HomeMy WebLinkAbout1986-02-18; City Council; 8391-1; 299 Units ALGA HILLS ALGA RD PC Res 2492 TENT MAP.a . ..
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CITWF CARLSBAD - AGEND~ILL
TITLE: REQIJEST FOR APPROVAL OF 299 UNIT TENTATIVE YAP AND PLANNED UNIT /,i
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AB# f3?/-&/
MTG. DEVELOPMENT.
DEPT.eLN CT 84-41/PUD-77 - ALGA HILLS
2/18/86
RECOMMENDED ACTION:
The Planning Commission and staff are recommending that the Council direct the City Attorney's Office to prepare docume
APPROVING CT 84-41/PUD--77.
ITEM EXPLANATION
The applicant is proposing a 299 unit tentative map and pla
unit development on 64 acres located on the south side of A east of Alicante. This application was before the Council
October 29 of last year as a 537 unit project consisting of condominiums, duplexes, and small-lot sinqle family units.
that time the Council directed the applicant to meet vith
surrounding residents and to go back to the Planninq Commis resolve remaining issues.
The revised project was presented to the Planning Commissio
units. After receiving input from neighbors the Planninq
Commission added several conditions to the project and vote approve it. One of the conditions added reuuired the appli increase the size of a number of small lots which did not c to City policy. As a result, the project has been lowered
single family units. The density is now proposed at 4.67 d
This is lower than the existinq FMFI: (8-15 du's/ac) and is consistent with the General Plan amendment (see correspondi aqenda bill) proposed by staff for RM (4-8 du's/ac) . The p type proposed is largely small-lot single family units (350 lots) with some larger lots (up to 1 acre) located on the E
portion of the site.
The only remaining issue on the project is access. Rased c
from property owners on Alicante the applicant had oroposed
off the main road throuuh the project so that only a sinal1
oE units could exit on to Alicante Road. The rest of the (
would have to gain ingress and egress through two addition; points located directly on Alqa. Neither staff nor the Pli Commission could support this concept because of safety is:
The steepness of Alga in this area and the correspondins hj speeds make access extremely hazardous on to that street.
Road is signalized, creating safe entry on to Alga and was
to handle the majority of traffic from this project. The I Commission has conditioned this project to incorporate thi: as recommended by the City Traffic Engineer.
All of the other aajor recommendations from surroundinq prt owners were incorporated into the project including a subs1 reduction in density. For further information please see i
attached reports to the Planninq Commission.
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Page 2 of Agenda Bill Wo.
ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will
cause any significant impacts and, therefore, has issued a
Declaration, dated August 25, 1985. The Planning Commissio
1985. A copy of the environmental document is on file in t
Planning Department.
FISCAL IMPACT
The increased need for city capital facilities restilting fr development will be offset by the payment of the public fac
fee. Any capital facilities related directly to this devel
will be constructed and paid for by the developer.
Increased operating expenses related to this development wi offset to some extent from increased tax or fee revenue ger
by the development. No detailed economic impact analysis c
development has been conducted at this time so predictions portion of operating expenses covered by additional operati
revenue created as a result of this project cannot be made.
recommended approval of the Negative Declaration on Septemb
EXHIBITS
1. Location Map 2. Planning Commission Resolution No. 2492
3. Planning Commission Staff Report dated January 22, 1986 and January 8, 1986 w/attachments
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PLANNING COMMISSION RESOLUTION NO. 2492
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A 299 UNIT TENTATIVE TRACT MAP AND PLANNED UNIT DEVELOPMENT ON PROPERTY GENERALLY
LOCATED ON THE SOUTHEAST CORNER OF ALGA ROAD
AND ALICANTE ROAD.
