HomeMy WebLinkAbout1987-12-08; City Council; 9233; Hunt Properties\B’# “%I.3 3 TITLE- HUNT PROPERTIES - EIR 83-2(AF,lFMP 87-19,
A LCPA 87-4 (LCPA 87-2(A)), LCPA 87-5
dTG. 13/8/87 (LCPA 87-2(~)), GPA/LU 85-2, MP-177, CT 85-35,
IEPT. PLN CP-223, PUD-102, PUD-104, PUD-105, and SDP 86-2 -
PACIFIC RIM
RECOMMENDED ACTION:
c .- - tr ’ OF CARLSBAD - AGENt-
BoththePlanningCommissionandstaffarerecommendingthattheCityCauncil ADOPTthe3NegativeDeclarationsissuedbythePlanningDirector,directthe CityAttorney1sOfficetopreparedocumentsAPPROVINGEIR83-2(A),LFMP 87-19,LCPA87-4 (LCPA87-2(A)),LCPA87-5 (LCPA87-2(B)),CT85-35,CP- 323, PUD-102,PUD-103,PUD-1O4,HJD-105,SDP86-2,andintroduceOrdinance No. 983 9 , APPROVING MP-177.
ITEH EXPLANATION
Theapplicantisrequestingappravalofavarietyofapplications~~~~ approximately1402 acresgenerallylocatednorthofLaCX&aAvenuebetweenI- 5andElCaminoReal. Theapplicationsasproposedwouldestablishacohesive residentialcommunitysurroundingaresorthotelandgolfcourse. Theproject as proposed includes the following discretionary proposals:
EIR83-2(A) -ThesecondEIRdoneforthesite. Itidentifiesseveral potential major impacts including circulation and air quality.
LEMP 87-19 -TheLocalFacilitiesManagementPlanforZone19. Itidentified theneedforAlgaRoadtobeputinupfrontandrequiredHuntProperties, Inc., todedicateover24 acresofparklandpriortoapprovalofthefirstfinal map.
GPA/M 85-2 -AGeneralPlanAmendmenttochangetheexistingRLM(0-4), RM (4-8du@s/ac),RMH (8-15du's/ac), TS (TravelService) andRC (RecreationalCommercial)toaCombinationDistrictwhich~dbeccanprised oftheRLM,RM,OS (OpenSpace), RCandN (NeighborhoodCommercial) designationswhichwouldbei.mplementedthroughaMasterPlan. Theschool designations onsite would not be affected.
LCPA 87-4 (LCPA 87-2(A)).LCPA87-5 {LCPA87-2 tB1) -Amendmentstothe ~calCoastalPlantobringitintoconformancewiththeCity1sGenerdLPlan.
MP-177 -TheMasterPlan,whichistheheartoftheproject, provides developmentstandardsanddividesthepropertyinto32planningareas.
CT85-35-TheMasterTentativeMapforPhaseIwhichdividesthisareainto a number of lots.
CP-223.HJDs~102,103.104.105&SDP86-2-Specificapprovalsforplanning areasl, 2, 4, 8, 9,10,11&14. Theseincludesinglefamilyprojects,acondo project, the hotel, golf course and sports center.
Moredetailedinformationisincludedintheattachedstaffreporttothe PlanningCommission. AlsoattachedisamemorandumtotheCityManager datedNovember13,1987whichdescribesanumberofissuesthatexisted betweenstaffandtheapplicantandconcernsidentifiedbythePlanning
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Commission. ThePlanningCommissionheardtheprojectonNovember4,1987, addedseveralconditions, andvotedunanimouslytoapproveallaspectsofthe project.
ENVIRONHENTAL IMPACT
NegativedeclarationswereissuedbythePlanningDirectorfortheLocal FacilitiesManagementPlanandtheCoastalPlanAmendments. AnEIRwas processedfortheremainderoftheapplications. Allinypactsidentifiedinthe EIRweremitigatedbyreductionsindensityandreductionsingrading.
FISCAL IMPACT
TheincreasedneedforCitycapitalfacilitiesresultingfroanthisdevel~t willbeoffsetbythepavtofthe@licfacilitiesfee. Anycapitalfacilities relateddirectlytothisdevelopmentwillbeconstructedandpaidforbythe developer.
Increasedoperatingexpensesrelatedtothisdevel~willbeoffsettosome extentfromincreasedtaxor feerevenuegeneratedbythedevelopment. An economicimpactreportwasprocessedasrequiredandindicatesapositive monetary impact to the City of Carlsbad.
GROWTH HANAGEHENT
Aspermitted by theCityCounciltheLocalFacilitiesManagementProgram (Zone19) wasprocessedconcurrentlywiththeotherapplications. TheLFMP requiredchangesintheprojectandrequiredanumberoffacilitiestobe constructedpriortotheoriginalplans. Allstandardshavebeenmetatthis time.
1. Memorandum to Ci y Manager dated November 13, 1987 2. Ordinance No. k&J? (MP-177) 3. PlanningCommissionResolutions2592 (EIR);2698 (LFMP);2699 @CPA%); 2593 (GPA);2594 (MP);2595(MasterTM);2596(SDP);2607 (PUD-102); 2604 (PUD-103);2605 (PUD-104);2606 (PUD-105);2608 (CP-323) 4. Planning Commission Staff Report w/attachments 5. PreviouslyDistributed-EIR,MasterPlan,IocalFacilities Management Plan, Fiscal Impact Report 6. Planning Commission Minutes
NOVEMBER 17, 1987
TO: RAY PATCHETT, CITY MANAGER
FROM: Planning Director
ISSUES, HP1 PROJECT
TheCouncilhearingonthePacificRimProjectculminatesapproximatelythree andahalfyearsofplanningandnegotiatingontheHPIproperty. Anumber ofissuesarosebetweenstaffandtheapplicantardmostweresolvedrelatively quickly. Thereweresomemajorissuesthatwerenoteasilysolvedandsome ofthemevenremaineduntilafewweeksbeforethehearing. Theseissuesand theirultimatesolutionsarediscussedbelow. Inaddition, several issues brought before the Planning Commission are also discussed.
DENSITY
Theapplicantsoriginalprojectsubmittalcontainedahotel,golfcourse, approximately5,OOOresidentialunitsandanumberofrestaurantsandshops locatedonornearthelagoonwetlands. Thedeveloperandstaffwereat loggerheadsforaboutayearandahalfwithverylittlebeingaccomplished otherthanannexation. FinallyafterHPIaddednewstaff, theprojectwas redesignedwithabout700lessunitsandincludedtheremovalofthe waterfrontrestaurantsandshops. Therevisedprojectinclud&igreateropen spaceandmoresinglefamilytypeunits. Shortlybeforetherevisedproject wastogotohearing,theCityCouncilestablishedtheGrowthManagement Ordinance. Inaddition,theCityCouncilalsopassedaHillsideprotection ordinanceandredefinedopenspace,whichfurthercutthedevelopment potentialoftheproperty. Withtheadditionofthesethingsthenumberof unitspermittedontheprojectdroppedto2,836, almosthalfofwhatwas originallyproposedandabout1,500unitsbelowwhatwaspermittedbythe Carlsbad General Plan.
HEIGHT
Amajorissueforsometimehasbeentheheightofthehotel. Itwas originallyproposedtobeinexcessof55 feet. HPIhasremovedafloorand thehotelnowmeetstheCity'sheightstandard. Atowerwillexceedthe35 foot limit, but is permitted as an architectural feature.
WETLANDS USE
TheapplicanthadoriginallyproposeddevelopmentattheintersectionofEl CaminoRealandLaCostaAvenueforarestaurantsite. Staffcouldnot supportthisrequestastheEIRiticatespossibleinpactsonthewetlandarea. HP1 has recently withdrawn this request.
CLUBHOUSE
ThelengthofthegolfclubhouselocatedonthesouthsideofPacificRim Drivewasalsoanissue. StafffeltthatthelengthoftheclubhousefacingIa CostaAvenuewastoolong. Afterreviewingseveralsimilarclubhouses,
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particularlyFairbanksRanchwhichhasasimilarenv~setting,staff feelsthesizeandlengtharejustified. Thelengthisjustifiedbythehigh reliefarchitectureandbythefactthataworldclassresortshouldhavean adequate clubhouse facility.
CHURCH/DAYCARE FACILITIES
Anotherissuestafffeltstronglyaboutwasthatsitesberesewedinthe MasterPlanareaforchurchesanddaycarefacilities,twousesthat traditionallyhavedifficultyfindi.ngsitesinCarlsbad. Theapplicanthasnaw agreed to reserve sites for these uses in the Master Plan.
STANDARD SINGLE FAMILY UNITS
StaffexpressedconcernsoverthepredaminanceofmultifamilyandsM3_1lot (lessthan7,500 square feet) singlefamilydwellingunitsovertheproperty. TheMasterPlanhasbeenrevisedtoincreasethepotentialnumberofthis product type to 364 units or greater.
OTHER ISSUES
Atthispointtherearenoremainingissuesbetweenstaffandtheapplicant. OnepotentialissuethatmayexistisregardingPlanningArea29 andwhether DaisyAvenueshouldbeconnectedwiththeexistingDaisyAvenuethroughthe Spinnaker Hill Development.
Staffmetwithrepresentatives fromDaisyAvenuerecentlyandreceived positiveinputontheirconcerns. Thehomeownersareworriedabout constructiontrafficonDaisyfromPlanningArea29andareultimately concernedaboutapossibleincreaseintrafficonDaisy. Theproblemwith constructiontraffichasbeensolvedbyaddingacondition~~clofllre gatesandsignsduringconstruction. Staffcouldnotsupporttheultimate closureofDaisyatthistimebecauseitwasfeltthatDaisymayactually decreasetrafficandwasneededforpublicsafety. Staffdid,h-er,agree torequireatrafficstudypriortodevelopmentofArea29toseeifI3aisycan beclosed. ThePlanningCommissionfeltthattheaddedconditionswere adequate to address their concerns.
Severalcitizensbroughtupsimilarconcernson~pineandArenalRoadsin theseaportarea. ThePlanningCommissionaddedacondition,wherebyArenal RoadmayconnectwithPacificRimDriveinthefuture. ThePlanning Commissionalsoaddedaconditionwheretheapplicantwillberequiredto relocateonsiteanumberoftheexistingoaktreeswhichwouldhavetobe removed due to development.
MICHAEL J. HOLZMILLER
MJH:CG:bjn
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ORDINANCE NO. 9839
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA APPROVING MASTER PLAN MP-177 FOR THE PACIFIC RIM COUNTRY CLUB AND RESORT, A MIXED USE COMMUNITY CENTERED AROUND A HOTEL AND GOLF COURSE ON PROPERTY GENERALLY LOCATED NORTH OF LA COSTA AVENUE BETWEEN I-5 AND EL CAMINO REAL. APPLICANT: HUNT PROPERTIES CASE NO.: MP-177
WHEREAS, the City Council of the City of Carlsbad,
California, has reviewed and considered a Master Plan for future
' development of the site: and
WHEREAS, after procedures in accordance with the
' requirements of law the City Council has determined that the
public interest indicates that said plan be approved.
NOW, THEREFORE, the City Council of the City of
Carlsbad does ordain as follows:
SECTION 1: The Pacific Rim Country Club and Resort
Master Plan, MP-177 dated "Revised November 4, 1987," on file
with the Planning Director and incorporated by reference herein
is approved. The Master Plan shall constitute the zoning for
this property and all development of the property shall conform
to the plan.
SECTION 2: That the findings and conditions of the
Planning Commission in Planning Commission Resolution 2594 shall
also constitute the findings and conditions of the City Council.
EFFECTIVE DATE: This ordinance shall be effective
thirty days after its adoption, and the City Clerk shall certify
to the adoption of this ordinance and cause it to be published at
least once in the Carlsbad Journal within fifteen days after its
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INTRODUCED AND FIRST READ at a regular meeting of the
:arlsbad City Council on the day of I
-987, and thereafter
PASSED AND ADOPTED at a regular meeting of said City
:ouncil held on the day of I 1987 by the
Tollowing vote, to wit:
AYES:
NOES:
ABSENT:
LPPROVED AT TO FORM AND LEGALITY'
rINCENT F. BIONDO, JR., City Attorney
LTTEST:
LLETHA L. RAUTENKRANZ, City Clerk
2.
CLAUDE A. LEWIS, Mayor
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PLANNING COMMISSION RESOLUTION NO. 2592
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING CERTIFICATION OF ENVIRONMENTAL IMPACT REPORT, EIR 83-2(A), FOR A MASTER PLAN, PHASE I TENTATIVE MAP, AND GENERAL PLAN AMENDMENT FOR A 2836 UNIT PROJECT INCLUDING A HOTEL, GOLF COURSE AND COMMERCIAL USES LOCATED ON PROPERTY IMMEDIATELY NORTH OF LA COSTA AVENUE BETWEEN I-5 AND EL CAMINO REAL. APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT CASE NO.: EIR 83-2(A)
WHEREAS, on the 4th day of November, 1987, the Planning
Commission of the City of Carlsbad, held a public hearing on EIR
83-2(A) pursuant to the provisions of Title 19 of the Carlsbad
Municipal Code; and
WHEREAS, the Planning Commission has considered the
comments and documents of all those persons testifying at the
public hearing; and
WHEREAS, the Planning Commission has received EIR 83-2(A)
according to the requirements of Title 19 of the Carlsbad Municipal
Code;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission
of the City of Carlsbad as follows:
1) That the above recitations are true and correct.
2) That the Environmental Impact Report EIR 83-2(A) will be amended to include the comments and documents of those testifying at the public hearing and responses thereto hereby found to be in good faith and reason by incorporating a copy the minutes of said public hearings into the report.
3) That the Planning Commission finds and determines that the Environmental Impact Report EIR 83-2(A) has been completed in conformance with the California Environmental Quality Act, the state guidelines implementing said Act, and the provisions of Title 19 of the Carlsbad Municipal Code and that the Planning Commission has reviewed, considered and evaluated the informa- tion contained in the report.
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4)
5)
That the Environmental Impact Report EIR 83-2(A) as so amended and evaluated, is recommended for acceptance and certification as the final Environmental Impact Report and that the final Environmental Impact Report as recommended is adequate and provides reasonable information on the project and all reasonable and feasible alternatives thereto, including no project.
That pursuant to State law the Local Coastal Plan Amendments also serve as an EIR for the proposed Local Coastal Plan Amendment accompanying this project.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 4th day of November, 1987, by the following vote, to wit:
AYES: Chairman Marcus, Commissioners: McBane, McFadden,
Schlehuber, Hall & Schramm. NOES:
ABSENT: Holmes
ABSTAIN:
ATTEST:
MICHAEL J. HOLZMILMR PLANNING DIRECTOR
PC RESO NO. 2592 2.
MARCUS, Chairperson PLANNING COMMISSION w. ,, .".d r*':
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PLANNING COMMISSION RESOLUTION NO. 2698
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF THE LOCAL FACILITIES MANAGEMENT PLAN FOR ZONE 19 ON PROPERTY GENERALLY LOCATED SOUTH OF PALOMAR AIRPORT ROAD AND WEST OF EL CAMINO REAL, EXTENDING DOWN TO THE SOUTHERN BOUNDARY OF THE CITY. APPLICANT: HUNT PROPERTIES, INC. CASE NO.: LOCAL FACILIITES MANAGEMENT PLAN - ZONE 19
WHEREAS, a verified application has been filed with the
City of Carlsbad and referred to the Planning Commission, and
WHEREAS, the City Council passed Resolution No. 8797
adopting the Citywide Facilities and Improvements Plan
establishing facility zones and performance standards for public
facilities, and
WHEREAS, the City Council passed Resolution No. 9808
requiring the processing of a Local Facilities Management Plan,
and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Local Facilities Management Plan for Zone 19.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
'Commission of the City of Carlsbad as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission APPROVES Local Facilities Management Plan - Zone 19, based on the following findings and subject to the following conditions:
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Findings:
2)
3)
4)
5)
6)
That the Local Facilities Management Plan for Zone 19 is consistent with the Land Use Element, the Public Facilities Element, and the other Elements contained in Carlsbad's General Plan.
That the Local Facilities Management Plan for Zone 19 is consistent with Section 21.90 of the Carlsbad Municipal Code (Growth Management), and with the adopted Citywide Facilities and Improvements Plan.
That the Local Facilities Management Plan for Zone 19 and the conditions contained therein will promote the public safety and welfare by ensuring that public facilities will be provided in conformance with the adopted performance standards.
The Local Facilities Management Plan for Zone 19 will control the timing and locations of growth by tying the pace of development to the provision of public facilities and improvements.
The Local Facilities Management Plan for Zone 19 will prevent growth unless public facilities and services are
available in conformance with the adopted performance standards.
That a Negative Declaration was issued for this project on October 2, 1987 and that the Local Facilities Management Plan will help to mitigate impacts identified in EIR 83-
2(A).
Conditions:
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Approval is granted for Local Facilities Management Plan - Zone 19 as contained in the Plan titled Local Facilities Management Plan Zone 19, dated November 4, 1987, attached hereto, and incorporated herein by reference.
PC RESO NO. 2698 2.
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PASSED, APPROVED AND ADOPTED at a regular meeting of
the Planning Commission of the City of Carlsbad, California,
held on the 4th day of November, 1987, by the following vote,
to wit:
AYES: Chairman Marcus, Commissioners: McBane, McFadden,
Schlehuber, Hall & Schramm.
NOES :
ABSENT: Holmes
ABSTAIN:
H CUS, Chairman PLANNING COMMISSION
ATTEST:
PLANNING DIRECTOR
PC RESO NO. 2698 3. .
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PLANNING COMMISSION RESOLUTION NO. 2699
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA RECOMMENDING APPROVAL OF TWO
LOCAL COASTAL PROGRAM (LCP) ADMENDMENTS TO PROVIDE
CONSISTENCY BETWEEN THE GENERAL PLAN, THE PACIFIC RIM
MASTER PLAN AND THE LCP.
APPLICANT: HUNT PROPERTIES, JNC.
CASE NO.: LCPA 87-4 (LCPA 87-2A)/LCPA 87-5 (LCPA 87-
281
WHEREAS, the Pacific Rim Master Plan is located
entirely within Carlsbad’s Coastal Zone; and
WHEREAS, the City Council has received the certified
Local Coastal Program (LCP) documents for that portion of the
Carlsbad Coastal Zone specified in California Public Resources
Code Sections 30170(F) and 30171 (Mello Bills I pnd II) from the
California Coastal Commission; and
WHEREAS, a portion of the Pacific Rim Master Plan is
located in an area that was initially included in the San
Dieguito LCP and not governed by the Carlsbad LCP; and
WHEREAS, that area (Batiquitos Lagoon, east basin), the
Lagoon’s north shore and Green Valley have subsequently been
annexed to the City of Carlsbad in 1985 and removed from the
jurisdiction of the San Dieguito LCP; and
WHEREAS, it is desirable to provide a consistent set of
policies for development throughout Carlsbad’s Coastal Zone; and
WHEREAS, in order to provide consistency between the
Carlsbad General Plan, Pacific Rim Master Plan and Carlsbad’s
Local Coastal Program it is necessary to amend the Mello I LCP
segment and to add the East Batiquitos Lagoon/Hunt Properties as
a new segment to the Carlsbad LCP; and
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WHEREAS, environmental review pursuant to the California
Environmental Quality Act (CEQA) has been conducted by the City
relative to the proposed project; and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as
prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Local Coastal Program Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning.
Commission of the City of Carlsbad, as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Planning Commission recommends approval of LCPA 87-4 (LCPA 87-2A) and LCPA 87-5 (LCPA 87-2B) as shown on Attachments 16 and 17 attached hereto and incorporated herein by reference based on the following findings:
1. The proposed amendments provide a consistent set of regulations for development of land under the jurisdiction of Carlsbad's LCP and for other coastal zone lands recently annexed to the City.
2. The proposed amendments provide environmental protection policies as stated in the Staff Report to the Planning Commission dated November
4, 1987, that are consistent with and implement the Coastal Act of 1976.
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PC RESO. NO. 2699 2.
1 PASSED, APPROVED AND ADOPTED at a regular meeting of
2 the Planning Commission of the City of Carlsbad, California,
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held on the 4th day of November, 1987, by the following vote,
to wit:
AYES: Chairman Marcus, Commissioners : McBane, McFadden,
Schlehuber, Hall & Schramm.
NOES:
ABSENT: Holmes
ATTEST:
MICHAEL 3. HQUZMIUJXR
PLANNING DIRECTOR
PC RESO NO. 2699 3.
