HomeMy WebLinkAbout1986-05-13; City Council; 8391-2; TENTATIVE MAP, ZONE CHANGE, AND PLANNED UNIT DEVELOPMENT FOR 299 UNITS (CT 84-41/ PUD 77/ ZC 342) ALGA HILLSr
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CIT(pF CARLSBAD - AGENDeILL
DEI AB#=*TITLE:,,,,,,,., mp, ZONE CHANGE, AND PLAMNED ~~~.5/13/86 UNIT DEVELOPMENT FOR 299 'JNITS - cor ~-4i/ CIT
DEPJ, PLN
RECOMMENDED ACTION:
Both the Planning Commission and staff are recommending that
City Council adopt the negative declaration issued by the P1 Director and direct the Attorney's Office to prepare documer approving CT 84-41/PUD-77 per Planning Commission Resolutior No. 2550, and introduce Ordinance No. - Lg57& , APPROVING 2
In addition staEf would request the Council direct the Attor
Off ice to incorporate changes discussed i.n the attached mm
adopted Council ordinance regarding the La Costa traffic €e€ the increased public facilities fee.
CIT PUD-77 // 212-342 - ALGA HILLS (SO. C4L)
from the Planning Director (May 7, 1986) to reflect recentlq
ITEM EXPLANATION
A General Plan Amendment was approved for this property by
Council on February 18, 1986, reducing the density from 8-1
(from RD-M to RD-M(5)) was continued so that it could be brc
forward with the tentative map at the request of the applic Both the Planning Commission and staff are recommending app the zone change as it is consisteqt it? the recently appro. General Plan Amendment and locks in the density €or this prc
at a maximum of 5 du's/acre.
The tentative map and planned unit development were first h the city Council on October 29 of last year.
project was proposed as a 537 unit development consisting 1
of condominiums. The City Council sent the project back to Planning Cornmission with the understanding that the applica should meet with the surrounding property owners to try and some of their COTIC~C~S. Xajor areas of neighborhood concer expressed included density (8.39 du's/ac), product type and access.
A revised project containing 311 ilnits )vas presented to the Planning Commission on January 22. After receiving input f neighbors the Planning Commission added several conditions project and voted to approve it. 9ne of the conditions ad6
required the applicant to increase the size of a number of
lots which did not conform to City policy. As a result, t'r
project has been lowered to 299 single family mits. The 1
is now proposed at 4.67 du's/ac. This is at the low end of recently approved RM designation (4-8 du's/ac). The produc
proposed is largely small-lot single family units (3500 sq, lots) with some larger lots (up to 1 acre) located on the F
portion of the site.
du's/ac (RMH) to 4-8 du's/acre (RM). The corresponding zonc
At that time
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Page 2 of Agenda Bill No. 8;7f/-&& -- - ---
Most of the major issues affecting the neighboring residents
been nitigated. The product type is now single family and t
density has been greatly reduced. The only reinaining issue
access. Based on input from property owners on Alicante the applicant had proposed closing off the min road through the project so that only a small number of units could exit on t Alicante Road (refer to attached Exhibit labeled - Residents
Preferred Access). The rest of the units would have to gain ingress and egress through two additional access points loca directly on Alga. Neither staff nor the Planning Commissior
support this concept because of safety issues affecting all
Costa residents using Alga Road. The steepness of Alga in t
area and the corresponding high speeds makes access extreme1 hazardous on to that street. Alicante Road is signalized, f a safe place for access an to Alga. Alicante Road was desic handle the majority of traffic Erom this project. The Plan]
Commission has conditioned this project to incorporate full
through the project to Alicante Road as recommended by the I Traffic Engineer.
All of the other major recommendations from surrounding pro] owners were incorporated into the project including a subst<
reduction in density. The Planning Commission and staff arc
recommending approval of both the zone change and the tenta map. It should be noted that approval does not allow this to be built at this tine. 9 community facilities managemen program for the area in which the project is located must 'n~ prepared before the project can move forward. For further information please see the attached reports to the Planning Commission.
ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will cause any significant impacts because potential impacts hav
mitigated and, therefore, has issued a Mitigated Negative
Declaration, dated necember 21, 1985. The Planning Cornmiss
23, 1986. A copy of the environmental document is on file Planning Department.
FISCAL IMPACT
The increased need for city capital facilities resulting 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.
recommended approval of the Mitigated Negative Declaration
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Page 3 of Agenda Bill No. 839 / -*A
Increased operating expenses related to this development wi!
offset to some extent from increased tax or fee revenue genc
by the development. No detailed economic impact analysis 01
development has been conducted at this time so predictions (
portion of operating expenses covered by additional operatir
revenue created as a result of this project cannot be made.
EXHIBITS
1. Location Map
2. Zoning 74ap
3. city Council Ordinance NO. *474L, -- (ZC-342)
5, Planning Commission Staff Reports dated April 23, 1986,
6. Planning Commission Staff Report dated April 23, 1986
7. Exhibits - Planning Commission Recommendation
Developer Proposal -
8. Memorandum from the ?lanning Director dated May 7, 1986
4. Planning Commission Resolution No. 2'550
January 22, 1986 & January 8, 1986 w/attachments
(CT 84-41/PUD--77)
w/attachments (ZC-342)
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9796 ORDINANCE NO. -
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AMENDING TITLE 21 OF THE
CARLSBAD MUNICIPAL CODE BY AMENDING THE ZONING
MAP FOR A ZONE CHANGE FROM RD-M TO RD-M-5 ON PROPERTY GENERALLY LOCATED ON THE SOUTHEAST
CORNER OF ALGA ROAD AND ALICANTE ROAD.
APPLICANT: CITY OF CARLSBAD
CASE NO: ZC-342
The City Council of the City of Carlsbad, Calif
.does ordain as follows:
SECTION 1: Title 21 of the Carlsbad Municipal
amended by the amendment of a zoning map for a zone chan
M to RD-M-5 on property as shown on the map marked ZC-34
Exhibit "B", attached hereto and made a part hereof.
EFFECTIVE DATE: This ordinance shall be effect
days after its adoption, and the City Clerk shall certif
adoption of this ordinance and cause it to be published
once in the Carlsbad Journal within fifteen days after i
adoption.
INTRODUCED AND FIRST READ at a regular meeting
Carlsbad City Council held on the day of
~ 1986, and thereafter
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PLANNING COMMISSION RESOLUTION NO. 2550
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSRAD, 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 pro
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wit:
Parcels 1 and 3 of Parcel No. 13158, in the Cit
Carlsbad, County of San Diego, State of Califor recorded in the Office of the County Recorder c
Diego County, on February 21, 1984 as File No.
of Official Records,
has been filed with the City of Carlsbad, and referred t
Planning Commission; and
WHEREAS, said verified application constitutes I 1 as provided by Title 21 of the Carlsbad Municipal Code;
WHEREAS, the Planning Commission did, on the 23
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April, 1986, hold a duly noticed public hearing as presc
law to consider said request; and
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desiring to be heard, said Commission considered all fac
relating to the Tentative Tract Map and Planned Unit De\
NOW, THEREFORE, RE IT HEREBY RESOLVED by the PI
Commission as follows:
A) That the above recitations are true and correct.
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B) That based on the evidence presented at the public
the Commission hereby recommends APPROVAL of CT 84- based on the following findings and subject to the conditions:
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'Findings:
1) The project is consistent with the City's General Pli
the proposed density of 4.85 du's/acre is within or I
below the density range of 4-8 du's/acre specified fc site as indicated on the Land Use Element of the Gent
Plan.
The site has been made suitable for the type and den:
the development since the site is adequate in size ai to accommodate residential development at the densit: proposed.
The project is consistent with all City public facilj
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icies and ordinances since:
a) The Planning Commission has, by inclusion of an
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appropriate condition to this project, ensured tk
final map will not be approved unless the City Cc finds that sewer service is available to serve tk
project. In addition, the Planning Commission he
that building permits may not be issued for the I
unless the City Engineer determines that sewer SE available, and building cannot occur within the I
unless sewer service remains available, and the E
Commission is satisfied that the requirements of
Public Facilities Element of the General Plan har
met insofar as they apply to sewer service for th project.
b) The San Marcos School District has written a lett November 20, 1984, stating that school facilities
available to this project.
condition that a note shall be placed on the fin;
22 e) The applicant has agreed and is required by the i of an appropriate condition to pay a public facil fee. Performance of that contract and payment of
23 I will enable this body to find that public facilit
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6) This project requires the construction of the irnpro?
or facilities listed in the conditions of approval 4
payment of fees in lieu of construction. This projr
creates a direct need for the improvements or facil
the reasons stated in the staff report. If the imp or facilities are not provided, the project will crc
Further, the improvements and facilities are neces:
provide safe, adequate and appropriate service to fi residents of the project consistent with City goals,
policies and plans.
unmitigated burden on existing improvements and fac
~ Conditions:
1) Approval is granted for CT 84-41/PUD-77, as shown 01
Exhibits "AA" - I'J", dated December 27, 1985, incorl
by reference and an file in the Planning Department Development shall occur substantially as shown unlet otherwise noted in these conditions.
2) This project is approved upon the express condition
final map shall not be approved unless the City Cour
finds as of the time of such approval that sewer se1 available to serve the subdivision.
3) This project is approved upon the express condition building permits will not be issued for development subject property unless the City Engineer determines sewer facilities are available at the time of applic
for such sewer permits and will continue to be avail
until time of occupancy. This note shall be placed final map.
4) This project is approved upon the express condition applicant shall pay a public facilities fee as requi
City Council Policy No. 17, dated April 2, 1982, on
with the City Clerk and incorporated herein by refer and according to the agreement executed by the appli payment of said fee, a copy of that agreement, dated November 27, 1984, is on file with the City Clerk an incorporated herein by reference. If said fee is nc as promised, this application will not be consistent
the General Plan and approval for this project shall
void.
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5) The applicant shall pay park-in-lieu fees to the Cit
to the approval of the final map as required by Chap
20.44 of the Carlsbad Municipal Code.
' 6) The applicant shall provide school fees to mitigate conditions of overcrowding as part of building permi
application. These fees shall be based on the fee sc in effect at the time of building permit application
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7) Approval of this request shall not excuse complianc
all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of bui
permit issuance.