APPLICANT: ALGA HILLS
CASE NO: CT 84-41/PUD-77
WHEREAS, a verified application for certain propc
wit:
Parcels 1 and 3 of Parcel No. 13158, in the City
Carlsbad, County of San Diego, State of Californ recorded in the Office of the County Recorder of
Diego County, on February 21, 1984 as File No. 8 of Official Records,
has been filed with the City of Carlsbad, and referred to
Planning Commission; and
WHEREAS, said verified application constitutes a
as provided by Title 21 of the Carlsbad Municipal Code; a
WHEREAS, the Planning Commission did, on the 25t
September, 23rd day of October, 1985 and on the 8th day o
1986, hold a duly noticed public hearing as prescribed by
consider said request; and
WHEREAS, at said public hearing, upon hearing an
considering all testimony and arguments, if any, of all 5 I I desiring to be heard, said Commission considered all fact 1 relating to the Tentative Tract Map and Planned Unit Devf
NOW, THEREFORE, BE IT HEREBY RESOLVED by the P1;
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public 1
the Commission hereby recomimends APPROVAL of CT 84-1 based on the following findings and subject to the J conditions:
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Findings:
1) The project is consistent with the City's General P the proposed density of 4.85 du's/acre is within or
below the density range of 8-1 5 du's/acre specified
Plan. site as indicated on the Land Use Element of the Ge
2) The site has been made suitable for the type and de the development since the site is adequate in size
to accommodate residential development at the densj
proposed.
The project is consistent with all City public fact 3)
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appropriate condition to this project, ensured
final map will not be approved unless the City finds that sewer service is available to serve
project. In addition, the Planning Commission condition that a note shall be placed on the f
that building permits may not be issued for th
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project .
b) The San Marcos School District has written a 1
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j e) The applicant has agreed and is required by th
! of an appropriate condition to pay a public fa
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i 4) The proposed project is consistent with the City's Development Ordinance and also complies with the I: Guidelines Manual. '
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6) This project requires the construction of the impro
facilities listed in the conditions of approval or of fees in lieu of construction. This project crea
direct need for the improvements or facilities for
stated in the staff report, If the improvements or are not provided, the project will create an unmiti burden on existing improvements and facilities. Fu
improvements and facilities are necessary to provid
adequate and appropriate service to future resident project consistent with City goals, policies and pl
Cond it ions :
1) Approval is granted for CT 84-41/PUD-77, as shown (
"AA" - "J", dated December 27, 1985, incorporated 1
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final map shall not be approved unless the City Col '
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7) Approval of this request shall not excuse complianct
sections of the Zoning Ordinance and all other appl ordinances in effect at time of building permit issr
Water shall be provided to this project pursuant to 1 8)
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Service agreement between the City of Carlsbad and
Real Water District, dated May 25, 1983.
Planning Department Conditions:
9) The applicant shall prepare a 24"x36" reproducible
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the Planning Director prior to the issuance of buil
permits.
10) The applicant shall establish a homeowner's associz corresponding covenants, conditions and restrictior
CC&R's shall be submitted to and approved by the PI
Director prior to final map approval. $1
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18) Any signs proposed for this development shall be de: conformance with the City's Sign Ordinance and shal:
review and approval of the Planning Director prior '
installation of such signs.
19) A uniform sign program for this development shall bl to the Planning Director for his review and approva occupancy of any building.
20) All roof appurtenances, including air conditioners, architecturally integrated and concealed from view
sound buffered from adjacent properties and streets
to Building Department Policy No. 80-6, to the sati the Planning and Building Directors.
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21) The applicant shall submit a street name list consi
the City's street name policy subject to the Planni
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22) The project shall provide bus stop facilities at lo
subject to the satisfaction of the North County Tra trict, Said facilities shall at a minimum include
free from advertising, and a pole for the bus stop
bench and pole shall be designed in a manner so as
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23) The developer shall display a current Zoning and La
in the sales office at all times, and/or suitable a to the satisfaction of the Planning Director.