LOCATION M‘+P
EXHIBIT
RD-M
(RM) RESIDENTIAL MULTI (4-8)
$fM, RESIDENTIAL LOW-MEDIUM (O-4)
tCiCJ> COMMERCIAL
- ’ EIR 83-2 r GPA/LU 85-2 r CT 85-35 L CP-323 I SDP 86-2
HPI
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PLANNING COMMISSION RESOLUTION NO. 2593
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL PLAN FROM RLM (RESIDENTIAL LOW MEDIUM), RM (RESIDENTIAL MEDIUM), RMH (RESIDENTIAL MEDIUM HIGH), RC (RECREATION COMMERCIAL), TS (TRAVEL SERVICE), ~0 RLM (RESIDENTIAL LOW MEDIUM), RM (RESIDENTIAL MEDIUM), OS (OPEN SPACE), RC (RECREATION COMMERCIAL) AND N (NEIGHBORHOOD COMMERCIAL) IN THE FORM OF A COMBIN- ATION DISTRICT DESIGNATION ON APPROXIMATELY 1015 ACRES NORTH OF BATIQUITOS LAGOON AND WETLAND BUFFER BETWEEN EL CAMINO REAL AND BATIQUITOS DRIVE. APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT CASE NO.: GPA/LU 85-2
WHEREAS, a verified application for an amendment to the
General Plan designation for certain property located, as shown on
Exhibit "D", dated November 4, 1987, attached and incorporated
herein, has been filed with the Planning Commission; and
WHEREAS, said verified application constitutes a request
for amendment as provided in Title 21 of the Carlsbad Municipal
Code; and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed
by law to consider said request;
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the General Plan Amendment.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the City of Carlsbad, as follows:
A) That the above recitations are true and correct.
B) That in view of the findings made and considering the applicable law, the decision of the Planning Commission to recommend APPROVAL of GPA/LU 85-2, as shown on Exhibit "D", dated November 4, 1987.
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Findings:
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7)
8)
PC
The designations proposed for the Combination District are appropriate for the site because they will be compatible with the existing topography, with the Batiquitos Lagoon and with existing land use in the areas and with the resource protection policies of the Coastal Act.
The subject property is physically suitable for a Combination District as it is large enough to support a variety of land uses.
The area as approved is a Planned Community which lends itsel, to the use of the Combination District as it is implemented through a Master Plan.
The uses allowed in the proposed land use designations will be compatible with surrounding land uses and with other elements of the General Plan.
The Master Plan required by the PC Zone shall act as the specific plan to implement the Combination District as . required in the General Plan Land Use Element.
The uses allowed in the proposed land use designations will bc compatible with surrounding land uses and with other elements of the General Plan.
The Master Plan will provide standards and conditions to ensure the project as proposed will be consistent with the General Plan and compatible with adjacent land uses.
An EIR was prepared for this project and has been recommended for certification by the Planning Commission. The EIR (EIR 83-2(A)) identified a number of potentially significant impacts created by this project and possible mitigation measures to reduce these impacts to a level of insignificance These mitigation measures have been incorporated into the zoning for the property (MP-177) and in some cases the projec has been revised to reduce all impacts to a level of insignificance, with the possibility of two exceptions, traffic and air quality. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
A) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigabl traffic impacts are anticipated
RESO NO. 2593 -2-
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B) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan.
The additional Citywide reduction in residential densitie: will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
The project is consistent with the Open Space and Conservation Elements of the General Plan because the Batiquitos Lagoon will be dedicated as Open Space.
The specific findings for the Planning Commission on each identified impact are attached as Exhibit "E" dated November 4, 1987 and incorporated herein by reference.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 4th day of November, 1987, by the following vote, to wit:
AYES: Chairman Marcus, Commissioners : McBane, McFadden,
Schlehuber, Hall & Schramm.
NOES :
ABSENT: Holmes
ABSTAIN:
ATTEST:
PLANNING DIRECTOR
PC RESO NO. 2593 -3-
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EXISTING EXHIBIT D
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PROPOSED.
WITHOUT CONTR
EXHIBIT "E" H.P.I. November 4, 1987 Page 1 of 5 - -
The following items constitute the Planning Commission environmental findings for this project. The mitigation measures listed below describe the project changes which reduce these impacts to insignificant levels, with the possibility of two exceptions, traffic and air quality. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management - Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
A. LAND USE
Impact: The project is inconsistent with LCP policy regarding allowable densities of development.
Mitigation: LCP amendments are being processed in order to allow higher densities of development while ensuring the preservation of sensitive coastal resources.
Impact: The project is not in compliance with LCP policies to protect steep slopes and sensitive coastal habitats.
Mitigation: The project has been redesigned to keep development off of steep slopes and sensitive coastal habitats. Provisions have been included in the Master Plan to require that any development proposed shall comply with all slope and sensitive resource LCP policies.
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Impact:
Mitigation:
B. AGRICULTURE
Imnact:
Mitigation:
The development of Planning Area 32 will result in impacts to Batiquitos Lagoon wetlands.
Planning Area 32 has been deleted from this project. This project area will be maintained in open space.
Implementation of this project will result in the conversion of 360 acres of prime and non- prime coastal agricultural land to urban uses.
This impact will be mitigated through the payment to the State Coastal Conservancy of agricultural conversion fees in an amount of between 5,000 to 10,000 per acre.
c. VISUAL AESTHETICS
Imnact:
Mitigation:
Imnact:
Mitiaation:
Impact:
Mitigation:
Development of Planning Areas 28 and 30 as proposed will result in visual impacts to passersby on La Costa Avenue, Pacific Rim Drive and Interstate 5.
These Planning Areas have been redesigned and provisions (development standards) have been included within the Master Plan to mitigate potential visual impacts to the development of these Planning Areas.
Development would irrevocably alter the site's appearance from an undeveloped site to one of urban development.
An unavoidable impact would result from any urban development of the project site. The project has, however, been designed to maintain the Batiquitos Lagoon and its shoreline in open space. In addition, most major slopes and tree groves will also be preserved in open space.
Grading will result in permanent landform alteration.
Development will generally follow natural topography with a golf course in the major drainage canyons and the lowest densities of development along the ridgelines. Per Master Plan standards, contour grading will be used,
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as well as development techniques such as stepped building pads and split-level designs. Many natural slopes will be retained. Implementation of these measures will adequately mitigate grading impacts.
D. TRAFFIC CIRCULATION
Impact:
Mitiuation:
E. NOISE
Impact:
Mitigation:
Implementation of the proposed project (4300 du's and other commercial uses prior to Growth Management) would result in the completion of improvements to Alga Road, and Pacific Rim Drive and partial improvement to Poinsettia Lane. However, even with these project improvements, the EIR indicates that the intersections of El Camino Real with Alga Road and La Costa Avenue will operate at poor levels of service under both the existing General Plan and with the proposed project (pre-Growth Management). However, the EIR also notes that these traffic impacts are not solely project related, but are regional in - nature, and will occur with or without the project.
With the implementation of Growth Management, thereby resulting in the reduction in project dwelling units from 4300 du's to 2836 du's, and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone 19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association with the requirements of the project to implement the identified circulation impacts identified within the Zone 19 Local Facilities Management Plan, no unmitigable circulation impacts are anticipated.
Implementation of this project will result in traffic noise levels above City standards along Alga Road.
These noise impacts will be adequately mitigated by the incorporation of noise berms/walls along Alga Road within noise sensitive areas.
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F. AIR QUALITY
Impact: The proposed project will result in growth unanticipated by SANDAG Series VI growth forecasts resulting in incremental increases in both non-vehicular and vehicular emissions.
Mitigation: The proposed project has been scaled back from 4,300 dwelling units to 2,836 to comply with the City's growth control points. This action should help to bring the air quality figures in line with the Series VI population growth forecasts. Effective long-term mitigation can only be accomplished on a regional basis.
G. PUBLIC SERVICES
Impact: Implementation of this project may overburden an existing sewer pump station and will contribute to the overcrowding of local schools.
Mitigation: These impacts can be mitigated through the upgrading of existing sewer facilities prior to any Phase 2 or 3 development: and through the dedication of a 12.4 acre school site to the Carlsbad Unified School District. These measures have been made provisions of the Master Plan.
H. HYDROLOGY
Impact: Implementation of this project will result in increased erosion due to grading and runoff of urban contaminants into Batiquitos Lagoon.
Mitigation: These impacts will be mitigated through the incorporation of sediment control basins and drainage facilities to control runoff. In addition, a maintenance program to remove debris from paved surfaces will be implemented to reduce chemical contaminants associated with runoff.
I. BIOLOGY
Impact: Implementation of the project as proposed would result in several biological impacts including:
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a) impacts to wetlands habitat from the development of Planning Area 32
b) impacts to riparian habitat from development of the 1st and 18th golf fairways cl impacts to sensitive coastal habitats in Planning Areas 13, 14, 15 and 26.
Mitiqation: These impacts have been mitigated through the deletion of Planning Area 32 from the Master Plan, the redesign of the other Planning Areas and through the incorporation of provisions into the Master Plan to keep development out of sensitive biological areas.
J. GEOLOGY
Impact:
Mitigation:
Portions of the subject property are encumbered by various geological constraints including; compressible alluvial soils, slope instability, expansive soils, landslide areas and seismic areas.
These potential impacts can be mitigated by; (1) the implementation of geotechnical recommendations included in the Phase I geotechnical investigation report, (2) completion of Phase II subsurface geotechnical investigation and the implementation of associated recommendations, (3) stabilization of ancient landslides through buttressing and subdrain installation, removal and recompaction, or other similar techniques, and (4) the utilization of earthquake resistant building designs.
K. CULTURAL RESOURCES
Impact: Implementation of the project would result in the destruction of significant cultural and paleontological resources.
Mitigation: Impacts to cultural resources can be mitigated through the placement of resource sites in undisturbed open space or the implementation of a Phase II data recovery program. Impacts to paleontological resources can be mitigated by having a qualified paleontologist monitor present during the cutting of previously undisturbed sediments. If significant fossils are discovered, grading should be halted to allow fossil recovery. The fossil locale that has already been discovered must be properly sampled prior to grading in that area.
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PLANNING COMMISSION RESOLUTION 2594
A RESOLUTION OF THE PLANNING COMMISSION OF TH.E CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MASTER PLAN FOR THE DEVELOPMENT OF THE PACIFIC RIM COUNTRY CLUB AND RESORT ON PROPERTY GENERALLY LOCATED IMMEDIATELY NORT OF LA COSTA AVENUE BETWEEN I-5 AND EL CAMINO REAL. APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT CASE NO: MP-177
WHEREAS, a verified application for certain property, to
wit:
Portions of Sections 22, 26, 27, 28, 33, 34, and 35 in Township 12 South, Range 4 West, San Bernardino Meridian in the City of Carlsbad, County of San Diego, State of California,
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed by
law, to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Master Plan; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of MP-177, based on the following findings and subject to the following conditions:
Findings:
1) The proposed master plan is consistent with the General Plan with the P-C zone and with the LCP for this area as'amended for reasons stated in the staff report.
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The proposed master plan is appropriate for the site for the reasons stated in the staff report.
The proposed master plan will not adversely impact existing or future development in the area for the reasons stated in the staff report.
The uses proposed within the master plan area will be internally compatible as they have been planned based on
topography, existing and proposed surrounding land uses, traffic circulation and environmental constraints.
The project is consistent with all City public facility policies and ordinances since:
a) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan.
b) The developer will complete the conditions and mitigation measures established in the Local Facilities Management Plan for Zone 19 which will ensure facilities and services are adequate to maintain the public safety and welfare.
The area surrounding this development is or can be planned and zoned in coordination and substantial compatibility with said development.
The development permitted by this master plan will not adversely impact the existing Batiquitos Lagoon and associated habitats located on the subject property because the applicant will be dedicating the lagoon as open space.
An EIR was prepared for this project and has been recommended for certification by the Planning Commission. The EIR (EIR 83-2(A)) identified a number of potentially significant impacts created by this project and possible mitigation measures to reduce these impacts to a level of insignificance These mitigation measures have been incorporated into the zoning for the property (MP-177) and in some cases the projec has been revised to reduce all impacts to a level of insignificance, with the possibility of two exceptions, traffic and air quality. The project has been mitigated to the extent possible with regrad to air quality and circulation by the conditions requiring improvements to public facilities Despite these conditions, impacts will still exist. With regard to these items, the Planning Commission finds there arl overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836
PC RESO NO. 2594 2.
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du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
The specific findings for the Planning Commission on each identified impact are attached as Exhibit "E" dated November
4, 1987 and incorporated herein by reference.
This project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirements approved as part of the Local Facilities Management Plan for Zone 19.
With regard to the park dedication requirement for Master Plan 177, current City policy is to require adequate park dedication up front. The reason for this is that an incremental dedication with each individual subdivision makes it impossible for the City to provide for the development of an adequate community park to serve the entire planned community until long after a substantial number of people have already been living in the project without any park services. That violates growth management. To meet community needs, it is necessary to acquire a significant amount of park land at once so it can be developed and so that the necessary park facilities can be provided in a timely way.
Conditions:
1 1‘ Approval is granted for MP-177, attached as Exhibit "C", dated November 4, 1987, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions.
2) This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and
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improvement plan and to fulfil1 the subdivider's agreement to pay the public facilities fee dated October 16, 1987 and the agreement to pay the growth management fee dated August 27,
1986, copies of which is on file with 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.
Prior to the approval of the final map for the first phase the developer shall provide in writing to the Planning Director proof of the long term viability of the 2 acre recreational vehicle storage lot shown as part of Planning Area 23. If the applicant can not show the permanence of such facility then the applicant shall provide an alternative site subject to the approval of the Planning Director.
This Master Plan MP-177 is approved upon the condition that the number of dwelling units approved complies with the Growth Control Point maximum of 2,836 dwelling units pursuant to City Council policy.
Batiquitos Lagoon shall be dedicated in fee to the appropriate governmental agency in a manner described in the Master Plan. No development shall occur within this Master Plan until this dedication is made.
Prior to dedication of the Batiquitos Lagoon to the appropriate governmental agency the applicant shall dedicate full half street right of way of El Camino Real and based on a centerline to right of way width of 63 feet along the Master Plan Boundary. Such dedication shall include additional right of way along El Camino Real near the intersection of La Costa Avenue to accommodate the ultimate improvement of this intersection as determined by the City Engineer. All dedication shall include provision for all slope drainage consents necessary to construct the pad improvements.
Approval of Master Plan No. 177 is granted subject to the approval of the Zone 19 Local Facilities Management Plan.
This project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan approved by the City Council on incorporated herein and on file in the Planning department, and any future amendments to that Plan made prior to the issuance of building permits.
Approval of Master Plan No. 177 is granted subject to its compliance with Section 21.38.060(5) of the Carlsbad Municipal Code.
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10) All development within this Master Plan No. 177 shall comply with all provisions of the Zone 19 Local Facilities Management Plan adopted incorporated herein by reference and on file in the PlanAing Department.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 4th day of November, 1987, by the following vote, to wit:
AYES: Chairman Marcus, Commissioners: McBane, McFadden,
Schlehuber, Hall & Schramm.
NOES :
ABSENT: Holmes
ABSTAIN:
RCUS, Chairperson LANNING COMMISSION
ATTEST:
PLANNING DIRECTOR
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PC RESO NO. 2594 5.
PLANNING COMMISSION RESOLUTION NO. 2595
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MASTER TENTATIVE SUBDIVISION MAP TO CREATE 360 LOTS ON APPROXI- MATELY 540 ACRES, ON PROPERTY GENERALLY LOCATED IMMEDIATELY NORTH OF BATIQUITOS LAGOON, BETWEEN I-5 AND EL CAMINO REAL. APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT CASE NO: CT 85-35
WHEREAS, a verified application for certain property to
wit:
Portion of Sections 26, 27 and 34 in Township 12 South, Range 4 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Tentative Tract Map.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of CT 85-35, based on the following findings and subject to the following conditions:
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The project is consistent with the City's General Plan since the uses proposed are consistent with the land use designations for the site as indicated on the Land Use Element of the General Plan, and is at or below the Council adopted control yield densities.
The project is consistent with Master Plan MP-177 because the uses and densities proposed are provided for in MP-177.
The site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate the project as proposed.
The project is consistent with all City public facility pol- icies and ordinances since:
a) The Planning Commission has, by inclusion of an appropriate condition to this project, ensured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added a condition that a note shall be placed on the final map that building permits may not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
b) The Carlsbad Unified School District has written a letter, dated July 7, 1986, stating that, the project applicant's offer to dedicate a 12.4 acre site at the intersection of Alga Road and "A" Street for a school, is acceptable as mitigation of the impact to existing school facilities. Implementation of this agreement will ensure that school facilities are available to this project.
cl Park land dedication (24.25 acres and 5.75 acres of reserve) within Planning Area 32 of MP-177, is required as discussed within the Zone 19 Local Facilities Management Plan.
d) All necessary public improvements have been provided or will be required as conditions of approval.
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e) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. The applicant has also agreed by condition to pay all Growth Management Fees. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan.
f) Assurances have been given that adequate sewer for the project will be provided by the City of Carlsbad.
The proposed project is consistent with the City's Planned Development Ordinance and also complies with the Design Guidelines Manual.
The proposed project is compatible with the surrounding future land uses since surrounding properties are designated for residential development on the General Plan.
An EIR was prepared for this project and has been recommended for certification by the Planning Commission. The EIR (EIR 83-2(A)) identified a number of potentially significant impacts created by this project and possible mitigation . measures to reduce these impacts to a level of insignificance. These mitigation measures have been incorporated into the zoning for the property (MP-1771 and in some cases the project has been revised to reduce all impacts to a level of insignificance, with the possibility of two exceptions, traffic and air quality. The project has been mitigated to the extent possible with regard to air quality and circulation by the conditions requiring improvements to public facilities. Despite these conditions, impacts will still exist. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
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The specific findings for the Planning Commission on each identified impact are attached as Exhibit "E" and incorporated herein by reference.
This project requires the construction of the improvements or 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 facilities for the reasons stated in the staff report. If the imnrovements or facilities are not provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to provide safe, adequate and appropriate service to future residents of the project consistent with City goals, policies and plans.
This project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirements approved as part of the Local Facilities Management Plan for Zone 19.
That the project is consistent with Title 21 of the Carl‘sbad Municipal Code and in compliance with the State Subdivision Map Act.
That CT 85-35 complies with the City's Hillside Ordinance and standards outlined in Section 21.95 of the Carlsbad Municipal Code. All grading complies with the standards outlined in Section 21.95.060 except in minor instances where the ordinance excludes compliance based on the need to provide circulation element streets or development in small isolated areas.
Conditions:
1) Approval is granted for CT 85-35, as shown on Exhibits "A-l" -"A-g", dated October 13, 1987, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions.
2) This projact is approved upon the express condition that the final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivision.
3) This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This note shall be placed on the final map.
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This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfil1 the subdivider's agreement to pay the public facilities fee dated October 16, 1987 and the agreement to pay the Growth Management Fee dated August 27, 1986, copies of which are on file with the City Clerk and are 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.
Pursuant to the provisions of the Carlsbad Municipal Code Section 20.44.110, the applicant shall dedicate 24.25 acres of park land and reserve 5.75 acres of park land within Planning Area 32 of MP-177 prior to approval of the final map for CT 85-35.
The applicant shall dedicate a 12.4 acre school site at the intersection of Alga road and "A" Street prior to approval of the first final map for CT 85-35.
This project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan approved by the City Council on incorporated herein and on file in the Planning DepLrtment, and any future amendments to that Plan made prior to the issuance of building permits.
Approval of this request shall not excuse compliance with the Pacific Rim Country Club and Resort Master Plan, all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance.
Water shall be provided to this project pursuant to the Water Service agreement between the City of Carlsbad and the Costa Real Water District, dated May 25, 1983.
Planning Department
10) The applicant shall prepare a 24" x 36" reproducible mylar of the final site plan incorporating the conditions contained herein. Said site plan shall be submitted to and approved by the Planning Director prior to the issuance of building permits.
11) The applicant shall establish a Master Pacific Rim Country Club and Resort Association per the conditions outlined in MP-177. A master maintenance plan and CC&R's shall be submitted to and approved by the Planning Director prior to approval of the first final map.
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The applicant shall prepare a detailed landscape and irriga- tion plan which shall be submitted to and approved by the Planning Director prior to the issuance of grading or buildins permits, whichever occurs first.
A 500' scale map of the subdivision shall be submitted to the Planning Director prior to the recordation of the final map. Said map shall show all lots and streets within and adjacent to the project.
All parking lot trees shall be a minimum of 15 gallons in size.
A master plan of the existing onsite trees shall be provided to the Planning Director as part of the final grading plan to determine which trees shall be required to be preserved prior to the issuance of a grading permit or a building permit, whichever occurs first.
All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris.
Any signs proposed for this development shall be designed in conformance with the sign program outlined in the Pacific Rim Country Club and Resort Master Plan and shall require review and approval of the Planning Director prior to installation ol such signs.
Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Planning Director.
All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, pursuant to Building Department Policy No. 80-6, to the satisfaction ol the Directors of Planning and Building.
The applicant shall submit a street name list consistent with the City's street name policy subject to the Planning Director's approval prior to final map approval.
The project shall provide bus stop facilities at locations subject to the satisfaction of the North County Transit Dis- trict. Said facilities shall at a minimum include a bench, free from advertising, and a pole for the bus stop sign. The bench and pole shall be designed in a manner so as to not detract from the basic architectural theme of the project and said design shall be subject to the approval of the Planning Director and North County Transit District.
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Approval of Tentative Tract Map CT 85-35 is granted subject to the approval of Master Plan MP-177 and Local Facilities Management Plan No. 87-19.
Existing onsite trees shall be retained wherever possible and shall be trimmed and/or topped. Dead, decaying or potential11 dangerous trees shall be approved for removal at the discretion of the Planning Department during the review of the Master Plan of existing onsite trees. Those trees which are approved for removal shall be replaced on a tree-for-tree basis as required by the Planning Department.
All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets.
Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/o] addresses shall contrast to their background color.
Prior to occupancy of any units, the applicant shall construcl a directory sign at the entrance to the project. The design of this sign shall be approved by the Planning Director.-
It is found that the construction of the required public improvements arise directly from this development and are needed to promote and protect public health, safety, and welfare. If any such condition for construction of any public improvements or facilities, or the payment of any fees in lie1 thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be void.
A two phased program shall be undertaken to avoid possible significant impacts on paleontological resources.
A) Phase 1 shall consist of a qualified paleontologist doing a literature and records search, surface study, subsurface testing if necessary, the recordation of any sites, and a recommendation regarding the need for further work.
B) If it is determined during Phase 1 that further work is necessary it shall consist of the following':
1) A qualified paleontological monitor shall be present at a pregrading conference with the developer, gradin< contractor, and the environmental review coordinator. The purpose of this meeting will be to consult and coordinate the role of the paleontologist in the grading of the site. A qualified paleontologist is al individual with adequate knowledge and experience wit1 fossilized remains likely to be present to identify them in the field and is adequately experienced to remove the resources for further study.
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2) n paleontologist or designate shall be present during those relative phases of grading as determined at the pregrading conference. The monitor shall have the authority to temporarily direct, divert or halt grading to allow recovery of fossil remains (primarily marine mammals). At the discretion of the monitor, recovery may include washing and picking of soil samples for micro-vertebrate bone and teeth. The developer shall authorize the deposit of any resources found on the project site in an institution staffed bl qualified paleontologists as may be determined by the Planning Director. The contractor shall be aware of the random nature of fossil occurrences and the possibility of a discovery of remains of such scientific and/or educational importance which might warrant a long term salvage operation or preservation, Any conflicts regarding the role of the paleontologist and/or recovery times shall be resolved by the Planning Director.
All development upon this property shall comply with the general and specific development standards and the public facilities phasing requirements of the Pacific Rim Country Club and Resort Master Plan, and Zone 19 Local Facilities Management Plan respectively.
The project applicant shall be required to submit building elevations for all structures proposed subject to the approval of the Planning Director, prior to final map approval with the exception of custom single family lots which shall be submitei at the time of building permits and multi-family lots which shall be submitted upon subsequent subdivision pursuant to tht City's Planned Development Ordinance. The architecture of these elevations shall be consistent with the structural renderings approved for this project. All building locations shall be constructed specifically as approved.
Prior to final map approval for Planning Areas 4, 8, and 14, the project applicant shall be required to submit to the Planning Commission for review the following items:
a) Site plans showing building footprints, recreation amenities, homeowner and guest parking spaces. b) Landscape plans
dc; Structural elevations; and Floor plans
Planning Areas 5, 7, 12, 15 and 16 will require full applications to be submitted pursuant to Title 20 and 21 of the Carlsbad Municipal Code prior to any development.
Prior to final map approval for any portion of CT 85-35, the project applicant shall be required to conduct a field survey with a licensed surveyor and biological consultant, as approved by the Planning Director, for purposes of identifying; (1) all 25% or greater slope areas with sensitivt coastal sage scrub and/or chaparral habitat, and (2) all 25% or greater contiguous slope areas of 10 acres or greater. These areas shall be staked off and identified on the final map. Any subsequent project grading shall be required to be
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kept outside of identified areas containing 25% or greater slopes and biological habitat for all other 25% or greater contiguous slope areas of 10 acres or greater to the satisfaction of the Planning Director. Grading shall only be permitted as allowed per the underlying Local Coastal Program policies.
This project is approved subject to the payment of agricultural conversion fees as required in Master Plan MP-
177.
Prior to the dedication of the 12.4 acre property (Planning Area 6) to the Carlsbad Unified School District, the project applicant shall be required to pay to the California Coastal Conservancy all agriculture conversion mitigation fees applicable to this 12.4 acres. The applicant may transfer these fees to the school district if an agreement between those parties is reached.
Prior to final map approval for Unit C, Planning Area 4 shall be redesigned to pull all development out of the dripline of the Oak Trees within the identified open space corridor subject to the approval of the Planning Director. This may necessitate that some lots within Planning Area 4, on CT 85-3: be eliminated.
Prior to final map approval, the applicant shall submit a sit6 development design plan for the second phase golf course parking lot to the Planning Director for approval.
The Pacific Rim Country Club and Resort Master Association shall be responsible for the maintenance of all slopes along Alga Road and Pacific Rim Drive.
Lot 127 within Planning Area 3 of CT 85-35 is specifically not approved, and shall be redesigned to the satisfaction of the Planning Director. Lot 311 within Planning Area 14 of CT 85- 35 is specifically not approved as designed. Lots 149, 155, and 185 within Planning Area 4 of CT 85-35 are specifically not approved as designed. Lots 62 and 84 of Planning Area 8 of CT 85-35 are specifically not approved as designed.
The project applicant shall be required to comply with all general and specific public facilities conditions identified within the Zone 19 Local Facilities Management Plan and to execute an agreement or agreements satisfactory to the City Manager and City Attorney guaranteeing their availability.
Prior to final map approval for CT 85-35, the project applicant shall be required to submit to the Planning Director proof of an approved Coastal Development permit for CT 85-35.
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41) The applicant or their successors shall not oppose the formation of an assessment district or other financing mechanisms needed to implement the Local Facilities Management Plan for Zone 19.
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Mass grading of the entire site as shown on the Tentative Map is specifically not approved. The grading shall be permitted in phases to the satisfaction of the City Engineer and the Planning Director. Grading of the residential planning sites may be allowed when in the opinion of the City Engineer and the Planning Director such grading is necessary to balance the grading within the commerical phase of the project and/or meet the overall goals of the Master Plan.
All trail systems required by the Master Plan for this development shall be shown on the grading plan and subject to the approval of the City Engineer.
Prior to the approval of any grading plan over a planning are; which does not have an approved site development plan, the developer shall provide detailed environmental and hillside constraint maps to the satisfaction of the City Engineer and Planning Director. Grading shall be prohibited within any portion of the site which is found to be potentially significant by the Planning Director, until such time as a detailed site development plan is submitted.
Grading permits shall not be issued for this subdivision prior to recordation of the final map in conformance with City Engineering departmental policy unless permitted by the City Engineer.
The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site.
The grading for this project is defined as "controlled grad- ing" by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to ensure compliance of the work with the approved grading plan, submit required reports to the Cit! Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal Code.
Upon completion of grading, the developer shall ensure that at "as-graded" geologic plan shall be submitted to the City Engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a con- tour map which represents both the pre and post site grading. This plan shall be signed by both the soils engineer and the engineering geologist. The plan shall be prepared on a mylar or similar drafting film and shall become a permanent record.
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No grading shall occur outside the limits of the project unless a letter of permission is obtained from the owners of the affected properties.
Prior to approval of any mass grading plan the applicant shall submit for approval of the City Engineer and shall construct temporary or permanent desiltation facilities down stream of any proposed mass grading site to prevent siltation of the Batiquitos Lagoon.
A separate grading plan shall be submitted and approved and a separate grading permit issued for the borrow or disposal sit< if located within the city limits.
All slopes within this project shall be no steeper than 2:l.
Prior to hauling dirt or construction materials to any proposed construction site within this project the developer shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation.
Prior to approval of any grading plan a detailed geologic report shall be submitted to and approved by the City Engineer. The report shall identify specific recommendations for the proposed development, including water features with respect to subsurface saturation and slope stability.
The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control measures and shall construct temporary desiltation/detention basins of type, size and location as approved by the City Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain the temporary basins and erosion control measures for a perioc of time satisfactory to the City Engineer and shall guarantee their maintenance and satisfactory performance through cash deposit and bonding in amounts and types suitable to the City Engineer.
All graded pads not intended to be immediately built upon shall be hydroseeded, fertilized and hydromulched with a seed mix approved by the City Engineer. Water trucks shall be utilized to irrigate hydroseeded areas until the plants are sufficiently established to the satisfaction of the City Engineer.
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No grading of the site shall be allowed between October ist to April 15th unless otherwise provided for in the Master Plan and approved by the City Engineer.
The developer shall construct desiltation/detention basins of a type and size and at locations as approved by the City Engineer. The developer shall enter into a desiltation basin maintenance agreement and submit a maintenance bond satisfactory to the City Engineer prior to the approval of grading, building permit or final map whichever occurs first for this project. Each desiltation basin shall be serviced by an all-weather access/maintenance road. The provisions of this agreement shall apply to any offsite borrow sites which may be utilized in the construction of this project as required by the City Engineer.
All storm drain crossing of roadways shall be sized to carry the design 100 year flood. The storm drain across the golf course shall be designed to carry the 10 year flow within a 20' public easement or other alternatives acceptable to the City Engineer. The 100 year floodplain shall be identified on the final map. A note shall be placed on the final map accepting responsibility for drainage overland and acknowledgement (in perpetuity) of maintenance responsibility by the applicant.
Prior to approval of the final map a maintenance agreement for drainage across the golf course shall be approved by the City Attorney.
Alga Road and Poinsettia Lane shall be constructed within 24 months of approval of the 1st final map, extensions to this time frame may be approved by the City Engineer.
PC RESO NO. 2595 12.
In accordance with Chapter II of the Master Plan all offsite downstream basins and protective devices shall be installed prior to issuance of onsite grading permits.
Prior to the issuance of any grading permit for this project a specific Tree Preservation Plan shall be approved by the City Engineer and Planning Director.
Prior to commencement of grading activity, the areas not to be graded and/or areas of tree preservation shall be fenced to the satisfaction of the City Engineer and Planning Director.
Additional drainage easements and drainage structures shall be provided or installed as may be required by the City Engineer.
The developer shall construct all required drainage facilities identified in the Master Drainage Plan and Local Facilities Plan for this project.
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No occupancy of any units or buildings within this subdivision shall be granted, until Alga Road, Poinsettia Lane and Pacific Rim Drive have been completed to the satisfaction of the City Engineer in conformance with the Zone 19 Local Facilities Plan.
Prior to approval of the 1st final map for this subdivision the applicant shall offer for dedication full half street right-of-way of El Camino Real based on a centerline to right of-way width of 63 feet along Master Plan boundary 31 (Batiquitos Lagoon). The applicant shall dedicate an additional 36 feet of right-of-way along El Camino Real at the intersection with La Costa Avenue to the satisfaction of the City Engineer. All dedications shall include provision for slope rights and drainage necessary to construct the road improvements.
The developer shall make an offer of dedication to the City for all public streets and easements required by the Master Plan or as shown on the tentative map. The offer shall be made prior to recordation of the respective final map for thi project. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not require to be rededicated.
All intersections with Alga Road and Pacific Rim Drive shall establish sight corridor easements in conformance with desiqn criteria. These easements shall be shown on the final maps and are subject to the approval of the City Engineer.
Direct access rights for all lots abutting Alga Road and Pacific Rim Drive in Phase I, shall be waived on the final maps (except points of access as shown on the tentative map).
Plans, specifications, and supporting documents for all improvements shall be prepared to the satisfaction of the Cit Engineer. Prior to approval of each unit final map, the Subdivider shall install, or agree to install and secure with appropriate security as provided by law, improvements shown o the tentative map and the following improvements associated with each unit to City Standards to the satisfaction of the City Engineer:
UHIT A
STREETS:
1) Full width improvements of all streets within Unit A, as shown on the tentative map.-
2) Full width improvement of Alga Road from Mimosa Drive to the westerly boundary of Unit A.
PC RESO NO. 2595 13.
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3) Full width dedication and grading of Alga Road from Unit A to Poinsettia Lane. Improvement of the center two lanes, (18' wide each side of median) including fully improved median of Alga Road from Unit A boundary to Poinsettia Lane.
4) Full width dedication and grading of Poinsettia Lane from Alga Road to the easterly terminus of Poinsettia Lane. Improvement of the center two lanes, (18' wide each side of median) including median curb, gutter drainage and utility service. Median infill improvements are not required at this time.
5) Traffic signals along Alga Road at "A" Street and Pacific Rim Drive. Installation of all signals will be at such time as traffic warrants are met, as determined by the City Engineer.
SEWER:
1) All sewer facilities within and offsite of Unit A to serve this subdivision. All sewer facilities will be sized to serve this project as well as any future - development which will utilize these sewer lines.
WATER:
1) All water facilities within Unit A to serve this subdivision for both domestic demand and fire flows as required by the water district and fire department.
2) Offsite extension of a 14" low pressure line from Arena1 road to the western boundary of Unit A.
3) Offsite extension/relocation of 12" water line from "A" Street to the west boundary of Unit A.
DRAINAGE:
1) All drainage facilities within Unit A to serve this subdivision.
2) The portion of master storm drain facility 'DE' from Alga Road to the lagoon including the desiltation basin.
3) Additional offsite drainage facilities as required by the City Engineer to accommodate drainage of public improvements and graded areas.
UBIT B
STREETS:
1) Full width improvements of all streets within Unit 3, as shown on the tentative map.-
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2) Full width improvement of Alga Road from Unit "A" to the westerly boundary of Unit "B".
3) Traffic signal at Alga Road and the hotel entrance. Installation of this traffic signal shall be made at such time as traffic warrants are met, as determined by the City Engineer.
SEWER:
1) All sewer facilities within Unit "B" to serve this subdivision as well as upstream development.
WATER:
1) All water facilities within Unit "B" to serve this subdivision for both domestic demand and fire flows as required by the water district and fire department.
2) Extension of 12" and 16" water lines to existing reservoirs or as required by the water district. -
DRAINAGE:
1) All drainage facilities within Unit B to serve this subdivision.
2) The portion of master storm drain facility 'DD', including temporary desiltation basin to serve this unit.
3) The portion of master storm drain facility 'DE', including temporary desiltation basin to serve this unit.
U%IT c
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1) Full width improvements of all streets within Unit C, as shown on the tentative map.
2) Traffic signal at Alga Road and "A" Street. Installation of this traffic signal shall be made at such time as traffic warrants are met, as determined by the City Engineer.
SEWER:
1) All sewer facilities within Unit C to serve this subdivision as well as upstream development.
2) Offsite sewer facilities to service this subdivision including, but not limited to; extensions of mains southerly to connect to Ayres trunk sewer.
. . . PC RESO NO. 2595 15.
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WATER:
1) All water facilities within Unit C to serve this subdivision for both domestic demand and fire flows as required by the water district and fire department.
2) Offsite extension of 8" water lines to Alga Road and to Mimosa Drive.
3) Offsite extension/relocation of 12" water line north of Planning Area 6 and 7.
DRAINAGE:
1) All drainage facilities within Unit "C" to serve this subdivision, and upstream (buildout) runoff.
2) Completion of master storm drain facility 'DF' from the northerly boundary of Unit "C" to and including the desiltation basin at the southerly terminus.
UBIT D
STREETS:
1) Full width improvement of Alga Road along the frontage of Unit "D".
2) Full width improvement of all streets within Unit "D", as shown on the tentative map.
3) A traffic signal at Alga Road and "J" Street. Installation of this signal shall be made at such time as traffic warrants are met, as determined by the City Engineer.
SEWER:
1) All sewer facilities within Unit "D" to serve this subdivision and upstream development.
2) Offsite sewer facilities to serve this subdivision including, but not limited to; extensions of sewer mains southerly to connect to the Ayres trunk line.
WATER:
1) All water facilities within Unit "D" to serve this subdivision for both domestic and fire flows as required by the water district and fire department.
2) Offsite extension of 16" water line from north of Alga Road southerly down "J" and "K" Streets and pressure reducing stations as required to serve this subdivision.
PC RESO NO. 2595 16.
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1 3) Extension of 12" water line offsite to existing transmission main adjacent to Poinsettia Lane.
2 4) Extension of 8" and 12" water lines to serve Planning
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DRAINAGE:
5 1) Completion of master drainage facility 'DD', including adequate sized desiltation basin at the terminus of this I
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7 2) All drainage facilities within Unit "D" to serve this subdivision and upstream (buildout) runoff.
8 UBIT E
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2) Full width improvement of all streets within Unit "El', as shown on the tentative map.
3) Full width improvement of Pacific Rim Drive including offsite cul-de-sac as required by the City Engineer.
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1) All sewer facilities within Unit "E" to serve this subdivision as well as upstream (buildout) development.
2) Offsite sewer facilities to serve this subdivision including, but not limited to; extensions of mains southerly to connect to the Ayres sewer trunk line.
WATER:
1) All water facilities within Unit "El' to serve this subdivision for both domestic demand and fire flows as required by the water district and fire department.
2) Extension of an 8" water line serving Planning Area 1.
3) Extension of 14" water line in Pacific Rim Drive to the westerly unit boundary.
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1) All drainage facilities within Unit "E" to serve this subdivision and upstream (buildout) runoff.
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2) Completion of master storm drain facility 'DD' and 'DC-l' from Alga Road to the terminus, including desiltation basin.
Improvements listed above shall be constructed within 12 months of the respective final map approval or at such time as determined by the City Engineer.
The access roads which serve Planning Areas 2, 9 and 13 are proposed to be private. "L" Street shall be public.
Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this site plan.
The developer shall construct private street accesses to public streets in such a way as to clearly designate that the private streets are not a portion of the public street system. The developer shall place a plaque-type sign with the legend, "PRIVATE STREET BEYOND THIS POINT, at the access point to private streets from public streets. The script on the sign shown above shall be capital letters of a size and contrast such as to be readable for a normally sighted person at a distance of 20 feet. The provisions of this condition shall be met to the satisfaction of the City Engineer prior to issuance of a Certificate of Occupancy for any portion of this project.
The design of all private streets and drainage systems shall be based upon City standards and approved by the City Engineer prior to approval of the final map for the respective phase unit for this project. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets and drainage systems shall be inspected by the city, and the standard improvement plan check and inspection fees shall be paid prior to approval of the final map for the respective phase unit for this project.
The developer shall install street lights along all public and private street frontages in conformance with City of Carlsbad Standards.
The developer shall install street trees at the equivalent of 40-foot intervals along all public street frontages in conformance with City of Carlsbad Standards. The trees shall be of a variety selected from the approved Street Tree List. A landscape plan shall be prepared for all median and parkway treatments. Said plan shall be approved by the Planning Director.
The developer shall comply with all the rules, regulations ant design requirements of the respective sewer and water agencie: regarding services to the project. All weather access to utility easements and facilities within this subdivision shall be provided.
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The developer may file phased final maps provided they are filed for approval in the numerical sequence shown on the master tentative map. If the developer elects to submit phased final maps out of said numerical sequence, the developer shall apply for such permission pursuant to Carlsbad's Municipal Code Section 20.20.020 and which shall require all conditions of preceeding phases to be completed unless otherwise approved by the City Engineer and Planning Director.
The developer shall provide an acceptable means for maintaining the private easements within the subdivision and all the streets, sidewalks, street lights, storm drain facilities and sewer facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the units within the subdivision.
All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property) or th' individual property owner (if on an individually owned lot). An appropriately worded statement clearly identifying the responsibility shall be placed in the CC&R's.
All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "NO Parking/Fire Lane Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.
The median and parkway landscaping along Alga Road shall be privately maintained by the Homeowner's Association or developers maintenance district.
The applicant shall agree to utilize reclaimed water, in Type I form, on the subject property in all common areas if required by the City Engineer.
Some improvements shown on the Tentative Map and/or required by these conditions are located offsite on property which neither the City nor the subdivider has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The subdivider shall conform to Section 20.16.095 of the Carlsbad Municipal Code.
The developer shall provide the City with a reproducible myla copy of the site plan as approved by the Planning Commission. The site plan shall reflect the conditions of approval by the City. The plan copy shall be submitted to the City Engineer prior to improvement plan submittal.
Prior to approval of any grading or building permits for this project, the owner shall give written consent to the annexation of the area shown within the boundaries of the sit plan into the existing City of Carlsbad Street Lighting and Landscaping District No. 1.
