HomeMy WebLinkAbout1986-05-20; City Council; 8632; REQUEST FOR APPROVAL OF A 36 LOT | 35 UNIT TENTATIVE TRACT MAP AND LA COSTA DEVELOPMENT PERMIT FOR NEIGHBORHOOD SE-10 OF THE LA COSTA MASTER PLAN. CT 85-21 |LCDP 85-3 - PARK VIEW EASTuo 4 *rl c1 $4 .rl ucd a
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This project was originally heard by the Planning Commission ( January 8, 1986. Although it was a good project and complied
with all applicable development criteria, staff recommended tl
it be continued until the La Costa Traffic Study was completec The Planning Cornmission concurred with staff's recommendation,
However, the applicant ' s representative indicated that they wc prefer a denial for purposes of being able to appeal to City Council for approval, thereby circumventing the approximate 9(
day continuance necessitated by the completion of the La Cost2 Traffic Study. In accordance with this request the project wi denied by the Planning Commission. At the City Council meetir
of February 4, 1986, the applicant's appeal was considered, ar
the project was returned to Planning Commission for a further report, subsequent to the completion of the La Costa Traffic
Study. This study was approved by the City Council on April 2 1986.
Based on the results of the study, and recent discussion by Ci
Council, a condition was added requiring the payment of a traf impact fee. The Planning Commission approved this project by unanimous vote of 6-0.
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Page 2 of Agenda Bill No. 8632
It should be noted that approval does not allow this projec. be built at this time. A community facilities management program for the area in which the project is located must bc
prepared before the project can move forward.
ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will cause any significant environmental impacts because potentie impacts have been mitigated and, therefore, has issued a Ne! Declaration, dated November 27, 1985. The Planning Commissi recommended approval of the Negative Declaration on April 2: 1986. A copy of the environmental document is on file in tk Planning Department.
FISCAL IMPACT
The increased need for city capital facilities resulting fro development will be offset by the payment of the public faci fee. Any capital facilities related directly to this develo will be constructed and paid for by the developer.
Increased operating expenses related to this development wil
offset to some extent from increased tax or fee revenue gene
by the development. No detailed economic impact analysis of development has been conducted at this time so predictions c portion of operating expenses covered by additional operatin revenue created as a result of this project cannot be made.
PUBLIC FACILITY ADEQUACY STATUS
EXHIBITS
1. Location Map
2. Vicinity Map 3. Planning Commission Resolution No. 2552 4. Staff Report dated April 23, 1986 w/attachrnents
5. Memorandum from Planning Director dated May 7, 1986
SANTA FE KNOWLES
73 single family units
PARK .. VIEW EAST . CT 85-
EXISTING S.F.
EXISTING S.F.
TAGE COAC
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PLANNING COMMISSION RESOLUTION NO. 2552
A RESOLUTION OF THE PLANNING COMMISSION OF THE CI'
CARLSBAD, CALIFORNIA, APPROVING a 36 LOT TENTATIV
MAP AND 35 UNIT LA COSTA DEVELOPMENT PERMIT ON PRI
GENERALLY LOCATED ON THE WEST SIDE OF MISION ESTAi
APPROXIMATELY 280 FEET SOUTH OF LA COSTA AVENUE.
APPLICANT: PARK VIEW EAST
CASE NO: CT 85-21/LCDP 85-3
WHEREAS, a verified application for certain propel
wit:
Parcel 4 of Parcel nap No. 13524, City of Carlsbac
County of San Diego, State of California,
has been filed with the City of Carlsbad, and referred to 1
Planning Commission; and
WHEREAS, said verified application constitutes a 1
as provided by Title 21 of the Carlsbad Municipal Code; anc
WHEREAS, the Planning Commission did, on the 23rd
April, 1986, hold a duly noticed public hearing as prescrik
by law, to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all per
desiring to be heard, said Commission considered all factor
relating to the Tentative Tract Map and Condominium Permit;
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plann
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Commission as follows:
A) That the foregoing recitations are true and correct.
8) That based on the evidence presented at the public hear
the Commission hereby APPROVES CT-85-21/LCDP 85-3, bas
the following findings and subject to the following
conditions:
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Findings:
1) The project is consistent with the City's General Plai
the proposed density of 4.4 du's/acre is within the dq range Of 4-8 du's/acre specified for the site as indic
on the Land Use Element of the General Plan.
The site is physically suitable for the type and dens: the development since the site is adequate in size anc
to accommodate residential development at the density posed.
icies and ordinances since:
a) The Planning Commission has, by inclusion of an
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3) The project is consistent with all City public facilit
appropriate condition to this project, ensured tha
final map will not be approved unless the City Cou
finds that sewer service is available to serve the
project. In addition, the Planning Commission has
condition that a note shall be placed on the final
that building permits may not be issued for the pr
unless the City Engineer determines that sewer ser available, and building cannot occur within the prl unless sewer service remains available, and the PL Commission is satisfied that the requirements of t: Public Facilities Element of the General Plan have
met insofar as they apply to sewer service for thi
project.
School fees will be paid to ensure the availabilitj school facilities in the San Dieguito School Distr:
Also an existing school agreement between the La Cc Land Company and the Encinitas School District will ensure adequacy of elementary school facilities.
The dedication of park land or the payment of park-
lieu fees pursuant to the La Costa Parks Agreement required as a condition of approval.
All necessary public improvements have been provide will be required as conditions of approval.
e) The applicant has agreed and is required by the inc
of an appropriate condition to pay a public facilit
fee. Performance of that contract and payment of t
will enable this body to find that public facilitie be available concurrent with need as required by th
General Plan.
b)
c) I
d)
f) Assurances have been given that adequate sewer for
project will be provided by the Leucadia Water Dist
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4) The proposed project is consistent with the developmer
standards and regulations of the La Costa Waster Plan, City's Planned Development Ordinance and also compliec
the Design Guidelines Manual.
5) The proposed project is compatible with the surroundir future land uses since surrounding properties are desi for residential development and open space on the Gene
Plan.
6) This project will not cause any significant environmer impacts and a Negative Declaration has been issued by Planning Director on November 27, 1985 and approved by Planning Commission on April 23, 1986.
7) This project requires the construction of the improvem facilities listed in the conditions of approval or the
payment of fees in lieu of construction, This project creates a direct need for the improvements or faciliti
the reasons stated in the staff report. If the improvl or facilities are not provided, the project will creat unmitigated burden on existing improvements and facili Further, the improvements and facilities are necessary provide safe, adequate and appropriate service to futul residents of the project consistent with City goals, p< and plans.
Conditions:
1) Approval is granted for CT 85-21/LCDP 85-3, as shown 01
Exhibits "A" - "G", dated December 6, 1985, incorporate reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions.
This project is approved upon the express condition tha final map shall not be approved unless the City Council as of the time of such approval that sewer service is available to serve the subdivision.
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3) This project is approved upon the express condition tha applicant shall pay a public facilities fee as required
City Council Policy No. 17, dated April 2, 1982, on fil
the City Clerk and incorporated herein by reference, an according to the agreement executed by the applicant fo payment of said fee, a copy of that agreement, dated Ju
1985, is on file with the City Clerk and incorporated h by reference. If said fee is not paid as promised, thir application will not be consistent with the General Plai approval for this project shall be void.
4) The applicant shall dedicate land to be located in Stagc
Coach Park pursuant to the existing parks agreement bet\ Daon and the City of carlsbad,
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Prior to the issuance of a grading permit, the applicz coordinate design and construction regarding drainage walkway improvements with the Stage Coach Park develop
plan.
