40-foot intervals along all public street frontages in.
,l conformance with City of Carlsbad Standards. The trees shall
I be of a variety selected from the approved Street Tree List.
7'33) The developer shall install sidewalks along all public street:
8
34) The developer shall install a wheelchair ramp at the public
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frontages in conformance with City of Carlsbad Standards prior
to occupancy of any buildings.
street corner abutting the subdivision in conforrnance with City
of Carlsbad Standards prior to occupancy of any buildings.
35) The developer shall comply with all the rules, regulations and
design requirements of the respective sewer and water agencies
36) The design of all private streets and drainage systems shall be
approved by the City Engineer prior to approval of the final
. map. The structural section of all private streets shall
conform to City of Carlsbad Standards based on R-value tests.
All private streets and drainage systems shall be inspected by
the city and the standard improvement plan check and inspection
fees shall be paid prior to approval of the final map.
17 37) All private streets and drainage systems shall be maintained by
the homeowner's association in perpetuity. This responsibility
shall be clearly stated in the CC&R's.
19"38) All concrete terrace drains shall be maintained by the home-
owner's association (if on commonly owned property) or the
individual property owner (if on an individually owned lot) in
perpetuity. An appropriately worded statement clearly
identifying the responsibility shall be placed in the CC&R's.
22 39) The developer shall insure that there is stringent dust
control at all times and that the adjacent public streets are
cleaned of dirt and debris daily during all phases of the
grading and construction activities.
40) The developer shall install and maintain a temporary
irrigation system on the off-site fill area until such time
the city Engineer has determined that the hydroseed
landscaping has been established.
PC RESO NO. 2013 -6-
17
41) The developer shall post a cash bond with the City to ensure
l| the replacement and/or repair of the public street section at
the locations where the off-site grading haul road crosses
2 public streets.
3 42) The developer shall conduct the grading haul operations only
between the hours of 7:30 AM and 4:00 PM and shall provide
4 adequate flagman control at all times at the haul route
crossings of public streets.
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43) The off-site grading operation shall be accomplished in one
6 operation. No grading shall be allowed during weekends or
holidays, during Santa Anas or conditions of high winds or
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during the rainy season (Nov. 16 to April 15)
44) After the grading operations are complete all off-site grading
areas and haul routes shall be restored as near as possible to
the existing conditions.
45) Prior to the start of the off-site filling operation the
developer shall install a temporary desiltation basin at the
low end of the drainage course adjacent to the proposed fill
site. The developer shall enter into the city's standard
. secured maintenance agreement prior to the issuance of a
grading permit.
13
46) Prior to the approval of the final map the developer shall
submit a detailed parking layout for the City Engineer's
review and approval. Should the layout be found deficient the
developer shall modify the design to the satisfaction of the
City Engineer and the Land Use Planning Manager.
16
47) Prior to the approval of the final map the developer shall
provide for the installation of the North half of Alga Road
from Alicante Road to El Camino Real. The road shall be
constructed prior to occupancy of the one hundred and first
unit of the project.
19
48) Water shall be provided by the City of Carlsbad unless some
other arrangement is approved by the City Council.
Fire Department
49) Additional public and/or on-site fire hydrants are required.
50) Submit two (2) copies of a site plan showing locations of
existing and proposed fire hydrants and on-site roads and
drives.
51) An all weather access road shall be maintained throughout
construction.
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"PC RESO NO. 2013 -7-
3
52) All required fire hydrants, water mains and appurtenances shall
be operational prior to combustible building materials being
located on the project site.
53) Any proposed security gate systems shall be provided with
"Knox" key operated override switch, as specified by the Fire
. Department.
54) All private driveways shall be kept clear of parked vehicles atf
all times, and shall have posted "No Parking/Fire Lane. Tow Away'
Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.-
~ 55) All fire alarm systems, fire hydrants, extinguishing systems,,
automatic sprinklers, and other systems pertinent to the
8 prior to construction.
9
56) The developer shall provide a system of addressing or building
identification as approved by the Fire Chief.
•Q Parks and Recreation
57) Street trees to be planted 12 feet back from curb and species
to be approved by the Parks and Recreation Department.
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58) Open space area to be hydro-seeded with native drought tolerant
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project shall be submitted to the Fire Department for approval
seed mix and prepared before seeding
59) Detailed landscape and irrigation plan is required for Parks
and Recreation Department approval,
16 PASSED, APPROVED AND ADOPTED at a regular meeting of the
17 Planning Commission of the city of Carlsbad, California, held on
the 25th day of August, 1982, by the following vote, to wit:
AYES: Commissioners Marcus, Friestedt, Jose
NOES: Commissioners Rombotis, Rawlins
ABSENT: Chairman Farrow, Commissioner Schlehuber
ABSTAIN: None
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ATTEST:o
*7
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MARY MARCUS, Pro Tern, Chairman
CARLSBAD PLANNING COMMISSION
MICHAEL J. lUiLZMILqaJ*, Secretary
CARLSBAD PLANNING COMMISSION
PC RESO NO. 2013 -8-
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PLANNING COMMISSION RESOLUTION NO. 2014
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A
ZONE CHANGE FROM R-1-10,000 TO RD-M ON PROPERTY
GENERALLY LOCATED ON THE SOUTH SIDE OF CORTE DE LA
VISTA EAST OF ALICANTE ROAD.