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This subdivision contains a remainder parcel. No building permit shall be issued for the remainder parcel until it is further subdivided pursuant to the provisions of Title 20 of the Carlsbad Kunicipal Code. This note shall be placed on th final map.
The applicant shall provide sleeves for the possible future use of reclaimed water to the satisfaction of the City Engineer.
Prior to approval of the final map for Unit A, the owner shall offer to dedicate sufficient right-of-way adjacent to Pacific Rim Drive to provide for the future extension of Arena1 Road. The limits of said offer to dedicate shall be subject to the approval of the City Engineer and shall be based on a preliminary alignment study for Arena1 Road. The developer of Planning Area 8 shall notify all prospective buyers in writing of the potential for the Arena1 Road connection to Pacific Rim Drive. A note to the effect that a future road connection is possible at this location shall be placed on the final map subject to the approval of the City Engineer.
Approval of this tentative tract map shall expire twenty-four months from the date of City Council approval unless a final map is recorded. An extension may be requested by the applicant. Said extension shall be approved or denied at the discretion of the City Council. In approving an extension, the City Council may impose new conditions and may revise existing conditions.
Prior to the sale of any Planning Area within this tentative map, the buyer shall enter into an agreement with the Master Plan developer and the City of Carlsbad to provide for the obligations of the Master Plan. The form and content of this agreement shall be approved by the City Attorney. A note to the effect that this agreement is required prior to development of the planning areas shall be placed on the final maps.
Prior to approval of the first final map for the project the developer shall submit a detailed report prepared by a registered civil engineer acceptable to the City on the existing condition of the Ayres sewer trunkline. The report shall be based upon a video inspection of the trunkline adjacent to the project site and extending to the sewer pump station. The video tapes shall be submitted to the City Engineer with the report and shall become the property of the City. The report shall detail the condition of the pipe and recommend any remedial measures necessary to bring the sewer line into conformance with City Standards. If any repairs are necessary the developer shall submit a proposed schedule of repairs and a method of financing such repairs acceptable to the City Engineer.
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96) Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department.
97) Additional public and/or onsite fire hydrants shall be provided if deemed necessary by the Fire Marshal.
98) The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and onsite roads and drives to the Fire Marshal for approval.
99) An all-weather access road shall be maintained throughout construction.
100) All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being located on the project site.
101) Proposed security gate systems shall be provided with "Knox" key operated override switch, as specified by the Fire De- partment.
102) All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "NO Parking/Fire Lane-Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.
103) Fire retardant roofs shall be required on all structures.
104) Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Landscape Guidelines Manual.
105) All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction.
106) Building exceeding 10,000 sq.ft. aggregate floor area shall be sprinklered or have four-hour fire walls with no openings therein which shall split the building into 10,000 sq.ft. (or less) areas.
107) Prior to final map approval the applicant shall be required tc submit to the Fire Marshal for review, emergency vehicle access plans for structures within Planning Area 2, 9, 10 and 11.
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108) Prior to final map approval the project applicant shall be required to dedicate a 24.25 acre park site and reserve a 5.7 acre area for future park within Planning Area 32 prior to final map approval. A 2 lane all weather access road from either Poinsettia Lane or Alga Road to the park site shall be designed and guaranteed by the applicant at the time of dedication, subject to the approval of the Parks and Recreation Director. The access road shall be fully improved by the applicant. A two-lane paved access road shall be provided by the applicant prior to the park being opened to the public.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 4th day of November, 1987, by the following vote, to wit:
AYES: Chairman Marcus, Commissioners: McBane, McFadden,
Schlehuber, Hall & Schramm.
NOES :
ABSENT: Holmes
ABSTAIN:
ATTEST: I
MICHAEL J. HaMIL@ PLANNING DIRECTOR
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PC RESO NO. 2595 22.
EXHIBIT "E" H.P.I. November 4, 1987 Page 1 of 2
The following items constitute the Planning Commission environmental findings for this project. The mitigation measures listed below describe the project changes which reduce these impacts to insignificant levels, with the possibility of two exceptions, traffic and air quality. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management - Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
A. LAND USE
Impact: The project is inconsistent with LCP policy regarding allowable densities of development.
Mitigation: LCP amendments are being processed in order to allow higher densities of development while ensuring the preservation of sensitive coastal resources.
Impact: The project is not in compliance with LCP policies to protect steep slopes and sensitive coastal habitats.
Mitiqation: The project has been redesigned to keep development off of steep slopes and sensitive coastal habitats. Provisions have been included in the Master Plan to require that any development proposed shall comply with all slope and sensitive resource LCP policies.
Impact:
Mitigation:
B. AGRICULTURE
Impact:
Mitigation:
The development of Planning Area 32 will result in impacts to Batiquitos Lagoon wetlands.
Planning Area 32 has been deleted from this project. This project area will be maintained in open space.
Implementation of this project will result in the conversion of 360 acres of prime and non- prime coastal agricultural land to urban uses.
This impact will be mitigated through the payment to the State Coastal Conservancy of agricultural conversion fees in an amount of between 5,000 to 10,000 per acre.
C. VISUAL AESTHETICS
Impact:
Mitigation:
Impact:
Mitigation:
Impact:
Mitiqation:
Development of Planning Areas 28 and 30 as proposed will result in visual impacts to passersby on La Costa Avenue, Pacific Rim Drive and Interstate 5.
These Planning Areas have been redesigned and provisions (development standards) have been included within the Master Plan to mitigate potential visual impacts to the develo-ment of these Planning Areas.
Development would irrevocably alter the site's appearance from an undeveloped site to one of urban development.
An unavoidable impact would result from any urban development of the project site. The project has, however, been designed to maintain the Batiquitos Lagoon and its shoreline in open space. In addition, most major slopes and tree groves will also be preserved in open space.
Grading will result in permanent landform alteration.
Development will generally follow natural topography with a golf course in the major drainage canyons and the lowest densities of development along the ridgelines. Per Master Plan standards, contour grading will be used,
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as well as development techniques such as stepped building pads and split-level designs. Many natural slopes will be retained. Implementation of these measures will adequately mitigate grading impacts.
D. TRAFFIC CIRCULATION
Impact: Implementation of the proposed project (4300 du's and other commercial uses prior to Growth Management) would result in the-completion of improvements to Alga Road, and Pacific Rim Drive and partial improvement to Poinsettia Lane. However, even with these project improvements, the EIR indicates that the intersections of El Camino Real with Alga Road and La Costa Avenue will operate at poor levels of service under both the existing General Plan and with the proposed project (pre-Growth Management). However, the EIR also notes that these traffic impacts are not solely project related, but are regional in - nature, and will occur with or without the project.
Mitigation: With the implementation of Growth Management, thereby resulting in the reduction in project dwelling units from 4300 du's to 2836 du's, and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone 19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association with the requirements of the project to implement the identified circulation impacts identified within the Zone 19 Local Facilities Management Plan, no unmitigable circulation impacts are anticipated.
E. NOISE
Impact: Implementation of this project will result in traffic noise levels above City standards along Alga Road.
Mitigation: These noise impacts will be adequately mitigated by the incorporation of noise berms/walls along Alga Road within noise sensitive areas.
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F. AIR QUALITY
Impact: The proposed project will result in growth unanticipated by SANDAG Series VI growth forecasts resulting in incremental increases in both non-vehicular and vehicular emissions.
Mitigation: The proposed project has been scaled back from 4,300 dwelling units to 2,836 to comply with the City's growth control points. This action should help to bring the air quality figures in line with the Series VI population growth forecasts. Effective long-term mitigation can only be accomplished on a regional basis.
G. PUBLIC SERVICES
Impact: Implementation of this project may overburden an existing sewer pump station and will contribute to the overcrowding of local schools.
Mitigation: These impacts can be mitigated through the upgrading of existing sewer facilities prior to any Phase 2 or 3 development; and through the dedication of a 12.4 acre school site to the Carlsbad Unified School District. These measures have been made provisions of the Master Plan.
H. HYDROLOGY
'Impact: Implementation of this project will result in increased erosion due to grading and runoff of urban contaminants into Batiquitos Lagoon.
Mitiqation: These impacts will be mitigated through the incorporation of sediment control basins and drainage facilities to control runoff. In addition, a maintenance program to remove debris from paved surfaces will be implemented to reduce chemical contaminants associated with runoff.
I. BIOLOGY
Impact: Implementation of the project as proposed would result in several biological impacts including:
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a) impacts to wetlands habitat from the development of Planning Area 32
b) impacts to riparian habitat from development of the 1st and 18th golf fairways '2) impacts to sensitive coastal habitats in Planning Areas 13, 14, 15 and 26.
Mitigation: These impacts have been mitigated through the deletion of Planning Area 32 from the Master Plan, the redesign of the other Planning Areas and through the incorporation of provisions into the Master Plan to keep development out of sensitive biological areas.
J. GEOLOGY
Impact: Portions of the subject property are encumbered by various geological constraints including; compressible alluvial soils, slope instability, expansive soils, landslide areas - and seismic areas.
Mitiqation: These potential impacts can be mitigated by; (1) the implementation of geotechnical recommendations included in the Phase I geotechnical investigation report, (2) completion of Phase II subsurface geotechnical investigation and the implementation of associated recommendations, (3) stabilization of ancient landslides through buttressing and subdrain installation, removal and recompaction, or other similar techniques, and (4) the utilization of earthquake resistant building designs.
K. CULTURAL RESOURCES
Impact: Implementation of the project would result in the destruction of significant cultural and paleontological resources.
Mitigation: Impacts to cultural resources can be mitigated through the placement of resource sites in undisturbed open space or the implementation of a Phase II data recovery program. Impacts to paleontological resources can be mitigated by having a qualified paleontologist monitor present during the cutting of previously undisturbed sediments. If significant fossils are discovered, grading should be halted to allow fossil recovery. The fossil locale that has already been discovered must be properly sampled prior to grading in that area.
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PLANNING COMMISSION RESOLUTION NO. 2596
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A SITE DEVELOPMENT PLAN FOR PLANNING AREAS 1, 2, 18 AND 11 OF PHASE I OF MASTER PLAN 177 TO ALLOW CONSTRUCTION OF AN 18-HOLE GOLF COURSE AND CLUBHOUSE, A 560 SUITE RESORT HOTEL, A COMMUNITY SPORTS CENTER AND TWO RESTAURANTS ON PROPERTY GENERALLY LOCATED BETWEEN FUTURE ALGA ROAD AND PACIFIC RI! DRIVE. APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT CASE NO: SDP 86-2
WHEREAS, a verified application has been filed with the
City of Carlsbad and referred to the Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code,
the Planning Commission, on the 4th day of November, 1987,
considered said request on property described as:
Portions of Sections 26, 27, and 34 in Township 12 South, Range 4 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California.
WHEREAS, at said hearing, upon hearing and considering all
testimony and arguments, if any, of all persons desiring to be
heard, said Commission considered all factors relating to Site
Development Plan No. 86-2.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the City of Carlsbad as follows:
A). That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission APPROVES SDP 86-2, based on the following findings and subject to the following conditions:
Findings:
1) The proposed commercial development is consistent with the Recreation Commercial designation as indicated in the Combination District on the Land Use Element of the General Plan.
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2) The project is consistent with Master Plan MP-177 because the uses proposed are permitted in MP-177,
3) The project is consistent with all City public facility pol- icies and ordinances since:
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The Planning Commission has, by inclusion of an appropriate condition to this project, ensured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added 2 condition that a note shall be placed on the final map that building permits may not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
The Planning Commission has, by inclusion of an - appropriate condition to this project, ensured building permits will not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
Park land dedication (24.25 acres and 5.75 acres of reserve within Planning Area 32) are required as a condition of approval.
All necessary public improvements have been provided or will be required as conditions of approval.
The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan.
Assurances have been given that adequate sewer for the project will be provided by the City of Carlsbad.
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An EIR was prepared for this project and has been recommended for certification by the Planning Commission. The EIR (EIR 83-2(A)) identified a number of potentially significant impacts created by this project and possible mitigation measures to reduce these impacts to a level of insignificance. These mitigation measures have been incorporated into the zoning for the property (MP-1771 and in some cases the project has been revised to reduce all impacts to a level of insignificance, with the possibility of two exceptions, traffic and air quality. The project has been mitigated to the extent possible with regard to air quality and circulation by the conditions requiring improvements to public facilities. Despite these conditions, impacts will still exist. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
The specific findings for the Planning Commission on each identified impact are attached as Exhibit "E" and incorporated herein by reference.
This project requires the construction of the improvements or 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 facilities for the reasons stated in the staff report. If the improvements or facilities are not provided the project will create an unmitigated burder on existing improvements and facilities. Further, the improvements and facilities are necessary to provide safe, adequate and appropriate service to future residents of the project consistent with City goals, policies and plans.
The applicant is by condition, required to pay any increase ir 1 public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements
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established by a development management or public facility program ultimately adopted by the City of Carlsbad. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project.
8) This project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirements approved as part of the Local Facilities Management Plan for Zone 19.
Conditions:
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Approval is granted for SDP 86-2, as shown on Exhibits "A-l" - "A-g", "B-1" - "D-3', "c-1" - "C-3", "D-1" - 'D-3", "E-0"
- "E-27" and dated October 13, 1987, incorporated by 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 that the final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivision.
This project is approved upon the express condition that. building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This note shall be placed on the final map.
This project is also approved under the express condition thal the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 and as amended from time to time, and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfil1 the subdivider's agreement to pay the public facilities fee dated October 16, 1987 and the agreement to pa! the Growth Management Fee dated August 27, 1986, copies of which are on file with the City Clerk and are 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.
The applicant shall dedicate 24.25 acres of park land and reserve 5.75 acres of park land in Planning Area 32 of MP-177 as required by the Zone 19 Local Facilities Management Plan.
Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance.
Water shall be provided to this project pursuant to the Water Service agreement between the City of Carlsbad and the Costa Real Water District, dated May 25, 1983.
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8) Approval of this request shall not excuse compliance with the Pacific Rim Country Club and Resort Master Plan, all Sections of the Zoning Ordinance and all other applicable City Ordinances in effect at the time of building permit issuance.
9) The applicant shall comply with all provisions of the Carlsbac Municipal Code Section 21.90 (Growth Managment Ordinance). Nc residential building permits shall be issued until the Zone
19 Local Facilities Management Plan has been approved by the City Council and all general and special conditions of this Plan have been completed with.
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The applicant shall prepare a 24" x 36" reproducible mylar of the final site plan incorporating the conditions contained herein. Said site plan shall be submitted to and approved by the Planning Director prior to the issuance of building permits.
The applicant shall establish a Master Resort and Country Club Association for Planning Areas 1, 2, 10 and 11 and corresponding covenants, conditions and restrictions as - outlined in MP-177.
The applicant shall prepare a detailed landscape and irriga- tion plan which shall be submitted to and approved by the Planning Director prior to the issuance of grading or buildin! permits, whichever occurs first.
All parking lot trees shall be a minimum of 15 gallons in size.
A master plan of the existing onsite trees shall be provided to the Planning Director as part of the final grading plan to determine which trees shall be required to be preserved prior to the issuance of a grading permit or a building permit, whichever occurs first.
All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris.
Approval of Site Development Plan 86-2 is granted subject to the approval of MP-177, CT 85-35, PUD-102 and Local Facilitie! Management Plan 87-19.
Site Development Plan No. 86-2 is subject to all of the conditions of approval of CT 85-35/PUD-102.
All development upon this property shall have to comply with the general and specific devlopment standards and the public facilities phasing requirements of the Pacific Rim Country Club and Resort Master Plan and Zone 19 Local Facilities Management Plan respectively.
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The project applicant shall be required to submit building elevations, subject to the approval of the Planning Director prior to final map approval. The architecture of these elevations shall be consistent with the structural renderings approved for this project. All building locations shall be constructed specifically as approved.
The proposed clubhouse is approved subject to the condition that the restaurant and the parking remain open to the general public.
Any signs proposed for this development shall be designed in conformance with Master Plan MP-177 and shall require review and approval of the Planning Director prior to installation ol such signs.
This project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan approved by the City Council on incorporated herein and on file in the Planning Depirtment, and any future amendments to that Plan made prior to the issuance of building permits.
Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Planning Director.
All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, pursuant to Building Department Policy No. 80-6, to the satisfaction ol the Directors of Planning and Building.
The applicant shall submit a street name list consistent with the City's street name policy subject to the Planning Director's approval prior to final map approval.
The project shall provide bus stop facilities at locations subject to the satisfaction of the North County Transit Dis- trict. Said facilities shall at a minimum include a bench, free from advertising, and a pole for the bus stop sign. The bench and pole shall be designed in a manner so as to not detract from the basic architectural theme of the project and said design shall be subject to the approval of the Planning Director and North County Transit District.
Existing onsite trees shall be retained wherever possible and shall be trimmed and/or topped. Dead, decaying or potentiall! dangerous trees shall be approved for removal at the discretion of the Planning Department during the review of the Master Plan of existing onsite trees. Those trees which are approved for removal shall be replaced on a tree-for-tree basis as required by the Planning Department.
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28) Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road: color of identification and/or addresses shall contrast to their background color.
29) If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law.
30) A two phased program shall be undertaken to avoid possible significant impacts on paleontological resources.
A) Phase 1 shall consist of a qualified paleontologist doing a literature and records search, surface study, subsurface testing if necessary, the recordation of any sites, and a recommendation regarding the need for further work.
B) If it is determined during Phase 1 that further work-is necessary it shall consist of the following:
1) A qualified paleontological monitor shall be present at a pregrading conference with the developer, grading contractor, and the environmental review coordinator. The purpose of this meeting will be to consult and coordinate the role of the paleontologist in the grading of the site. A qualified paleontologist is an individual with adequate knowledge and experience with fossilized remains likely to be present to identify them in the field and is adequately experienced to remove the resources for further study.
2) A paleontologist or designate shall be present during those relative phases of grading as determined at the pregrading conference. The monitor shall have the authority to temporarily direct, divert or halt grading to allow recovery of fossil remains (primarily marine mammals). At the discretion of the monitor, recovery may include washing and picking of soil samples for micro-vertebrate bone and teeth. The developer shall authorize the deposit of any resources found on the project site in an institution staffed bq qualified paleontologists as may be determined by the Planning Director. The contractor shall be aware of the random nature of fossil occurrences and the possibility of a discovery of remains of such scientific and/or educational importance which might warrant a long term salvage operation or preservation. Any conflicts regarding the role of the paleontologist and/or recovery times shall be resolved by the Planning Director.
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The hotel structure as proposed is approved upon the condition that any portions of the structure above the height of 35 feet shall be used exclusively for architectural features or structural housing for elevators and other mechanical equipment. If any portion of this structure above 35 feet is to be used for habitation or storage, a Master Plan Amendment must be processed through the City.
This project is approved subject to the payment of agricultural conversion fees as required in Master Plan MP-
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The golf clubhouse is approved subject to the condition that this structure shall not exceed a length of 200' maximum alon! Pacific Rim Drive or a height of 28 feet maximum.
The proposed hotel shuttle is approved subject to the condition that intervals and hours of operation be subject to approval of the Planning Director.
Before and as a condition of obtaining a final map, or final development permit or site plan approval under Title 21 of thf Carlsbad Municipal Code, the subdivider shall enter into a contract with the City whereby the subdivider covenants on behalf of the subdividers and subdivider's successors in interest to the following:
a) Not opposing and consenting to the formation of a bridge and major thoroughfare district for the southern area of the City.
b) Payment of the bridge and major thoroughfare fee for the area of the district in which this development is located.
cl Payment of the traffic impact fee established for the area of the City in which the development is located.
The hotel developer shall be responsible for the maintenance of hotel shuttle and water feature.
All golf clubhouse parking lots south of Pacific Rim Drive shall be located below the grade of the adjacent portions of Pacific Rim Drive. These parking lots shall be fully landscaped to shield them from views from Pacific Rim Drive. Parking lots north of Pacific Rim Drive shall be landscaped and bermed to the satisfaction of the Planning Director.
Prior to the issuance of building permits the applicant shall be required to submit to the Planning Director proof of Coastal Development Permits for this project.
Engineering Department:
39) The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site.
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The grading for this project is defined as "controlled grad- ing" by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to ensure compliance of the work with the approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal Code.
Upon completion of grading, the developer shall ensure that ar "as-graded" geologic plan shall be submitted to the City Engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a con- tour map which represents both the pre and post site grading. This plan shall be signed by both the soils engineer and the engineering geologist. The plan shall be prepared on a mylar or similar drafting film and shall become a permanent record.
No grading shall occur outside the limits of the project unless a letter of permission is obtained from the owners of the affected properties. .
A separate grading plan shall be submitted and approved and a separate grading permit issued for the borrow or disposal site if located within the city limits.