6) The applicant shall provide school fees to the San Die
School District to mitigate conditions of overcrowding
of the building permit application. These fees shall
on the fee schedule in effect at the time of building application. Also, the applicant shall comply with thl
requirements of the existing school agreement between Costa Land Company and the Encinitas School District.
Approval of this request shall not excuse compliance w sections of the Zoning Ordinance, the La Costa Master ' and all other applicable City ordinances in effect at *
building permit issuance.
8) Water shall be provided by the Olivenhain Municipal Wal District .
9) The applicant shall prepare a 24"~36" reproducible myl:
the final site plan incorporating the conditions conta: herein. Said site plan shall be submitted to and apprc the Planning Director prior to the issuance of buildin5 permits.
10) The applicant shall establish a homeowner '9 associatior
corresponding covenants, conditions and restrictions. CCstR's shall be submitted to and approved by the Plannj Director prior to final map approval.
11) The applicant shall prepare a detailed landscape and ir tion plan which shall be submitted to and approved by t Planning Director prior to the issuance of grading or 1: permits, whichever occurs first.
Planning Director prior to the recordation of the final
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12) A 500' scale map of the subdivision shall be submitted 2o
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Said map shall show all lots and streets within and adj to the project.
13) All landscaped areas shall be maintained in a healthy a thriving condition, free from weeds, trash, and debris.
14) Any signs proposed for this development shall be design1
conformance with the City's Sign Ordinance and shall re(
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review and approval of the Planning Director prior to
installation of such signs.
15) All roof appurtenances, including air conditioners, sha
architecturally integrated and concealed from view and
sound buffered from adjacent properties and streets, pui
to Building Department Policy No. 80-6, to the satisfact the Planning and Building Directors.
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16) The applicant shall submit a street name list consist€
the City's street name policy subject to the Planning
Director's approval prior to final map approval.
17) The project shall provide bus stop facilities at locat
subject to the satisfaction of the North County Transi trict. Said facilities shall at a minimum include a t free from advertising, and a pole for the bus stop sig
bench and pole shall be designed in a manner so as to detract from the basic architectural theme of the proj
said design shall be subject to the approval of the P1 Director and North County Transit District.
in the sales office at all times, and/or suitable alte to the satisfaction of the Planning Director.
public shall include but not be limited to trails, futr existing schools, parks, and streets.
20) Building identification and/or addresses shall be placc all new and existing buildings so as to be plainly vis from the street or access road; color of identificatioi addresses shall contrast to their background color.
21) Prior to occupancy of any units, the applicant shall c(: a directory sign at the entrance to the project. The ( of this sign shall be approved by the Planning Directoi
22) If any condition for construction of any public improvc or facilities, or the payment of any fees in lieu then imposed by this approval or imposed by law on this pro: challenged, this approval shall be suspended as provid< Government Code Section 65913.5. If any such conditio1 determined to be invalid this approval shall be invalid
the City Council determines that the project without tk
18) The developer shall display a current Zoning and Land
19) All sales maps that are distributed or made available
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condition complies with all requirements of law.
123) The final map shall include an open space maintenance e
to the Homeowner's Association for maintenance of 2.5:l or greater along the rear of lots 1-14. The aforementj
slopes shall be maintained by the Homeowner's Associati
24) Prior to the issuance of any building permits, the appl shall submit detailed cross sections of the pedestrian for approval by the Planning Director.
25) The applicant shall be required to create adequate buff areas between the residential units and Mision Estancia east, to the satisfaction of the Planning Director.
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26) Prior to the issuance of building permits, the appiica
shall be required to submit to the satisfaction of the Planning Director, a noise analysis for all units fror-
on Mision Estancia.
27) CC&R's shall contain a provision prohibiting the parki storage of recreational vehicles onsite. In addition, applicant shall participate in the design, funding, an location of a permanent RV storage facility in the La
area.
28) Prior to final map approval, a traffic study shall be
prepared to determine the extent of impacts that this will have on major streets in the La Costa area, inclu
Costa Avenue from El Camino Real to Interstate 5. The shall determine a solution to these impacts and the ap
shall agree to perform or to participate in the solutii determined by the City Council. No units shall be occ in this subdivision until traffic impacts have been mitigated to the satisfaction of the City Council. Th
studies which are now being conducted by the City may 1 to satisfy this condition if they are completed prior * applicant requesting approval of a final map.
Engineering Conditions:
29) The developer shall obtain a grading permit prior to tl commencement of any clearing or grading of the site.
30) The grading for this project is defined as "controlled ing" by Section 11.06,170(a) of the Carlsbad Municipal Grading shall be performed under the observation of a ( engineer whose responsibility it shall be to coordinate inspection and testing to ensure compliance of the work
the approved grading plan, submit required reports to t
Carlsbad Municipal Code. Engineer and verify compliance with Chapter 11.06 of th
31) No grading shall occur outside the limits of the subdiv unless a letter of permission is obtained from the owne
the affected properties.
32) All slopes within this project shall be no steeper than
33) Prior to hauling dirt or construction materials to any
proposed construction site within this project the deve shall submit to and receive approval from the City Engil for the proposed haul route. The developer shall compl.
all conditions and requirements the City Engineer may i with regards to the hauling operation. ////
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34) The developer shall exercise special care during the construction phase of this project to prevent any offe
siltation. The developer shall provide erosion contrc measures and shall construct temporary desiltation/det
basins of type, size and location as approved by the C Engineer. The basins and erosion control measures sha shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer E
the start of any other grading operations. Prior to t removal of any basins or facilities so constructed the served shall be protected by additional drainage facil slope erosion control measures and other methods requi
approved by the City Engineer, The developer shall ma the temporary basins and erosion control measures for of time satisfactory to the City Engineer and shall gu<
their maintenance and satisfactory performance through deposit and bonding in amounts and types suitable to t' Engineer.
No grading permits will be issued for this project pric final map recordation.
36) Additional drainage easements and drainage structures I
provided or installed as may be required by the County Department of Sanitation and Flood Control or the City neer,
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37) The developer shall pay the current local drainage aree prior to approval of the final map for this project or
construct drainage systems in conformance with the Mast
the City Engineer.
Drainage Plan and City of Carlsbad Standards as require
38) The proposed storm drain system from Mision Estancia, i specifically not approved. The developer shall bore un
Mision Estancia at Via Calendo and connect to the upper of this system. The lower reach shall be plugged and I abandoned. Specific alignment of this storm drain shal
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in Street "A", "C" and "D" or as approved by the City
Engineer.
harmless agreement regarding drainage across the adjace property prior to approval of the final map for this pr
40) The developer shall make an offer of dedication to the for all public streets and easements required by these
conditions or shown on the tentative map. All land so (
shall be granted to the City free and clear of all lien:
encumbrances and without cost to the City. Streets thal already public are not required to be rededicated.
39) The owner of the subject property shall execute a hold
41) Direct access rights for all lots abutting Mision
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Estancia shall be waived on the final map.
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42) Street "A" shall be 36 feet wide from curb to curb. Streets"B", "C" and "D" shall be 26 feet wide from cur
to curb. All streets shall have (five foot) wide side along both sides of the streets. There shall be a min
distance of two feet behind face of curb before slope encroachment. The horizontal and vertical alignment o proposed streets shall comply with minimum standards f
de-sac streets (except widths as mentioned above),
The developer shall design and construct a guardrail a 43) the west side of Mision Estancia adjacent to this proj
This guardrail shall be sufficient in size to deflect vehicle travelling 40 mph. away from homes below.