APPLICANT: DAON CORPORATION
CASE NO; ZC-262
WHEREAS, a verified application for certain property, to
wit:
Parcel 2 of Parcel Map 11722 in the city of Carlsbad
according to Document No. 81-322184 recorded on October 9,
1981
has been filed with the city of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, the Planning Commission did on the 25th day of
August, 1982, hold a duly noticed public hearing as prescribed by
law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments( if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Zone Change; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing,
the Commission recommends APPROVAL of ZC-262, based on the
| following findings and subject to the following conditions:
(Findings;
1) The proposed zone change to RD-M is consistent with the
General Plan designation of RMH (10-20 du's/acre).
2) Uses allowed in the RD-M zone are compatible with surrounding
properties since the property to the west and east has been
designated for residential purposes at a similar density and
the La Costa Golf Course is located to the south.
3
4 elements of the General Plan
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3) The applicant has agreed and is required by the inclusion of
an appropriate condition to pay a public facilities fee. Per-
formance of that contract and payment of the fee will enable
this body to find that public facilities v/ill be available
concurrent with need as required by the General Plan.
4) The proposed change of zone is consistent with all other
5) A Conditional Negative Declaration has been issued by the Land
Use Planning Manager on August 9, 1982, and approved by the
Planning Commission on August 25, 1982.
7 Condition
o
1) Approval is granted for ZC-262, as shown on Exhibit "X"t dated
August 25, 1982, incorporated by reference and on file in the
Land Use Planning Office.
2) This project is approved upon the express condition that the
applicant shall pay a public facilities fee as required by
City Council Policy No. 17, dated August 2, 1982, on file with
the City Clerk and incorporated herein by reference, and
according to the agreement executed by the applicant for
payment of said fee a copy of that agreement dated June 21,
1982, is on file with the City Clerk and incorporated herein
by reference. If said fee is not paid as promised, this
application will not be consistent with.the General Plan and
approval of this project shall be void.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the city of Carlsbad, California, held on the
25th day of August, 1982, by the following vote, to wit:
AYES: Commissioners Marcus, Jose, Friestedt
NOES: Commissioners Rombotis, Rawlins
ABSENT: Chairman Farrow, Commissioner Schlehuber
22 ABSTAIN: None
23 .MARY MARCUS, Pro Tern, Chairman
24 CARLSBAD PLANNING COMMISSION
25
26 r27 MICHAEL J. tfnt'ZMILXipR", Secretary
CARLSBAD PLANNING COMMISSION
28 PC RESO NO. 2014 -2-ai
ATTEST:
c APPLICf*\ JN SUBMITTAL DATE
24, 1982
STAFF REPORT
DATE: August 25, 1982
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: ZC-262/CT 82-15/CP-212, DAON (ALICANTE HILLS
CROSSROADS) - A Zone Change from R-1-10,000 to RD-M and
a 40 lot, 490 unit Tentative Tract Map and Condominium
Permit, located on the south side of Corte De La Vista
(Alfil Way) east of Alicante Road in La Costa.
I. PROJECT DESCRIPTION
The applicant is requesting approval of:
1) A zone change from R-1-10,000 to RD-M on a portion of
the site;
2) A 40 lot tentative tract map; and
3) A 490 unit condominium permit.
The site is located between Corte De La Vista (Alfil Way) and
the La Costa Golf Course east of Alicante Road. The property
contains 39.2 acres and the project's density would be 12.5
dwelling units per acre which is at the lower end of the General
Plan land use range of 10-20 du's/acre designated for this site.
The project would be built in four phases moving easterly from
Alicante Road. Three unit types are proposed; 324 hillside units
which will be constructed in four large building clusters along
the frontage of Corte De La Vista, 134 trails unit which will be
placed in four-plex structure running along the edge of the golf
course, and 32 split level units which will be located in the
middle of the project between the hillside and the trails unit.
The project will take access off of Alicante Road at one location
and off Corte De La Vista at six locations. Internal circulation
will be provided by a combination of private streets and
driveways. One of the private streets, Street "A", would provide
a continuous through access within the project from Alicante Road
to Corte De La Vista.
II. ANALYSIS
Planning Issues - ZC-262
1) Are the uses allowed in the requested zone
consistent with the General Plan and compatible with
surrounding land uses and zoning?
EXHIBIT 6
2) Will the uses allowed in the requested zone
adversely impact traffic in this vicinity?