17' 1 24) I public shall include but not be limited to trails, All sales maps that are distributed or made availat
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I I 26) Prior to occupancy of any units, the applicant shal ' a directory sign at the entrance to the project. 1
of this sign shall be approved by the Planning Dirc
27) If any condition for construction of any public imI or facilities, or the payment of any fees in lieu 1
imposed by this approval or imposed by law on this challenged, this approval shall be suspended as prc
Government Code Section 65913.5, If any such cond
determined to be invalid this approval shall be in1 the City Council determines that the project withoi condition complies with all requirements of law. I I
1 PC RES0 NO. 2492 -5- 'I
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28) All retaining walls greater than four feet reuuired property shall be designed and constructed in a crib
and shall be appropriately landscaped to the satisfa the Planning Director. Retaining walls less than fo shall be of brown slump stone with red brick cap. A
wall planting shall be properly maintained and shall
responsibility of the homeowner's association. The shall state this clearly.
29) CC&R's shall contain a provision prohibitinq the par storage of recreational vehicles onsite. In additio
applicant shall participate in the design and locati
permanent RV storage facility in the La Costa area,
this project's fair share of the cost of such facili
30) The applicant shall be required to submit detailed d
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Engineer. Lot area removed from these lots shall be to form an additional lot(s) to be owned and maintai Homeowner's Association and this shall be so reflect
CC&R' s.
A driveway plan showing the locations of industrial I 33) 18 within the project shall be approved by the Planninc prior to installation. Driveways shall be located t
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Engineering Conditions:
34) The developer shall obtain a grading permit prior tc
commencement of any clearing or grading of the site.
35) Prior to commencement of grading activity the develc
install a temporary fence around the parimeter of ar
be graded or disturbed. This fence shall be inspect 24
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approved by the public works inspector prior to the of grading activity.
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PC RES0 NO. 2492 -6-
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36) The grading for this project is defined as "controll
ing" by Section 11.06.170(a) of the Carlsbad Municip Grading shall be performed under the observation of engineer whose responsibility it shall be to coordin inspection and testing to ensure compliance of the w
the approved grading plan, submit required reports t
Engineer and verify compliance with Chapter 11 .06 of
Carlsbad Municipal Code.
37) Upon completion of grading, the developer shall ensu
"as-graded" geologic plan shall he submitted to the
Engineer. The plan shall clearly show all the geolc
exposed by the grading operation, all geologic corre
measures as actually constructed and must be based c tour map which represents both the pre and post site
This plan shall be signed by both the soils engineer engineering geologist. The plan shall be prepared c or similar drafting film and shall become a permaner
38) The applicant shall prepare a comprehensive drainagc hydraulic calculations to establish non erosive draj
this subdivision to the nearest improved, public dr; system. Specifically: the proposed drainage across sensitive areas, slopes and sewer easements shall be to provide protection to the sewer main, existing tc
downstream properties.
39) All slopes which require brow ditch and bench syster
tentative map, and City of Carlsbad standards) shal:
minimum utilize S.D.R.S. Type "C" drain system, unlf otherwise approved by the City Engineer. The engint
I work shall revise the design of this subdivision to standard bench requirements.
1 40) The owner of the subject property shall execute a hc harmless agreement regarding drainage across the ad l8
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property prior to approval of any grading or buildii for this project. ! 41) The applicant shall provide the minimum streets and
I widths as shown on the Tentative Map.
42) No grading shall occur outside the limits of the prq
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unless a letter of permission is obtained from the the affected properties.
43) Prior to approval of the grading plan for this subd the applicant shall submit written permission for g
within the S.D.G.& E power easenent, and Leucadia C
Sewer Easement.
44) A separate grading plan shall be submitted and appr separate grading permit issued for the borrow or di
if located within the city limits. 1 PC RES0 NO. 2492 -7-
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45) All slopes within this project shall be no steeper t
46) Prior to hauling dirt or construction materials to 2
proposed construction site within this project the 1
shall submit to and receive approval from the City F
for the proposed haul route. The developer shall cc all conditions and requirements the City Engineer ma
with regards to the hauling operation.