44) Plans, specifications, and supporting documents for a1 improvements shall be prepared to the satisfaction of Engineer. Prior to approval of the final map, the Subc shall install, or agree to install and secure with app security as provided by law, improvements shown on the
tentative map and the following improvements to City St to the satisfaction of the City Engineer:
A) The guardrail mentioned previously.
B) All streets shown on the tentative map to serve th: subdivision.
serve this subdivision.
subdivision (4-5 ton class).
C) AH sewer! water, stormdrain, and public utilities
D) Rip-rap slope protection along the rear of this
45) Improvements listed above shall be constructed within 1 months of final map approval and/or improvement plan ap whichever occurs first.
46) Unless a standards variance has been issued, no varianc City Standards is authorized by virtue of approval of t tentative map.
47) The developer shall construct private street accesses tc public streets in such a way as to clearly designate th, private streets are not a portion of the public street The developer shall place a plaque-type sign with the 11
"PRIVATE STREET BEYOND THIS POINT", at the access point
private streets from public streets. The script on the
shown above shall be capital letters of a size and conti such as to be readable for a normally sighted person at distance of 20 feet. The provisions of this condition I
be met to the satisfaction of the City Engineer prior tc issuance of a Certificate of Occupancy for any portion c
project.
48) The developer shall install street lights along all pub1 private street frontages in conformance with City of Car
Standards.
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49) The developer shall install street trees at the equivc 40-foot intervals along all public street frontages ir Conformance with City Of Carlsbad Standards. The tree
be of a variety selected from the approved Street Tre6
50) The developer shall install sidewalks along all public
frontages in conformance with City of Carlsbad Standar to occupancy of any buildings.
51) The developer shall install a wheelchair ramp at the E street corner abutting the subdivision in conformance
City of Carlsbad Standards prior to occupancy of any b ings .
52) The developer shall comply with all the rules, regulat
design requirements of the respective sewer and water regarding services to the project.
53) This subdivision shall be constructed entirely in one
54) 'The design of all private streets and drainage systems be approved by the City Engineer prior to approval of ! final map for this project. The structural section of private streets shall conform to City of Carlsbad Stanc based on R-value tests. All private streets and drain2 systems shall be inspected by the City, and the standai improvement plan check and inspection fees shall be pa: to approval of the final map for this project.
55) All private streets and drainage systems shall be maint by the homeowner's association in perpetuity. This res
sibility shall be clearly stated in the CC&R's.
56) The Subdivider shall provide separate sewer, water, gas
electric services with meters to each of the units.
57) All plans, specifications, and supporting documents for
imprOVementS Of this project shall be signed and sealed
Engineer in responsible charge of the work. Each sheet 2o
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be signed and sealed, except that bound documents may bl signed and sealed on their first page. Additionally, t
first sheet of each set of plans shall have the followi
certificate:
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"DECLARATION OF RESPONSIBLE CHARGE"
I hereby declare that I am the Engineer of Work for thi! project, that I have exercised responsible charge over ' design of the project as defined in Section 6703 of the
Business and Professions Code, and that the design is consistent with current standards.
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-9- PC RES0 NO. 2552
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I understand that the check of project drawings and specifications by the City of Carlsbad is confined to
only and does not relieve me, as Engineer of Work, of responsibilities for project design.
(Name, Address and Telephone of Engineering firm)
Firm:
Address:
City, St.:
Telephone:
BY Date: (Name of Engineer)
R.C.E. NO. #
Prior to recordation of any final map for this developr approval of any grading or building permits for this pi the owner shall give written consent to the annexation
area shown within the boundaries of the tentative map 1 existing City of Carlsbad Street Lighting and Landscapi District No. 1.
59) Approval of this tentative tract map shall expire twent
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months from the date of City Council approval unless a map is recorded. An extension may be requested by the applicant. Said extension shall be approved or denied
discretion of the City Council. In approving an extens the city Council may impose new conditions and may revi, existing conditions.
60) The City Council has determined that in order to accommc the traffic on Rancho Santa Fe Road, the developer of pj in this area must be responsible for the improvement of Santa Fe Road from La Costa Avenue to the existing Melrc !
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Drive intersection. Prior to final map approval the de\
shall submit a proposal satisfactory to the City Council such improvements. The proposal shall be based on indel traffic analysis accomplished to the satisfaction of the
Engineer. The proposal shall include a time schedule an
financing plan for the improvements which may include an assessment district, developer financing, or some altern acceptable to the City Council. The construction and
improvements must be assured either by confirmation of t
assessment district secured subdivision improvement agre or otherwise guaranteed to the satisfaction of the City Council prior to final map approval. ////
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61) Before and as a condition of obtaining a final map, Oi development permit or site plan approval under Title 2
Carlsbad Municipal Code, the subdivider shall enter ir contract with the City whereby the subdivider covenant
behalf of the subdivider and subdivider's successors j
interest to the following:
a) Not opposing and consenting to the formation of a and major thoroughfare district for the southern E the City.
b) Payment of the bridge and mayor thoroughfare fee f
area of the district in which this development is located.
c) Payment of the traffic impact fee established purs Chapter 18.42 of the Carlsbad Municipal Code.
62) Building permits for this project shall not be issued the applicant, as a condition of the building permit cc with the provisions of City Council and Ordinance No. ! any subsequent ordinance or establishing a development management system, or public facilities financing or pk
programs as referenced in Ordinance No, 9791,
63) If, at time of issuance of building permits for this pi a free right turn on Olivenhain Road at El Camino Real not exist, the developer shall provide for a minimum 30 long right turn lane at this intersection. This shall constructed prior to issuance of building permits.
provide a view corridor at the western end of the main to the project.
64) The developer shall switch the recreation area with 1
Fire Department Conditions:
165) Additional public and/or onsite fire hydrants shall be provided if deemed necessary by the Fire Marshal.
66) The applicant shall submit two (2) copies of a site plai
showing locations of existing and proposed fire hydrant1
onsite roads and drives to the Fire Marshal for approva
67) An all-weather access road shall be 'maintained through01 construction.
68) All required fire hydrants, water mains and appurtenance
shall be operational prior to combustible building matei being located on the project site.
All private streets shall be kept clear of parked vehicl at all times, and shall have posted "No Parking/Fire Lan
Zone" pursuant to Section 17.04.040, Carlsbad Munic
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70) Fire retardant roofs shall be required on all structui
71) Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Landa Guidelines Manual.
All fire alarm systems, fire hydrants, extinguishing s
automatic sprinklers, and other systems pertinent to t project shall be submitted to the Fire Department for
prior to construction.
72)
Parks and Recreation Department Conditions:
73) The sewer line shown entering the northeast portion of Stagecoach Park is specifically not a roved. Prior tc
approval of improvement/grading ----EeT- plans and or final map this site, the applicant must receive approval from thc
Director of Parks & Recreation for any encroachment of utilities and easements through Stagecoach Park,
PASSED, APPROVED AND ADOPTED at a regular meeting c
Planning Commission of the City of Carlsbad, California, he1
the 23rd day of April, 1986, by the following vote, to wit:
AYES: Chairman Schlehuber, Commissioners: McBan
NOES : None.
ABSENT: Commissioner Smith.