Discussion
Last year, the City Council approved a General Plan Amendment for
the subject property (GPA-58(I)) which changed the land use des-
ignation from RLM (0-4 du's/acre) to RMH (10-20 du's/acre). The
determination at that time was that Corte De La Vista should be
the dividing line between higher density development along the
golf course and lower density to the north. The requested RDM
zone would be consistent with this new designation. Also, a
portion of the property, 7 acres on the most westerly portion, is
already zoned RDM. Surrounding zoning consist of RDM to the west
and northwest, PC to the south and east and R-1-10,000 to the
north.
Staff's only concern with the zone change involved impacts on
traffic and circulation on the surrounding street system.
However, a traffic study was prepared which indicated that even
with the additional traffic generated by the project, surrounding
streets would still be substantially below maximum capacity
levels. The study did indicate that the signalization of
Alicante and Alga Roads may be warranted at the time the project
is completely built out.
In summary, staff believes that the zone change is consistent
with the General Plan and will be compatible with surrounding
zoning and that the required findings for approval of a zone
change can be made. Therefore, staff is recommending approval of
ZC-262.
Planning Issues - CT 82-15/CP-212
1) Visual impacts
2) Grading impacts
Discussion
As proposed, the project meets all of the development and design
standards of the Planned Development Ordinance for a condominium
project. Both private recreation facilities (balconies and
patios) and common recreational facilities will be provided. The
common area consists of three active recreation areas dispersed
throughout the project. These are well located with respect to
the units. Also, all parking, storage, setbacks and other
development standards are being met. The internal road system
has been designed to provide good circulation while still
allowing for some large areas for open space to break-up the
dominance of the street system.
Staff's primary concern, with respect to the design of the
project, involve visual impacts and offsite grading impacts. As
previously mentioned, the project consists of three unit types.
The hillside units are contained in four large building clusters
fronting on Corte De La Vista. Each building cluster will be
-2-
stepped-up the hillside with three lower levels and three upper
levels. Parking will be provided in garages below the units on
the lower level and in a two-story parking deck in front of the
upper level off of Corte De La Vista. Although each building
cluster will be broken-up by stairways, they will appear from a
distance as one large massive building. In order to address this
concern, the applicant has offset the lower level (3 floors) and
the upper level (3 floors) by increasing the separation between
the levels and providing dense landscaping between the two
levels. Exhibits will be available at the meeting to demonstrate
the building separation and landscape treatment. Staff believes
that these measures have helped to break-up the massive
appearance of the hillside units to an acceptable level.
The only other staff concern involves the amount of dirt that
will have be exported from the site. The entire site has been
previously graded for individual lot development. In order to
make the site suitable for one consolidated project, a signif-
icant amount of cut grading will have to occur and be exported
off-site. Originally the applicant proposed 700,000+ cubic yards
of grading. Through redesign, this has been reduced substan-
tially, however, 390,000 cubic yards must be exported off-site. •
Approximately 80,000 cubic yards is proposed to be exported to
Alicante Hills (CT 81-29), an approved tentative map on the north
side of Corte De La Vista, and 310,000 cubic yards is proposed to
be exported to Alga Hills, 1400 feet to the northwest. The earth
moving operation would occur solely on Daon Corporation property
but would cross three public streets (See attached Exhibit '0').
The disposal site is vacant and a portion of it has been pre-
viously graded to obtain the fill material that was placed on the
subject property. It is adjacent to an existing condominium
project, however, it was selected because it was previously dis-
turbed and it is located close to the subject oroperty. This has
reduced the impacts of exporting this much dirt to a location a
greater distance from the property. Also, staff has recommended
a number of conditions which would help mitigate the impacts of
the off-site grading operation. These are contained in the
environmental documents for the project and have also been incor-
porated into the conditions of approval.
With the mitigating measures being incorporated into the project
regarding visual and grading impacts, staff feels that the pro-
ject complies with the development standards and design criteria
of the Planned Development Ordinance and is, therefore,
recommending approval of the project.
III. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that based upon
mitigating measures being incorporated into the project, this
project will not have a significant effect upon the environment
and, therefore, a Conditional Negative Declaration was issued on
August 9, 1982.
-3-
IV. RECOMMENDATION
It is recommended that the Planning Commission APPROVE the Con-
ditional Negative Declaration issued by the Land Use Planning
Manager and ADOPT Resolution Nos. 2013 and 2014, recommending
APPROVAL of ZC-262/CT 82-15/CP-212 to the City Council based on
the findings and subject to the conditions contained therein.
ATTACHMENTS
1 PC Resolution Nos. 2013 & 2014
2. Location Map
3. Background Data Sheet
4. Traffic Report from Weston Pringle and Associates, dated
June 23, 1982.
5. Disclosure Form
6. Environmental Documents
7. Exhibit "A" - "0", dated August 5, 1982
8. Exhibit "P", dated June 25, 1982
MJH/ar
8/13/82
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LOCATION
CASE
CT82-15/CP-212/
ZC-262
APPLICANT ALICANTE HILLS
SITE
VICINITY MAP
2.C.