8) Water shall be provided to this project pursuant to
Water Service agreement between the City of Carlsba
Costa Real Water District, dated May 25, 1983.
Planning Department Conditions:
9) The applicant shall prepare a 24"x36" reproducible 1
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the final site plan incorporating the conditions COI
herein. Said site plan shall be submitted to and a]
by the Planning Director prior to the issuance of bi permits.
10 ) The applicant shall establish a homeowner I s associai corresponding covenants, conditions and restriction:
CC&R's shall be submitted to and approved by the P1, Director prior to final map approval.
11) All perimeter landscaping shall be provided concurrc the first phase of development subject to the satisf
of the Planning Director.
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14) The applicant shall prepare a detailed landscape and tion plan which shall be submitted to and approved k Planning Director prior to the issuance of grading c building permits, whichever occurs first.
15) A 500' scale map of the subdivision shall be submitt
the Planning Director prior to the recordation of th
map. Said map shall show all lots and streets withi adjacent to the project.
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permit, whichever occurs first.
17) All landscaped areas shall be maintained in a health thriving condition, free from weeds, trash, and debr
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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 installat ion of such signs.
A uniform sign program for this development shall bf 19) submitted to the Planning Director for his review ai
approval prior to occupancy of any building .
20) All roof appurtenances, including air conditioners,
architecturally integrated and concealed from view (
sound buffered from adjacent properties and streets
pursuant to Building Department Policy No. 80-6, to satisfaction of the Planning and Building Directors
21) The applicant shall submit a street name list consi:
with the City's street name policy subject to the PI Director's approval prior to final map approval.
22) The project shall provide bus stop facilities at loc
subject to the satisfaction of the North County Trar trict. Said facilities shall at a minimum include i free from advertising, and a pole for the bus stop I The bench and pole shall be designed in a manner so
not detract from the basic architectural theme of tf project and said design shall be subject to the appr
the Planning Director and North County Transit Distr
23) The developer shall display a current Zoning and Lan
Map in the sales office at all times, and/or suitabl
alternative to the satisfaction of the Planning Dire
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I 24) All sales maps that are distributed or made availabl
public shall include but not be limited to trails, f 1 and existing schools, parks, and streets.
1 25) Building identification and/or addresses shall be pl
I from the street or access road; color of identificat
and/or addresses shall contrast to their background
26) Prior to occupamcy of any units, the applicant shall construct a directory sign at the entrance to the pr
The design of this sign shall be approved by the Pla Director.
27) If any condition for construction of any public impr or facilities, or the payment of any fees in lieu th
imposed by this approval or imposed by law on this p are challenged, this approval shall be suspended as in Government Code Section 65913.5. If any such con1 is determined to be invalid this approval shall be i unless the City Council determines that the project
the condition complies with all requirements of law.
I all new and existing buildings so as to be plainly v
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28) All retaining walls greater than four feet required (
property shall be designed and constructed in a crib
and shall be appropriately landscaped to the satisfa< the Planning Director. Retaining walls less than fot
shall be of brown slump stone with red brick cap. Al
wall planting shall be properly maintained and shall
responsibility of the homeowner's association, The C
shall state this clearly.
29) CC&R's shall contain a provision prohibiting the park
storage of recreational vehicles onsite. In additior applicant shall participate in the design and locatic permanent RV storage facility in the La Costa area, z
this project's fair share of the cost of such facilit
30) The applicant shall be required to submit detailed de guidelines for the custom homes proposed for Phases 3
prior to the issuance of building permits. Guideline
and with surrounding properties. These guidelines ar to the approval of the Planning Director.
31) Lot sizes and widths in Phases 1, 6, 9, 10, 11, 12, 1
ensure compatibility with other buildings in this dev
shall meet Planning Department Policy No. 12 to the satisfaction of the Planning Director.
32) Lots in Phase 3 where length exceeds width by three t shall be reduced in length to the satisfaction of the Engineer. Lot area removed from these lots shall be to form an additional lot(s) to be owned and maintain
Homeowner's Association and this shall be so reflecte
CCLR' s.
33) A driveway plan showing the locations of driveways wii project shall be approved by the Planning Director pr
installation. Driveways shall he located to maximize parking,
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Engineering Conditions:
34) The developer shall obtain a grading permit prior to
commencement of any clearing or grading of the site.
35) Prior to commencement of grading activity the develop(
install a temporary fence around the parimeter of are;
be graded or disturbed. This fence shall be inspectec approved by the public works inspector prior to the be of grading activity.
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36) The grading for this project is defined as "control
ing" by Section 11.06.170(a) of the Carlsbad Munici
Grading shall be performed under the observation of
engineer whose responsibility it shall be to coordi inspection and testing to ensure compliance of the
the approved grading plan, submit required reports City Engineer and verify compliance with Chapter 11 the Carlsbad Municipal Code.
37) Upon completion of grading, the developer shall ens an "as-graded" geologic plan shall be submitted to
Engineer. The plan shall clearly show all the geol
exposed by the grading operation, all geologic corr measures as actually constructed and must be based
tour map which represents both the pre and post sit grading. This plan shall be signed by both the soi
engineer and the engineering geologist. The plan E prepared on a mylar or similar drafting film and SF
become a permanent record.
38) The applicant shall prepare a comprehensive drainas with hydraulic calculations to establish non erosit drainage from this subdivision to the nearest imprc public drainage system. Specifically: the propose
drainage across the sensitive areas, slopes and sev easements shall be designed to provide protection t
sewer main, existing terrain and downstream propert
39) All slopes which require brow ditch and bench systc tentative map, and City of Carlsbad standards) shal
minimum utilize S.D.R.S. Type "C" drain system, unl otherwise approved by the City Engineer. The engir
work shall revise the design of this subdivision tc
I for standard bench requirements.
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i 40) The owner of the subject property shall execute a 1
~ harmless agreement regarding drainage across the ac
property prior to approval of any grading or build- '1 for this project.
41) The applicant shall provide the minimum streets ant
widths as shown on the Tentative Map.
42) No grading shall occur outside the limits of the p unless a letter of permission is obtained from the the affected properties.
43) Prior to approval of the grading plan for this sub
the applicant shall submit written permission for within the S.D.G.& E power easement, and Leucadia
Sewer Easement.
1 44) A separate grading plan shall be submitted and app
a separate grading permit issued for the borrow or site if located within the city limits.
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45) All slopes within this project shall be no steeper t
46) Prior to hauling dirt or construction materials to E
proposed construction site within this project the (
shall submit to and receive approval from the City I
for the proposed haul route. The developer shall cc.
with all conditions and requirements the City Engine impose with regards to the hauling operation.
47) The developer shall exercise special care during tht
construction phase of this project to prevent any 01
siltation. The developer shall provide erosion coni measures and shall construct temporary desiltation/c basins of type, size and location as approved by tht
Engineer. The basins and erosion control measures : shown and specified on the grading plan and shall bt
constructed to the satisfaction of the City Engineel to the start of any other grading operations. Prioi
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removal of any basins or facilities so constructed i served shall be protected by additional drainage fa( slope erosion control measures and other methods re( approved by the City Engineer. The developer shall
the temporary basins and erosion control measures fc period of time satisfactory to the City Engineer an(
guarantee their maintenance and satisfactory perforr
through cash deposit and bonding in amounts and typf suitable to the City Engineer.
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48) Additional drainage easements and drainage structurc
be provided or installed as may be required by the (
Engineer.
49) The developer shall pay the current local drainage
I prior to approval of the final map for this project i construct drainage systems in conformance with the Drainage Plan and City of Carlsbad Standards as req I the City Engineer. 1 50) The owner of the subject property shall execute a h
I harmless agreement regarding drainage across the ad
property prior to approval of the final map for thi
project .
for all public streets and easements required by th conditions or shown on the tentative map. The offe
be made prior to issuance of any building permit fo project. All land so offered shall be granted to t free and clear of all liens and encumbrances and wi cost to the City. Streets that are already public
51) The developer shall make an offer of dedication to
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j required to be rededicated.
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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
Alicante Road and Altisma Way (except specific poinl access as shown on the tentative map or as conditio1
this resolution) shall be waived on the final map.
54) All intersections shall be redesigned to provide le: 6% grade as required by City Engineer and AASHTO De: Manual.
55) All intersections shall establish sight distance
restrictions for design criteria. A note delineatii
restricted zone shall be placed on the final map.
approved. 56) The right-turn-in entrance on Alga Road is specifici
57) The cul-de-sac "B" Street is specifically not appro'
sac and secondary access requirements. Specific de:
shall be approved by the City Engineer.
This street shall connect to "A" Street to satisfy (
58) The radius of the right turn entrance from Alga Roac
be designed in accordance with AASHTO standards usii
minimum design speed of 25 MPH.
59) Plans, specifications, and supporting documents for improvements shall be prepared to the satisfaction t
City Engineer. Prior to approval of the final map,
Subdivider shall install, or agree to install and sc
with appropriate security as provided by law, improy
shown on the tentative map and the following improvl
City Standards to the satisfaction of the City Engii
All public streets and driveway systems and uti
serve this subdivision mentioned above and/or s'
street lights and frontage sidewalk replacement
found defective due to erosion or lack of use.
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the tentatie map, including access ramps at all
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60) Improvements listed above shall be constructed with
months of final map approval and/or improvement pla
approval, whichever occurs first.
61) The developer shall construct private street access
public streets in such a way as to clearly designat the private streets are not a portion of the public
system. The developer shall place a plaque-type si the legend,
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"PRIVATE STREET BEYOND THIS POINT", at the access pc 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 persol distance of 20 feet. The provisions of this condit.
be met to the satisfaction of the City Engineer pric
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 T
63) The proposed median opening on Alga Road is specifit approved.
64) The developer shall comply with all the rules, regu and design requirements of the respective sewer and agencies 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
streets shall conform to City of Carlsbad standards
streets. The structural section of all private str
conform to City of Carlsbad Standards based on R-va
All private streets and drainage systems shall be
by the City, and the standard improvement plan chec inspection fees shall be paid prior to approval of
map for this project.
66) All private streets and drainage systems shall be m by the homeowner's association in perpetuity. This 1 sibility shall be clearly stated in the CC&R's.