ABSTAIN :
Marcus, McFadden, Holmes and Hall.
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CLARENCE SCHLEHUBER, Chairm; CARLSBAD PLANNING COMMISSIOI
ATTEST :
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MICHAEL J. HOLZMILLER PLANNING DIRECTOR
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0 MEMORANDUM
DATE : APRIL 23, 1986
TO: PLANNING COMMI SS I ON
FROM: PLANNING DEPARTMENT
SUBJECT: CT 85-21/LCDP 85-3 - PARK VIEW EAST - Request for a 36 lot/35 unit Tentative Tract Map and a La Costa Developr,
Permit for Neighborhood SE-10 of the La Costa Master P1 located along the west side of Mision Estancia
approximately 280 feet south of La Costa Avenue.
RECOMMENDATION
That the Planning Commission APPROVE the Negative Declaration, i ADOPT Planning Commission Resolution No. 2552, APPROVING CT 85- 21/LCDP 85-3 with the addition of traffic impact conditions as established by the City Council.
DISCUSSION
This project was heard at Planning Commission on January 8, 1986
Although CT 85-21/LCDP 85-3 complied with all of the relevant City standards and policies and was a good project, staff recommended that it be continued until the La Costa Traffic Stud: was completed and solutions to the circulation problems in the L, Costa area were identified. The Planning Commission concurred with staff that it was a good project with the exception of the 24-foot wide streets throughout, but that the project would have to be continued until the La Costa Traffic Study was completed. The applicant's spokesperson indicated that they would prefer a denial for purposes of being able to appeal to City Council for approval, thereby circumventing the approximate 90-day continuance necessitated for the purpose of completing the La Costa Traffic Study. In accordance, the Planning Commission recommended denial of CT 85-21/LCDP 85-3 based on the La Costa Traffic Study not being completed, even though the project was a good one. The Planning Commission also requested that the project be reviewed to determine whether the proposed 24-foot wide streets could be widened.
At the City Council hearing of February 4, 1986, the applicant's appeal was granted, and the project was returned to Planning Commission for a further report, subsequent to the completion of
the La Costa Traffic Study.
In response to the Planninc~ Commission's concern over the proposed projects 24-foot wide streets, the applicant has redesigned the project to provide minimum 26-foot wide streets
(see Exhibit "A"). This street width, in association with the
17 visitor bay parking spaces provided, satisfies the
r e 0
development standards of the Planned Development Ordinance.
Staff does not recommend widening the streets to 32 feet because, this would allow for onstreet parking, which staff feels would ultimately detract from the projects good design.
In addition, widening the streets to 32 feet would also likely:
( ?) increase the number of retaining walls between dwelling units (2) result in the deletion of the majority of parking bays, and (3) reduce the area of the residential lots. Per this
specify that Streets "B", "C" and "D" shall be 26 feet wide.
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 in
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
change in street widths, Condition 43 has been revised to
- La Costa Avenue and Rancho Santa Pe Road
The traffic report will be reviewed by City Council on April 22, 1986. An oral summary of Council action will be given to the Commission at the April 23, 1986 Planning Colnmission meeting, In
. 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 considered by the Planning Commission.
The Planning Commission may wish to revise Resolution No. 2552 to reflect any additional traffic conditions suggested by Council,
ATTACHMENTS
1. Planning Commission Resolution No, 2552 2. Planning Commission Resolution No. 2517 3, Staff Report dated, January 8, 1986
4. Exhibit "A" dated, April 11, 1986
5. La Costa Traffic Study, Executive Summary
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PLANNING COMMISSION RESOLUTION NO. 2517
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, DENYING A 36
LOT TENTATIVE TRACT MAP AND 35 UNIT LA COSTA DEVELOPMENT PERMIT ON PROPERTY GENERALLY
LOCATED ON "EiE WEST SIDE OF MISION ESTANCIA
APPROXIMATELY 280 FEET SOUTH OF LA COSTA
AVENUE.
APPLICANT: PARK VIEW EAST
CASE NO: CT 85-21/LCDP 85-3
WHEREAS, a verified application for certain proper
wit:
Parcel 4 of Parcel Map No. 13524, City of Carlsbac County of San Diego, State of California,
has been filed with the City of Carlsbad, and referred to t
Planning Commission; and
. . . . .WHEREAS ,'. said "veir'if ied dpp1fcation~'ilons~itutes' a z
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 1 lth
December, 1985, and on the 8th ,day of January, 1986, hold i
noticed public hearing as prescribed by law, to consider si
request; and
WHEREAS, at said public hearing, upon hearing and
I considering all testimony and arguments, if any, of all per
desiring to be heard, said Commission considered all factor
relating to the Tentative Tract Map and Condominium Permit;
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planr
Commission as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hear Commission hereby DENIES CT-85-21/LCDP 85-3, based on 1
following findings:
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F ind ing s :
1) The proposed project will incrementally contribute to unresolved traffic problems in the La Costa area,
particularly on La Costa Avenue.
2) The 24' wide private streets serving the project are 1 narrow to provide adequate parking and safe circulatic
PASSED, APPROVED AND ADOPTED at a regular meeting
Planning Commission of the City of Carlsbad, California, hc
the 8th day of January, 1986, by the following vote, to wil
AYES: Chairman Schlehuber, Commissioners: MCBi
NOES : Commissioner McFadden.
ABSENT : None.
Marcus, Smith, Holmes and Hall.
*. .. ABSTAIN: NQne. . . .. .. -. . '* .
&xu-&
CLARENCE SCHLEHUBER, Chaii
CARLSBAD PLANNING COMMISS:
ATTEST:
.- 4%GQv&!!,
MICHAEL J. HmZMILUR PLANNING DIRECTOR
PC RES0 NO. 2517 -2-
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MEMORANDUM @ x4,"
DATE : JANUARY 8, 1986
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
CT 85-21/LCDP 85-3 - PARK VIEW EAST
At their December 11, 1985 meeting the Planning Commission hearc
the above project, and returned it to staff for conditions of
approval .
Attachments
1. Staff Report dated December 11, 1985 2. Planning Commission Resolution No. 2517
3. Traffic Study dated November 7, 1985
APPLICATI. SUBMITTAL DATE: JULY 11, 1985 e \
E STAFF REPORT
DATE: DECEMBER 11, 1985
TO : PLANNING COMMISSION
FROM : PLANNING DEPARTMENT
SUBJECT: CT 85-21/LCDP 85-3 - PARK VIEW EAST - Request for a 3 lot/35 unit Tentative Tract Map and La Costa Developm
Permit for Neighborhood SE-10 of the La Costa Master Plan, located along the west side of Mision Estancia
approximately 280 feet south of La Costa Avenue.
I. RECOMMENDATION
That the Planning Commission continue this item until an analysis of the problems and potential solutions to the circulation problems in the La Costa area have been completed.
11. PROJECT DESCRIPTION
The applicant is requesting approval of a 36 lot/35 unit
Tentative Tract Map and La Costa Development Permit for Neighborhood SE-10 of the La Costa Master Plan, located as described above. The proposed project will be located on a 7. acre site and have a density of 4.4 du/ac. This is in conformance with the General Plan and La Costa Master Plan designation for this site of RM, Residential Medium which is n
4-8 du/ac. The projects density is also well below the maximu allowable density of 9 du/ac provided by the La Costa Master Plan.