BACKGROUND DATA SHEET
CASE NO: ZC-262/CT 82-15/CP-212
APPLICANT: DAON (ALICANTE HILLS)
REQUEST AND LOCATION: Zone change from R-1-10fOOO to RD-M and a 40 lot/490
unit tentative tract map and condominium permit; s/s of Corte de la Vista
LEGAL DESCRIPTION: Parcel 2 of Parcel Map 11722 in the City of Carlsbad
according to Document NO. 81-322184; October 9, 1981 APN; - ^_
Acres 39.2 Proposed No. of Lots/Units 40 lots/490 units
GENERAL PLftN AND ZONING
Land Use Designation RMH
Density Allowed 10-20 Density Proposed 12.5 du's/Acre
Existing Zone R-1-10,000 Proposed Zone RDM
Surrounding Zoning and Land Use:
Zoning Land Use
Site R-1-10,000 & RDM Vacant
North RDM Vacant - (approved condominium)
South 0-S La Costa Golf Course
East P-C Vacant
West RDM Vacant
PUBLIC FACILITIES
School District San Marcos Water Carlsbad Sewer Leucadia EDU's 490
Public Facilities Fee Agreement, dated
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued August 9, 1982
_ E.I.R. Certified, dated _
Other,
\\
o
PttwgCc owl
TRAFFIC & TRANSPORTATION ENGINEERING
June 23, 1982
Mr. John Brand
Rick Engineering Company
P.O. Box 1129
Carlsbad, CA 92008
RICK ENG.
Date Received
M 2 4 1982
Dear Mr. Brand:
This letter summarizes our review of traffic factors related to the proposed
Alicante Hills Crossroads project in the La Costa area of the City of Carlsbad.
The study is based upon information provided by you, discussions with City
Staff and previous studies in the area.
The project is located on the southeast corner of Alicante Road and Corte de
la Vista (Alfil Way). A total of 490 condominium units are proposed for the
site. In addition to Corte de al Vista, vehicular access is proposed from
Alicante Road by a street; which parallels Corte. dc la Vista and loops to
intersect Corte de la Vista easterly of llolero Street. The site location
and road system arc illustrated on Figure I.
EXISTING CONDITIONS
The site is currently undeveloped except for Corte de la Vista which is
constructed and terminates easterly of Bolero Street. Construction of 38
single family detached dwelling units has been approved on the north side
of Corte de la Vista. Alicante Road/El Fuerte Street is fully improved and
loop.s from Alga Road southwest of the site to Alj;a Koail northwest of the site.
Current: daily traffic on Alicante Road at Alga Road is approximately 3300 vehi-
cJes. The intersection of Alga and Alicante Roads is a "T" intersection with
a STOP sign for Alicante Road traffic. Partial development of residential areas
is completed along the Alicante Road/El Fuerte Street corridor.
2651 EAS"" CHAPMAN AVENUE SUiTE 110 FULLEPTOV CALIFORNIA 92631 • i?T4j 871 2931
C)
o
crci
PROJECT LOCATION
a
TRIP DISTRIBUTION
WESTOH PRIHGLE AND ASSOCIATES FIGURE 1
-2-
TRIP GENERATION
In order to examine the traffic factors related to the project, it is necessary
to estimate the number of trips that would be generated. Studies have been
conducted by government agencies and consultants to determine trip generation
characteristics at various land uses. The rates utilized in this study are
listed in Table 1 and conform to rates previously utilized in the La Costa
area with some adjustment as requested by Llie City Trail ic Engineer. By
applying the rates in TabJe I to the 490 dwelling units proposed for the site,
an estimate of project trip generation is obtained. As indicated in Table 1,
the project is estimated to generate 3,900 daily trip ends with 395 occurring
during the PM peak hour.
TRIP DISTRIBUTION AND ASSIGNMENT
Geographic trip distribution patterns have been developed for previous projects
in the La Costa area. These previous distributions were reviewed and modified
to reflect the anticipated trip distribution for this project. The project
trip distribution is illustrated on Figure 1. By applying the distribution
from Figure 1 to the estimated project traffic in Table 1, project traffic
was assigned to the road system. Project traffic volumes anticipated on roads
in the area are indicated on Figure 2.
EXTERNAL TRAFFIC ANALYSIS
Project and project plus existing traffic volumes are indicated on Figure 2
for the external road system. Alicante Road is classified as a Secondary
Arterial with a daily capacity of 5,000 to 20,000 vehicles. As indicated on
Figure 2, the total daily traffic with the project is less than 6,000 which
is well within the capacity of the road. Alga Road is classified as a Major
Arterial with a daily of 20,000 to 40,000 vehicles. The anticipated project
plus existing volume on Alga Road is less than 10,000 and also well within
the capacity of the road.