All slopes within this project shall be no steeper than 2:l.
All trail systems required by the Master Plan for this development shall be shown on the grading plan and subject to the approval of the City Engineer.
Prior to hauling dirt or construction materials to any proposed construction site within this project the developer shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation.
The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control measures and shall construct temporary desiltation/detention basins of type, size and location as approved by the City Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain the temporary basins and erosion control measures for a period
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48) The developer shall construct desiltation/detention basins of a type and size and at locations as approved by the City Engineer. The developer shall enter into a desiltation basin maintenance agreement and submit a maintenance bond satisfactory to the City Engineer prior to the approval of grading, building permit or final map whichever occurs first for this project. Each desiltation basin shall be serviced by an all-weather access/maintenance road. The provisions of this agreement shall apply to any offsite borrow sites which may be utilized in the construction of this project as required by the City Engineer.
49) No grading shall occur on this site between October 1st and April 15th, unless otherwise provided for by the Master Plan and approved by the City Engineer.
50) All grading shall be subject to the provisions of the Master Plan Community Development Standards.
51) All graded pads not intended to be immediately built upon shall be hydroseeded, fertilized and hydromulched with a seed mix approved by the City Engineer. Water trucks or temporary irrigation systems shall be utilized to irrigate these areas.
52) Prior to commencement of grading activity, the areas not to be graded and/or areas of tree preservation shall be fenced to the satisfaction of the City Engineer and Planning Director.
53) Additional drainage easements and drainage structures shall be provided or installed as may be required by the City Engineer.
54) The developer shall construct all required drainage facilities identified in the Master Drainage Plan and Tentative Map for this project.
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Prior to approval of the grading plan for Planning Area 2 or 9 a detailed geologic stability study with recommendations of construction and maintenance of the water theme, shall be approved by the City Engineer. State regulations may be applicable, depending upon the height of water retained.
The owner of the subject property shall execute a hold harmless agreement regarding drainage across the adjacent property prior to approval of any grading or building permit for this project.
. . . PC RESO NO. 2596 10.
of time satisfactory to the City Engineer and shall guarantee their maintenance and satisfactory performance through cash deposit and bonding in amounts and types suitable to the City Engineer.
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The developer shall make an offer of dedication to the City for all public streets and easements required by these conditions or shown on the Site Development Plan. The offer shall be made prior to issuance of any building permit for this project. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated.
The developer shall obtain the City Engineer's approval of the project improvement plans and enter into a secured agreement with the City for completion of said improvements prior to issuance of any building permit within this project. The improvements shall be constructed and accepted for maintenance by the City Council prior to issuance of a Certificate of Occupancy for any unit within the project. The improvements are:
a) All improvements identified in the conditions of approval. For the tentative map units "A" and "B" (Planning Commission Resolution No. 2595).
b) All public streets as shown on the Site Development Plan and as required of the Master Plan.
Improvements listed above shall be constructed within 12 months of final map approval and/or improvement plan approval, or prior to occupancy of any unit.
Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this site plan, except for Alga Road and Pacific Rim Drive as shown on the tentative map, and specifically approved by the City Engineer.
The developer shall construct private street accesses to public streets in such a way as to clearly designate that the private streets are not a portion of the public street system, The developer shall place a plaque-type sign with the legend, "PRIVATE STREET BEYOND THIS POINT, at the access point to private streets from public streets. The script on the sign shown above shall be capital letters of a size and contrast such as to be readable for a normally sighted person at a distance of 20 feet. The provisions of this condition shall be met to the satisfaction of the City Engineer prior to issuance of a Certificate of Occupancy for any portion of thi: project.
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62) The design of all private streets and drainage systems shall be based upon City standards and approved by the City Engineer prior to issuance of any grading or building permit for this project. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets and drainage systems shall be inspected
by the city, and the standard improvement plan check and inspection fees shall be paid prior to issuance of any building or grading permit for this project.
63) Landscaping of public and private streets and parkways shall be approved by the Planning Director and City Engineer.
64) The developer shall install street lights along all public and private street frontages in conformance with City of Carlsbad Standards.
65) The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project.
66) The developer shall provide an acceptable means for maintaining the private easements within the development; including private streets, sidewalks, street lights, storm drain facilities and sewer facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the units within the development.
67) The median system in Alga Road shall be landscaped and privately maintained.
68) All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property) or the individual property owner (if on an individually owned lot).
69) All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "NO Parking/Fire Lane Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.
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Irrigation systems to accommodate future reclaimed water shall be designed consistent with Title 17 of the California State Administrative Code. Offsite future reclaimed water distribution systems should be anticipated by the installation of adequately sized sleeves at crossing points to minimize street excavation.
Some improvements required by these conditions are located offsite on property which neither the City nor the subdivider has sufficient title or interest to permit the improvements tc be made without acquisition of title or interest. The subdivider shall conform to Section 20.16.095 of the Carlsbad Municipal Code.
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The developer shall provide the City with a reproducible mylar copy of the site plan as approved by the Planning Commission. The site plan shall reflect the conditions of approval by the City. The plan copy shall be submitted to the City Engineer prior to improvement plan submittal.
Prior to approval of any grading or building permits for this project, the owner shall give written consent to the annexation of the area shown within the boundaries of the site plan into the existing City of Carlsbad Street Lighting and Landscaping District No. 1.
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. . . PC RESO NO. 2596
Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department.
Additional public and/or onsite fire hydrants shall be provided if deemed necessary by the Fire Marshal.
The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants-and onsite roads and drives to the Fire Marshal for approval.
An all-weather access road shall be maintained throughout construction.
All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being located on the project site.
Proposed security gate systems shall be provided with "Knox" key operated override switch, as specified by the Fire De- partment.
All private driveways shall be kept clear of parked vehicles at all times, and shall have posted “NO Parking/Fire Lane-Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.
Fire retardant roofs shall be required on all structures.
Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Landscape Guidelines Manual.
All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction.
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Building exceeding 10,000 sq.ft. aggregate floor area shall be sprinklered or have four-hour fire walls with no openings therein which shall split the building into 10,000 sq.ft. (or less) areas.
The final architecture, and physical layout of the parking structure shall be subject to approval by the Planning Director and City Engineer. Final elevations shall be similar to those presented as part of Condition #l. The number of parking spaces if reduced shall cause a corresponding reduction in the number of hotel rooms.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 4th day of November, 1987, by the following vote, to wit:
AYES:
NOES :
Chairman Marcus, Commissioners : McBane, McFadden,
Schlehuber, Hall & Schramm.
ABSENT: Holmes
ABSTAIN:
,~gd.
ATTEST:
MICHAEL J. H&.&MILL@ PLANNING DIRECTOR
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PC RESO NO. 2596 14.
EXHIBIT "E" H.P.I. November 4, 1987 Page 1 of 5 -
The following items constitute the Planning Commission environmental findings for this project. The mitigation measures listed below describe the project changes which reduce these impacts to insignificant levels, with the possibility of two exceptions, traffic and air quality. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management . Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis,
A. LAND USE
Impact: The project is inconsistent with LCP policy regarding allowable densities of development.
Mitigation: LCP amendments are being processed in order to allow higher densities of development while ensuring the preservation of sensitive coastal resources.
Impact: The project is not in compliance with LCP policies to protect steep slopes and sensitive coastal habitats.
Mitigation: The project has been redesigned to keep development off of steep slopes and sensitive coastal habitats. Provisions have been included in the Master Plan to require that any development proposed shall comply with all slope and sensitive resource LCP policies.
Impact:
Mitigation:
B. AGRICULTURE
Impact:
Mitigation:
The development of Planning Area 32 will result in impacts to Batiquitos Lagoon wetlands.
Planning Area 32 has been deleted from this project. This project area will be maintained in open space.
Implementation of this project will result in the conversion of 360 acres of prime and non- prime coastal agricultural land to urban uses.
This impact will be mitigated through the payment to the State Coastal Conservancy of agricultural conversion fees in an amount of between 5,000 to 10,000 per acre.
c. VISUAL AESTHETICS
Impact:
Mitigation:
Impact:
Mitigation:
Imnact:
Mitigation:
Development of Planning Areas 28 and 30 as proposed will result in visual impacts to passersby on La Costa Avenue, Pacific Rim Drive and Interstate 5.
These Planning Areas have been redesigned and provisions (development standards) have been included within the Master Plan to mitigate potential visual impacts to the develo-ment of these Planning Areas.
Development would irrevocably alter the site's appearance from an undeveloped site to one of urban development.
An unavoidable impact would result from any urban development of the project site. The project has, however, been designed to maintain the Batiquitos Lagoon and its shoreline in open space. In addition, most major slopes and tree groves will also be preserved in open space.
Grading will result in permanent landform alteration.
Development will generally follow natural topography with a golf course in the major drainage canyons and the lowest densities of development along the ridgelines. Per Master Plan standards, contour grading will be used,
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as well as development techniques such as stepped building pads and split-level designs. Many natural slopes will be retained. Implementation of these measures will adequately mitigate grading impacts.
D. TRAFFIC CIRCULATION
Impact: Implementation of the proposed project (4300 du's and other commercial uses prior to Growth Management) would result in the completion of improvements to Alga Road, and Pacific Rim Drive and partial improvement to Poinsettia Lane. However, even with these project improvements, the EIR indicates that the intersections of El Camino Real with Alga Road and La Costa Avenue will operate at poor levels of service under both the existing General Plan and with the proposed project (pre-Growth Management). However, the EIR also notes that these traffic impacts are not solely project related, but are regional in - nature, and will occur with or without the project.
Mitigation: With the implementation of Growth Management, thereby resulting in the reduction in project dwelling units from 4300 du's to 2836 du's, and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone 19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association with the requirements of the project to implement the identified circulation impacts identified within the Zone 19 Local Facilities Management Plan, no unmitigable circulation impacts are anticipated.
E. NOISE
Impact: Implementation of this project will result in traffic noise levels above City standards along Alga Road.
Mitigation: These noise impacts will be adequately mitigated by the incorporation of noise berms/walls along Alga Road within noise sensitive areas.
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F. AIR QUALITY
Impact: The proposed project will result in growth unanticipated by SANDAG Series VI growth forecasts resulting in incremental increases in both non-vehicular and vehicular emissions.
Mitigation: The proposed project has been scaled back from 4,300 dwelling units to 2,836 to comply with the City's growth control points. This action should help to bring the air quality figures in line with the Series VI population growth forecasts. Effective long-term mitigation can only be accomplished on a regional basis.
G. PUBLIC SERVICES
Impact: Implementation of this project may overburden an existing sewer pump station and will contribute to the overcrowding of local schools.
Mitigation: These impacts can be mitigated through the upgrading of existing sewer facilities prior to any Phase 2 or 3 development; and through the dedication of a 12.4 acre school site to the Carlsbad Unified School District. These measures have been made provisions of the Master Plan.
H. HYDROLOGY
'Impact: Implementation of this project will result in increased erosion due to grading and runoff of urban contaminants into Batiquitos Lagoon.
Mitigation: These impacts will be mitigated through the incorporation of sediment control basins and drainage facilities to control runoff. In addition, a maintenance program to remove debris from paved surfaces will be implemented to reduce chemical contaminants associated with runoff.
I. BIOLOGY
Impact: Implementation of the project as proposed would result in several biological impacts including:
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a) impacts to wetlands habitat from the development of Planning Area 32 b) impacts to riparian habitat from development of the 1st and 18th golf fairways cl impacts to sensitive coastal habitats in Planning Areas 13, 14, 15 and 26.
Mitigation: These impacts have been mitigated through the deletion of Planning Area 32 from the Master Plan, the redesign of the other Planning Areas and through the incorporation of provisions into the Master Plan to keep development out of sensitive biological areas.
J. GEOLOGY
Impact: Portions of the subject property are encumbered by various geological constraints including; compressible alluvial soils, slope instability, expansive soils, landslide areas - and seismic areas.
Mitigation: These potential impacts can be mitigated by; (1) the implementation of geotechnical recommendations included in the Phase I geotechnical investigation report, (2) completion of Phase II subsurface geotechnical investigation and the implementation of associated recommendations, (3) stabilization of ancient landslides through buttressing and subdrain installation, removal and recompaction, or other similar techniques, and
(4) the utilization of earthquake resistant building designs.
K. CULTURAL RESOURCES
Impact: Implementation of the project would result in the destruction of significant cultural and paleontological resources.
Mitigation: Impacts to cultural resources can be mitigated through the placement of resource sites in undisturbed open space or the implementation of a Phase II data recovery program. Impacts to paleontological resources can be mitigated by having a qualified paleontologist monitor present during the cutting of previously undisturbed sediments. If significant fossils are discovered, grading should be halted to allow fossil recovery. The fossil locale that has already been discovered must be properly sampled prior to grading in that area.
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PLANNING COMMISSION RESOLUTION NO. 2607
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A 12 LOT NON-RESIDENTIAL PLANNED UNIT DEVELOPMENT ON PROPERTY GENERALLY LOCATED NORTH OF BATIQUITOS LAGOON AND EAST OF I-5 AND INDICATED AS PLANNING AREAS 1, 2, 10 AND 11 OF MP-177. APPLICANT: PACIFIC RIM COUNTRY CLUB & RESORT CASE NO: PUD-102
WHEREAS, a verified application for certain property to
wit: Portions of Sections 26, 27 and 34 in Township 12 South, Range 4 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Planned Unit Development.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of PUD-102, based on the following findings and subject to the following conditions:
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Findings:
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The proposed commercial development is consistent with the Recreation Commercial designation as indicated on the Land Use Element of the General Plan.
The project is consistent with Master Plan MP-177 because the uses proposed are permitted in MP-177.
The project is consistent with all City public facility pol- icies and ordinances since:
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. . . PC RESO
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The Planning Commission has, by inclusion of an appropriate condition to this project, ensured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added a condition that a note shall be placed on the final map that building permits may not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the - Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
The Planning Commission has, by inclusion of an appropriate condition to this project, ensured building permits will not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
Park land dedication (24.25 acres and 5.75 acres of reserve within Planning Area 32) is required as a condition of approval.
All necessary public improvements have been provided or will be required as conditions of approval.
The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan.
Assurances have been given that adequate sewer for the project will be provided by the City of Carlsbad.
NO. 2607 2.
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4) The proposed project is compatible with the surrounding future land uses since surrounding properties are designated for residential development on the General Plan.
5) An EIR was prepared for this project and has been recommended for certification by the Planning Commission. The EIR (EIR 83-2(A)) identified a number of potentially significant impacts created by this project and possible mitigation measures to reduce these impacts to a level of insignificance. These mitigation measures have been incorporated into the zoning for the property (MP-177) and in some cases the project has been revised to reduce all impacts to a level of insignificance, with the possibility of two exceptions, traffic and air quality. The project has been mitigated to the extent possible with regard to air quality and circulation by the conditions requiring improvements to public facilities. Despite these conditions, impacts will still exist. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du'st as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
The specific findings for the Planning Commission on each impact identified are attached as Exhibit "E" and incorporated herein by reference.
6) This project requires the construction of the improvements or 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 facilities for the reasons stated in the staff report. If the improvements or facilities are not provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to provide safe, adequate and appropriate service to future residents of the project consistent with City goals, policies and plans.
PC RESO NO. 2607 3.
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The applicant is by condition, required to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a development management or public facility program ultimately adopted by the City of Carlsbad. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project.
This project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirements approved as part of the Local Facilities Management Plan for Zone 19.
Conditions:
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Approval is granted for PUD-102, as shown on Exhibits "A-1" -f'A-g', "B-1 tl - “g-3’, "C-1" - ‘C-3”, "D-1" - “D-3”, and "E-0" _ tIj+27~~ dated November 4, 1987, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions.
This project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan approved by the City Council on incorporated herein and on file in the Planning Dkpartment, and any future amendments to that Plan made prior to the issuance of building permits.
This approval is subject to the conditions of SDP 86-2. All conditions of Planning Commission Resolution 2596 are hereby incorporated herein by reference.
Prior to approval of a final map or building permit parking and drainage agreement shall be established, and approved by the City of Carlsbad. A note identifying this agreement shall be placed upon the final map.
Prior to the issuance of any building permits the applicant shall provide proof to the Planning Director of Coastal Development Permit approval.
PC RESO NO. 2607 4.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 4th day of November, 1987, by the following vote, to wit:
AYES: Chairman Marcus, Commissioners : McBane, McFadden,
Schlehuber, Hall E Schramm.
NOES:
ABSENT: Holmes
ABSTAIN:
MARCUS, Chairperson PLANNING COMMISSIOti;,
ATTEST:
- PLANNING DIRECTOR
27
28 PC RESO NO. 2607 5.
EXHIBIT "E" H.P.I. November 4, 1987 Page 1 of 5 -
The following items constitute the Planning Commission environmental findings for this project. The mitigation measures listed below describe the project changes which reduce these impacts to insignificant levels, with the possibility of two exceptions, traffic and air quality. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1)
2)
Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
Air Quality - The reduction in project residential densities associated with the City's Growth Management - Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
A. LAND USE
Impact: The project is inconsistent with LCP policy regarding allowable densities of development.
Mitigation: LCP amendments are being processed in order to allow higher densities of development while ensuring the preservation of sensitive coastal resources.
Impact: The project is not in compliance with LCP policies to protect steep slopes and sensitive coastal habitats.
Mitigation: The project has been redesigned to keep development off of steep slopes and sensitive coastal habitats. Provisions have been included in the Master Plan to require that any development proposed shall comply with all slope and sensitive resource LCP policies.
Impact:
Mitigation:
B. AGRICULTURE
Impact:
Mitigation:
The development of Planning Area 32 will result in impacts to Batiquitos Lagoon wetlands.
Planning Area 32 has been deleted from this project. This project area will be maintained in open space.
Implementation of this project will result in the conversion of 360 acres of prime and non- prime coastal agricultural land to urban
uses.
This impact will be mitigated through the payment to the State Coastal Conservancy of agricultural conversion fees in an amount of between 5,000 to 10,000 per acre.
C. VISUAL AESTHETICS
Imnact:
Mitigation:
Impact:
Mitigation:
Impact:
Mitigation:
Development of Planning Areas 28 and 30 as proposed will result in visual impacts to passersby on La Costa Avenue, Pacific Rim Drive and Interstate 5.
These Planning Areas have been redesigned and provisions (development standards) have been included within the Master Plan to mitigate potential visual impacts to the develo-ment of these Planning Areas.
Development would irrevocably alter the site's appearance from an undeveloped site to one of urban development.
An unavoidable impact would result from any urban developm,ent of the project site. The project has, however, been designed to maintain the Batiquitos Lagoon and its shoreline in open space. In addition, most major slopes and tree groves will also be preserved in open space.
Grading will result in permanent landform alteration.
Development will generally follow natural topography with a golf course in the major drainage canyons and the lowest densities of development along the ridgelines. Per Master Plan standards, contour grading will be used,
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as well as development techniques such as stepped building pads and split-level designs. Many natural slopes will be retained. Implementation of these measures will adequately mitigate grading impacts.
D. TRAFFIC CIRCULATION
Impact:
Mitigation:
Implementation of the proposed project (4300 du's and other commercial uses prior to Growth Management) would result in the completion of improvements to Alga Road, and Pacific Rim Drive and partial improvement to Poinsettia Lane. However, even with these project improvements, the EIR indicates that the intersections of El Camino Real with Alga Road and La Costa Avenue will operate at poor levels of service under both the existing General Plan and with the proposed project (pre-Growth Management). However, the EIR also notes that these traffic impacts are not solely project related, but are regional in - nature, and will occur with or without the project.
With the implementation of Growth Management, thereby resulting in the reduction in project dwelling units from 4300 du's to 2836 du's, and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone 19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association with the requirements of the project to implement the identified circulation impacts identified within the Zone 19 Local Facilities Management Plan, no unmitigable circulation impacts are anticipated.
E. NOISE
Impact: Implementation of this project will result in traffic noise levels above City standards along Alga Road.
Mitigation: These noise impacts will be adequately mitigated by the incorporation of noise berms/walls along Alga Road within noise sensitive areas.
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F. AIR QUALITY
Impact: The proposed project will result in growth unanticipated by SANDAG Series VI growth forecasts resulting in incremental increases in both non-vehicular and vehicular emissions.
Mitigation: The proposed project has been scaled back from 4,300 dwelling units to 2,836 to comply with the City's growth control points. This action should help to bring the air quality figures in line with the Series VI population growth forecasts. Effective long-term mitigation can only be accomplished on a regional basis.
G. PUBLIC SERVICES
Impact: Implementation of this project may overburden an existing sewer pump station and will contribute to the overcrowding of local scnools.
Mitiqation: These impacts can be mitigated through the upgrading of existing sewer facilities prior to any Phase 2 or 3 development; and through the dedication of a 12.4 acre school site to the Carlsbad Unified School District. These measures have been made provisions of the Master Plan.