The proposed project will consist of single-family detached homes on 3,190-7,800 square foot lots. The average lot size i
4,780 square feet. The residential units will range in size f
950 square feet to 1,400 square feet. Each of the units will
have a two-car garage.
The subject property consists of very gently rolling terrain,
with a small westerly trending drainage located near the cente of the property. The site is composed of disturbed grassland is bounded on the west by a narrow band of riparian woodland, characterized by relatively small black willows. A portion of the site is, however, disturbed as a consequence of stockpilin dirt on the property associated with the construction of Misic
Est anc i a.
e e
1
The property to the south and west of of the site is vacant ai
is part of Stage Coach Park. The property to the east is in i process of being developed with minimum 7,500 square foot sin(
family residential lots (Santa Fe Knolls, CT 85-5). The property to the north is in the process of being graded for condominiums as part of CT 8417, La Costa Racquet Club.
111. ANALY S I S
1) Is the proposed project in conformance with the La Costa
2)
Master Plan?
Does the proposed project conform to the development standards of the Planned Development Ordinance?
Does the project conform to the design criteria of the
Planned Development Ordinance?
3)
DISCUSSION
The La Costa Master Plan designates the subject property as Neighborhood SE-IO. Neighborhood SE-10 is identified in the Master Plan as being a part of the La Costa Community Core. Because the subject-property is included as part of the Community Core, The Master Plan indicates that it should be processed under the La Costa Development Plan review process.
This review process requires that a La Costa Development Plan processed similarly to a site development plan under the procedures set forth in Chapter 21.06 "Q" Qualified Developmei
Overlay Zone. The La Costa Development Permit also requires that all projects must conform to general and specific development standards and regulations set forth in the La Cos1 Master Plan.
The proposed project conforms with all of the general and specific development standards of the La Costa Master Plan. '
35 dwelling units proposed is well below the maximum density allowed by the Master Plan of 100 dwelling units. The individual neighborhood development regulations for SE-10 indicate that development should; (1) utilize multiple dwellil unit development in two clusters, (2) provide access to adjacc Stage Coach Park and, (3 ) provide neighborhood entrance/exit from Mision Estancia. With regard to these development stand: and criteria, the project has been designed as discussed beloi
1) The project as proposed does not include multiple dwelling unit development, but instead proposes smal: lot single family detached product types. It is
staff's opinion that the intention of this developmei standard of utilizing multiple unit development in ti clusters, was to ensure that the maximum number of dwelling units (100) could be accommodated on the sii while at the same time ensuring that the projects design was opened up and the onsite riparian corrido.
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preserved. Staff feels that with the proposed small lot single family detached product design, the above mentioned goals have been achieved. In addition, sin
the number of actual dwelling units have been reduced
from a maximum of 100 to 35, potential site design an traffic impacts have been reduced. The proposed sing family units will also be more compatible with the larger lot single family residences approved for the Santa Fe Knolls project to the east.
2) The proposed project has been designed to include a 2 foot wide park accessway between Lots 14 and 15 to St Coach Park. In addition, the applicant has agreed to incorprate a meandering, specially design-treated sidewalk along his property fronting on Mision Estanc
thereby providing another identifiable access to Stag Coach Park.
3) The project has been designed to include its principa and only accessway along Mision Estancia. This accessway has been chosen so that it lines up with thc accessway to the already approved Santa Fe Knolls project located along the east side of Mision Estancia.
The proposed project was also reviewed with regard to its conformance with the Planned Development Ordinance. In this
case, the Planned Development Ordinance is used in association
with the La Costa Development Plan Review process in order to
provide more specific (restrictive) standards regarding parkinc setbacks and recreation requirements. As proposed, this projec meets or exceeds the development standards of the Planned Development Ordinance. All of the units will have a two-car garage with a minimum dimension of 400 square feet. This will provide the adequate space to fulfill the storage requirements as well as provide parking for two cars. Guest parking will bc
available in parking bays distributed throughout the project ai will also be provided as driveway tandem parking, in that all garages will be setback 20 feet from the front property line.
All of the dwelling units will front on minimum 24 foot wide private driveways and will be set back at least 20 feet from tl sidewalks.
All of the units will have a minimum rearyard dimension of 15 feet. In addition, a common recreation center located in the center of the project and other smaller passive recreation
recreation center will include a pool, spa and sundeck. spaces will be located throughout the project, The common
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DESIGN CRITERIA
AS proposed, this project conforms with the design criteria ( the Planned Development Ordinance at the density proposed. 1
project has been laid out to incorporate much of the existin5
swail/riparian corridor located along the projects western
boundary will be preserved. The overall design of the projec will ensure that many of the units have views of Stage Coach Park. Enriched pavement with thematic landscaping have been provided to breakup the appearance of the project streetscapc
The main entrance will include heavy landscaping, enriched pavement, open spaces and a view of the common recreation arc The other smaller passive green spaces will help to create visual breaks throughout the project. decorative block wall will buffer units from traffic along Mision Estancia. For these reasons, staff feels that the project justifies the density proposed.
TRAFFIC
Staff has identified an increasing number of traffic concern:
within the City and particularly within the La Costa area, 2
is currently undertaking a study to more clearly identify ant resolve them. The proposed project is not a major traffic
contributor in itself but will incrementally contribute to tl traffic problems in the area. In accordance, the proposed project will be responsible for contributing a proportionate share towards the solution of identified problems. The propc
project does comply with all of the relevant City standards i policies, however until the aforementioned traffic study is completed and the details of the appropriate solutions are identified, staff is unwilling to recommend approval and is
providing three alternatives for the Planning Commission to consider in dealing with the proposed project relative to tri
issues. These include:
1. A continuance of the project until the traffic study ha: been completed by staff.
Approve the proposed project based upon the finding that the project will contribute only incrementally to the existing traffic problems and have staff return with
documents.
topography, In particular, the existing 75 foot wide drainac
Landscaped slopes and
2.
3. Approve the project, with the inclusion of a condition
requiring that the final map not be approved until the traffic study has been completed for the La Costa area i the applicant has agreed to perform or participate in a solution. (There are some concerns with this alternatir in that it may be difficult to make a finding for adequi public facilities.
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In conclusion, staff is recommending Alternative No. 1,
continuance of the project until after the traffic study for t La Costa area has been completed. Staff's recommendation is t it would be more appropriate to delay a decision on this proje
until the traffic study is completed, letting us know the exte
of the existing problems and possible solutions. The study should be completed sometime in February.
IV. ENVIRONMENTAL REV1 EW
The Land Use Planning Manager has determined that this project will not have a significant effect on the environment and, therefore, has issued a Negative Declaration on November 27,
1985.
ATTACHMENTS
1. Location Map
2. Vicinity/Existing Land Use Map
3. General Plan/Zoning Map
4. Background Data Sheet 5. Disclosure Form 6. Environmental Document
7. Exhibits "A" - "G", dated December 6, 1985
8. Traffic Volumes
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11/18/85
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PC PLANNED COMUNITY u RESIDENTIAL MEDIUM 4.1-9
HBEStDENTIAL MEDIUM Low 1.c
aRESiDENTtAL Low 0-1-5
t7
H RESIDENTIAL MEDIUM HIGH 9.1-15 NHlGH SCHOOL
s- Q COMMERCIAL
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0 0
BAcRGRouND DATA SHEET
CASE NO: CI' 85-21mDP 85-3
APPLICANT: Park View East
REQUEST AND WATION: for a tentative tract map and La Costa Development Per
along the west side of Mision Estancia approx. 280' south of La Costa Ave.