LEGEND
255O PROJECT
(565O) EXISTING + PROJECT
O
1)
DAILY VOLUMES
WESTON PRIHGLE AND ASSOCIATES \FIOURE 2
(1) Trip Ends per Dwelling Unit
(2) Based upon 490 Dwelling Units
-3-
Table 1
TRIP GENERATION
PERIOD RATE(1) TRIP ENDS(2)
Daily 8.0 3900
PM Peak Hour
In 0.6 295
Out 0.2 100
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The need for signalization of Alga Road and Alicante Road was also examined.
Warrants for the installation of traffic signals based upon estimated daily
volumes have been developed by CalTrans and are listed in Table 2. As indi-
cated in Table 2, the project traffic would result in the intersection satis-
fying Warrant Number 1, "Minimum Vehicular Traffic". It is recommended that
the intersection be signalized prior to full development of the project.
Based upon the warrants in Table 2 and the daily volumes on Figure 2, no
other intersections would warrant signalization as a result of the project.
ON-SITE CIRCULATION
The on-site circulation system is restricted by the topography of the site.
This restriction results in Corte de la Vista and the parallel road providing
i
internal circulation and access. Connections are planned between these two
roads and they intersect east of Bolero Street; however, the grades and align-
ments of these connections would not result in their being utilized as principal
circulation facilities. These connections do provide routes for emergency
vehicles a ml other mi-site rircu lat i.on need:;.
The on-site circulation system is illustrated on Figure 3 along with estimated
daily and PM peak hour volumes at selected locations. In general, the internal
road system is adequate to accommodate project traffic. There are some specific
concurn;; wlicili arc reviewed in the to Mow ing paragraphs.
The on-site collector road is proposed to be 26 feet in curb-to-curb width with
no parking. This width is adequate to accommodate projected traffic and dis-
courage on-street parking. As indicated on Figure 3, volumes increase from
east to west on this road. An increase of approximately 50 percent occurs
at the first northerly driveway on the collector road. It was recommended
by City Staff that a 36 foot width be provided from this driveway westerly.
This would allow a left turn pocket for eastbound traffic turning north. We
concur with this recommendation to improve traffic operations and safety.
*9-6
Ap/.l, 197'
T.iblo 2
SIGNALS AND LIGHTING
Figure 9 1C
TRAFFIC SIGNAL WARRANTS
(Based on Estimated Average Daily Traffic — See Note 2)
-J-
TRAFFIC MANUAL
URBAN RURAL x
1. Minimum Vehicular
Soti sf i ed . Not Sati s f i t*d
Number of tones for moving traffic on each approach
Major Street Minor Street
1 1
2 or more 1 . 28QQ
2 of more ./POO. . . 2 or more
2. Interruption of Continuous Traffic
Number of Ion r s for mo vinytruHi con each approach
Major Street Minor Stn-c-t
1 ... .... 1 . .
2 or more 7000 . . 1 .2800
2 or more 2 or more
1 . .. 2 o r rn o r c ..
3 Combination
Satisfied ... Not Snti^M^rl
No one warrant satisfied but following warrants
1 2
Minimum Requirements
EADT
Vehicles per day on major
street (totol of both
approaches)
Urban Rural
8,000 5,600
9,600 6,720
9,600 6,720
8,000 5,600
Vehicles per day on major
street (total of both
approaches)
Urlxin K'uuil
12,000 8,400
14,400 10,080
14,400 10.030
12,000 8,400
2 Warrants
Vehicles per day on higher-
volume mi nor- street approach
(one direction only)
Urban Rural
2,400 1.680
2,400 1.680
3.200 2.240
3.200 2.240
Vehicles per day on higher-
volume minor-street approach
(one direction only)
Urlxin Rural
1,200 850
1,200 850
1,600 1,120
1,600 1,1?0
2 Warrants
NOTE:
1. Left turn movements from the major street may be included with minor street volumes if a separate
signal phase is to be provided for the left-turn movement.
2. To be used only for NEW INTERSECTIONS or other locations where actual traffic volumes cannot
be counted.
TS-IOC
15 MINIMUM
TANGENT
TURN CHANNELIZATION
I75O DAILY VOLUMES
135/45 PM PEAK IN / PM PEAK OUT
ON-SITE CIRCULATION B VOLUMES
WESTON PRINCLE flND ASSOCIRTfS FIOURE 3
-6-
The collector road has a relatively long tangent section which could result in
speeding problems. Designs of this type generally result in complaints from
adjacent residents of excessive speed. In order to mitigate this potential
problem, it is recommended that median islands be placed along this section
to reduce the travel way and speeds. The design of these islands should be
reviewed and approved by the City Engineer.