H. HYDROLOGY
Impact: Implementation of this project will result in increased erosion due to grading and runoff of urban contaminants into Batiquitos Lagoon.
Mitigation: These impacts will be mitigated through the incorporation of sediment control basins and drainage facilities to control runoff. In addition, a maintenance program to remove debris from paved surfaces will be implemented to reduce chemical contaminants associated with runoff.
I. BIOLOGY
ImDact: Implementation of the project as proposed would result in several biological impacts including:
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a) impacts to wetlands habitat from the development of Planning Area 32
b) impacts to riparian habitat from development of the 1st and 18th golf fairways cl impacts to sensitive coastal habitats in Planning Areas 13, 14, 15 and 26. .
Mitigation: These impacts have been mitigated through the deletion of Planning Area 32 from the Master Plan, the redesign of the other Planning Areas and through the incorporation of provisions into the Master Plan to keep development out of sensitive biological areas.
J. GEOLOGY
Impact: Portions of the subject property are encumbered by various geological constraints including; compressible alluvial soils, slope instability, expansive soils, landslide areas - and seismic areas.
Mitigation: These potential impacts can be mitigated by; (1) the implementation of geotechnical recommendations included in the Phase I geotechnical investigation report, (2) completion of Phase II subsurface geotechnical investigation and the implementation of associated recommendations, (3) stabilization of ancient landslides through buttressing and subdrain installation, removal and recompaction, or other similar techniques, and (4) the utilization of earthquake resistant building designs.
K. CULTURAL RESOURCES
Impact: Implementation of the project would result in the destruction of significant cultural and paleontological resources.
Mitigation: Impacts to cultural resources can be mitigated through the placement of resource sites in undisturbed open space or the implementation of a Phase II data recovery program. Impacts to paleontological resources can be mitigated by having a qualified paleontologist monitor present during the cutting of previously undisturbed sediments. If significant fossils are discovered, grading should be halted to allow fossil recovery. The fossil locale that has already been discovered must be properly sampled prior to grading in that area.
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PLANNING COMMISSION RESOLUTION NO. 2604
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A 101 LOT AND A 96 UNIT PLANNED UNIT DEVELOPMENT (PLANNING AREA 4 OF CT 85-35) ON PROPERTY GENERALLY LOCATED SOUTH OF ALGA ROAD AND WEST OF EL CAMINO REAL. APPLICANT: PACIFIC RIM COUNTRY CLUB 6 RESORT CASE NO: PUD-103
WHEREAS, a verified application for certain property to
wit: Portions of Sections 26, 27 & 34 in Township 12 South, Range 4 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Tentative Tract Map and Planned Unit Development.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of PUD-103, based on the following findings and subject to the following conditions:
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The project is consistent with the City's General Plan since the uses proposed are consistent with the land use designations for the site as indicated on the Land Use Element of the General Plan and the control yield density adopted by City Council.
The site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density pro- posed.
The project as conditioned is consistent with Master Plan MP- 177 because the densities and uses proposed are permitted in the Master Plan which implements the P-C zone.
The project is consistent with all City public facility pol- icies and ordinances since:
a) The Planning Commission has, by inclusion of an appropriate condition to this project, ensured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added a condition that a note shall be placed on the final map that building permits may not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
b) The Planning Commission has, by inclusion of an appropriate condition to this project, ensured building permits will not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
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. . . PC RESO NO. 2604
cl The Carlsbad Unified School District has written a letter dated July 7, 1986, stating that, the project applicant's offer to dedicate a 12.4 acre site at the intersection of Alga Road and "A" Street for a school, is acceptable as mitigation of the impact to existing school facilities. Implementation of this agreement will ensure that school facilities are available to this project.
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d) Park land dedication (24.25 acres and 5.75 acres of reserve) within Planning Area 32 of MP-177 is required as a condition of approval.
e) All necessary public improvements have been provided or will be required as conditions of approval.
f) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. The applicant has also agreed by condition to pay all growth management fees. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan.
9) Assurances have been given that adequate sewer for the project will be provided by the City of Carlsbad.
The proposed project is consistent with the City's Planned Development Ordinance and also complies with the Design Guidelines Manual.
The proposed project is compatible with the surrounding fature land uses since surrounding properties are designated for residential development on the General Plan.
An EIR was prepared for this project and has been recommended for certification by the Planning Commission. The EIR (EIR 83-2(A)) identified a number of potentially significant impacts created by this project and possible mitigation measures to reduce these impacts to a level of insignificance. These mitigation measures have been incorporated into the zoning for the property (MP-177) and in some cases the project has been revised to reduce all impacts to a level of insignificance, with the possibility of two exceptions, traffic and air quality. The project has been mitigated to the extent possible with regard to air quality and circulation by the conditions requiring improvements to public facilities. Despite these conditions, impacts will still exist. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures
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more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
The specific findings for the Planning Commission on each impact identified are attached as Exhibit "E" and incorporated herein by reference.
This project requires the construction of the improvements - or 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 facilities for the reasons stated in the staff report. If the improvements or facilities are not provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to provide safe, adequate and appropriate service to future residents of the project consistent with City goals, policies and plans.
The applicant is by condition, required to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a development management or public facility program ultimately adopted by the City of Carlsbad. This will ensure continued availability of public facilities and will
mitigate any cumulative impacts created by the project.
10) This project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirements approved as part of the Local Facilities Management Plan for Zone 19.
Conditions:
1) Approval is granted for PUD-103, as shown on Exhibits "A-l" -"A-g", dated October 13, 1987, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions.
2) This project is approved upon the express condition that the final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivision.
3) This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for
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such sewer permits and will continue to be available until time of occupancy. This note shall be placed on the final map.
This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on April 22, 1986 and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfil1 the subdivider's agreement to pay the public facilities fee dated October 16, 1987 and the agreement to pay the Growth Management Fee dated August 27, 1986, copies of which are on file with the City Clerk and are 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.
The applicant shall dedicate 24.25 acres of park land and reserve 5.25 acres of park land in Planning Area 32 of MP-
177, prior to the approval of the final map as required by Chapter 20.44 of the Carlsbad Municipal Code.
The applicant shall dedicate a 12.4 acre school site at the intersection of Alga Road and "A" Street as acceptable mitigation of the impact to existing school facilities.
This project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan, approved by the City Council on I incorporated herein by reference and on file in the Planning Department and any future amendment to that Plan made prior to the issuance of building permits.
Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance.
Water shall be provided to this project pursuant to the Water .Service agreement between the City of Carlsbad and the Costa Real Water District, dated May 25, 1983.
Planning Department
10) The applicant shall prepare a 24" x 36" reproducible mylar of the final site plan incorporating the conditions contained herein. Said site plan shall be submitted to and approved by the Planning Director prior to the issuance of building permits.
11) The applicant shall establish a Master Homeowner's Association for Phase I per provisions outlined in MP-177. A master maintenance plan and CC&R's shall be submitted to and approved by the Planning Director prior to final map approval.
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The applicant shall prepare a detailed landscape and irriga- tion plan which shall be submitted to and approved by the Planning Director prior to the issuance of grading or building permits, whichever occurs first.
A 500' scale map of the subdivision shall be submitted to the Planning Director prior to the recordation of the final map. Said map shall show all lots and streets within and adjacent to the project.
All parking lot trees shall be a minimum of 15 gallons in size.
A master plan of the existing onsite trees shall be provided to the Planning Director as part of the final grading plan to determine which trees shall be required to be preserved prior to the issuance of a grading permit or a building permit, whichever occurs first.
All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris.
Any signs proposed for this development shall be designed-in conformance with the sign program outlilned in the Pacific Rim Country Club and Resort Master Plan and shall require review and approval of the Planning Director prior to installation of such signs.
Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Planning Director.
All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, pursuant to Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building.
The applicant shall submit a street name list consistent with the City's street name policy subject to the Planning Director's approval prior to final map approval.
The project shall provide bus stop facilities at locations subject to the satisfaction of the North County Transit Dis- trict. Said facilities shall at a minimum include a bench, free from advertising, and a pole for the bus stop sign. The bench and pole shall be designed in a manner so as to not detract from the basic architectural theme of the project and said design shall be subject to the approval of the Planning Director and North County Transit District.
Approval of PUD-103 is granted subject to approval of Master Plan MP-177, Tentative Tract Map CT 85-35 and the Zone 19 Local Facilities Management Plan.
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Existing onsite trees shall be retained wherever possible and shall be trimmed and/or topped. Dead, decaying or potentially dangerous trees shall be approved for removal at the discretion of the Planning Department during the review of the Master Plan of existing onsite trees. Those trees which are approved for removal shall be replaced on a tree-for-tree basis as required by the Planning Department.
The developer shall display a current Zoning and Land Use Map in the sales office at all times, and/or suitable alternative to the satisfaction of the Planning Director.
All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets.
Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/or addresses shall contrast to their background color.
Prior to occupancy of any units, the applicant shall construct a directory sign at the entrance to the project. The design of this sign shall be approved by the Planning Director.
If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law.
A two phased program shall be undertaken to avoid possible significant impacts on paleontological resources.
A) Phase 1 shall consist of a qualified paleontologist doing a literature and records search, surface study, subsurface testing if necessary, the recordation of any sites, and a recommendation regarding the need for further work.
B) If it is determined during Phase 1 that further work is necessary it shall consist of the following:
1) A qualified paleontological monitor shall be present at a pregrading conference with the developer, grading contractor, and the environmental review coordinator. The purpose of this meeting will be to consult and coordinate the role of the paleontologist in the grading of the site. A qualified paleontologist is an individual with adequate knowledge and experience with fossilized remains likely to be present to identify them in the field and is adequately experienced to remove the resources for further study.
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2) A paleontologist or designate shall be present during those relative phases of grading as determined at the pregrading conference. The monitor shall have the authority to temporarily direct, divert or halt grading to allow recovery of fossil remains (primarily marine mammals). At the discretion of the monitor, recovery may include washing and picking of soil samples for micro-vertebrate bone and teeth. The developer shall authorize the deposit of any resources found on the project site in an institution staffed by qualified paleontologists as may be determined by the Planning Director. The contractor shall be aware of the random nature of fossil occurrences and the possibility of a discovery of remains of such scientific and/or educational importance which might warrant a long term salvage operation or preservation. Any conflicts regarding the role of the paleontologist and/or recovery times shall be resolved by the Planning Director.
All development upon this property shall comply with the general and specific development standards and the public facilities phasing requirements of the Pacific Rim Country club and Resort Master Plan.
Prior to final map approval, Planning Area 4 shall be redesigned to pull all development out of the dripline of the Oak Trees within the open space corridor, subject to the approval of the Planning Director. This may necessitate that same lots within Planning Area 4 on CT 85-36 be eliminated.
Lots 149 and 155 and 183 - 186 within Planning Area 4 of CT 85-35 are specifically not approved as designed and shall be revised or removed to the satisfaction of the Planning Director.
Prior to final map approval for Planning Area 4, the project applicant shall be required to submit to the Planning Commission for review the following items:
a) A site plan showing building footprints, recreation amenities, and guest parking spaces; b) Landscape plans;
cl Structural elevations; and
d) Floor plans
Revisions to the tentative map including the loss of lots may be required to acccommodate required recreation amenities and guest parking spaces.
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Prior to final map approval for any portion of CT 85-35, the project applicant shall be required to conduct a field survey with a licensed surveyor and biological consultant, as approved by the Planning Director, for purposes of identifying: (1) all 25% or greater slope areas with sensitive coastal sage scrub and/or chaparral habitat, and (2) all 25% or greater contiguous slope areas of 10 acres or greater. These areas shall be staked off and identified on the final map. Any subsequent project grading shall be required to be kept outside of identified areas containing 25% or greater contiguous slope areas of 10 acres or greater to the satisfaction of the Planning Director. Grading shall only be permitted as allowed per the underlying Local Coastal Program policies.
Any development proposed through CT 85-35 shall comply with all grading, resource preservation and other policies of the underlying Local Coastal Programs.
This project is approved subject to the payment of agricultural conversion fees as required in Master Plan MP- 177.
All manufactured slopes along Alga Road shall be required to be maintained by the Community and/or Homeowners Association.
The applicant shall comply with all provisions of the Carlsbad Municipal Code Section 21.90 (Growth Management System). No residential building permits shall be issued until the Zone 19 Local Facilities Management Plan has been approved by the City Council, and all general and specific conditions have been complied with.
PUD-103 is approved subject to its compliance with all conditions of CT 85-35.
Prior to the issuance of any building permits the applicant shall provide proof to the Planning Director of approval of a Coastal Development Permit.
Engineering Department:
42) No grading permits shall be issued for this project site prior to recordation of the final map.
43) The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site.
44) The grading for this project is defined as "controlled grad- ing" by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to ensure compliance of the work with the approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal Code.
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Upon completion of grading, the developer shall ensure that an "as-graded" geologic plan shall be submitted to the City Engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a con- tour map which represents both the pre and post site grading. This plan shall be signed by both the soils engineer and the engineering geologist. The plan shall be prepared on a mylar or similar drafting film and shall become a permanent record.
No grading shall occur outside the limits of the project unless a letter of permission is obtained from the owners of the affected properties.
A separate grading plan shall be submitted and approved and a separate grading permit issued for the borrow or disposal site if located within the city limits.
All slopes within this project shall be no steeper than 2:l.
Prior to hauling dirt or construction materials to any proposed construction site within this project the developer shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation.
The access to Mimosa Drive shall be fenced off to construction traffic. A Knox type lock as approved by the Fire Marshal shall be used.
The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control measures and shall construct temporary desiltation/detention basins of type, size and location as approved by the City Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain the temporary basins and erosion control measures for a period of time satisfactory to the City Engineer and shall guarantee their maintenance and satisfactory performance through cash deposit and bonding in amounts and types suitable to the City Engineer.
No grading shall occur on this site between October 1st and April 15th, unless otherwise provided under the Master Plan and approved by the City Engineer. All grading shall be subject to the provisions of the Master Plan Community Development Standards.
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Prior to commencement of grading activity, the areas not to be graded and/or areas of tree preservation shall be fenced to the satisfaction of the City Engineer and Planning Director.
Additional drainage easements and drainage structures shall be provided or installed as may be required by the City Engineer.
The developer shall construct all required drainage facilities identified in the Master Drainage Plan and Master Plan for this project.
The developer shall construct desiltation/detention basins of a type and size and at locations as approved by the City Engineer. The developer shall enter into a desiltation basin maintenance agreement and submit a maintenance bond satisfactory to the City Engineer prior to the approval of grading, building permit or final map whichever occurs first for this project. Each desiltation basin shall be serviced by an all-weather access/maintenance road. The provisions of this agreement shall apply to any offsite borrow sites which may be utilized in the construction of this project as required by the City Engineer.
The owner of the subject property shall execute a hold harmless agreement regarding drainage across the adjacent property prior to approval of any grading or building permit for this project.
The developer shall make an offer of dedication to the City for all public streets and easements required by these conditions or shown on the Site Development Plan. The offer shall be made prior to issuance of any building permit for this project. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated.
Direct access rights for all lots abutting Alga Road and Pacific Rim Drive in Phase I shall be waived on the final maps (except points of access as shown on the tentative map). No parking shall be permitted on Alga Road and Pacific Rim Drive.
Plans, specifications, and supporting documents for all improvements shall be prepared to the satisfaction of the City Engineer. Prior to approval of the final map, the Subdivider shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the tentative map and the following improvements to City Standards to the satisfaction of the City Engineer:
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a) All improvements shown on the tentative map as Unit "C" and identified by conditions of approval, Planning Commission Resolution No. 2595. b) All sewer, water and drainage facilities to serve this planning area. cl All internal streets as shown on the tentative map for this planning area.
Improvements listed above shall be constructed within 12 months of final map approval.
Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this site plan.
All streets shown on the tentative map within this development shall be public.
The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project.
The median and parkway landscaping along Alga Road shall be privately maintained. The open space/oak preserve shall also be privately maintained. An appropriately worded statement clearly identifying the responsibility shall be placed in the CC&R's and a note shall be placed on the final map for this development.
All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property) or individual property owner (if on an individually owned lot An appropriately worded statement clearly identifying the responsibility shall be placed in the CC&R's.
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The applicant shall agree to utilize reclaimed water, in Type I form, on the subject property in all common areas if required by the City Engineer.
Some improvements shown on the Tentative Map and/or required by these conditions are located offsite on property which neither the City nor the subdivider has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The subdivider shall conform to Section 20.16.095 of the Carlsbad Municipal Code.
The developer shall provide the City with a reproducible mylar copy of the site plan as approved by the Planning Commission. The site plan shall reflect the conditions of approval by the City. The plan copy shall be submitted to the City Engineer prior to improvement plan submittal.
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Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department.
Additional public and/or onsite fire hydrants shall be provided if deemed necessary by the Fire Marshal.
The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and onsite roads and drives to the Fire Marshal for approval.
An all-weather access road shall be maintained throughout construction.
All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being located on the project site.
Proposed security gate systems shall be provided with "Knox" key operated override switch, as specified by the Fire De- partment.
All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "NO Parking/Fire Lane-Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.
Fire retardant roofs shall be required on all structures.
Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Landscape Guidelines Manual.
All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction.
Prior to issuance of building permits, the developer shall provide the Fire Department with a 500' scale map showing streets (public and private), street names, fire hydrant locations, and beginning and ending addresses by block.
Parks
8 1) Prior to final map approval, the project applicant shall submit landscaping plans for review by the Director of Parks & Recreation.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
lanning Commission of the City of Carlsbad, California, held on
he 4th day of November, 1987, by the following vote, to wit:
.TTEST:
AYES: Chairman Marcus, Commissioners: McBane,
McFadden, Schlehuber, Hall & Schramm.
NOES:
ABSENT: Holmes
ABSTAIN:
ms%, 72 722%&a RCUS, Chairperson D PLANNING COMMISSION
ICHAEL J. HOfiZMIL&.&R LANNING DIRECTOR
?C RESO NO. 2604 14.
EXHIBIT "E" H.P.I. November 4, 1987 Page 1 of 5 -
The following items constitute the Planning Commission environmental findings for this project. The mitigation measures listed below describe the project changes which reduce these impacts to insignificant levels, with the possibility of two exceptions, traffic and air quality. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management - Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
A. LAND USE
Impact: The project is inconsistent with LCP policy regarding allowable densities of development.
Mitigation: LCP amendments are being processed in order to allow higher densities of development while ensuring the preservation of sensitive coastal resources.
Impact: The project is not in compliance with LCP policies to protect steep slopes and sensitive coastal habitats.
Mitigation: The project has been redesigned to keep development off of steep slopes and sensitive coastal habitats. Provisions have been included in the Master Plan to require that any development proposed shall comply with all slope and sensitive resource LCP policies.
Impact: The development of Planning Area 32 will result in impacts to Batiquitos Lagoon
wetlands.
Mitiqation: Planning Area 32 has been deleted from this project. This project area will be maintained in open space.
B. AGRICULTURE
Impact:
Mitigation:
Implementation of this project will result in the conversion of 360 acres of prime and non- prime coastal agricultural land to urban uses.
This impact will be mitigated through the payment to the State Coastal Conservancy of agricultural conversion fees in an amount of between 5,000 to 10,000 per acre.
C. VISUAL AESTHETICS
Impact:
Mitigation:
Impact:
Mitigation:
Impact:
Mitigation:
Development of Planning Areas 28 and 30 as proposed will result in visual impacts to passersby on La Costa Avenue, Pacific Rim Drive and Interstate 5.
These Planning Areas have been redesigned and provisions (development standards) have been included within the Master Plan to mitigate potential visual impacts to the develo-ment of these Planning Areas.
Development would irrevocably alter the site's appearance from an undeveloped site to one of urban development.
An unavoidable impact would result from any urban development of the project site. The project has, however, been designed to maintain the Batiquitos Lagoon and its shoreline in open space. In addition, most major slopes and tree groves will also be preserved in open space.
Grading will result in permanent landform alteration.
Development will generally follow natural topography with a golf course in the major drainage canyons and the lowest densities of development along the ridgelines. Per Master Plan standards, contour grading will be used,
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as well as development techniques such as stepped building pads and split-level designs. Many natural slopes will be retained. Implementation of these measures will adequately mitigate grading impacts.
D. TRAFFIC CIRCULATION
Impact:
Mitigation:
E. NOISE
Impact:
Mitigation:
Implementation of the proposed project (4300 du's and other commercial uses prior to Growth Management) would result in the completion of improvements to Alga Road, and Pacific Rim Drive and partial improvement to Poinsettia Lane. However, even with these project improvements, the EIR indicates that the intersections of El Camino Real with Alga Road and La Costa Avenue will operate at poor levels of service under both the existing General Plan and with the proposed project (pre-Growth Management). However, the EIR also notes that these traffic impacts are not solely project related, but are regional in - nature, and will occur with or without the project.