LM;AL DESCFtIPTION: Parcel 4 of Parcel Map No. 13524, City of Carlsbad, Count
of San Diego, State of California A€": 223-060-43
Acres 7.923 Proposed JYo. of Lotsfinits 36/35
GESEBAL PLAN AND ZONING
Land Use Designation RM (4-8
Density Allowed (4-8 du/ac) &nsity Proposed 4.4 du/ac
PC proposed Zone Existing Zone PC
Surrounding Zoning and Land Use:
Zoning Land Use
Site PC Vacant
North PC proposed condos(& Costa
south PC Stage Coach Park
East PC Proposed Single Family (Santa Fe Knolls)
West PC Stage Coach Park
San Dieguito
Racquet Club)
PUBLIC FACILITIES
School District Encinitas Water Olivenhain Sewer Uucadia EDU's 35
Public Facilities Fee Agreement, dated
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued November 27, 1985
June 24, 1985
-
E.I.R. Certified, dated -
Other,
- rriT;~L ~~,~ rr,LV*.YY-,4n y b=Vu auwrdcieu nas nern zrv e*.&, it IS determi
,hat further informatior@ required, YOU Will be SO ad*&-
APPLICANT : OAod CaRh gkn€3&
N~U (individual, partnership, joint venture, corpration, synd
%‘(So UkT , ~WCsmD .to q-zooe RLj&cDA tkKr
6t4 1 931 -(Z2Y
F
Business Address 8
Teleph6no Number
AGENT:
Name
(SWE.) Business &dress ..
Telephone Number
MEmmS:
Era- - (individuaz, paxtnar , joint . Kame EMress venture, comoration, syndication)
Business Address
Telephone Nmber Telephone Sumber
.?LIS Eonre Mdress
3;siness Aridrcss
Tcie?’ncrr,s N&er Teleplhne SUnber
(Attach more sheets if necessary)
I/& dsc1zcs uzdez ,-e?.alty Of Perjury that the infornratio?l contaized in this
closure is tre and correct and that it will remain true and correct and nay
relied upon as 5tii-q truz and correct until anended.
nAod 64PdUmbrJ Applicant
BY
e 0
DEVELOPMENTAL 1200 ELM
SERVICES CARLSBAD, Ci
(619) 431 LAND USE PLANNING OFfiCE
city of darlstbab
NM;ATIVE DEQ;ARATION
PROJECT ADDWSS/IXATION: The project is located along the vest side of Mision Estancia approximately 280 feet south of La Costa Avenue.
PR(MEcT DESCRIPTION: 35 single family lots and one recreation lot over 7.9 acres. project is defined as Neighborhood SE-10 of the La Costa Master Plan.
The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental
Protection Ordinance of the City of Carlsbad. review, a Negative Declaration (declaration that the project will not
have a significant inpact on the environment) is hereby issued for the subject project.
This project, CT 85-21/XDP 85-3, will include %is
As a result of said
Justification for this action is on file in the Planning Department.
A copy of the Negative Declaration with supportive documents is on file in the Planning Department, City Hall, 1200 Elm Avenue, CarlsM,
CA. 92008. Cmnts frm the public are invited. Please s-it comments in writing to the Planning kpartment within ten (10) days of
date of issuance.
._I
DATED: Ebvember 27, 1985 / 1 1 Ld l-3 c a/&C 7 bLh& a, MU9 'MICHAEL J.
CASE NO: CT 85-21/LCDP 85-3
A?PLICANT: PARK VIFM EFST
PUBLISH WTE: November 27, 1985
Landt Use Plzng Manager
ND4
11/85
a TRAFFQC VOLU~
** 14204
e.0 37000
8500
EXISTING TRAFFIC PARK VIEW E
PROJECTED TRAFFIC CT 85-21 35 UNITS
360 TRIPS
** OTHER PROJECTS TRAFFIC
**' EXISTING CAPASITY
0 0
W+& I. -( 0
TRAFFIC & TRANSPORTATION 1
j$$+u” Plriuqee 6ud AbbW
November 7, 1985
Mr. Bill Hofman DAON Corporation 5150 Avenida Encinas Carlsbad, CA 92008
Dear Mr. Hobman:
This letter sumnarizes our review of traffic factors related to the develof
of the Park View East project in the City of Carlsbad. The study 3s based
information provided by you, previous studies and infomation provided by t
city.
The site is located on the westerly side of Mision Estancia southerly of La
Avenue in the City of Carlsbad. To the southwest of the site is the proposl
Stagecoach Park development. The project contains 36 single family residen
units with a density of 4.54 dwelling units per acre. All vehicular access
from a street extending southwesterly from the intersection of Mision Estani
and Sitio Lanero.
EXISTING CIRCULATION CONDITIONS
Both Mision Estancia and La Costa Avenue are currently under construction ec
of Rancho Santa Fe Road. Rancho Santa Fe Road is currently a two lane facil
however, the section from La Casta Avenue to Olivenhain Road is scheduied for
improvement to ultimate standards in the next year. This improvement will i
signalization of the Rancho Santa Fe Road/Mision Estancia intersection.
PM peak hour traffic counts for existing conditions were available on Rancho
Santa Fe Road at La Costa Avenue and on El Camino Real at Olivenhain Road ai
La Costa Avenue. Intersection Capacity Utilization (ICU) analyses were compl
for these intersections in order to quantify existing conditions. (The ICU
methodology and relationship of ICU to Level of Service are contained in Appt
A). Existing ICU analyses are contained in Appendix B and sumnarized in Tab1
.-- .. A 2651 EAST CHAPMAN AVENUE 0 SUITE llfi FIJI I FnTnN **I I=*pLtIA nnc*r
4 0 0 -2-
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t
Table 1
EXISTING PM PEAK HOUR ICU VALUES
Park View East
Los(2: - dl) - INTERSECTION
El Camino Real & La Costa Avenue
El Camino Real & Olivenhain Road
E
B
0.98
0.61
Rancho Santa Fe Road &l La Costa Avenue 0.44 A
(1) Intersection Capacity Utilization .
(2) Level of Service
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Review of Table 1 indicates acceptable conditions at two intersections and
existing capacity deficiency of El Camino Real and La Costa Avenue,
TRIP GENERATION
In order to examine the traffic factors, it is necessary to estimate the nul
of trips that would be generated. Trip generation rates for various land u
have been established in previous studies including the City's Traffic Mode
The rates utilized in this study are listed in Table 2. Applying these rat
to the proposed development provides an estimate of trip generation. Table
sumnarizes daily and PM peak hour trip generation estimates for the project
and other development in the area, As indicated in Table 3, the project is
estimated to generate 290 daily trip ends with 35 occurring during the PM
peak hour.
TRIP ASSIGNMENT
Geographic trip distribution patterns for projects in this area have been
established previously from examination of regional land use and circulation
data, The trip distribution for this project was based upon these studies a
Is illustrated on Figure 1. By applying these distribution percentages to t'
estimated project trip generation, these trips were assigned to the road sys
This assignment of daily trips is iJlustrated on Figure 1 and represents con
ditions upon project completion. PM peak hour trips were assigned to intersc
traffic movements in a similar manner and these assignments are contained in
Appendix 8.
ANALVS IS
Project traffic has been examined at two future conditions. Conditions upon
completion of the project have been simulated by combining existing, approved
project and project traffic volumes. Ultimate or buildout conditions have a1
been examined through the City's Traffic Model projections.