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47) The developer shall exercise special care during the construction phase of this project to prevent any of
siltation. The developer shall provide erosion cont measures and shall construct temporary desil t at ion/d
basins of type, size and location as approved by the Engineer, The basins and erosion control measures E shown and specified on the grading plan and shall be
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constructed to the satisfaction of the City Engineer
the start of any other grading operations, Prior to removal of any basins or facilities so constructed t
served shall be protected by additional drainage fac slope erosion control measures and other methods req
approved by the City Engineer. The developer shall the temporary basins and erosion control measures fo
of time satisfactory to the City Engineer and shall their maintenance and satisfactory performance throu
deposit and bonding in amounts and types suitable to
Eng ineer .
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48) Additional drainage easements and drainage structure
provided or installed as may be required by the City
neer.
49) The developer shall pay the current local drainage a
prior to approval of the final map for this project
construct drainage systems in conformance with the M
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The owner of the subject property shall execute a ho: 1 so) harmless agreement regarding drainage across the adji
property prior to approval of the final map €or this
51) The developer shall make an offer of dedication to tl
I for all public streets and easements required by the: The offer
made prior to issuance of any building permit €or th
project. All land so offered shall be granted to thc
free and clear of all liens and encumbrances and wit1
to the City. Streets that are already public are not
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conditions or shown on the tentative map,
1' to be rededicated.
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PC RES0 NO. 2492 -8-
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52) Alga Road shall be dedicated by the developer along subdivision frontage based on a centerline to right-
width of 51' feet and in conformance with City of C; Standards prior to occupancy of any buildings.
53) Direct access rights for all lots abutting Alga Roac
Road and Altisma Way (except specific points of acct shown on the tentative map or as conditioned in thi: resolution) shall be waived on the final map.
54) All intersections shall be redesigned to provide le:
grade as required by City Engineer and AASHTO Desigr
55) All intersections shall establish sight distance re: for design criteria. A note delineating each restrj
shall be placed on the final map.
56) The right-turn-in entrance on Alga Road is specific;
approved.
57) The cul-de-sac "B" Street is specifically not aDproc
secondary access requirements. Specific desiqn shal
approved by the City Engineer.
58) The radius of the right turn entrance from Alga Road designed in accordance with AASHTO standards using a desiqn speed of 25 MPH.
street shall connect to "A" Street to satisfy cul-de
59) Plans, specifications, and supporting documents for improvements shall be prepared to the satisfaction c Engineer. Prior to approval of the final map, the S
shall install, or agree to install and secure with a
security as provided by law, improvements shown on t
tentative map and the following improvements to City 18
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to the satisfaction of the City Engineer:
All public streets and driveway systems and uti1 serve this subdivision mentioned above and/or sh
the tentatie map, including access ramps at all street lights and frontage sidewalk replacement, defective due to erosion or lack of use.
60) Improvements listed above shall be constructed withi
months of final map approval and/or improvement plan
approval, whichever occurs first.
The developer shall construct private street accesset
public streets in such a way as to clearly designate private streets are not a portion of the public stret
The developer shall place a plague-type sign with tht
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~ PC RESO NO. 2492 -9-
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"PRIVATE STREET BEYOND THIS POINT", at the access p
private streets from public streets. The script on
shown above shall be capital letters of a size and
such as to be readable for a normally sighted perso
distance of 20 feet. The provisions of this condit
be met to the satisfaction of the City Engineer pri
issuance of a Certificate of Occupancy for any port
this project.
62) The developer shall install street trees at the equ 40-foot intervals along all public street frontages
conformance with City of Carlsbad Standards. The t
be of a variety selected from the approved Street 7
63) The proposed median opening on Alga Road is specifi approved.
64) The developer shall comply with all the rules, regL design requirements of the respective sewer and wat
regarding services to the project.
65) The design of all private streets and drainage syst
be approved by the City Engineer prior to approval
final map for this project. The design of all priv
shall conform to City of Carlsbad standards of pub1 13
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1 The structural section of all private streets shall
to City of Carlsbad Standards based on R-value test
private streets and drainage systems shall be inspc
City, and the standard improvem.ent plan check and j
fees shall be paid prior to approval of the final n
project .