With the implementation of Growth Management, thereby resulting in the reducEion in project dwelling units from 4300 du's to 2836 du's, and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone 19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association with the requirements of the project to implement the identified circulation impacts identified within the Zone 19 Local Facilities Management Plan, no unmitigable circulation impacts are anticipated.
Implementation of this project will result in traffic noise levels above City standards along Alga Road.
These noise impacts will be adequately mitigated by the incorporation of noise berms/walls along Alga Road within noise sensitive areas.
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F. AIR QUALITY
Impact: The proposed project will result in growth unanticipated by SANDAG Series VI growth forecasts resulting in incremental increases in both non-vehicular and vehicular emissions.
Mitigation: The proposed project has been scaled back from 4,300 dwelling units to 2,836 to comply with the City's growth control points. This action should help to bring the air quality figures in line with the Series VI population growth forecasts. Effective long-term mitigation can only be accomplished on a regional basis.
G. PUBLIC SERVICES
Impact: Implementation of this project may overburden an existing sewer pump station and will contribute to the overcrowding of local scnools.
Mitigation: These impacts can be mitigated through the upgrading of existing sewer facilities prior to any Phase 2 or 3 development,; and through the dedication of a 12.4 acre school site to the Carlsbad Unified School District. These measures have been made provisions of the Master Plan.
H. HYDROLOGY
Impact: Implementation of this project will result in increased erosion due to grading and runoff of urban contaminants into Batiquitos Lagoon.
Mitigation: These impacts will be mitigated through the incorporation of sediment control basins and drainage facilities to control runoff. In addition, a maintenance program to remove debris from paved surfaces will be implemented to reduce chemical contaminants associated with runoff.
I. BIOLOGY
Impact: Implementation of the project as proposed would result in several biological impacts including:
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a) impacts to wetlands habitat from the development of Planning Area 32
b) impacts to riparian habitat from development of the 1st and 18th golf fairways cl impacts to sensitive coastal habitats in Planning Areas 13, 14, 15 and 26.
Mitigation: These impacts have been mitigated through the deletion of Planning Area 32 from the Master Plan, the redesign of the other Planning Areas and through the incorporation of provisions into the Master Plan to keep development out of sensitive biological areas.
J. GEOLOGY
Impact:
Mitigation:
Portions of the subject property are encumbered by various geological constraints including; compressible alluvial soils, slope instability, expansive soils, landslide areas - and seismic areas.
These potential impacts can be mitigated by; (1) the implementation of geotechnical recommendations included in the Phase I geotechnical investigation report, (2) completion of Phase II subsurface geotechnical investigation and the implementation of associated recommendations, (3) stabilization of ancient landslides through buttressing and subdrain installation, removal and recompaction, or other similar techniques, and (4) the utilization of earthquake resistant building designs.
K. CULTURAL RESOURCES
Impact: Implementation. of the project would result in the destruction of significant cultural and paleontological resources.
Mitigation: Impacts to cultural resources can be mitigated through the placement of resource sites in undisturbed open space or the implementation of a Phase II data recovery program. Impacts to paleontological resources can be mitigated by having a qualified paleontologist monitor present during the cutting of previously undisturbed sediments. If significant fossils are discovered, grading should be halted to allow fossil recovery. The fossil locale that has already been discovered,must be properly sampled prior to grading in that area.
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PLANNING COMMISSION RESOLUTION NO. 2605
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL 0~ (PLANNING
AREA 8 OF CT 85-35) A 77 LOT AND A 75 UNIT PLANNED UNIT
DEVELOPMENT ON PROPERTY GENERALLY LOCATED SOUTH SIDE OF
ALGA ROAD AND THE NORTH SIDE OF PACIFIC RIM DRIVE. APPLICANT: PACIFIC RIM COUNTRY CLUB & RESORT
CASE NO: PUD-104
WHEREAS, a verified application for certain property to
wit: Portions of Sections 26, 27 & 34 in Township 12 South, Range 4 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed
law to consider said request: and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Planned Unit Development.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A.1 That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of PUD-104, based on the following findings and subject to the following conditions:
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The project is consistent with the City's General Plan since the uses proposed are consistent with the land use designations for the site as indicated on the Land Use Element of the General Plan and with the adopted growth control point.
The site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density pro- posed.
The project as conditioned is consistent with Master Plan MP- 177 because the densities and uses proposed are permitted in the Master Plan which implements the P-C zone.
The project is consistent with all City public facility pol- icies and ordinances since:
a) The Planning Commission has, by inclusion of an appropriate condition to this project, ensured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added i condition that a note shall be placed on the final map that building permits may not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
b) The Planning Commission has, by inclusion of an '- appropriate condition to this project, ensured building permits will not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
cl The Carlsbad Unified School District has written a letter dated July 7, 1986, stating that, the project applicant's offer to dedicate a 12.4 acre site at the intersection of Alga Road and "A" Street for a school, is acceptable as mitigation of the impact to existing school facilities. Implementation of this agreement will ensure that school facilities are available to this project.
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Park land dedication (24.25 acres and 5.75 acres of reserve within Planning Area 32 of MP-1771 is required as a condition of approval.
All necessary public improvements have been provided or will be required as conditions of approval.
The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. The applicant has also agreed by condition to pay all growth management fees. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan.
Assurances have been given that adequate sewer for the project will be provided by the City of Carlsbad.
proposed project is consistent with the City's Planned Development Ordinance and also complies with the Design Guidelines Manual.
The proposed project is compatible with the surrounding future land uses since surrounding properties are designated for residential development on the General Plan.
An EIR was prepared for this project and has been recommended for certification by the Planning Commission. The EIR (EIR 83-2(A)) identified a number of potentially significant impacts created by this project and possible mitigation measures to reduce these impacts to a level of insignificance, These mitigation measures have been incorporated into the zoning for the property (MP-1771 and in some cases the projecl has been revised to reduce all impacts to a level of insignificance, with the possibility of two exceptions, traffic and air quality. The project has been mitigated to the extent possible with regard to air quality and circulation by the conditions requiring improvements to public facilities. Despite these conditions, impacts will still exist. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
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2) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
The specific findings for the Planning Commission on each impact identified are attached as Exhibit "E" and incorporated herein by reference.
This project requires the construction of the improvements - or 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 facilities for the reasons stated in the staff report. If the improvements or facilities are not provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to- provide safe, adequate and appropriate service to future residents of the project consistent with City goals, policies and plans.
The applicant is by condition, required to pay 'any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a development management or public facility program ultimately adopted by the City of Carlsbad. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project.
This project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirements approved as part of the Local Facilities Management Plan for Zone 19.
Conditions:
1) Approval is granted for PUD-104, as shown on Exhibits "A-1" - "A-9", dated October 13, 1987, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions.
2) This project is approved upon the express condition that the final map shall not be approved unless the City Council finds 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 that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This note shall be placed on the final map.
4) This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on April 22, 1986 and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfil1 the subdivider's agreement to pay the public facilities fee dated October 16, 1987 and the agreement to pay the Growth Management Fee dated August 27,
1986, copies of which are on file with the City Clerk and are incorp orated by this reference. If the fees are not paid this applic ation will not be consistent with the General Plan and approval for this project shall be void.
5) The applicant shall dedicate 24.25 acres of park land and' reserve 5.75 acres of park land within Planning Area 32 of MP-
177 as required by the Zone 19 Local Facilities Management Plan.
6) The applicant shall dedicate a 12.4 acre school site at the intersection of Alga Road and "A" Street as acceptable mitigation of the impact to existing school facilities.
7) The applicant shall comply with all provisions of the Carlsbad Municipal Code Section 21.90.030(g) (Growth Management System). No residential building permits shall be issued until the Zone 19 Local Facilities Management Plan has been approved by the City Council and all general and special conditions of the Plan have been complied with.
8) Approval of this request shall not excuse compliance with all sections of the Zoning Ordinance and all other applicable City ordinances in effect at time of building permit issuance.
This project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan approved by the City Council on incorporated herein and on file in the Planning Depaitment, and any future amendments to that Plan made prior to the issuance of building permits.
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PC RESO NO. 2605
Water shall be provided to this project pursuant to the Water Service agreement between the City of Carlsbad and the Costa Real Water District, dated May 25, 1983.
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The applicant shall prepare a 24" x 36" reproducible mylar of the final site plan incorporating the conditions contained herein. Said site plan shall be submitted to and approved by the Planning Director prior to the issuance of building permits.
The applicant shall establish a Master Homeowner's Association for Phase I and corresponding covenants, conditions and restrictions. Said CC&R's shall be submitted to and approved by the Planning Director prior to final map approval.
The applicant shall prepare a detailed landscape and irriga- tion plan which shall be submitted to and approved by the Planning Director prior to the issuance of grading or building permits, whichever occurs first.
A 500' scale map of the subdivision shall be submitted to the Planning Director prior to the recordation of the final map. Said map shall show all lots and streets within and adjacent to the project.
All parking lot trees shall be a minimum of 15 gallons in size.
A master plan of the existing onsite trees shall be provided to the Planning Director as part of the final grading plan to determine which trees shall be required to be preserved prior to the issuance of a grading permit or a building permit, whichever occurs first.
All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris.
Any signs proposed for this development shall be designed in conformance with the sign program outlilned in the Pacific Rin Country Club and Resort Master Plan and shall require review and approval of the Planning Director prior to installation of such signs.
Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Planning Director.
All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, pursuant to Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building.
The applicant shall submit a street name list consistent with the City's street name policy subject to the Planning Director's approval prior to final map approval.
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The project shall provide bus stop facilities at locations subject to the satisfaction of the North County Transit Dis- trict. Said facilities shall at a minimum include a bench, free from advertising, and a pole for the bus stop sign. The bench and pole shall be designed in a manner so as to not detract from the basic architectural theme of the project and said design shall be subject to the approval of the Planning Director and North County Transit District.
Approval of PUD-104 is granted subject to approval of Master Plan MP-177, Tentative Tract Map CT 85-35 and the Zone 19 Local Facilities Management Plan.
Existing onsite trees shall be retained wherever possible and shall be trimmed and/or topped. Dead, decaying or potentially dangerous trees shall be approved for removal at the discretion of the Planning Department during the review of the Master Plan of existing onsite trees. Those trees which are approved for removal shall be replaced on a tree-for-tree basis as required by the Planning Department.
The developer shall display a current Zoning and Land Use Map in the sales office at all times, and/or suitable alternative to the satisfaction of the Planning Director.
All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets.
Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/or addresses shall contrast to their background color.
Prior to occupancy of any units, the applicant shall construct a directory sign at the entrance to the project. The design of this sign shall be approved by the Planning Director.
If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project arc challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law.
A two phased program shall be undertaken to avoid possible significant impacts on paleontological resources.
A) Phase 1 shall consist of a qualified paleontologist doing a literature and records search, surface study, subsurface testing if necessary, the recordation of any sites, and a recommendation regarding the need for further work.
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B) If it is determined during Phase 1 that further work is
necessary it shall consist of the following:
1) A qualified paleontological monitor shall be present at a pregrading conference with the developer, grading contractor, and the environmental review coordinator. The purpose of this meeting will be to consult and coordinate the role of the paleontologist in the grading of the site. A qualified paleontologist is an individual with adeuuate knowledge and experience with fossilized remains likely to be present to identify them in the field and is adequately experienced to remove the resources for further study.
2) A paleontologist or designate shall be present during those relative phases of grading as determined at the pregrading conference. The monitor shall have the authority to temporarily direct, divert or halt grading to allow recovery of fossil remains (primarily marine mammals). At the discretion of the monitor, recovery may include washing and picking of soil samples for micro-vertebrate bone and teeth. The developer shall authorize the deposit of any resources found on the project site in an institution staffed by qualified paleontologists as may be determined by the Planning Director. The contractor shall be aware of the random nature of fossil occurrences and the possibility of a discovery of remains of such scientific and/or educational importance which might warrant a long term salvage operation or preservation. Any conflicts regarding the role of the paleontologist and/or recovery times shall be resolved by the Planning Director.
All development upon this property shall comply with the general and specific development standards and the public facilities phasing requirements of the Pacific Rim Country club and Resort Master Plan, and Zone 19 Local Facilities Management Plan respectively.
Prior to final map approval for Planning Area 8, the project applicant shall be required to submit to the Planning Commission for review the following items:
a) A site plan showing building footprints, recreation amenities, and guest parking spaces;
b) Landscape plans; cl Structural elevations; and
d) Floor plans
Revisions to the tentative map including the loss of lots may be required to acccommodate required recreation amenities and guest parking spaces.
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Prior to final map approval for any portion of CT 85-35, the project applicant shall be required to conduct a field survey with a licensed surveyor and biological consultant, as approved by the Planning Director, for purposes of identifying: (1) all 25% or greater slope areas with sensitive coastal sage scrub and/or chaparral habitat, and (2) all 25% or greater contiguous slope areas of 10 acres or greater. These areas shall be staked off and identified on the final map. Any subsequent project grading shall be required to be kept outside of identified areas containing 25% or greater contiguous slope areas of 10 acres or greater to the satisfaction of the Planning Director. Grading shall only be permitted as allowed per the underlying Local Coastal Program policies.
Any development proposed through CT 85-35 shall comply with all grading, resource preservation and other policies of the underlying Local Coastal Programs.
This project is approved subject to the payment of agricultural conversion fees as required in Master Plan MP- 177.
All manufactured slopes along Alga Road shall be required-to be maintained by the Community and/or Homeowners Association.
Lots 62 and 84 shall be eliminated and adjacent lots redesigned to the satisfaction of the Planning Director.
PUD-104 is subject to all conditions of approval of CT 85-35.
Prior to the issuance of any building permits the applicant shall provide proof to the Planning Director of Coastal Development Permit approval.
Engineering Department:
41) No grading permits shall be issued for this project site prior to recordation of the final map.
42) The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site.
43) The grading for this project is defined as "controlled grad- ing" by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to ensure compliance of the work with the approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal Code.
44) Upon completion of grading, the developer shall ensure that an "as-graded" geologic plan shall be submitted to the City Engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a con-
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tour map which represents both the pre and post site grading. This plan shall be signed by both the soils engineer and the engineering geologist. The plan shall be prepared on a mylar or similar drafting film and shall become a permanent record.
No grading shall occur outside the limits of the project unless a letter of permission is obtained from the owners of the affected properties.
A separate grading plan shall be submitted and approved and a separate grading permit issued for the borrow or disposal site if located within the city limits.
All slopes within this project shall be no steeper than 2:l.
Prior to hauling dirt or construction materials to any proposed construction site within this project the developer shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation.
The developer shall exercise special care during the - construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control measures and shall construct temporary desiltation/detention basins of type, size and location as approved by the City Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain the temporary basins and erosion control measures for a period of time satisfactory to the City Engineer and shall guarantee their maintenance and satisfactory performance through cash deposit and bonding in amounts and types suitable to the City Engineer.
No grading shall occur on this site between October 1st and April 15th, unless otherwise provided under the Master Plan and approved by the City Engineer. All grading shall be subject to the provisions of the Master Plan Community Development Standards.
All graded pads not intended to be immediately built upon shall be hydroseeded fertilized and hydromulched with a seed mix approved by the City Engineer. Water trucks or temporary irrigation systems shall be utilized to irrigate these areas.
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Additional drainage easements and drainage structures shall be provided or installed as may be required by the City Engineer.
The developer shall construct all required drainage facilities identified in the Master Drainage Plan and Tentative Map for this project.
The developer shall construct desiltation/detention basins of a type and size and at locations as approved by the City Engineer. The developer shall enter into a desiltation basin maintenance agreement and submit a maintenance bond satisfactory to the City Engineer prior to the approval of grading, building permit or final map whichever occurs first for this project. Each desiltation basin shall be serviced by an all-weather access/maintenance road. The provisions of this agreement shall apply to any offsite borrow sites which may be utilized in the construction of this project as required by the City Engineer.
The owner of the subject property shall execute a hold harmless agreement regarding drainage across the adjacent property prior to approval of any grading or building permit for this project.
Direct access rights for all lots abutting Alga Road and Pacific Rim Drive in Phase I shall be waived on the final maps (except points of access as shown on the tentative map). No parking shall be permitted on Alga Road and Pacific Rim Drive.
Plans, specifications, and supporting documents for all improvements shall be prepared to the satisfaction of the City Engineer. Prior to approval of the final map, the Subdivider shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the tentative map and the following improvements to City Standards to the satisfaction of the City Engineer:
a) All improvements shown on the tentative map as Unit "A", and identified by conditions of approval in Planning Commission Resolution No. 2595. b) All sewer, water and drainage facilities to serve this planning area.
cl All internal streets as shown on the tentative map for this planning area.
Improvements listed above shall be constructed within 12 months of final map approval or at such time as determined by the City Engineer.
Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this site plan.
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All streets shown on the tentative map within this development shall be public.
The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project.
All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property) or individual property owner (if on an individually owned lot An appropriately worded statement clearly identifying the responsibility shall be placed in the CC&R's.
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The applicant shall agree to utilize reclaimed water, in Type I form, on the subject property in all common areas if required by the City Engineer.
The developer shall provide the City with a reproducible mylar copy of the site plan as approved by the Planning Commission. The site plan shall reflect the conditions of approval by the City. The plan copy shall be submitted to the City Engineer prior to improvement plan submittal.
Fire Deoartment
65) Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department.
66) Additional public and/or onsite fire hydrants shall be provided if deemed necessary by the Fire Marshal.
67) The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and onsite roads and drives to the Fire Marshal for approval.
68) An all-weather access road shall be maintained throughout construction.
69) All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being located on the project site.
70). Proposed security gate systems shall be provided with "Knox" key operated override switch, as specified by the Fire De- partment.
71) All private driveways shall be kept clear of parked vehicles at all times, and shall have posted “No Parking/Fire Lane-Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.
72) Fire retardant roofs shall be required on all structures.
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Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Landscape Guidelines Manual.
All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction.
Prior to issuance of building permits, the developer shall provide the Fire Department with a 500' scale map showing streets (public and private), street names, fire hydrant locations, and beginning and ending addresses by block.
Parks
76) Prior to final map approval, the project applicant shall submit landscaping plans for review by the Director of Parks & Recreation.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 4th day of November, 1987, by the following vote, to wit:
AYES: Chairman Marcus, Commissioners: McBane, McFadden,
Schlehuber, Hall & Schramm. NOES:
ABSENT: Holmes
ABSTAIN:
CARLPAD PLANNING COMMISSION
ATTEST:
PLANNING DIRECTOR
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EXHIBIT "E" H.P.I. November 4, 1987 Page 1 of 5
The following items constitute the Planning Commission environmental findings for this project. The mitigation measures listed below describe the project changes which reduce these impacts to insignificant levels, with the possibility of two exceptions, traffic and air quality. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management . Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
A. LAND USE
Impact: The project is inconsistent with LCP policy regarding allowable densities of development.
Mitigation: LCP amendments are being processed in order to allow higher densities of development while ensuring the preservation of sensitive coastal resources.
Impact: The project is not in compliance with LCP policies to protect steep slopes and sensitive coastal habitats.
Mitigation: The project has been redesigned to keep development off of steep slopes and sensitive coastal habitats. Provisions have been included in the Master Plan to require that any development proposed shall comply with all slope and sensitive resource LCP policies.
Impact:
Mitigation:
B. AGRICULTURE
Impact:
Mitigation:
The development of Planning Area 32 will result in impacts to Batiquitos Lagoon wetlands.
Planning Area 32 has been deleted from this
project. This project area will be maintained in open space.
Implementation of this project will result in the conversion of 360 acres of prime and non- prime coastal agricultural land to urban uses.
This impact will be mitigated through the payment to the State Coastal Conservancy of agricultural conversion fees in an amount of between 5,000 to 10,000 per acre.
C. VISUAL AESTHETICS
Impact:
Mitiaation:
Impact:
Mitigation:
Impact:
Mitigation:
Development of Planning Areas 28 and 30 as proposed will result in visual impacts to passersby on La Costa Avenue, Pacific Rim Drive and Interstate 5.
These Planning Areas have been redesigned and provisions (development standards) have been included within the Master Plan to mitigate potential visual impacts to the develo-ment of these Planning Areas.
Development would irrevocably alter the site's appearance from an undeveloped site to one of urban development.
An unavoidable impact would result from any urban development of the project site. The project has, however, been designed to maintain the Batiquitos Lagoon and its shoreline in open space. In addition, most
major slopes and tree groves will also be preserved in open space.
Grading will result in permanent landform alteration.
Development will generally follow natural topography with a golf course in the major drainage canyons and the lowest densities of development along the ridgelines. Per Master Plan standards, contour grading will be used,
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as well as development techniques such as stepped building pads and split-level designs. Many natural slopes will be retained. Implementation of these measures will adequately mitigate grading impacts.