As described previously, existing ICU values were calculated and sumarized
in Table 1. Project traffic and estimated traffic from approved, but not
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Table 2
TRIP GENERATION RATES
Park View East
LAND USE DENSITY TRIP ENDS PER DWELLXNG 1 PM
0.8 0.2
- _(DU/ACL Daily PM Xn
10 Low Medium Density Residential (RLM) 0-4
Medium Density Residential (RM) 4-10 .0 0.8 0.2
0.6 0.2 8 Medium High Density Residential (RMH) 10-20
* e 0
z 0
I- =, 0 a LL I- LL
-
- m
cn a Q
a
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a2
z 3
J
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tl 0
co
z
-
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constructed, projects were added to existing traffic to simulate condition!
upon completion of the project. The other projects are listed in Table 3
along with their estimated trip generation. ICU values were calculated foi
this condition with consideration for street improvements planned or requii
as a part of the other projects development. These ICU analyses are contar
in Appendix B and summarized in Table 4.
Review of Table 4 indicates that the El Camino Real/La Costa Avenue interse
would operate with an ICU value greater than 0.90 while the other two inter
sections would have ICU values of less than 0.90. While the ICU value at t
El Camino Real/La Costa Avenue intersection is above generally accepted lev
the project does not change the ICU value, This is due to the minor volume
traffic added to the intersection by this project. The calculations in App
B indicate no impact or change in ICU value due to the project.
For ultimate conditions, the City's Traffic Model was utilized. This model
has estimates of daily and peak hour intersection volumes at buildout. For
the RM Zoning of this property, the model assumed seven dwelling units per i
which is 1.5 times greater than the actual proposed density of 4.54 dwellSng
attributable to this site would be 1.5 times greater than the proposed proje
The Traffic Model projected daily volumes of 4500 on Mision Estancia; 44,200
on Rancho Santa Fe Road; and 25,800 on la Costa Avenue. These volumes are a'
within the daily capacfties of these roads wlth consideration of the accurac
of the model. Intersection analyses are a better measure of the adequacy of
the street system. Ultimate PM peak hour intersection volumes were obtained
from the City and utilized to determine ICU values. These analyses are conk
in Appendix C and sumrized in Table 5.
Review of Table 5 indicates that three of the intersections will require
designs that exceed the normal standards in order ta provide for projected
traffic demands. This condition has been identified in previous studies and
indicates the need for analysis of both the Traffic Model volumes and inter-
section geometries, With the improvements utilized in this analysis, the ICU
units per acre. ihis would also indicate that traffic volumes in the model
'
, e 0. - t ,.
Table 3
TRIP GENERATION
Park View East
AREA DWELLING LAND GENERATED TRIPS
Project
SElO
Approved Projects
sw1
sw2
sw3 126
sw4
SW16
Subtotals
- PM In PM Out Daily - -
36 RM 290 30 5
85 RLM 850 70 15
345 RM 2 , 760 275 70
RMH 1,010 75 25
233 RM 1,860 185 ' 45
131 RM 1,050 105 25 - - - -
920 7,530 710 180
f
-7-
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Table 4
ICU SUMMARY AT PROJECT COMPLETION(^) .
Park View East
EXISTING PROJECT COMPI INTERSECTION C(
El Carnino Real & La Costa Avenue 0.98 E 0.98 I
El Camino Real & Olivenhain Road 0.61 B 0.86 I
Rancho Santa Fe Road & La Costa Avenue 0.44 A 0.54 E
- Icu(2) - LOS(~~ - ICUt2) -
(1) PM Peak hour
(2) Intersection Capacity Utilization
(3) Level of Service
-8- 0 e
Table 5
ICU SUMMARY AT BUILD OUT(^)
Park View East
MODEL k MODEL IMPROVEF )a - ICU(E) - LOS(5 - INTERSECTION -
El Camino Real l4 La Costa Avenue 1.50 F 1801
1.07 El Camino Real & Olivenhain Road
Rancho Santa Fe Road L La Costa Avenue 1.26 F 0.85
Rancho Santa Fe Road & Mision Estancia
F 1.92
0.73 C -
(1) PM Peak Hour
(2) Intersection Capacity Uti1 ization
(3) Level of Service
e 0 -9 .
values have been significantly reduced. These improvements are generally
additional left and right turn lanes and do not represent major improvemeni
It is recomnended that the future intersection requirements be determined s
that adequate right-of-way can be reserved.
AS indicated previously, this project would generate: less traffic than ass\
in the Traffic Model, Due to the small magnitude of the project, it would
affect the ICU values. This condition may occur in other existing or plann
development which could have a cumulative reduction in travel demands.
SUMMARY
This study has reviewed traffic factors related to the proposed Park v'ew Ea
development in the City of Carlsbad. Existing conditions were quantified t
provide a basis for the study. Estimates were made of trips to be generate
by the project and the ability of the street system to accomnodate these tr
examined. Analyses were completed for conditions at project completion and
General Plan buildout. It was found that the project would have no impact
at project completion. While the project would generate less traffic than
indicated by the City's Traffic Model, some improvements will be required tc
accomnodate ultimate traffic volumes.
Principal findings of the study are the following.
1. The project would generate an estimated 290 daily trip ends with 3:
occurring during the PM peak hour.
2. While the project and other approved projects, traffic operations
would be at acceptab'le levels or unchanged.
3, The proposed density is 1.5 times less than utilized in the Traffic
Model resulting in reduced traffic volumes.
4. At ultimate or buildout, principal intersections will require irnproi
ments above the normal standards.
* * * *
-1 3 0 e
We trust that this study will be of assistance to you and the City of Carl
If you have any questions or require additional information, please contaci
us .
Respectfully submitted ,
. WESTON PRINGLE & ASSOCIATES Ne& Weston S. Pringle, P.E. Regi stered Professional Engineer State of California Numbers C16828 & TR565
GISP: bas
cc: Mr. Clyde Wickham Mr. Chris Decerbo Mr. Pat O'Day
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APPENDIX A .
EXPLANAT I ON OF I NTERSECTION CAPACITY UTI LI ZATION
LEVEL OF SERVICE
AND
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APPENDIX A
EXPLANATION OF INTERSECTION CAPACITY UTILIZATION
The capacity of a street is nearly always greater between intersections and at intersections. The reason for this is that the traffic flows continuousl,
between intersections and only part of the time at intersections. To study intersection capacity, a technique known as Intersection Capacity Utilizatia fICU) has been developed. ICU analysis consists of (a) determinin the pro- portion of signal time needed to serve each conflicting movement; 9 b) Sumin! the times for the movements; and (c) comparing the total time required to thc time available. For example, if for north-south traffic the northbound traf. is 1,000 vehicles per hour, thesouthbound traffic is 800 vehicles per hour, i the capacity of either approach is 2,000 vehicles per hour of green, then the northbound traffic is critical and requires 1,000/2,000 or 50 percent of the signal time. If for the east-west traffic, 40 percent of the signal time is required, then it can be seen that the ICU is 50 plus 40, or 90 percent. Whc left-turn phases exist, they are incorporated into the analysis. As ICU's approach 100 percent, the quality of traffic service approaches Level of Seru (10s) E, as defined in the Highway Capacity Manual, Special Report 87, Highwa Research Board, 1965 .