67) All concrete terrace drains shall be maintained by homeowner's association (if on commonly owned prope the individual property owner (if on an individual1
lot). An appropriately worded statement clearly id the responsibility shall be placed in the CCbtR's.
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68) All private streets, and where applicable, driveway
kept clear of parked vehicles at all times, and sha posted "No Parking/Fire Lane Tow Away Zone" pursuan
Section 17.04.040, Carlsbad Municipal Code.
1 69) All plans, specifications, and supporting documents improvements of this project shall be signed and se
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the Engineer in responsible charge of the work. Ea
shall be signed and sealed, except that bound docun be signed and sealed on their first page. Additior: first sheet of each set of plans shall have the fol
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certificate:
PC RES0 NO. 2550 -1 0-
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"DECLARATION OF RESPONSIBLE CHARGE"
I hereby declare that I am the Engineer of Work for
project, that I have exercised responsible charge ov
design of the project as defined in Section 6703 of
Business and Professions Code, and that the design j
consistent with current standards.
I understand that the check of project drawings and
specifications by the City of Carlsbad is confined t
review only and does not relieve me, as Engineer of my responsibilities for project design.
(Name, Address and Telephone of Engineering firm)
Firm:
Address:
City, St.:
Telephone:
BY Date: - (Name of Engineer)
R.C.E. NO. #
70) The developer shall provide the City with a reproduc
mylar copy of the tentative map as approved by the I
Commission. The tentative map shall reflect the COI
of approval by the City. The map copy shall be sub1
the City Engineer prior to improvement plan submitti
I shall be 24" x 36" in size and of a quality and matc
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satisfactory to the City Engineer.
Prior to recordation of any final map for this deve
approval of any grading or building permits for thi
project, the owner shall give written consent to thl
annexation of the area shown within the boundaries
tentative map into the existing City of Carlsbad St
Lighting and Landscaping District No. 1.
72) Approval of this tentative tract map shall expire t four months from the date of City Council approval
final map is recorded. An extension may be request
applicant. Said extension shall be approved or den
the discretion of the City Council. In approving a
may revise existing conditions. extension, the City Council may impose new conditio
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PC RES0 NO. 2550 -1 1-
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73) Before and as a condition of obtaining a final map, (
development permit or site plan approval under Title Carlsbad Municipal Code, the subdivider shall enter
contract with the City whereby the subdivider covenai
interest to the following:
a) Not opposing and consenting to the formation of ( and major thoroughfare district for the southern
b) Payment of the bridge and major thoroughfare fee area of the district in which this development i: located.
behalf of the subdivider and subdivider's successors
the City.
c) Payment of the traffic impact fee established pu
Chapter 18.42 of the Carlsbad Municipal Code.
74) Building permits for this project shall not be issue1 the applicant, as a condition of the building permit
with the provisions of City Council and Ordinance No any subsequent ordinance or establishing a developmel
management system, or public facilities financing or
programs as referenced in Ordinance No. 9791.
Fire Conditions:
75) An all-weather access road shall be maintained throul construction.
76) All required fire hydrants, water mains and appurten
shall be operational prior to combustible building m being located on the project site.
77) Fire retardant roofs shall be required on all struct
Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Lan Guidelines Manual.
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79) All fire alarm systems, fire hydrants, extinguishing automatic sprinklers, and other systems pertinent to
project shall be submitted to the Fire Department fo approval prior to construction.
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PC RES0 NO. 2550 -12-
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80) All private streets shall be posted "NO Parking/Fire Away Zone" pursuant to Section 17.04.040 Carlsbad Mu]
Code.
PASSED, APPROVED AND ADOPTED at a regular meetim
Planning Commission of the City of Carlsbad, California, 1
the 8th day of January, 1986, by the following vote, to w
AYES : Chairman Schlehuber, Commissioners: Ma'
NOES: Commissioner Hall.
ABSENT: Commissioner Smith.
ABSTAIN: None.
McBane, McFadden & Holmes.
CLARENCE SCHLEHUBER, Chairma
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J. HOLZMILLER
PLANNING DIRECTOR
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PC RES0 NO. 2550 -13-
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MEMORANDUM
@ DATE: APRIL 23, 1986
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: CT 84-41/PUD-77 - ALGA HILLS
RECOMMENDATION
That the Planning Commission reaffirm their approval of the Negative Declaration, as previously approved by the Planning
Commission and ADOPT Resolution No. 2550 APPROVING CT 84-41/PU 77. In addition, any traffic impact conditions established bq the City Council on April 22, 1986 should be included in the resolution.
DISCUSSION
On January 8, 1986, CT 84-41/PUD-77 was heard before Planning
Commission. The Planning Commission sent the project back to
staff for redesign,, including:
1) widening internal streets from 24 feet to 26 feet
2) increasing all lot sizes up to 3,500 square feet,
3) changing Street "A" so that it would go through
4) changing the Alga Road access in and out so that
5) and, eliminating the other right in only to the
from Alicante Road to Alga Road,
would be right turn only,
west on Alga Road.
On January 22, 1986, CT 84-41/PUD-77 was brought back to Planning Commission with additional conditions addressing the concerns identified by the Planning Commission at the January 1986 hearing. The Planning Commission recommended approval ol
CT 84-41/PUD-77 with these added conditions. In their recommendation, the Planning Commission also added a conditio1
requiring the project applicant to agree to perform or to
participate in the solution to the La Costa area traffic
problems as identified in the forthcoming La Costa Traffic
Study.
On February 18, 1986, CT 84-41/PUD-77 was heard before the Cii Council. The City Council returned CT 84-41/PUD-77 to the
Study is completed. Planning Commission for consideration after the Ita Costa Traf
e e
As shown on Exhibit "AA", the former changes requested by the
Planning commission, and agreed to by the applicants, have beel incorporated into the projects tentative map and site plan.
With these changes made, the project has effectively been redesigned to respond to the Planning Commission's concerns.
By requiring the applicant to connect "A" Street through from Alicante Road to Alga Road, ''A" Street is now upgraded from a local street to a collector street. In accordance, the applic
has requested a standards variance to allow a reduced
intersection spacing along "A" Street from 300 feet to 170 fee
As noted in the attached memorandums of March 18, 1986 and Mar
31, 1986, from the City Engineer to the Planning Commission,
regarding this standards variance request, City staff can make
all the appropriate standards variance findings and is,
therefore, recommending approval of this request.
La Costa Traffic Study
An executive summary of the La Costa area traffic study is attached. The above referenced project was considered as a "committed" project by the study, meaning that the study assumed possible approval of this project.
The study indicates that there will be failing intersections i
La Costa at peak hours even after implementation of the
,* recommended mitigation measures. These intersections include:
-. - La Costa Avenue and El Camino Real - Alga Road and El Camino Real - Interstate 5 and La Costa Avenue - La Costa Avenue and Rancho Santa Fe Road
The traffic report will be reviewed by City Council on April 2 1966. An oral summary of Council action will be given to the
Commission at the April 23, 1986 Planning Commission meeting.
addition, traffic impact conditions established by Council on
April 22 will also be presented to the Commission at that time
The staff recommendation for approval of this project remains
the same as previously approved by the Planning Commission.
Planning Commission Resolution No. 2550 should be revised to reflect any additional traffic conditions suggested by Council
ATTACHMENTS
1. Planning Commission Resolution No. 2550
2. Planning Commission Resolution No. 2492(A)
3. Staff Report dated, January 22, 1986
4. Exhibit 'IAA" dated, April 11, 1986
5. Memorandums - March 18, 1986 and March 31, 1986
6. La Costa Traffic Study, Executive Summary
CDD : ad 4/8/86
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PLANNING COMMISSION RESOLUTION NO. 2492(A)
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 pros
Parcels 1 and 3 of Parcel No. 13158, in the City
Carlsbad, County of San Diego, State of Califorr 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 tc
Planning Commission; and
wit:
WHEREAS, said verified application constitutes i
as provided by Title 21 of the Carlsbad Municipal Code; 2
WHEREAS, the Planning Commission did, on the 25t
September, 23rd day of October, 1985 and on the 8th day c
1986, hold a duly noticed public hearing as prescribed bj
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11 WHEREAS, at said public hearing, upon hearing ar
considering all testimony and arguments, if any, of all 1
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relating to the Tentative Tract Nap and Planned Unit Devc
NOW, THEREFORE, BE IT HEREBY RESOLVED by the PI;
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 recommends APPROVAL of CT 84-1 based on the following findings and subject to the
conditions:
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Findings:
1) The project is consistent with the City's General PI
the proposed density of 4.85 du's/acre is within or
below the density range of 8-1 5 du's/acre specified
site as indicated on the Land Use Element of the Ger
Plan.
The site has been made suitable for the type and del
the development since the site is adequate in size i to accommodate residential development at the densil
proposed.
The project is consistent with all City public faci icies and ordinances since:
a) The Planning Commission has, by inclusion of an
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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 fi that building permits may not be issued for the unless the City Engineer determines that sewer available, and building cannot occur within the unless sewer service remains available, and the Commission is satisfied that the requirements c Public Facilities Element of the General Plan h
met insofar as they apply to sewer service for
project.
h) The San Marcos School District has written a 16
November 20, 1984, stating that school facilit:
available to this project.
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I e) The applicant has agreed and is required by th
of an appropriate condition to pay a public fat
fee. Performance of that contract and payment
I will enable this body to find that public faci
be available concurrent with need as required General Plan.
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6) This project requires the construction of the irnprc
facilities listed in the conditions of approval or
of fees in lieu of construction, This project erel
direct need for the improvements or facilities for
stated in the staff report. If the improvements o
are not provided, the project will create an unmit burden on existing improvements and facilities. F
improvements and facilities are necessary to provil adequate and appropriate service to future residen.
project consistent with City goals, policies and p
Conditions:
1) Approval is granted for CT 84-41/PUD-77, as shown
"AA" - "J", dated December 27, 1985, incorporated and on file in the Planning Department. Developme
occur substantially as shown unless otherwise note
conditions.
2) This project is approved upon the express conditio final map shall not be approved unless the City Co as of the time of such approval that sewer service available to serve the subdivision.
3) This project is approved upon the express conditio building permits will not be issued for developmen
subject property unless the City Engineer determin sewer facilities are available at the time of appl
time of occupancy. This note shall be placed on t
map .