A final concern is the lack of a tangent section on the collector road at its
intersection with Corte de la Vista. The normal tangent section cannot be
provided due to topography and grading restrictions. Due to the minor traffic
volumes on both Corte de la Vista and the collector at this point, the lack
of a standard tangent is not felt to be a significant problem. It is recommended
that a minimum of 15 feet of tangent be provided to increase the safety of this
intersection. '
SUMMARY
This study has examined the traffic factors related to the proposed Alicante
Hills Crossroads project in the La Costa area of the City of Carlsbad. Esti-
mates have been made of trip's to bo. generated by the project and their po-
tential impact upon the road system evaluated. On-site circulation was
also examined and recommendations developed to improve traffic operations
and safety. In general, the project was found to be acceptable from a
traffic circulation and safety viewpoint, with the recommended mitigation
measures.
Principal findings of the study are the following:
1. The project would generate 3,900 daily trip ends with 395 occurring
during the PM peak hour.
2. The existing external road system has adequate capacity available
to accommodate the development traffic.
3. On-site circulation provisions were found to be adequate with the
recommended mitigation measures.
-7-
MITIGATION MEASURES
The following measures are recommended Co mitigate potential traffic impacts
from the development.
1. Signalization of the Alga Road/Alicante Road intersection would be
warranted at the completion of this development.
2. The iuLern;iI collector ro;id slum Id have a 36 foot curb-to-curb width
from Alicante Road to the first northerly driveway to allow separate
left turn lanes.
3. Islands should be installed on the internal collector to reduce the
travel way and speeds at selected locations and as approved by the
City Engineer.
4. A minimum tangent of 15 feet should be provided on the collector road
at its intersection with Corte de la Vista.
We trust that this report will be of assistance to you in the development of
this project. If you have a'ny questions or require additional information,
please contact us.
Respectfully submitted,
WESTON PRINGLE & ASSOCIATES
Weston S. Pringle, P.E.
Registered Professional Engineer
State of California Numbers C16828 & TR 565
WSP:bas
//1351
If after the information "-u have submitted has been revi -ed, it is determined
that further informati^^ > required, you will be so a**"*\ d.
APPLICANT: DAON CORPORATION
AGENT:
MEMBERS:
Name (individual, partnership, joint venture, corporation, syndication)
1241 Elm Avenue. Carlsbad, Ca. 92008
Business Address
(71 4) 43A-4578
Telephone Number
James L. Goff
Name
1241 Elm Avenue, Carlsbad, Ca. 92008
Business Address
(7.1.) 1,34-4578
Telephone Number
Name -(individual, partner, joint
venture, corporation, syndication)
Home Address
Business Address
Telephone Number Telephone Number
Name Home Address
Business Address
Telephone Number Telephone Number
(Attach more sheets if necessary)
I/He declare under penalty of perjury that the information contained in this dis-
closure is true and correct and that it will remain true and correct and may be1
relied upon as being true and correct until amended.
DAON CORPORATION
lApplicant
DEVELOPMENTAL
SERVICES
D Assistant City Manager
(714) 438-5596
D Building Department
(714) 438-5525
D Engineering Department
(714) 438-5541
D Housing & Redevelopment Department
3096 Harding St.
(714)438-5611
D Planning Department
(714) 438-5591
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
City of Carlsbab
NEGATIVE DECLARATION
PROJECT ADDRESS/DOCATION:
Alicante.
South side of Corte de la Vista, east of
PROJECT DESCRIPTION: 1) A zone change from R-1-10,000 to RDM and 2)
a 493 unit tentative tract map and condominium permit on 41 acres.
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. As a result of said
review, a Conditional Negative Declaration (declaration that the
project will not have a significant impact on the environment based
upon mitigating measures being incorporated into project) is hereby
issued for the subject project. Justification for this action is on
file in the Planning Department.
A copy of the Conditional Negative Declaration with supportive
documents is on file in the Planning Department, City Hall, 1200 Elm
Avenue, Carlsbad, CA. 92008. Comments from the public are invited.
Please submit comments in writing to the Planning Department within
ten (10) days of date of issuance.
DATED: August 9, 1982
MICHAEL J.^HOLZMKLER
CASE NO: ZC-262/CT 82-15/CP-212 Land Use Planning Manager
APPLICANT: Daon Corp.
PUBLISH DATE: August 11, 1982
ND-4
5/81
31
DEVELOPMENTAL
SERVICES
D Assistant City Manager
(714) 438-5596
D Building Department
(714) 438-5625
n Engineering Department
(714)438-5541
D Housing & Redevelopment Department
3096 Harding St.
(714)438-5611
City of Cartebab
Planning Department
(714) 438-5591
PUBLIC NOTICE OF PREPARATION
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008
PLEASE TAKE NOTICE:
The Planning Department of the City of Carlsbad intends to prepare a
Negative Declaration for the following project:
Project Description: 1) A zone change from R-1-10,000 to RDM and 2)
A 493 unit condominium project on 41 acres of land.
Project address/Location: The south side of Corte de la Vista, east
of Alicante Road.
Anticipated significant impacts: None
We need to know your ideas about the effect this project might have
on the environment and your suggestions for ways the project could be
revised to reduce or avoid any significant environmental damage.
Your ideas will help us decide what issues to analyze in the environ-
mental review of this project.