66) All private streets and drainage systems shall be r
by the homeowner's association in perpetuity, Thi:
j ' 67) All concrete terrace drains shall be maintained by
homeowner's association (if on commonly owned prop individual property owner (if on an individually 09 An appropriately worded statement clearly identify] I responsibility shall be placed in the CC&R's.
68) All private streets, and where applicable, drivewaj
kept clear of parked vehicles at all times, and shz
posted "No Parking/Fire Lane Tow Away Zone" pursuar Section 17.04.040, Carlsbad Municipal Code.
I I 69) All plans, specifications, and supporting document:
improvements of this project shall be signed and sc Engineer in responsible charge of the work. Each !
be signed and sealed, except that bound documents T
sibility shall be clearly stated in the CC&R's.
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signed and sealed on their first page, Additional: I
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first sheet of each set of plans shall have the fo.
certificate:
PC RES0 NO. 2492 -10-
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m a
"DECLARATION OF RESPONSIBLE CHARGE"
I hereby declare that I am the Engineer of Work for
project, that I have exercised responsible charge o
design of the project as defined in Section 6703 of
Business and Professions Code, and that the design
consistent with current standards.
I understand that the check of project drawings and specifications by the City of Carlsbad is confined
responsibilities for project design,
(Name, Address and Telephone of Engineering firm)
Firm:
Address:
City, St.:
Telephone:
BY Date :
only and does not relieve me, as Engineer of Work,
- (Name of Engineer)
R.C.E. NO. #
70) The developer shall provide the City with a reprodc copy of the tentative map as approved by the Planni
Commission. The tentative map shall reflect the cc
approval by the City. The map copy shall be submit
City Engineer prior to improvement plan submittal i
24" x 36" in size and of a quality and material sat
to the City Engineer.
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District No, 1.
Approval of this tentative tract map shall expire t
months from the date of City Council approval unle: map is recorded, An extension may be requested by
applicant. Said extension shall be approved or der
discretion of the City Council. In approving an e,
the City Council may impose new conditions and may existing conditions.
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73) Developer shall, prior to final map approval, enter
agreement with the City for the developer to pay a impact fee for the developer's share of mitigating
future traffic problems at and near the intersect io
Camino Real and Olivenhain Road, and at and near th
intersection of El Camino Real and La Costa Avenue.
interim fees to be collected, at the time of buildi issuance, shall not exceed $250 per single family h unit, nor $200 per multiple family housing unit. T of such fees shall be determined by the City Counci
an area traffic impact study to be undertaken by th
concluded within six months after after approval of
applicant's tentative tract map. The limit on the
the fee is based on the City Engineer's estimate. Council finds that the cost of improvements require
fee, then the developer shall agree to pay that fee
determined by the City Council.
74) Prior to building permit approval, a traffic study
prepared to determine the extent of impacts that th will have on major streets in the La Costa area, in
Costa Avenue and El Camino Real to Interstate 5. 'I
shall determine a solution to these impacts and the
shall agree to perform or to participate in the sol
this subdivision until traffic impacts have been mi the satisfaction of the City Council. The studies now being conducted by the City may be used to sati condition if they are completed prior to the applic requesting approval of the final map.
determined by the City Council, No units shall be
Fire Conditions:
75) An all--weather access road shall be maintained thrc
construction. 1'
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All required fire hydrants, water mains and appurtc
shall he operational prior to combustible building being located on the project site.
Fire retardant roofs shall be required on all struc
78) Brush clearance shall he maintained according to tlr
specifications contained in the City of Carlsbad Li
Guidelines Manual.
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79) All fire alarm systems, fire hydrants, extinguishir
automatic sprinklers, and other systems pertinent 1
project shall be submitted to the Fire Department ' approval prior to construction. I ////
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80) All private streets shall be posted "NO Parking/Firc
Away Zone" pursuant to Section 17.04.040 Carlsbad MI
Code.
PASSED, APPROVED AND ADOPTED at a regular meeti
Planning Commission of the City of Carlsbad, California,
the 8th day of January, 1986, by the Eollowing vote, to
Smith & Holmes.