4) This project is approved upon the express conditio applicant shall pay a public facilities fee as req ,/ City Council Policy No. 17, dated April 2, 1982, c
I the City Clerk and incorporated herein by referenc
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such sewer permits and will continue to be availab
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5) The applicant shall pay park-in-lieu fees to the ( to the approval of the final map as required by Ck
of the Carlsbad Municipal Code.
6) The applicant shall provide school fees to mitigat
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7) Approval of this request shall not excuse complianc
sections of the Zoning Ordinance and all ather appl ordinances in effect at time of building permit iss
8) Water shall be provided to this project pursuant tc
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
the final site plan incorporating the conditions cc
herein. Said site plan shall be submitted to and i the Planning Director prior to the issuance of buil permits.
10) The applicant shall establish a homeowner's associt corresponding covenants, conditions and restrictioi
CCbR's shall be submitted to and approved by the P: Director prior to final map approval.
11) All perimeter landscaping shall be provided concur the first phase of development subject to the sati! the Planning Director.
12) The three lots proposed at the intersection of "U"
"W" Street are specifically not approved. These 11 required to be redesigned to the satisfaction of tl Director in order to provide minimum 35 foot wide
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to the homeowners association for maintenance of a Space/recreation areas, manufactured slopes, and p
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Said map shall show all lots and streets within an 1
~ to the project.
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I whichever occurs first.
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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 1: 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.
21 ) The applicant shall submit a street name list consi the City's street name policy subject to the Planni Director's approval prior to final map approval.
22) The project shall provide bus stop facilities at IC
subject to the satisfaction of the North County Trc 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
detract from the basic architectural theme of the E said design shall be subject to the approval of the Director and North County Transit District.
23) The developer shall display a current Zoning and Lz
in the sales office at all times, and/or suitable i
to the satisfaction of the Planning Director.
24) All sales maps that are distributed or made availak public shall include but not be limited to trails,
existing schools, parks, and streets. 1 i 25) Building identification and/or addresses shall be I all new and existing buildings so as to be plainly
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addresses shall contrast to their background color
26) Prior to occupancy of any units, the applicant sha: a directory sign at the entrance to the project. '
of this sign shall be approved by the Planning Dirt
27) If any condition for construction of any public im]
or facilities, or the payment of any fees in lieu i
imposed by this approval or imposed by law on this
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Government Code Section 65913.5. If any such cond
determined to be invalid this approval shall be in1 I the City Council determines that the project withoi condition complies with all requirements of law.
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28) ~ll retaining walls greater than four feet reauired
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
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
guidelines for the custom homes proposed for Phases prior to the issuance of building permits. Guidelin
ensure compatibility with other buildings in this de and with surrounding properties. These guidelines e
to the approval of the Planninq Director.
12.-31) Lot sizes and widths in Phases 1, 6, 9, 10, 11, 12, shall. meet Planning Department Policy No. 12 to the satisfaction of the Planning Director.
32) Lots in Phase 3 where length exceeds width by three
storage of recreational vehicles onsite, In additio
shall be reduced in length to the satisfaction of tk
Engineer. Lot area removed from these lots shall be to form an additional lot(s) to be owned and maintaj Homeowner's Association and this shall be so reflect
CC&R' s.
33) A driveway plan showing the locations of industrial within the project shall be approved by the Planninc prior to installation. Driveways shall be located i i onstreet parking.
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Eng i neer ing Cond it ions :
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 a.
be graded or disturbed. This fence shall be inspec approved by the public works inspector prior to the of grading activity.
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PC RES0 NO. 2492 (A) -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 MuniciI
Grading shall be performed under the observation of
engineer whose responsibility it shall be to coordii
inspection and testing to ensure compliance of the i the approved grading plan, submit required reports Engineer and verify compliance with Chapter 11.06 0' Carlsbad Municipal Code.
37) Upon completion of grading, the developer shall ensi
"as-graded" geologic plan shall be submitted to the
Engineer. The plan shall clearly show all the geolc
exposed by the grading operation, all geologic corn
measures as actually constructed and must be based I tour map which represents both the pre and post sit( This plan shall be signed by both the soils enginee engineering geologist. The plan shall be prepared c or similar drafting film and shall become a permaner
38) The applicant shall prepare a comprehensive drainage hydraulic calculations to establish non erosive draj
this subdivision to the nearest improved, public drz system. Specifically: the proposed drainage acres$
to provide protection to the sewer main, existing te
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, unlt
otherwise approved by the City Engineer. The engint
work shall revise the design of this subdivision to standard bench requirements.
40) The owner of the subject property shall execute a hc harmless agreement regarding drainage across the ad
property prior to approval of any grading or buildii
sensitive areas, slopes and sewer easements shall bt
11 for this project.
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41 ) The applicant shall provide the minimum streets and
widths as shown on the Tentative Map.
42) No grading shall occur outside the limits of the prc
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 91 within the S.D.G.& E power easement, and Leucadia Cc 25 ' Sewer Easement.
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44) A separate grading plan shall be submitted and apprc separate grading permit issued for the borrow or dir if located within the city limits.
PC RES0 NO. 2492 (A) -7-
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45) ~ll slopes within this project shall be no steeper
46) Prior to hauling dirt or construction materials to
proposed construction site within this project the
shall submit to and receive approval from the City
for the proposed haul route. The developer shall c all conditions and requirements the City Engineer m
with regards to the hauling operation.
47) The developer shall exercise special care during th
construction phase of this project to prevent any a
siltation. The developer shall provide erosion con measures and shall construct temporary desiltation/
basins of type, size and location as approved by th Engineer. The basins and erosion control measures
shown and specified on the grading plan and shall t constructed to the satisfaction of the City Enginee
the start of any other grading operations. Prior t
removal of any basins or facilities so constructed served shall be protected by additional drainage fa slope erosion control measures and other methods re
approved by the City Engineer. The developer shall
the temporary basins and erosion control measures f
of time satisfactory to the City Engineer and shall their maintenance and satisfactory performance thro
deposit and bonding in amounts and types suitable t Engineer.
48) Additional drainage easements and drainage structur
provided or installed as may be required by the Cit neer,
49) The developer shall pay the current local drainage prior to approval of the final map for this project
I construct drainage systems in conformance with the le
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Drainage Plan and City of Carlsbad Standards as req
50) The owner of the subject property shall execute a h
harmless agreement regarding drainage across the ad
property prior to approval of the final map for thi
for all public streets and easements required by th
conditions or shown on the tentative map. The offe
made prior to issuance of any building permit €or t
project. All land so offered shall be granted to t free and clear of all liens and encumbrances and wi to the City. Streets that are already public are n to be rededicated.
I the City Engineer. i
51) The developer shall make an offer of dedication to
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52) Alga Road shall be dedicated by the developer along subdivision frontage based on a centerllne 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 Roa
Road and Altisma Way (except specific points of acc 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 Desig
55) All intersections shall establish sight distance re for design criteria. A note delineating each restr
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 apprc street shall connect to "A" Street to satisfy cul-d secondary access requirements. Specific desiqn sha approved by the City Engineer.
58) The radius of the right turn entrance from Alga Roa designed in accordance with AASHTO standards using
design speed of 25 MPH.
improvements shall be prepared to the satisfaction
Engineer. Prior to approval of the final map, the shall install, or agree to install and secure with
security as provided by law, improvements shown on
tentative map and the following improvements to Cit
to the satisfaction of the City Engineer:
All public streets and driveway systems and uti serve this subdivision mentioned above and/or : the tentatie map, including access ramps at all street lights and frontage sidewalk replacement defective due to erosion or lack of use.
59) Plans, specifications, and supporting documents for
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60) Improvements listed above shall be constructed wit1 months of final map approval and/or improvement pl:
approval, whichever occurs first.
The developer shall construct private street acces!
private streets are not a portion of the public st1 The developer shall place a plaque-type sign with
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public streets in such a way as to clearly designa!
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l8p~IV~TE STREET BEYOND THIS POINT", at the access pc private streets from public streets. The script on
shown above shall be capital letters of a size and c such as to be readable for a normally sighted persoi
distance of 20 feet. The provisions of this condit
be met to the satisfaction of the City Engineer pric issuance of a Certificate of Occupancy for any port,
this project.
62) The developer shall install street trees at the eau
40-foot intervals along all public street frontages conformance with City of Carlsbad Standards. The ti
be of a variety selected from the approved Street Ti
63) The proposed median opening on Alga Road is specific approved.
64) The developer shall comply with all the rules, regu
design requirements of the respective sewer and watl
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
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 inspe City, and the standard improvement plan check and i fees shall be paid prior to approval of the final m project,
66) All private streets and drainage systems shall be m by the homeowner's association in perpetuity. This sibility shall be clearly stated in the CC&R's.
homeowner's association (if on commonly owned prope individual property owner (if on an individually ow An appropriately worded statement clearly identifyi
responsibility shall be placed in the CC&R's.
68) All private streets, and where applicable, driveway
kept clear of parked vehicles at all times, and sha
posted "No Parking/Fire Lane Tow Away Zone" pursuan Section 17.04.040, Carlsbad Municipal Code.
69) All plans, specifications, and supporting documents
improvements of this project shall be signed and se
Engineer in responsible charge of the work. Each s
be signed and sealed, except that bound documents n- signed and sealed on their first page. Additionall first sheet of each set of plans shall have the fol
certificate:
i I 67) All concrete terrace drains shall be maintained by
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"DECLARATION OF RESPONSIBLE CHARGE"
I hereby declare that I am the Engineer of Work for project, that I have exercised responsible charge c
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 only and does not relieve me, as Engineer of Work,
responsibilities for project design.
(Name, Address and Telephone of Engineering firm)
Firm:
Address:
City, St.:
Telephone:
BY Date: - (Name of Engineer)
R.C.E. NO. #
70) The developer shall provide the City with a reprodL
copy of the tentative map as approved by the Plannj 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. i 71) Prior to recordation of any final map for this devc approval of any grading or building permits for thi
the owner shall give written consent to the annexai area shown within the boundaries of the tentative I
existing City of Carlsbad Street Lighting and Land: District No. 1.
72) Approval of this tentative tract map shall expire 4 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 del
discretion of the City Council. In approving an e:
the City Council may impose new conditions and may existing conditions.