Level of Service is used to describe qual i ty of traffic flow. Levels of Serv A to C operate quite well. Level of Service D is typically the Level of Serv for which an urban street is designed, Level of Service E IS the maximum VOl a facility can accommodate and will result in possible stoppages of momentary duration. Level of Service F occurs when a facility is overloaded and is characterized by stop-and-go traffic with stoppages of long duration. A des- cription of the various levels of service appears on the following page.
The ICU calculations assume that an intersection is signalized and that the signal is ideally timed. A1 though calculating ICU for an unsignal ized inter- section is not valid, the presumption is that a signal can be installed and tf calculation shows whether the geometrics are capable of accomnodating the ex- pected volumes. It is possible to have an ICU well below 1.0, yet have severe
traffic congestion. This would occur because one or more movements is not getting enough time to satisfy its demand with excess time existing on other moves .
Capacity is often defined in terms of roadway width. However, standard lanes have approximately the same capacity whether they are 11 foot or 14 foot lanes Our data indicates a typical lane, whether a through lane or left-turn lane ha!
Highway Capacity Manual found capacity to be about 1500 vehicles per lane per hour of green for through lanes and 1200 vehicles per lane per hour of green for left-turn lanes. However, the capacity manual is based on pre-1965 data, and recent studies and observations show higher capacities in the southern California area. For this study a capacity of 1600 vehicles per lane has been assumed for through traffic, and 1600 vehicles per lane for turning lanes.
a capacity of approximately 1600 vehicles per lane per hour of green time. Thr
Level of Service
A
B
c
0
E
F
Nmi nal Of I[
0.00 Low volumes; high speeds; speed not restricted by other vehicles; all signal cycles clear with no vehicles waiting through more than one signal cycle.
Operating speeds beginning to be affected by other traffic; between one and ten percent of the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods.
Operating speeds and maneuverability closely controlled by other traffic; between 11 and 30 percent of the signal cycles have one or
more vehicles which wait through more than one signal cycle during peak traffic periods; recomnended ideal design standard.
of the signal cycles have one or more vehicles which wait through more than one signal cycle during peak traffic periods; often used as design standard in urban areas.
Capacity; the maximum traffic volumes an inter- section can accommodate; restricted speeds; 71 to 100 percent of the signal cycles have one or more v$licles which wait through more than one signal cycle during peak traffic periods.
Long queues of traffic; unstable flow; stop-
traffic speed can drop to zero; traffic volume will be less than the volume which occurs at Level of Service E.
0.61
0.71
Tolerable operating speeds; 31 to 70 percent 0.81 -
0.91 -
Not me pages of long duration; traffic volume and
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APPENDIX B
ICU ANALYSES
PROJECT COMPLETION
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APPENDIX C
ICU ANALYSES
BUILDOUT
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INTERSECTION CAPACITY UTILIZATION ANALYSIS
PARK VIEW EAST (PM Peak Hour)
At General Plan Build-out
INTERSECTION: EL CAMINO REAL / LA COSTA AVE
MOVEMENT GEN PLAN PROPOSED GEN PLAN PROPOSED GP MODEL GP MODEL LANES LANES CAPACITY CAPACITY VOLUME V/C
NL 1 1 1600 1600 108 0.07 NT 3 3 MOO 4800 2204 0.48 NR 0 1 1600 110 St 1 2 1600 3200 564 0.35 ST 3 3 4800 4800 1277 0.45 SR 0 FREE 878 EL 1 2 1600 3200 7 16 6.45 * ET 2 2 3200 3200 545 0.27 ER 0 FREE 331 WL 1 1 1600 1600 19 0.01 i 1 1600 246 KT WR 2 3200 3200 309 0.17 *
NORTH/SOUTH CRITICAL SUMS = 0.83 EAST/WEST CRITICAL SUMS = 0.62 CLEARANCE = 0.05 ICU = 1.50, 10s - F
N=NORTHBOUND ,St SOUTHBOUND ,€=EASTBOUND, W=WESTBOUND L=LEFT,T=THROUGH,R=RI6HT * DENOTES CRITICAL MOVEMENTS
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INTERSECTION CAPACITY UTILIZATION ANALYSIS ,
PARK VIEW EAST (PM Peak Hour)
At General Plan Build-aut
INTERSECTION: EL CAMINO REAL / OLIVENHAIN RD .
MOVEMENT GEN PLAN PROPOSED GEN PLAN PROPOSED GP MODEL GP MODEL
LANES LANES CAPACITY CAPACITY VOLUME V/C
NL 1 1 1600 1600 58 0.04
L NT 3 3 4800 4800 1942 0.57 * NR 0 FR€E 786 SL 1 2 1600 3200 512 0.32 ST 3 3 4800 4800 920 0.20 SR 0 0 60 EL 1 2 1600 3200 306 0.19 ET 2 3 3200 4800 802 0.26 * ER 0 0 20 WL 1 2.5 1600 4000 1154 0.72 * KT 3 2.5 4800 4000 631 0.17 WR 0 1 1600 200
NORTH/SOUTH CRITICAL SUMS = 0.89 EAST/WEST CRITICAL SUMS = 0.98 CLEARANCE - 0.05 ICU - 1.92 LOS = F
NsNORTHBOUND , StSOUTHBOUND , E=EASTBOUND * W= WESTBOUND
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L=LEFf,T=THROUGH,R=RIGHT DENOTES CRITICAL MOVEMENTS
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# 1 Il INTERSECTION CAPACITY UTILIZATION ANALYSIS
PARK VIEW EAST (PM Peak Hour)
At General Plan Build-out
INTERSECTION: RANCHO SANTA FE RD / MISION ESTANCIA
MOVEMENT GEN PLAN GEN PLAN GP MODEL GP MODEL
LANES CAPACITY VOLUME v/c
NL 0
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0.00 * 1600 NR 0 SL 1
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+ EXECUTIVE SUMMARY
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Carlsbad Traffic Impact Fee Study
by
Barton-Aschman Associates, Inc.
April, 1986
Transportation system improvements are needed and will be need
in the future based on development trends in the La Costa area
the City of Carlsbad.
Associates 1 Inc. to determine the necessary roadway requiremen
to meet existing and future traffic demand, and to recommend a
financing method to implement the improvements.
The City retained,Barton-Aschman
In sequence, the study determined appropriate area boundaries,
identified short and long-range developments within the study
area, calculated present and future levels of service on the
transportation network, determined what improvements would be
needed to correct deficiencies, estimated how much money would
needed to fund the improvements, and finally, evaluated
alternative funding mechanisms for raising the needed revenues,
The geometrics of the existing roadway network were taken as t?
starting point, with all needed improvements to be added to the
existing street system. When so considered, .some 46 different
construction projects were recommended. The projects were plat
into two categories: (1) Those needed now or to satisfy already
approved or committed projects, and (2) those additionally need
in the future as development proceeds to General Plan buildout.
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The study determined that projects in the first category total
$1 1.5 million, while those needed ultimately total an additior
$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 Traffic
Impact Fee, is the recommended financing mechanism. It provid
the most direct tie between new traffic generated by area
development and funds needed to improve roadways to accommodat
new traffic demand. The amount of the fee can be calculated b
dividing the number of future trips to be generated into the
amount of money to be raised. As an example, the $34 million
General Plan buildout could be divided by SANDAG's estimate of
141,242 future trips to be generated, and would result in a per
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 fundin
sources that might be available.
2) There could be a differentiation between residential trips
and other trips such a5 commercial or industrial, due to th
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 eve
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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