AYES: Chairman Schlehuber, Commissioners: M
NOES: Commissioners: Hall, McFadden & McBan
ABSENT : None.
ABSTAIN : None.
CLARENCE SCHLEHUBER, Chairm CARLSBAD PLANNING COMMISSIO
ATTEST:
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MICHAEL J. HOLZMILLER
PLANNING DIRECTOR
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PC RES0 NO. 2492 -1 3-
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MEMORANDUM
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DATE: JANUARY 22, 1986 ( Tt - TO : PLANNING COMMISSION
FROM : PLANNING DEPARTMENT
SUBJECT: CT 84-41/PUD-77 - ALGA HILLS - Request for approva a 311 unit tentative tract map and planned unit development, located at the southeast corner of A1
Road and Alicante Road.
I. RECOMMENDATION
That the Planning Commission ADOPT Resolution No. 2492, recommending APPROVAL of CT 84-41/PUD-77 to the City Counci
based on the findings and subject to the conditions contain( therein, and with the two additional conditions listed belo!
This project was continued by the Planning Commission from meeting of January 8, 1986. Staff received the plan on Thu afternoon and has reviewed it as thoroughly as possible in short time permitted.
Our review indicates that the applicant has responded to thl Planning Commission comments in the following manner:
1) Widened nearly all streets to 32' to allow parking
2) Increased lot sized to 3500 square feet where poss
3) Reduced the project by twelve units
4) Increased most lot frontages to correspond to poli
5) The applicant did not have time to change the map
reflect Planning Commission comments on access poi,
The project, however, is conditioned to reflect thc Commission's direction.
one side
Staff still has several concerns regarding seven lots and
involving lot size and lot widths. An additional concern involves the length of lots in Phase 3 as they exceed three times the width. We feel these concerns can be easily hand however, through the addition of the following conditions:
1 ) Lot sizes and widths in Phases 1, 6, 9, 10, 11, 12
and 15 shall meet Planning Department Policy No. 1
the satisfaction of the Planning Director,
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2) Lots in Phase 3 where length exceeds width by threl times shall be reduced in length to the satisfacti the City Engineer. Lot area removed from these lo shall be combined to form an additional lot(s) to owned and maintained by the Homeowner's Associatio this shall be so reflected in the CC&R's.
Staff is recommending approval of CT 84-41/PUD-77 with the
addition of the above conditions to Planning Commission Resolution No, 2492,
ATTACHMENT
1) Original Staff Report with attachments, dated January 8
1986
CG:bn
APPLICATI-SUBMITTAL DATE
NOVEMBER 30, 1984 e
@ STAFF REPORT
DATE : JANUARY 8, 1986
TO : PLANNING COMMISSION
FROM : PLANNING DEPARTMENT
SUBJECT: CT 84-41/PUD-77 - ALGA HILLS - Request for approval a 311 unit tentative tract map and planned unit
development, located at the southeast corner of A15
Road and Alicante Road.
I. RECOMMENDATION
That the Planning Commission ADOPT Resolution No. 2492,
recommending APPROVAL of CT 8.-/PUD-77 to the City Council
based on the findings and subject to the conditions contain6
therein.
11. PROJECT DESCRIPTION
The applicant is requesting approval of a 311 unit tentativt tract map and planned unit development, located as describec
above. The proposed project will be located on a 64 acre SI
and have a density of 4.85 du/ac. This is in conformance WI
and below the low end of the General Plan designation for tl
site of KMH, Residential Medium High (8-15 du/ac). (A Gene1
Plan Amendment is currently being processed to change the Gc
Plan to RM (4-8 du's/ae). The proposed density is in confoi
with the RM density).
The proposed project will consist of the following uses,
proposed to be developed in 16 phases:
1) Nineteen (19) single-family detached homes on average f square foot lots, located adjacent to Alicante Road an( across the street from the La Costa Valley Subdivision
development.