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dd'k%SO NO. 2492 (A) -1 1-
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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 mitigatinq future traffic problems at and near the intersectio
Camino Real and Olivenhain Road, and at and near thi 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 hi 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
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.
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. T shall determine a solution to these impacts and the
shall agree to perform or to participate in the sol determined by the City Council. No units shall be
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.
applicant's tentative tract map. The limit on the
74) Prior to building permit approval, a traffic study
Fire Conditions:
75) An all-weather access road shall be maintained thro construction. '
~ 76) All required fire hydrants, water mains and appurte
~ shall be operational prior to combustible building
I being located on the project site. '1 77) Fire retardant roofs shall be required on all struc
78) Brush clearance shall be maintained according to tk specifications contained in the City of Carlsbad Lz Guidelines Manual.
79) All fire alarm systems, fire hydrants, extinguishir
automatic sprinklers, and other systems pertinent t
project shall be submitted to the Fire Department j approval prior to construction.
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&'&SO NO. 2492 (A) -1 2-
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80) ~ll private streets shall be posted "NO Parking/Fir Away Zone" pursuant to Section 17.04.040 Carlsbad M
Code.
PASSED, APPROVED AND ADOPTED at a regular rneeti
Planning Commission of the City of Carlsbad, California,
the 8th day of January, 1986, by the following vote, to
AYES: Chairman Schlehuber, Commissioners: Ei
Smith & Holmes.
NOES : Commissioners: Hall, McFadden & McBar
ABSENT : None.
ABSTAIN : None. f9-k CLARENCE SCHLEHUBER, Chairm
C ARLSBAD PLANNING COMMI SS IC
ATTEST:
PLANNING DIRECTOR
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PC RES0 NO. 2492 (A) -1 3-
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MEMORANDUM
DATE : JANUARY 22, 1986
TO: PLANNING COMMISSION
FROM : PLANNING DEPARTMENT
SUBJECT: CT 84-41/PUD-77 - ALGA HILLS - Request for approval
a 299 unit tentative tract map and planned unit
development, located at the southeast corner of Alga Road and Alicante Road.
I, RECOMMENDATION
That the Planning Commission ADOPT Resolution No. 2492(A), recommending APPROVAL of CT 8'4-417PUD-77 to the City Council
based on the findings and subject to the conditions contained
therein, and with the two additional conditions listed below.
This project was continued by the Planning Commission from tl
meeting of January 8, 1986. Staff received the plan on Thurs afternoon and has reviewed it as thoroughly as possible in tl
short time permitted.
Our review indicates that the applicant has responded to the 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 possil
3) Reduced the project by twelve units
4) Increased most lot frontages to correspond to polic]
5) The applicant did not have time to change the map tc reflect Planning Commission comments on access poinl The project, however, is conditioned to reflect the 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 hand11 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. 12
the satisfaction of the Planning Director.
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2) Lots in Phase 3 where length exceeds width by three
times shall be reduced in length to the satisfactio the City Engineer. Lot area removed from these lot shall be combined to form an additional lot(s) to b owned and maintained by the Homeowner's Association 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(A).
ATTACHMENT
1 ) Original Staff Report with attachments, dated January 8,
1986
CG: bn
APPLICATIO m ,dBMITTAL DATE:
NOVEMBER 30, 1984
0
(-i& 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 Alg Road and Alicante Road.
I. RECOMMENDATION
That the Planning Commission ADOPT Resolution No. 2492,
recommending APPROVAL of CT 84-417PUD-77 to the City Council based on the findings and subject to the conditions containe
the rein.
11. PROJECT DESCRIPTION
The applicant is requesting approval of a 311 unit tentative tract map and planned unit development, located as described
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
site of RMH, Residential Medium High (8-15 du/ac). (A Gener
Plan Amendment is currently being processed to change the Ge
Plan to RM ( 4-8 du’s/ac) . The proposed density is in confor 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 6 square foot lots, located adjacent to Alicante Road and across the street fron the La Costa Valley Subdivision. These residential lots will be sold for custom home
d eve 1 opmen t .
and below the low end of the General Plan designation for th
2) Thirteen (13) single-family detached homes on lots whic in size from 7,750 square feet to over one acre, locate within the northeast corner of the property, adjacent t
the large-lot custom homes of Estates North. These
residential lots will be sold for custom home developmc
3) Two hundred and eighty (280) detached patio homes on IC which vary in size from 3,000 square feet to 10,659 sqt
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 recreatic areas consisting of swimming pools, cabanas, barbeque, and pz areas are proposed. In addition, two tennis courts, three tc
lots and four picnic/barbeque areas will be located through01 the property,
Access to the property is proposed from Alicante Road and
Alga Road.
The project site is presently vacant and slopes steeply from north and west to the southeast. Approximately one half of site has been previously disturbed by a borrow operation. TI
remainder of the property is covered by coastal sage scrub,
Freshwater marsh and riparian habitats have formed in the ma drainage along the eastern property line. These habitats arl considered as rare and valuable wildlife habitats.
The property to the north of the project site across Alga Ro
designated RM (4-8 du/ac) and is undeveloped. The property
the south is designated RMH (8-15 du/ac), is fully developed
projects ranging in density from 18 to 20 du/ac, The proper
(0 to 1.5 du/ac) and developed with large lot single family
custom homes (Estates North). The property to the west acro
Alicante Road is designated RLM (0 to 4.0 du/ac) and is deve with single family residences on minimum 10,000 square foot
lots.
111. ANALY S IS
Planning Issues
the east contains an open space lot and also area designated
- 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 u 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 developmen
standards of the Planned Development Ordinance. All residences will have a two-car garage with a minimum dimensi of 400 square feet. This will provide the adequate space to fulfill the storage requirements as well as provide parking two cars. Adequate guest parking will be available in parki
bays scattered throughout the project.
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All residences will be set back at least 20 feet from frontii private driveways or streets in conformance with the Planned
Development Ordinance, All units will also have minimum fivt
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 are(
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 P1 Development Ordinance at the density proposed. The project been laid out to provide views for many of the units. Heavy
landscaping and entry monuments will provide attractive entr
to the project from along Alga Road and Alicante Road. Enri pavement will also be provided along all neighborhood privat
street entryways, The common recreation areas proposed will
to create visual breaks throughout the project. These recre areas are conveniently located and readily accessible to all
units within the project. All manufactured slopes will be heavily landscaped to enhance the visual quality of the proj For these reasons, staff feels that the project justifies th density proposed.
It is staff's opinion that the project as proposed is compat
, 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 propert
While there is no question that the proposed project will be more intense than these surrounding projects, it is nonethel felt by staff that the applicant has attempted to design the project to ensure its compatibility with adjacent uses by;
(1) including only single-family residences within the proje
along the eastern and western sides of the property, nearest
the existing aforementioned single-family residential
subdivisions.
With regard to the project's acceptance by surrounding resid
the applicant has met with surrounding residents to listen t 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 proje access along Alicante Road be limited to reduce potential tr
nuisance and/or congestion impacts. In accordance, the proj
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 iioad The remainder of the 292 project units will take access alor Alga Road. Attached as Exhibit "K" , is a letter from the LE
design, and by (2) incorporating the larger residential lots
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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 th through access from Alga Road to Alicante Road is the prefer
alternative would result in a more equitable distribution of project trips along Alicante and Alga Roads instead of loadi
the majority of project trips at the Alga Road access point.
Staff feels that the alignment as proposed comprises safety
Alga Road. This portion of Alga Road is on a hill where vehicle speeds tend to accelerate. Alicante Road was design 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 preservatio the existing onsite stream and riparian habitat located with
the southeastern corner of the property. All proposed development has been pulled back from this sensitive area an all manufactured slopes adjacent to this area will be plante
with native vegetation.
In conclusion, staff believes that the proposed project is consistent with the development standards and design criteri 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 could
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"
circulation alternative. Implementation of this circulation
permitting a median break and two additional access points o
CDD :ad
12/18/85
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EIACKGROUND DATA SHEET
CASE No: CC 84-41/puD-77
APPLICANT: Alga Hills
WUEST AND IDCATION: Request for atentative tract map & planned unit del
to allow 311 dwelling unit on 64 acres, located at the southeast corner oJ
Road and Alicante Road
LEGAL DESCRIPTION: Parcels 1 & 3 of Parcel No. 13158 in the City of Carlsl
Cty of SD,State of CA, recorded in the office of the Cty Recorder of SD CI
February 21, 1984 as file No. 84-061796 of Official Records, APN: 215-480-
Acres 64 Proposed No. of Lotsflnits 31 1 units
GEaERAL PLAN AND ZONING
Land Use Designation RM 4-8
Density Allowed 4-8 du/ac Censity Proposed 4.85 du/ac
Existing Zone RD-M Proposed Zone PD
Surrounding Zoning and Land Use:
Zoning Iand Use
Site RD-M vacant
mrth PC vacant
South RD-M multi family
East PC single family
West R-1-10 single family
WBLIC FACILITIES
School District San Marcos Water Carlsbad Sewer kucadia EDU's 537
Public Facilities Fee Agrement, dated
ENVIRONMENTAI; IMPACT ASSESS=
November 27, 1984
Negative Declaration, issued
E.I.R. Certified, dated __.
Other,
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0 e -.IC.L A.-c,1- ----_-----
. ~pp~~m: P.G.M. Corporation Name (individual, partnership, joint venture, corpration, sy
11300 Sorrento Valley M., Ste. 200, San Diego, CA 92121
Business Address
(619) 450-2101
Telephone Nllmkrr
AGENT :
Nam.
Bushass AddrCSS
Telephone Numbrr
r
MEMBERS: ' Georqe A. Fermanian
/ Name *(individual, partner, joint Home Address i venture, coqoration, syndication)
I
11300 Sorrento Valley Rd. #ZOO San Diego, CA. 92121 Biisiness Address
450-2101
Telephone Nvaber Telephone Xurnber
Eome Address \:a=
3isiness Address
Tsie$or-s Ncaber Telepimne ?;umber
(Attach more sheets if necessary)
I/We doclcb uzder PeRalty Of perjury that tSe infomation contained in tl
closure is tr~n and correct and that it will remain true and correct and I
relied upon a3 5sing true and correct until amended,
App 1 ica n t
-', I i * BY
p.0. BO:' 30-357 Carlsbad 920- ' EYHIRIT "K .