Your coTiments on the environmental impact of the proposed project may
be submitted in writing to the Planning Department, 1200 Elm Avenue,
Carlsbad, CA 92008, no later than July"30,"1982.
DATED: July 12, 1982
CASE NO: ZC 262/CT 82-15/CP 212
APPLICANT: DAON Corporation
PUBLISH DATE: July 17, 1982
MICHAEL J.
Land Use Planning Manager
ND 3
5/81
July 24, 1984
TO: CITY MANAGER
FROM: City Engineer
V."
ALTERNATE HAUL ROUTE - ALICANTE HILLS PROPOSED GRADING
I have discussed the alternate haul route, as shown on the attached map, with
Engineering and Planning Department staff. We have no basic problem in
approving the alternate haul route and disposal site. Planning indicated
their willingness to take the issue to the Planning Commission, with the
statement that it was being presented as an informational follow-up to their
last meeting and that it was Planning's intention to approve the alternate
route and site. I have had conversation with Bob Ladwig of Rick Engineering
to get more detail about the proposal than is shown on the plan. The
following conditions are consistent with the intent of Rick Engineering in
preparing the plan.
Conditions of approval would be as follows:
1. Crossing of Alicante Road from the subdivision site to the SDG&E ease-
ment will require flagmen.
2. Haul routes graded out on the SDG&E site or on the Alga Hills site
between the SDG&E easement and Alga Road must be satisfactorily re-
graded upon completion of hauling to assume as close as possible their
preconstruction condition. This would include re-planting where
necessary.
3. Crossing of Alga Road near the Costa Real water tank site will require
flagmen to control traffic.
4. The haul route parallel to Alga Road to the disposal site will be outside
the Alga Road right-of-way. Upon completion of hauling, the site must be
returned as close as possible to its preconstruction condition.
5. It is assumed that the disposition of fill at the disposal site will be
in the valleys and will not bring the level of adjoining land appreciably
higher than the adjoining roadway.
6. A grading plan for the disposal site showing proposed drainage patterns
and any necessary reconstruction or relocation of the existing desilta-
tion basin shall be submitted to and approved by the City Engineer.
7. A list of the equipment proposed to be used in the haul and disposal site
shall be submitted to and approved by the City Engineer.
8. Bonds shall be deposited to guarantee repair of any damage that may be
done to existing streets or public facilities by the grading operation.
RONALD A. BECKMAN
Attachment EXHIBIT 7
c: Land Use Planning Manager
631
A 6,387
• 15,500
• 37,000
789
A 6,262
• 4,000
• 16,000
0
6,194
12,000
30,000
3,155
13,521
12,000
30,000
2,524
A 14,204
• 23,100
• 37,000
789
A 1,240
• 1,500
• 16,000
3,155
A 4,767
• 1,500
• 16,000
1,893
A 16,896
• 21,000
• 20,000
631
A 5,463
• 19,700
• 37,000
Ohvenham Road
631
A 6,404
• 19,700
• 37,000
789
A 8,221
• 9,700
• 16,000
Project Only
Total all Projects (Pending,
Approved, Under Construction)
Existing Volumes
Existing Capacity
493 Units at 8 Trips/Unit = 3,944 Trips
CT82-15 ALICANTE HILLS
Project Traffic Volumes
EXHIBITS
GeoSoils, Inc.
\ ^': ' " I
v^ V_ Q Soil Mechanics'Geology Foundation Engineering
15801 RockfieJd Boulevard, Suite C* Irvine, California 92718 '(714J 859-4599
December 5, 1985
W.O. 845-OC
Daon Corporation
5150 Avenida Encinas
Carlsbad, Ca. 92008
Attention: Mr. Mike Ryan
Subject: Fill Condition
Alicante Hills Subdivision
City of Carlsbad, California
Gentlemen:
This letter is intended to briefly describe the fill conditions
we encountered within the Alicante Hills subdivision during our
investigations in 1981. These conditions are more completely
described in our Geotechnical Summary Report, dated November 11,
1981.
The Alicante Hills subdivision was previously graded, resulting
in the filling of two deep canyons which originally drained into
the golf course area. During 1981 we drilled numberous borings
and excavated pits into these fills and discovered the fill to be
rocky and poorly compacted. Excavation logs note loose and
soft materials with rocks up to 24 inches in size. The per-
centage of rocks may vary from 25 to 75 percent of the total
fill and the depth of fill varies up to 45 feet. In addition,
borings revealed the fill to be placed over unsuitable colluvium
and alluvium.
Based upon our observations and analysis, we recommended complete
removal of the fill. Because of the rock content, we also
recommended offsite disposal of much of the rock, reserving
the finer grained materials for replacement as compacted fill.
Based upon our estimates, there may be as much as 250,000 cubic
yards of fill which needs to be removed with a potential loss
of 187,000 cubic yards of rock. These estimates were utilized
in the planning of the site.