These residential lots will be sold for custom home
2) Thirteen (13) single-family detached homes on lots whic
in size from 7,750 square feet to over one acre, locatc
within the northeast corner of the property, adjacent .
the large-lot custom homes of Estates North. These
residential lots will be sold for custom home developmi
3) Two hundred and eighty (280) detached patio homes on 1(
which vary in size from 3,000 square feet to 10,659 sq
feet, located throughout the remainder of the property These patio homes will range in size from 1,181 square
to 1,494 square feet.
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In association with the residences, three community recreati areas consisting of swimming pools, cabanas, barbeque, and I areas are proposed. In addition, two tennis courts, three t
lots and four picnic/barbeque areas will he located throughc
the property.
Access to the property is proposed from Alicante Road and Alga Road.
The project site is presently vacant and slopes steeply fro1 north and west to the southeast. Approximately one half of site has been previously disturbed by a borrow operation. '
remainder of the property is covered by coastal sage scrub. Freshwater marsh and riparian habitats have formed in the mi
drainage along the eastern property line. These habitats a:
considered as rare and valuable wildlife habitats.
The property to the north of the project site across Alga Rc designated RM (4-8 du/ac) and is undeveloped. The property
the south is designated RMH (8-15 du/ac), is fully develope(
projects ranging in density from 18 to 20 du/ac. The prope
the east contains an open space lot and also area designatec
(0 to 1.5 du/ac) and developed with large lot single family custom homes (Estates North). The property to the west acrl Alicante Road is designated RLM (0 to 4.0 du/ac) and is devc
with single family residences on minimum 10,000 square foot lots.
111. ANALY S I S
Planning Issues
1) Does the proposed project conform to the development standards of the Planned Development Ordinance?
2) Does the project conform to the design criteria of the
Planned Development Ordinance?
3) Is the proposed project compatible with adjacent land
and acceptable to surrounding residents?
4) Does the proposed project address the environmental sensitivities of the site?
DISCUSSION
The proposed project adequately complies with the developme
standards of the Planned Development Ordinance. All residences will have a two-car garage with a minimum dimens
of 400 square feet. This will provide the adequate space t
fulfill the storage requirements as well as provide parking
two cars. Adequate guest parking will be available in park bays scattered throughout the project.
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All residences will be set back at least 20 feet from frontj
private driveways or streets in conformance with the Plannei Development Ordinance. All units will also have minimum fi1 foot sideyard setbacks and a minimum rearyard dimension of 1 feet. In addition, three community recreation areas, each consisting of a swimming pool, cabana and patio/barbeque arc are proposed. Two tennis courts, three tot lots and four picnic/barbeque areas will also be located throughout the property .
The project also conforms with the design criteria of the P: Development Ordinance at the density proposed. The project
been laid out to provide views for many of the units. Heav; landscaping and entry monuments will provide attractive ent to the project from along Alga Road and Alicante Road. Enr pavement will also be provided along all neighborhood priva' street entryways. The common recreation areas proposed wil to create visual breaks throughout the project. These recrc areas are conveniently located and readily accessible to a1 units within the project. All manufactured slopes will be
heavily landscaped to enhance the visual quality of the pro
For these reasons, staff feels that the project justifies tl density proposed.
It is staff's opinion that the project as proposed is compa
with surrounding land uses. Of particular concern is the
project's compatibility with the large lot, single-family
residential subdivisions to the east and west of the proper
While there is no question that the proposed project will bi
more intense than these surrounding projects, it is nonethe felt by staff that the applicant has attempted to design th
project to ensure its compatibility with adjacent uses by: (1) including only single-family residences within the proj
design, and by (2) incorporating the larger residential lot along the eastern and western sides of the property, neares the existing aforementioned single-family residential
subdivisions.