Michael J. Holzmiller Land Use Manager, City Of Carlsbad
1200 Elm Avenue Carlsbad, California 92008
Re: Alga Hills Tentative Map & Development Plan
Dear Mike:
As a result of negoiations with the owners of the prop1 Alga HillsDevelopment, we submit this letter in tentative suppor
the revised Map and Development Plan dated November 18, 1985.
The revised plan reduces the total number of units to
(the revised structural product to 100% single family detached d
ing units) and of equal importance, the agreed upon modification
the circulation pattern which has been incorporated into the new design. This provides that the main access to the project is of Alga Road at a signalized intersection near the eastern boundry
the site- Main access for the larger single family hones borderi Alicante Road has been provided on Alicante with planned emergen vehicle access throughout the project.
In summary we are taking this opportunity to tentative support the revised Alga Hills Project based upon the revised ma exhibited to us by the developers and their engineering represen
We are anxious to work productively with all concerned
express our appreciation for the courteous and prompt cooperatioi the owners and staff of the Alga Hills project and members of Ca! City staffs.
1 Sincerely,
Mary?yn/n Brown-Bellman , Chairman
LaCosta Community Awareness Group
Committee: Dan Kleinman, O.B. Adams, Marlene Pornerant
c7 /
&/A,, A,.& /Cfl4&.l - L.&22:w?--~~ A
Mary Ann Izner MBS/iIli
December 2, 1985
CC: Mayor Mary Casler, Councilors Lewis, Kulchin, Chick, Pettin
City Engineer, City Manager
m
COPY FOR YOUR /
8
IMf ORMATltrfQ . ,- ,, ' . MARCH 18, 1966 i/ ''3
3 '- A% RS c
TO : PLANNING COMMISSION \I /-
1, \': G.i FROM: Ci ty Engineer %, PLAN Li?. y-, - p
IS
/I
CARLSBAD TRACT 84-41 - ALGA HILLS, REQUEST FOR STANDARD VARIANCE -
The Alga Hills subdivider has requested a variance from City Design Standai
In accordance with Section 18 of the Street Design Criteria of the City St,
the Planning Commission shall have the authority as an administrative act
variances to the City Standards provided the following findings can be met
1. That there are extraordinary or unusual circumstances or condi tioi
applicable to the situation of surrounding property necessitating
variance of the Standards.
2. That the granting of such variance will not: cuase substantial dra
probiems.
3. That the granting of such variance will not conflict with existint
future traffic and parking demands or pedestrian or bicycle use.
4. That the granting of such variance will not be detrimental to the
public welfare or injurious ot the property or improvements in thi
vicinity in which the variance is granted.
5. That the granting of such variance will not adversely affect the
comprehensive general plan.
City staff has reviewed the variance request and is making the recommendat
that follows in this memorandum:
1. Location: Proposed 'B' street within Tentative Tract 84-41
east of Alicante Road 600' south of Alga Road
2, Request: Reduction of intersection spacing from 300' to
170'.
3. Reason: Subdivider had worked closely with adjacent prop
owners to provide continuity of the neighborhood
establishing larger sized lots along the Alicant
Road frontage. The subdivider further proposed
to connect proposed street 'A' and street '6' as
shown on the tentative map. Street 'B' at the t
met city intersection standards as the road woul
considered a local street. When city staff requ
the connection of streets 'A' and 'B', the desig
based on traffic volumes would place it in the c
status.
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March 18, 1986
Carlsbad Tract 84-41
Page 2
3. Reason (continued) Minimum intersection spacing for a collector
300' as opposed to 150 I for a local street.
number of units accessing IBr street from tt
proposed 'C' street totals 19 and would not
adversely affect the ability of 'A' - '6' s1
to handle the proposed traffic flow.
4. Staff Recommendation: Approve
5. Explanation: Engineering staff feels each of the five fii
can be made. The ci rcums tance for this reqi
unusual in that the developer has attempted
preserve the integrity of the Alicante Road
hood by placing larger lot sizes along this
than required by city code. No drainage prl
be created. The variance will not conflict
existing or future traffic demands as the p
number of units to be serviced by 'C' stree
that 20. The variance will not conflict wi
destrian or bicycle use of the street.
Finally, the granting of the variance will I
detrimental to the public welfare. The pro1
traffic movements can be mitigated within t
design parameters provided for in this subd
hi-(<+-.+-
DONALD E. DONOVAN
DED:DAH:saf
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0 GQP'S FCf RG OUR d-;/ - ~~F~~~A~~~~ ,,,,
Apt REC MARCH 31, 1986
TO: PLANNING COMMISSION
FROM: City Engineer
STANDARD VARIANCE TO ALLOW REDUCED INTERSECTION SPACING WIT ALGA HILLS SUBDIVISION, CARLSBAD TRACT 84-41
It has been brought to my attention the Alga Hills subdivis approved by Planning Commission on January 8, 1986, require standard variance to allow a reduced intersection spacing. condition no. 57 of the Planning Commission Resolution No. subdivider is required to connect 'A' and 'B' streets to fo through street from Alicante Road to Alga Road. In doing s street was upgraded from a local street to a collector stre
designation.
The distance between the 'A' street/Alicante Road intersect the 'A' street/'C' street intersection is 170 feet. City s
require a minimum 300 foot intersection spacing for collect streets. Because the units fronting on IC' street number 1
20 and because the street and lot layouts were a special de accommodate the wishes of the adjacent property owners, the Engineering Department can make a positive recommendation o
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pi.AN:!i
attached standard variance request.
-' --->$1 Qc c- *m. DONOVAN
DED:DAF:saf
Attachment
a 0
EXECUTIVE SUMMARY
Carlsbad Traffic Impact Fee Study
by
Barton-Aschman Associates, Inc.
April, 1986
Transportation system improvements are needed and will be nee
in the future based on development trends in the La Costa arc
the City of Carlsbad. The City retained Barton-Aschman
Associates, Inc. to determine the necessary roadway requiremc
to meet existing and future traffic demand, and to recommend
financing method to implement the improvements.
In sequence, the study determined appropriate area boundarie:
identified short and long-range developments within the stud!
area, calculated present and future levels of service on the
transportation network, determined what improvements would bc
needed to correct deficiencies, estimated how much money wou:
.I ip needed to fund the improvements, and finally, evaluated
alternative funding mechanisms for raising the needed revenuc
The geometrics of the existing roadway network were taken as
starting point, with all needed improvements to be added to
existing street system. When so considered, some 46 differei
construction projects were recommended. The projects were p
into two categories: (1) Those needed now ‘or to satisfy alre
approved or committed projects, and (2) those additionally nl
in the future as development proceeds to General Plan buildo
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The study determined that projects in the first category tote
$1 1.5 million, while those needed ultimately total an additic
$22.5 million. Thus, the total street improvement needs, to
buildout of the General Plan, will cost $34 million.
A dollar assessment per trip generated, to be called a Traffi
Impact Fee, is the recommended financing mechanism. It provi
the most direct tie between new traffic generated by area
development and funds needed to improve roadways to accornmoda
new traffic demand. The amount of the fee can be calculated
dividing the number of future trips to be generated into the
amount of money to be raised. As an example, the $34 millior
General Plan buildout could be divided by SANDAG's estimate c
141,242 future trips to be generated, and would result in a E
daily trip fee of $240.
..
In setting the per trip fee, the City has several options:
1) The project list might be reduced depending on other func
sources that might be available.
2) There could be a differentiation between residential trip
and other trips such as commercial or industrial, due to
phenomenon of "double-counting".
-. .
3) The project list might be reduced through the City's
willingness to accept a level of service lower than
"average".
2
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4) The future needs (and future trips generated) might be
reduced through a reduction of allowable density in the
General Plan.
Because actual development may take place differently than
assumed under the General Plan, the analysis of the Traffic
Impact Fee should be frequently renewed, no less than once ev
two years.
Finally, this type of analysis could be expanded to determine
appropriate roadway improvements and financing mechanisms for
other areas in the City of Carlsbad.
-. .
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@ MEMORANDUM
DATE: APRIL 23, 1986
TO: PLANNING COMMISSION
FKOM; PLANNING DEPARTMENT
SUBJECT: ZC-342 - CITY OF CARLSBAD (ALGA HILLS) - Request for Zone Change from RD-M to RD-M-5 for a 64 acre site located at the southeast corner of Alga Road and Alicante iioad,
RECOMMENDATION
Staff is recommending that the Planning Commission reaffirm decision to recommend APPROVAL of ZC-342 and return the item
Council,
DISCUSSION
On January 22, 1986, the Planning Commission recommended app of ZC-342 in association with GPA/LU 85-13. Approval of the requests would result in a down zoning of the Alga Hills pro
Implementation of ZC-342 would limit the ultimate developmen
intensity on the Alga Hills property to a maximum of 5 du/ac
This rezone would enable the applicant to implement the revi Alga Hills development plan which was also approved by the Planning Commission on January 22, 1986,
On February 18, 1986, the Alga Hills proposed project (CT 84
41/PUD-77) and the associated GPA/LU 85-13/PUD-77 were heard
before the City Council. The City Council recommended appra of GPA/LU 85-13, thereby redesignating the Alga Hills proper from RMH (8-15 du/ac) to RM (4-8 du/ac). However, at this hearing the applicants engineer requested a continuance on t
zone change (ZC-342), tentative map and planned unit develoE
(CT 84-41/PUD-77) until after the La Costa Traffic Study was
completed and in view of the possibility that the Alga Hills
projects ultimate density could be effected by recent City Council discussions regarding density credit relative to uti
easements, 40% slopes, 25-40% slopes etc.
In accordance with this request the City Council returned Z( along with CT 84-41/PUD-77 back to Planning Commission for consideration after the La Costa Traffic Study is completed
With regard to the applicants question of whether the propo
project design or density could be effected by the City's p
density credit policies these issues have not yet been reso Staff would recommend that the Planning Commission reaffirm
recommendation to approve ZC-342 and send it back to Counci
from RMH (8-15 du/ac) and RD-M to RM (4-8 du/ac) and RD-M-5.