EXHIBIT 3
Los AngeJes County Office: (818) 785-2358 • San Diego County Off ice: 1619) 438-3155 ^-~>
/•"•V
Daon Corporation Page 2
W.O. 945-OC
December 5, 1985
Due to the physical constraints of the property, and areal
distribution of the fill, it would be impractical to reserve
the fill for replacement within the site. There is insufficient
area for stockpiles and rock crushing techniques would be needed
to eliminate the rock problem.
I hope this information will clarify the efforts of the original
planning team. If you have any additional questions, please
contact us.
Respectfully submitted,
GeoSoils, Inc.
A.SSayers,
eering Ge
JAS/ARK/gs
Dist: (6) Addressee
By:
Albert R. KleistT RCE r6351
Civil Engineer
GeoSoils, Inc.
USE
(GENERAL PLAN/ZONING)
VACANT
(OS)SITE
(RMH)
RD-:M
( )-GENERAL PLAN DESIGNATIONS
^-DWELLING UNITS PER ACRE
ALICANTE HILLS CT 81-29
iRLl RESIDENTIAL LOW 0-1.5
RESIDENTIAL MEDUIM 1.0-4
|PC| PLANNED COMMUNITY
MULTIPLE FAMILY
RESIDENTIAL MEDIUM HIGH 9.1-15 losloPEN SPACE
DATE: DECEMBER 9, 1985
TO: CITY MANAGER
FROM: PLANNING DEPARTMENT
SUBJECT: CT 82-15/CP-212 - ALICANTE HILLS CROSSROADS
TENTATIVE MAP EXTENSION
This project, consisting of 490 dwelling units on a 39.2 acre
previously graded site was approved by the City Council on
October 5, 1982. The project's density was 12.5 du/ac which was
towards the low end of the site's General Plan designation of
RMH, 10-20 du/ac. This density would put it in the midrange of
the site's present General Plan designation of RMH 9.1-15 du/ac.
The project's density was calculated on its gross acreage in
which density credit was provided for slopes in excess of 40
percent. A slope analysis was not prepared when this project
was approved in 1982. Staff does not know how much of the site
consists of slopes in excess of 40 percent. However, staff
believes that there are not enough slopes in excess of 40
percent on this site to have a significant impact on this
project's density.
This project has three product types; 324 condominium units
arranged in four large building clusters along the frontage of : —
Corte De La Vista, 134 fourplex units adjacent to the golf course
and 32 split level units between the other two product types.
Several active and passive common recreation areas have been
provided. In addition, most of the units have private patios or
balconies. The proposed project appears to be in conformance
with the development standards and design criteria of the Planned
Development Ordinance. This project was accompanied with a zone
change from R-l-10000 to RD-M. Staff had some concern about the
impacts on traffic and circulation caused by the proposed zone
change. A traffic study was prepared by Pringle and Associates,
however, which indicated that even with the additional traffic
generated by the project, surrounding streets would still be
below maximum capacity levels. This study only appeared to
address traffic in the immediate vicinity of the project. The
study did indicate that the signalization of Alicante and Alga
Roads may be warranted when the project is completely built out.
This signalization has already occurred.
Memorandum-
CT 82-15 - Alicante Hills
Page Two
Staff's primary concerns with respect to the design of the
project involve visual impacts and offsite grading impacts.
Staff had concerns about the massive appearance of the large
condominium structures in the upper portion of the project
adjacent to Corte De La Vista. This portion of the project
consisted of two tiers of three story condominium units. Staff
had concerns that these would appear to be massive six story
buildings when viewed from the golf course or the south side of
La Costa. The applicant mitigated much of this concern by
offsetting the lower levels from the upper levels, and
increasing the separation between the levels while proposing
dense landscaping between the two levels.
Staff also had concern about the 390,000 cubic yards of dirt
proposed to be exported from this site. The applicant felt that
this was necessary because this site had been previously graded
and a soils report showed that the dirt had not been properly
compacted. Staff believed that this grading was acceptable
because the earth moving operation would occur solely on
property owned by the Daon Corporation and would only have to
cross three public streets. Approximately 70,000 cubic yards
would be exported to the adjacent Alicante Hills (CT 81-29) site
while the remainder would be exported to the nearby Alga Hills
property. A number of conditions which would help mitigate the
impacts of the offsite grading operation were included in the
Planning Commission Resolution approving this project.
As the Council is aware, there is a growing concern about
traffic congestion in the La Costa area. This is probably the
largest project approved in this portion of La Costa. As
mentioned previously, the traffic study prepared for this
project only addressed the impacts this project would have on
the streets in the immediate vicinity of this project. This
project did not address intersection capacities or traffic
impacts on La Costa Avenue.
At the December 3, 1985, City Council meeting, the CT 85-10/PUD-81
Rice, was continued until the City could complete a detailed
traffic study for the La Costa area. The City may not have that
option with this project since the map would expire before the
traffic study could be completed.
MH:ad