With regard to the project's acceptance by surrounding resi the applicant has met with surrounding residents to listen their concerns over the development of the subject property These suggestions included; that the property be developed exclusively with single-family residences and that the pro j access along Alicante Road be limited to reduce potential t nuisance and/or congestion impacts. In accordance, the pro
has been designed to include only single-family residences, to include a cul-de-sac access along Alicante Road, whereby
19 dwelling units will take access onto/off of Alicante Roa The remainder of the 292 project units will take access alo
Alga Road. Attached as Exhibit IlKI', is a letter from the L
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Costa Community Awareness Group, expressing support of the
proposed project. Although the surrounding community is
supportive of the proposed project, it is staff's opinion t through access from Alga Road to Alicante Road is the prefe circulation alternative. Implementation of this circulatio alternative would result in a more equitable distribution o project trips along Alicante and Alga Roads instead of load the majority of project trips at the Alga Road access point
Staff feels that the alignment as proposed comprises safety permitting a median break and two additional access points
Alga Road. This portion of Alga Road is on a hill where vehicle speeds tend to accelerate. Alicante Road was desig collect the traffic generated from this project. A type of
traffic signal currently exists at Alga and Alicante Roads,
making that a safe entrance onto Alga Road.
The project has also been designed to ensure the preservati the existing onsite stream and riparian habitat located wit
the southeastern corner of the property. All proposed
development has been pulled back from this sensitive area a
all manufactured slopes adjacent to this area will be plant
with native vegetation.
In conclusion, staff believes that the proposed project is consistent with the development standards and design criter the Planned Development Ordinance and is compatible with
adjacent land uses and acceptable to surrounding residents.
Therefore, staff recommends approval of CT 84-41/PUD-77,
IV. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project coul a significant impact on the environment and, has not issued Negative Declaration for this project.
ATTACHMENTS
1. Planning Commission Resolution No. 2492
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Exhibits "AA" - "J" dated December 27, 1985
6. Exhibit "K"
CDD t ad
12/18/85
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BACKGROUND DATA SHEFT
CASE No: CT 84-41/puD-77
APPLICW: Alga Hills
REQUEST m ~ATION: Request for atentative tract map c planned unit de
to allow 311 dwelling unit on 64 acres, located at the southeast corner c
Road and Alicante Road
LEIGAI; DESCRIPTION: Parcels 1 & 3 of Parcel No. 13158 in the City of Carls
Cty of SD,State of CA, recorded in the office of the Cty Recorder of SD C
February 21, 1984 as file No. 84-061796 of Official Records. APN: 215-480
Acres 64 Proposed No. of Lots/Units 311 units
GE"l PLAN AND ZONING
Land Use Designation RM 4-8
Density Allowed 4-8 du/ac Density Proposed 4.85 du/ac
Existing Zone RD-M Proposed Zone PD
Surrounding Zoning and Land Use:
Zoning Land Use
Site RD-M vacant
Korth PC vacant
South RD-M multi family
East PC single family
West R-1-10 single family
F"BLIC FACILITIES
School District San Marcos Water Carlsbad Sewer Ieucadia EDU's 537
Public Facilities Fee Agrement, dated
ENVIR0"CAL IMPACT ASSESSMENT
November 27, 1984
Negative Declaration, issued
E.I.R. Certified, dated -
Other,
1-- ------- - - ----
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,-
A~~~~M: P.G.M. Corporation
Nae (individual, partnership, joint venture, corpration, sy
11300 sorrento Valley M., Ste. 200, San Dieqo, CA 92121
BUSbOSS Address
(619) 450-2101
TeLephono Numb.r
AGENT:
Name
Business Address
Telephone Numkr
r
MEMBERS: ,/ George A. Fermanian
Home Address I Elate -(individual, partner, joint 1 venture, comaration, syndication)
I
11300 Sorrento Valley Rd. #200 San Diego, CA. 92121 Business Address
450-2101
Telephone Net Telephone Xumber
??me Borne Address
3isiness Mdress
Teie2'nor.s NcslSet Teleplmne Xunber
(Attach more sheets if necessary)
I/We d=c12== ur.der ger.alty of perjury that the infomation contaized in tl closure is tnn and correct and that it will remain true and correct ad E
relic2 upoa as Seing true and correct until snended.
Ap21 ican t !..--*A