0 0
ATTACHMENTS
1) Planning Commission Resolution No. 2549 2) Planning Commission Resolution No. 2519
3) Memorandum, dated Yanuary 22, 1996 and Staff Report, dat
4) La Costa Traffic Study, Executive Summary
CDD:bn
January 8, 1986
4/7/86
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PLANNING COMMISSION RESOLUTION NO. 2549 -
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A ZONE CHANGE FROM RD-M
(RESIDENTIAL DENSITY MULTIPLE) TO RD-M-5
(RESIDENTIAL DENSITY MULTIPLE - 5 DU/AC) ON
PROPERTY GENERALLY LOCATED AT THE SOUTHEAST
CORNER OF ALGA ROAD AND ALICANTE ROAD,
APPLICANT: CITY OF CARLSBAD
CASE NO: ZC-342
WHEREAS, a verified application for certain pro]
wit:
Parcels 1 i& 3 of Parcel No. 13158 in the City o Carlsbad, County of San Diego, State of Califor
recorded in the Office of the County Recorder o
Diego County on February 21, 1984 as File No. 8 of Official Records,
has been filed with the City of Carlsbad, and referred t
Planning Commission; and
WHEREAS, said application constitutes a request
provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did on the 231
April, 1986, hold a duly noticed public hearing as presc
law to consider said request: and
WHEREAS, at said public hearing, upon hearing 2
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considering all testimony and arguments, if any, of all
desiring to be heard, said Commission considered all fat
relating to the Zone Change; and
I
NOW, THEREFORE, BE IT HEREBY RESOLVED bq7 the P
Commission as follows:
~ A) That the above recitations are true and correct.
~ ' B) That based on the evidence presented at the public
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Findings:
1) The proposed zone change is consistent with the Cit? General Plan since the Residential Density Multiple-
consistent with and implements the Residential Medi
use designation proposed for the site, as discussed staff report.
2) The proposed zone change is consistent and compatib
surrounding land uses and zoning, as discussed in t
rep0 r t .
3) This rezone to RD-M-5, would limit the ultimate dev
intensity on the property to a maximum of 5 du/ac,
reduce potential traffic impacts.
4) This action will not cause any significant environm
impacts and a Negative Declaration has been issued
Use Planning Manager on November 27, 1985 and recom approval by the Planning Commission on January 8, 1
Condition:
1) Approval is granted for GPA/LU 85-13, as shown on E
"A", dated January 8, 1986, incorporated by referen
file in the Planning Department.
PASSED, APPROVED AND ADOPTED at a regular meeti
Planning Commission of the City of Carlsbad, California,
the 8th day of January, 1986, by the following vote, to
AYES:
NOES :
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ABSTAIN:
CLARENCE SCHLEHUBER, C1
CARLSBAD PLANNING COMM
ATTEST :
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MICHAEL J. HOLZMILLER
PLANNING DIRECTOR
28 I PC RES0 NO. 2549 -2-
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PLANNING COMMISSION RESOLUTION NO. 2519
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF A ZONE CHANGE FROM RD-M
(RESIDENTIAL DENSITY MULTIPLE) TO RD-M-5 (RESIDENTIAL DENSITY MULTIPLE = 5 DU/AC) ON PROPERTY GENERALLY LOCATED AT THE SOUTHEAST
CORNER OF ALGA ROAD AND ALICANTE ROAD, APPLICANT: CITY OF CARLSBAD
CASE NO: 2C-342
WHEREAS, a verified application for certain pr
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Parcels 1 & 3 of Parcel No. 13158 in the City Carlsbad, County of San Diego, State of Califc
recorded in the Office of the County Recorder Diego County on February 21, 1984 as File No. 11
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of Official Records,
has been filed with the City of Carlsbad, and referred
Planning Commission; and
WHEREAS, said application constitutes a reque:
provided by Title 21 of the Carlsbad Municipal Code; ai
WHEREAS, the Planning Commission did on the 81
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desiring to be heard, said Commission considered all f
relating to the Zone Change; and
' NOW, THEREFORE, BE IT HEREBY RESOLVED by the
Commission as follows:
i A) That the above recitations are true and correct.
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Findings!
1) The proposed zone change is consistent with the Cit
General Plan since the Residential Density Multiple
consistent with and implements the Residential Medj use designation proposed for the site, as discussec staff report.
2) The proposed zane change is consistent and compatib surrounding land uses and zoning, as discussed in 1
report.
This rezone to RD-M-5, would limit the ultimate deT intensity on the property to a maximum of 5 du/ac, reduce potential traffic impacts.
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14) This action will not cause any significant environi impacts and a Negative Declaration has been issued
approval by the Planning Commission on January 8, Use Planning Manager on November 27, 1985 and recoi
Condition:
1) Approval is granted for GPA/LU 85-13, as shown on I
“B”, dated January 8, 1986, incorporated by refere file in the Planning Department.
PASSED, APPROVED AND ADOPTED at a regular meet
, Planning Commission of the City of Carlsbad, California
I \ the 8th day of January, 1986, by the following vote, to
AYES : Chairman Schlehuber, Commissioners:
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CLARENCE SCHLEHUBER, C
CARLSBAD PLANNING COMP
ATTEST :
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I’ I
e a (9 MEMORANDUM
DATE: JANUARY 22, 1986
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: GPA/LU 85-13/2C-342 - CITY OF CARLSBAD (ALGA HILLS) Request for a General Plan Amendment irom Residenti
Medium High (RMH 8-15 du/ac) to Residential Medium (RM 4-8 du/ac) and a Zone Change from RD-M to RD-M-
for a 64 acre site located at the southeast corner
Alga Road and Alicante Road.
DISCUSSION
This item was continued from the Planning Commission of Jan1
8, 1986, so that the hearing could be held the same meeting CT 84-41/PUD-77 (Alga Hills). Staff analysis, recommendatic and the resolution all remain the same.
ATTACHMENT
1 ) Original Staff Report with attachments, dated January 8,
1986
CG:bn
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STAFF REPORT
JANUARY 8, 1986 ( DATE :
TO: PLANNING COMMISSION
FROM : PLANNING DEPARTMENT
SUBJECT: GPA/LU 85-13/2C-342 - CITY OF CARLSBAD (ALGA HILLS] Request for a General Plan Amendment from Resident: Medium High (RMH 8-15 du/ac) to Residential Medium
(RM 4-8 du/ac) and a Zone Change from RD-M to RD-M- for a 64 acre site located at the southeast corner
Alga Road and Alicante Road.
I. RECOMMENDATION
That the Planning Commission recommend APPROVAL of the Negal
Declaration issued by the Land Use Planning Manager and ADO1
Resolution Nos. 2518 and 2519 recommending APPROVAL of GPA/
13/2C-342, based on the findings contained therein.
11. PROJECT DESCRIPTION
On September 25, 1985, the Planninq Commission approved a
development (Alga Hills) on the subject property located as described above (Planning Commission Resolution No. 2492). During the course of this Commission hearing, a number of surrounding residents spoke in opposition to the proposed project relative to its potential traffic and land use compatibility impacts.
On October 29, 1985, the Alga Hills project was scheduled t heard before City Council. Prior to any discussions on thi item, the applicant's project engineer requested a continua
the Alga Hills hearing in order to meet with the surroundin
residents to resolve their aforementioned project concerns. Council discussion of this project continued regarding the
compatibility of the subject property's RMH land use designation, with surrounding lower intensity residential 1 uses and land use designations. The City Council directed staff to undertake a review of the existing RMH land use
designation on the subject property and to bring it before Planning Commission for reevaluation.
request for a 537-unit tentative tract map and planned unit
e 0
111. ANALYSIS
Planning Issues
1) Is a land use designation of RM (Residential Medium) mc
appropriate for the site than the existing RMH (Reside] Medium High) designation?
2) Would the uses allowed by the RM General Plan Designat.
be compatible with surrounding uses, existing and propc
3) Is the proposed zoning consistent with the General Plai
4) Would the proposed zoning be consistent and compatible surrounding zoning?
DISCUSSION
As shown on Exhibit "A", the subject property is surrounded four different land use designations including, RM (4 - 8 d
to the north across Alga Road, RMH (8 - 15 du/ac) to the so
RL (0-1.5 du/ac) to the east and RLM (0-4 du/ac) to the wes across Alicante Road.
The property to the north is currently undeveloped. The property to the south is fully developed with multi-family residential, ranging in density from 18 to 20 du/ac. The property to the east is developed with large lot single-fam custom homes (Estates North). The property to the west, ac Alicante Road is developed with single-family residences on minimum 10,000 square foot lots.
In the original staff report for the proposed 537 unit Alga
tentative map (since revised) and planned unit development subject property, it was discussed that staff had a concern regarding the existing RMH designation on the property. It staff's opinion that based upon the sites topographic const
(35 percent of the site has slopes of 25 percent or greater
RMH land use designation on the property may not be appropr In view of these concerns, it is staff's opinion that the property should be redesignated to RM. Implementation of t
lower density residential designation would minimize land u
compatibility impacts, reduce potential traffic impacts, an
would likely also result in less topographic alteration thr
more sensitive project design.
With regard to identifying which land use designation would more appropriate for the site and more compatible with surrounding uses, it is staff's opinion that the appropriat designation should be selected to fit the proposed Alga Hi1
project subsequent to a resolution of pertinent land use is
between the applicant and the surrounding residents.
its location between lower intensity residential land uses,
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It is noted here that subsequent to the October 29, 1985, C
Council hearing, the applicant met with surrounding resideni listen to their concerns over the Alga Hills project.
response to their concerns over land use compatibility and traffic, the project was redesigned whereby the following c: were made:
1) The number of residential units was reduced from 5
2) The project density was reduced from 8.39 du/ac to
du/ac.
3) All attached product types were eliminated and rep
with single-family residences. Residential units
located adjacent to Alicante Road will have an ave lot area of 6,000 square feet. Residential units located in the northeast corner of the property an adjacent to the large lot custom homes (Estates No to the east will vary in size from 7,750 square fe
over one acre. The remainder of the property will
developed with patio homes.
4) The access road to and throughout the property has
redesigned to form two cul-de-sac roads instead of private through street as proposed in the original
project design. Implementation of this revision w
reduce the number of project related trips along Alicante Road in that only 19 proposed residential units will be able to take access along Alicante. remainder of the project residences (292) will tak access along Alga Road. Although residents along
it is staff's opinion that a through access from A to Alicante Road is the preferred circulation alternative.
In
311.
Alicante Road are supportive of this project revis
The surrounding residents have indicated to staff that, in
accordance with these changes, they are supportive of the
project. The primary objective of the applicant and the Co was to come up with a plan/designation for the subject proF which was agreeable to all concerned. Since it now appears an acceptable plan has been agreed to, it is staff's opinio the land use designation for the property be changed to RM
du/ac). This land use designation would enable the agreed
project, which is at a density of 4.85, to be developed on site. The RM designation and more specifically, the revise
Hills project will be more compatible with surrounding land in particular the large lot single-family residential subdivisions to the east and west of the property. Should
new owners would still have to comply with the revised designation.
proposed Alga Hills project not be built, and the property
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In accordance with the recommended General Plan redesignatic
from RMH to RM, staff also recommends that the property be rezoned from RD-M to RD-M-5. This zone change is consistenl
the General Plan. The RD-M-5 zone would implement the RM (4 du/ac) designation. This rezone would also limit the ultimi
development intensity on the property to a maximum of 5 du/;
This rezone would enable the applicant to implement the rev
Alga Hills plan which has been agreed upon by the surroundii
residents. This rezone which restricts the allowable densif the site to 5 du/ac maximum, would also provide a level of comfort to the City in the event that the proposed Alga Hi1 project is never developed. Any future development proposa this property would not be able to exceed this development
intensity. The proposed RD-M-5 zone would also be consiste
compatible with surrounding zoning. Properties to the nort east are zoned P-C, property to the west is zoned R-1-10 an property to the south is zoned RD-M.
Overall, staff believes that the proposed RM General Plan Amendment would be more appropriate for the site than the
existing RMH designation. The proposed zone change to RD-M
also consistent with the General Plan. Since the revised A
Hills plan is acceptable to surrounding residents and to st and because the proposed General Plan Amendment and rezone enable the revised Alga Hills plan to be implemented, staff recommends approval of GPA/LU 85-13/ZC-342.
IV. ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this Gene Plan Amendment and rezone will not have a significant impac
the environment and, therefore, has issued a Negative Declaration November 27, 1985,
ATTACHMENTS
1. Planning Commission Resolution Nos. 2518 and 2519 2. General Plan Map - Exhibit "A"
3. Zoning Map - Exhibit "B"
4, Background Data Sheet 5. Environmental Document
CDD: ad 12/27/85
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0 RESlDENTlAL MEDIUM HIGH 8 0 RESI’ENTIAL LOW w1.5 &Jac a OPEN SPACE-OS uRESIDENTIAL LOW-MED~UM w4
0 0 RESlDENTlAL MEDIUM 4-8
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zc-3 ALGA H~I I s
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0 SINGLE FAMILY
MULTl FAMILY 0
0 PLANNED COMMUNITY
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BWKGROUND DATA SHEET
CASE NO: @A/LU 85-13/2C-342
APPLICANT: City of Carlsbad (Alga Hills)
REQUEST AND UXATION: General Plan Amendment from RMH (8-15 du/ac) to RM
( 4.1-9 du/ac) and a zone chang e fran RD-M to RD-M-5 for a 64 ac site loca
at the southeast comer of Alga Road and Alicante Road. AI?": 215-480-13,l
LEG& DESCRIPTION: Parcels 1 t 3 of Parcel No. 13158 in the City of Carls
Cty of SD, State of CA, recorded in the Office or the County Recorder of
County on February 2 1, 1984 as File No. 84-061796 of Official Records
Acres 64 Proposed No. of Lots/Units
GENERAL PLAN AND zom
Land Use Designation RMH (8-15 du/ac>
Density Allowed 8-15 du/ac Density Proposed RM (4-8 du
Existing Zone RD-M Proposed Zone RD-M-5
Surrounding Zoning and Land Use:
Zoning Land use
Site RD-M Vacant
North PC vacant
South RD-M Multi-f amily
East PC Single-family
West R-1-10 Single-family
PUBLIC FACILITIES
School District San Marcos Water Carlsbad Sewr kucadia Ew's
Public Facilities Fee Agreement, dated
ENVIRONMENTAL IMPACT ASSESSMENT
- X Negative Declaration, issued November 27, 1985 - E.I.R. Certified, dated
Other ,
0 0
DEVELOPMENTAL 1200 I
SERVICES CARLSBP
(61 LAND USE PlANNlNQ OFFICE
Citp of CarIe'bab
NEGATIVE DECLARATION
PRCNECT ADDRESS/UXATION:
corner of Alga Road and Alicante Road
The project is located at the southeast
PROJECT DESCRIPTION:
Amendment fran EUYH (9.1-15 du/ac) to RH (4.1-9 ddac) izrd a Zone The City of Carlsbad requests a General Plan
Change fran RIM ta DM-5 aver the subject prope&y.
The City of Carlsbad has mrducted an envirormrerrtal review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the nviromntal
Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not
have a significant inpact on the environment) is hereby issued for th subject project.
Planning Department.
A copy of the Negative Declaration with swprtive Zocuments is on
file in the Planning Department, City Fall, 1200 Elm Avenue, Carlsbad
CA. 92008. Cmmnts fran the public are invited. Please suhnit
cements in writing to the Planning Epartment within ten (10) days c
date of issuance.
Justification for this action is on file in the
DATD: November 27, 1985 /.I & /
ZMIILER Zing ilanager CASE NO: GPA/LU 85-13/ZC-342
APPLICANT: CITY OF CARLSBAD
PUELISH I3ATE: November 27, 1985
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11/85
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EXECUTIVE SUMMARY
Carlsbad Traffic Impact Fee Study
by
Barton-Aschman Associates, Inc.
April, 1986
Transportation system improvements are needed and will be net
in the future based on development trends in the La Costa arc
the City of Carlsbad. The City retained Barton-Aschman
Associates, Inc. to determine the necessary roadway requiremc
to meet existing and future traffic demand, and to recommend
financing method to implement the improvements.
In sequence, the study determined appropriate area boundarie:
identified short and long-range developments within the stud!
area, calculated present and future levels of service on the
transportation network, determined what improvements would bc
needed to correct deficiencies, estimated how much money wou
needed to fund the improvements, and finally, evaluated
alternative funding mechanisms for raising the needed revenul
The geometrics of the existing roadway network were taken as
starting point, with all needed improvements to be added to
existing street system. When so considered, some 46 differe
construction projects were recommended. The projects were p
into two categories: (1) Those needed now ‘or to satisfy alre
approved or committed projects, and (2) those additionally n
in the future as development proceeds to General Plan buildo
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The study determined that projects in the first category tot,
$1 1.5 million, while those needed ultimately total an additic
$22.5 million. Thus, the total street improvement needs, to
buildout of the General Plan, will cost $34 million.
A dollar assessment per trip generated, to be called a Traff
Impact Fee, is the recommended financing mechanism. It prov
the most direct tie between new traffic generated by area
development and funds needed to improve roadways to accommodi
new traffic demand. The amount of the fee can be calculated
dividing the number of future trips to be generated into the
amount of money to be raised. As an example, the $34 millior
General Plan buildout could be divided by SANDAG's estimate (
141,242 future trips to be generated, and would result in a 1
daily trip fee of $240.
In setting the per trip fee, the City has several options:
1) The project list might be reduced depending on other fun(
sources that might be available.
2) There could be a differentiation between residential trig
and other trips such as commercial or industrial, due to
phenomenon of "double-counting". -_.
3) The project list might be reduced through the City's
willingness to accept a level of service lower than
"average" .
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4) The future needs (and future trips generated) might be
reduced through a reduction of allowable density in the
General Plan.
Because actual development may take place differently than
assumed under the General Plan, the analysis of the Traffic
Impact Fee should be frequently renewed, no less than once ey
two years.
Finally, this type of analysis could be expanded to determint
appropriate roadway improvements and financing mechanisms foi
other areas in the City of Carlsbad.
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0 a
MAY 7, 1986
TO : FRANK ALESHIRE , CITY YANAGEK
,I FROM: Michael Holaniller , Planning Director F+dl
ALGA RILLS (CT 84-41/PUD-77) RESOLUTION NO. 2550
The Planning Commission Resolution approved for this project w
drafted and sent to the Commission before the City Council mad
their recent changes regarding the increase to the Public
Facility Fee and the La Costa Traffic Impact Pee. As a result these actions are not reflected in the Planning Commission Resolution. Staff feels the changes listed below should be incorporated into Council's final documents. An additional
action should be for the City Council to direct the Attorney's
findings and conditions as established by the Planning
Commission:
1) Amending Finding (3)(a) of Resolution No. 2550 as follows
The applicant has agreed and is reyuirad by the inclusion an appropriate condition to pay a public facilities fee pursuant to Zi-ty Council Policy No. 17, and other development fees which the Council may adopt pursuant to Ordinance No. 9791. Performance of the agreements and
payment of the public facilities fee and any other
development fees as may be adopted by City Council otdina
or resolution enables this body to find that public facilities will he available concurrent with need as required %y the General Plan.
Office to make the following changes to the final Council
2) mend subparagraph (3)(e) to read as follows:
The qplicant has complied with or is required as a condition of this approval to comply with all provisions City Council Ordinance No. 9791 and with any development management system or public facilities phasing plans whic
lnay subsequently be adopted by the City Council.
3) Condition Vo. 4 should be aa~endzd as follows:
This project is approved ander the express conditior
that the applicant pay the public facilities f
adopted by the City Council on April 22, 1986 and any development fees established by the City Council pursuant
Ordinance No. 9791 or subsequent ordinance adopted to
e a
implement a growth 01: development management system or
public facilities phasing plan and to fulfill the
subdivider's agreement to pay the public facilities fee
dated , 1986 a copy of which is on filc wit5 the City Clerk and is incorporated by this reference
If the fees are not paid this application will not be consistent with the General Plan and approval for this
project shall be void.
4) Add a new condition as follows:
No final map shall be approved for this subdivision unlesi
complied with the provisions of City Council Ordinance NO
9791 or any subsequent ordinance adopted by the City Count to implement a growth or development management system OK public facilities phasing plan for the City or of any gror or development nanagement system or regulation which may
adopted by popular vote or' khe citizens of Carlsbad.
at the time of the final map approval the subdivider has
MJH/CG/ar
cc: City Attorney's Office
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