D. TRAFFIC CIRCULATION
Impact: Implementation of the proposed project (4300 du's and other commercial uses prior to Growth Management) would result in the completion of improvements to Alga Road, and Pacific Rim Drive and partial improvement to Poinsettia Lane. However, even with these project improvements, the EIR indicates that the intersections of El Camino Real with Alga Road and La Costa Avenue will operate at poor levels of service under both the existing General Plan and with the proposed project (pre-Growth Management). However, the EIR also notes that these traffic impacts are not solely project related, but are regional in - nature, and will occur with or without the project.
Mitigation: With the implementation of Growth Management, thereby resulting in the reduction in project dwelling units from 4300 du's to 2836 du's, and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone 19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association with the requirements of the project to implement the identified circulation impacts identified within the Zone 19 Local Facilities Management Plan, no unmitigable circulation impacts are anticipated.
E. NOISE
Impact: Implementation of this project will result in traffic noise levels above City standards along Alga Road.
Mitigation: These noise impacts will be adequately mitigated by the incorporation of noise berms/walls along Alga Road within noise sensitive areas.
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F. AIR QUALITY
Impact: The proposed project will result in growth unanticipated by SANDAG Series VI growth forecasts resulting in incremental increases in both non-vehicular and vehicular emissions.
Mitigation: The proposed project has been scaled back from 4,300 dwelling units to 2,836 to comply with the City's growth control points. This action should help to bring the air quality figures in line with the Series VI population growth forecasts. Effective long-term mitigation can only be accomplished on a regional basis.
G. PUBLIC SERVICES
Impact: Implementation of this project may overburden an existing sewer pump station and will contribute to the overcrowding of local scnools.
Mitigation: These impacts can be mitigated through the upgrading of existing sewer facilities prior to any Phase 2 or 3 development: and through the dedication of a 12.4 acre school site to the Carlsbad Unified School District. These measures have been made provisions of the Master Plan.
H. HYDROLOGY
Impact: Implementation of this project will result in increased erosion due to grading and runoff of urban contaminants into Batiquitos Lagoon.
Mitigation: These impacts will be mitigated through the incorporation of sediment control basins and drainage facilities to control runoff. In addition, a maintenance program to remove debris from paved surfaces will be implemented to reduce chemical contaminants associated with runoff.
I. BIOLOGY
Impact: Implementation of the project as proposed would result in several biological impacts including:
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Mitigation:
J. GEOLOGY
Impact:
Mitiaation:
a) impacts to wetlands habitat from the development of Planning Area 32
b) impacts to riparian habitat from development of the 1st and 18th golf fairways cl impacts to sensitive coastal habitats in Planning Areas 13, 14, 15 and 26.
These impacts have been mitigated through the deletion of Planning Area 32 from the Master Plan, the redesign of the other Planning Areas and through the incorporation of provisions into the Master Plan to keep development out of sensitive biological areas.
Portions of the subject property are encumbered by various geological constraints including; compressible alluvial soils, slope instability, expansive soils, landslide areas . and seismic areas.
These potential impacts can be mitigated by; (1) the implementation of geotechnical recommendations included in the Phase I geotechnical investigation report, (2) completion of Phase II subsurface geotechnical investigation and the implementation of associated recommendations, (3) stabilization of ancient landslides through buttressing and subdrain installation, removal and recompaction, or other similar techniques, and (4) the utilization of earthquake resistant building designs.
K. CULTURAL RESOURCES
Impact: Implementation of the project would result in the destruction of significant cultural and paleontological resources.
Mitigation: Impacts to cultural resources can be mitigated through the placement of resource sites in undisturbed open space or the implementation of a Phase II data recovery program. Impacts to paleontological resources can be mitigated by having a qualified paleontologist monitor present during the cutting of previously undisturbed sediments. If significant fossils are discovered, grading should be halted to allow fossil recovery. The fossil locale that has already been discovered must be properly sampled prior to grading in that area.
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PLANNING COMMISSION RESOLUTION NO. 2606
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF (PLANNING AREA 14 OF CT 85-35) A 52 UNIT PLANNED UNIT DEVELOPMENT ON 20.9 ACRES ON PROPERTY GENERALLY LOCATED ALONG THE NORTH SIDE OF PACIFIC RIM DRIVE. APPLICANT: PACIFIC RIM COUNTRY CLUB & RESORT CASE NO: PUD-105
WHEREAS, a verified application for certain property to
wit: Portions of Sections 26, 27 & 34 in Township 12 South, Range 4 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
'relating to the Tentative Tract Map and Planned Unit Development.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
~ Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of PUD-105, based on the following findings and subject to the following conditions:
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The project is consistent with the City's General Plan since the uses proposed are consistent with the combination district designations for the site as indicated on the Land Use Element of the General Plan and is at or below the growth control point established by City Council policy.
The site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate residential development at the density pro- posed.
The project as conditioned is consistent with Master Plan MP-
177 because the densities and uses proposed are permitted in the Master Plan which implements the P-C zone.
The project is consistent with all City public facility pol- icies and ordinances since:
a) The Planning Commission has, by inclusion of an *appropriate condition to this project, ensured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added a condition that a note shall be placed on the final map that building permits may not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
b) The Planning Commission has, by inclusion of an appropriate condition to this project, ensured building permits will not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
cl The Carlsbad Unified School District has written a letter dated July 7, 1986, stating that, the project applicant's offer to dedicate a 12.4 acre site at the intersection of Alga Road and "A" Street for a school, is acceptable as mitigation of the impact to existing school facilities. Implementation of this agreement will ensure that school facilities are available to this project.
. . . PC RESO NO. 2606 2.
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Prior to the issuance of final map for this project the applicant or their successors shall provide park land dedication (24.25 acres and 5.75 acres of reserve) within Planning Area 32 of MP-177 and the dedication of the Batiquitos Lagoon to either the California State Land Commission or the City of Carlsbad.
All necessary public improvements have been provided or will be required as conditions of approval.
The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. The applicant has also agreed by condition to pay all growth management fees. Performance of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan.
Assurances have been given that adequate sewer for the project will be provided by the City of Carlsbad.
This project is consistent with the City's Public Facilities Element and the Growth Management Ordinance as it has been conditioned to comply with any requirements approved as p-art of the Local Facilities Management Plan for Zone 19. Failure by the applicant to do any of the required dedications or improvements will make this project inconsistent.
The proposed project is consistent with the City's Planned Development Ordinance and also complies with the Design Guidelines Manual.
The proposed project is compatible with the surrounding future land uses since surrounding properties are designated for residential development on the General Plan.
An EIR was prepared for this project and has been recommended for certification by the Planning Commission. The EIR (EIR 83-2(A)) identified a number of potentially significant impacts created by this project and possible mitigation measures to reduce these impacts to a level of insignificance. These mitigation measures have been incorporated into the zoning for the property (MP-177) and in some cases the project has been revised to reduce all impacts to a level of insignificance, with the possibility of two exceptions, traffic and air quality. with regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic miti Faci i! ation measures identified within the Zone 19 Local ities Management Plan, no project related unmitigable traffic impacts are anticipated:
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2) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
The specific findings for the Planning Commission on each impact identified are attached as Exhibit "En and incorporated herein by reference.
This project requires the construction of the improvements or 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 facilities for the reasons stated in the staff report. If the improvements or facilities are not provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to provide safe; adequate and appropriate service to future residents of the project consistent with City goals, policies and plans.
The applicant is by condition, required to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a development management or public facility program ultimately adopted by the City of Carlsbad. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project.
The project is consistent with the provisions of Chapter 21.90 of the Carlsbad Municipal Code and the plans adopted pursuant of this Chapter or has signed an agreement to be subject to such plans when they are adopted.
Conditions:
1) Approval is granted for PUD-105, as shown on Exhibits A-l through A-9, dated October 13, 1987, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions.
2) This project is approved upon the express condition that the final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivision.
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This project is approved upon the express condition that building permits will not be issued for development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This note shall be placed on the final map.
This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfil1 the subdivider's agreement to pay the public facilities fee dated October 16, 1987 and the agreement to pay the growth management fee dated August 27,
1986, copies of which are on file with the City Clerk and are 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.
The applicant shall dedicate 24.25 acres of park land and- reserve 5.75 acres of park land in Planning Area 32 of MP- 177, as required by the Zone 19 Local Facilities Management Plan.
The applicant shall dedicate a 12.4 acre school site at the intersection of Alga Road and "A" Street as acceptable mitigation of the impact to existing school facilities prior to approval of the first final map.
The applicant shall comply with all provisions of the Carlsbad Municipal Code Section 21.90 (Growth Management Ordinance). No residential building permits shall be issued until the Zone 19 Local Facilities Management Plan has been approved by the City Council and all general and specific conditions of this Plan have been complied with.
Approval of this request shall not excuse compliance with provisions of MP-177 and Title 21 of the Carlsbad Municipal Code and all other applicable City ordinances in effect at time of building permit issuance.
Planning Department
Water shall be provided to this project pursuant to the Water Service agreement between the City of Carlsbad and the Costa Real Water District, dated May 25, 1983.
10) The applicant shall prepare a 24" x 36" reproducible mylar of the final site plan incorporating the conditions contained herein. Said site plan shall be submitted to and approved by the Planning Director prior to the issuance of building permits.
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A Homeowner's Association shall be established pursuant to the provisions of MP-177.
The applicant shall prepare a detailed landscape and irriga- tion plan which shall be submitted to and approved by the Planning Director prior to the issuance of grading or building permits, whichever occurs first.
A 500' scale map of the subdivision shall be submitted to the Planning Director prior to the recordation of the final map. Said map shall show all lots and streets within and adjacent to the project.
A master plan of the existing onsite trees shall be provided to the Planning Director as part of the final grading plan to determine which trees shall be required to be preserved prior to the issuance of a grading permit or a building permit, whichever occurs first.
All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris.
Any signs proposed for this development shall be designed- in conformance with the sign program outlined in the Pacific Rim Country Club and Resort Master Plan and shall require review and approval of the Planning Director prior to installation of such signs.
Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City standards. Location of said receptacles shall be approved by the Planning Director.
All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, pursuant to Building Department Policy No. 80-6, to the satisfaction of the Directors of Planning and Building.
The applicant shall submit a street name list consistent with the City's street name policy subject to the Planning Director's approval prior to final map approval.
The project shall provide bus stop facilities at locations subject to the satisfaction of the North County Transit Dis- trict. Said facilities shall at a minimum include a bench, free from advertising, and a pole for the bus stop sign. The bench and pole shall be designed in a manner so as to not detract from the basic architectural theme of the project and said design shall be subject to the approval of the Planning Director and North County Transit District.
Approval of PUD-105 is granted subject to approval of Master Plan MP-177 and Tentative Tract Map CT 85-35 and the Zone 19 Local Facilities Management Plan.
PC RESO NO. 2606
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Existing onsite trees shall be retained wherever possible and shall be trimmed and/or topped. Dead, decaying or potentially dangerous trees shall be approved for removal at the discretion of the Planning Department during the review of the Master Plan of existing onsite trees. Those trees which are approved for removal shall be replaced on a tree-for-tree basis as required by the Planning Department.
The developer shall display a current Zoning and Land Use Map in the sales office at all times, and/or suitable alternative to the satisfaction of the Planning Director.
All sales maps that are distributed or made available to the public shall include but not be limited to trails, future and existing schools, parks, and streets.
Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/or addresses shall contrast to their background color.
Prior to occupancy of any units, the applicant shall construct a directory sign at the entrance to the project. The design of this sign shall be approved by the Planning Director.
The project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan approved by the City Council on incorporated herein and on file In the Planning department, and any future amendments to that Plan made prior to the issuance of building permits.
If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid.
A two phased program shall be undertaken to avoid possible significant impacts on paleontological resources.
A) Phase 1 shall consist of a qualified paleontologist doing a literature and records search, surface study, subsurface testing if necessary, the recordation of any sites, and a recommendation regarding the need for further work.
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B) If it is determined during Phase 1 that further work is necessary it shall consist of the following:
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A qualified paleontological monitor shall be present at a pregrading conference with the developer, grading contractor, and the environmental review coordinator. The purpose of this meeting will be to consult and coordinate the role of the paleontologist in the grading of the site. A qualified paleontologist is an individual with adequate knowledge and experience with fossilized remains likely to be present to identify them in the field and is adequately experienced to remove the resources for further study.
A paleontologist or designate shall be present during those relative phases of grading as determined at the pregrading conference. The monitor shall have the authority to temporarily direct, divert or halt grading to allow recovery of fossil remains (primarily marine mammals). At the discretion of the monitor, recovery may include washing and picking of soil samples for micro-vertebrate bone and teeth. The developer shall authorize the denosit of any resources found on the project site in an institution staffed by qualified paleontologists as may be determined by the Planning Director. The contractor shall be aware of the random nature of fossil occurrences and the possibility of a discovery of remains of such scientific and/or educational importance which might warrant a long term salvage operation or preservation. Any conflicts regarding the role of the paleontologist and/or recovery times shall be resolved by the Planning Director.
All development upon this property shall comply with the general and specific development standards and the public facilities phasing requirements of the Pacific Rim Country club and Resort Master Plan (MP-177) and Zone 19 Local Facilities Management Plan respectively.
Prior to final map approval for Planning Area 14, the project applicant shall be required to submit to the Planning Commission for approval the following items:
a) A site plan showing building footprints, recreation amenities, and guest parking spaces;
b) Landscape plans;
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d) Floor plans
Revisions to the tentative map including the loss of lots may be required to acccommodate required recreation amenities and guest parking spaces to be approved by the Planning Director.
PC RESO NO. 2606 8.
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33) Prior to final map approval for any portion of CT 85-35, the project applicant shall be required to conduct a field survey with a licensed surveyor and biological consultant, as approved by the Planning Director, for purposes of identifying: (1) all 25% or greater slope areas with sensitive coastal sage scrub and/or chaparral habitat, and (2) all 25% or greater contiguous slope areas of 10 acres or greater. These areas shall be staked off and identified on the final map. Any subsequent project grading shall be required to be kept outside of identified areas containing 25% or greater contiguous slope areas of 10 acres or greater to the satisfaction of the Planning Director. Grading shall only be permitted as allowed per the underlying Local Coastal Program policies.
34) Any development proposed through CT 85-35 shall comply with all grading, resource preservation and other policies of the underlying Local Coastal Programs.
35) This project is approved subject to the payment of agricultural conversion fees as required in Master Plan MP-
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36) Any manufactured slopes along Alga Road and Pacific Rim Drive shall be required to be maintained by the Master Homeowners Association as shown on the maintenance plan for that association.
37) PUD-105 is subject to all conditions of approval of CT 85-35.
38) Prior to the issuance of any building permits the applicant shall provide proof to the Planning Director of Coastal Development Permit approval.
Engineering Department:
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No grading permits shall be issued for this subdivision prior to recordation of the Final Map.
The developer shall obtain a grading permit prior to the commencement of any clearing or grading of the site.
The grading for this project is defined as "controlled grad- ing" by Section 11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed under the observation of a civil engineer whose responsibility it shall be to coordinate site inspection and testing to ensure compliance of the work with the approved grading plan, submit required reports to the City Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal Code.
Upon completion of grading, the developer shall ensure that an "as-graded" geologic plan shall be submitted to the City Engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a con- tour map which represents both the pre and post site grading.
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This plan shall be signed by both the soils engineer and the engineering geologist. The plan shall be prepared on a mylar or similar drafting film and shall become a permanent record.
No grading shall occur outside the limits of the project unless a letter of permission is obtained from the owners of the affected properties.
A separate grading plan shall be submitted and approved and a separate grading permit issued for the borrow or disposal site if located within the city limits.
All slopes within this project shall be no steeper than 2:l.
Prior to hauling dirt or construction materials to any proposed construction site within this project the developer shall submit to and receive approval from the City Engineer for the proposed haul route. The developer shall comply with all conditions and requirements the City Engineer may impose with regards to the hauling operation.
The developer shall exercise special care during the construction phase of this project to prevent any offsite siltation. The developer shall provide erosion control - measures and shall construct temporary desiltation/detention basins of type, size and location as approved by the City Engineer. The basins and erosion control measures shall be shown and specified on the grading plan and shall be constructed to the satisfaction of the City Engineer prior to the start of any other grading operations. Prior to the removal of any basins or facilities so constructed the area served shall be protected by additional drainage facilities, slope erosion control measures and other methods required or approved by the City Engineer. The developer shall maintain the temporary basins and erosion control measures for a period of time satisfactory to the City Engineer and shall guarantee their maintenance and satisfactory performance through cash deposit and bonding in amounts and types suitable to the City Engineer.
No grading shall occur on this site between October 1st and April 15th, unless otherwise allowed under the Master Plan and approved by the City Engineer. All grading shall be subject to the provisions of the Master Plan Community Development Standards.
Prior to commencement'of grading activity, the areas not be graded and/or areas of tree preservation shall be fenced to the satisfaction of the City Engineer and Planning Director.
Additional drainage easements and drainage structures shall be provided or installed as may be required by the City Engineer.
The developer shall construct all required drainage facilities identified in the Master Drainage Plan and Tentative Map for this project.
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The developer shall construct desiltation/detention basins of a type and size and at locations as approved by the City Engineer. The developer shall enter into a desiltation basin maintenance agreement and submit a maintenance bond satisfactory to the City Engineer prior to the approval of grading, building permit or final map whichever occurs first for this project. Each desiltation basin shall be serviced by an all-weather access/maintenance road. The provisions of this agreement shall apply to any offsite borrow sites which may be utilized in the construction of this project as required by the City Engineer.
The owner of the subject property shall execute a hold harmless agreement regarding drainage across the adjacent property prior to approval of any grading or building permit for this project.
The developer shall make an offer of dedication to the City for all public streets and easements required by these conditions or shown on the Site Development Plan. The offer shall be made prior to issuance of any building permit for this project. All land so offered shall be granted to the City free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated. All dedications should be shown on the final map.
Direct access rights for all lots abutting Pacific Rim Drive shall be waived on the final map.
Plans, specifications, and supporting documents for all improvements shall be prepared to the satisfaction of the City Engineer. Prior to approval of the final map, the Subdivider shall install, or agree to install and secure with appropriate security as provided by law, improvements shown on the tentative map and the following improvements to City Standards to the satisfaction of the City Engineer:
a) All improvements shown on the tentative map as Unit I'E*' and identified by conditions of approval, Planning Commission Resolution No. 2595. b) All sewer, water and drainage facilities to serve this planning area. cl All internal streets as shown on the tentative map for this planning area.
Improvements listed above shall be constructed within 12 months of final map approval.
Unless a standard variance has been issued, no variance from City Standards is authorized by virtue of approval of this site plan.
All streets shown on Tentative Map within this development shall be public.
PC RESO NO. 2606 11.
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60) The developer shall comply with all the rules, regulations and design requirements of the respective sewer and water agencies regarding services to the project.
61) All concrete terrace drains shall be maintained by the homeowner's association (if on commonly owned property) or the individual property owner (if on an individually owned lot). An appropriately worded statement clearly identifying the responsibility shall be placed in the CC&R*s.
62) The applicant shall agree to utilize reclaimed water, in Type I form, on the subject property in all common areas if required by the City Engineer.
63) Some improvements shown on the Tentative Map and/or required by these conditions are located offsite on property which neither the City nor the subdivider has sufficient title or interest to permit the improvements to be made without acquisition of title or interest. The subdivider shall conform to Section 20.16.095 of the Carlsbad Municipal Code.
64) The developer shall provide the City with a reproducible mylar copy of the site plan as approved by the Planning Commission. The site plan shall reflect the conditions of approval by the City. The plan copy shall be submitted to the City Engineer prior to improvement plan submittal.
Fire Department
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Prior to the issuance of building permits, complete building plans shall be submitted to and approved by the Fire Department.
Additional public and/or onsite fire hydrants shall be provided if deemed necessary by the Fire Marshal.
The applicant shall submit two (2) copies of a site plan showing locations of existing and proposed fire hydrants and onsite roads and drives to the Fire Marshal for approval.
An all-weather access road shall be maintained throughout construction.
All required fire hydrants, water mains and appurtenances shall be operational prior to combustible building materials being located on the project site.
Proposed security gate systems shall be provided with "Knox" key operated override switch, as specified by the Fire De- partment.
All private driveways shall be kept clear of parked vehicles at all times, and shall have posted "No Parking/Fire Lane-Tow Away Zone" pursuant to Section 17.04.040, Carlsbad Municipal Code.
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Fire retardant roofs shall be required on all structures.
Brush clearance shall be maintained according to the specifications contained in the City of Carlsbad Landscape Guidelines Manual.
All fire alarm systems, fire hydrants, extinguishing systems, automatic sprinklers, and other systems pertinent to the project shall be submitted to the Fire Department for approval prior to construction.
Prior to issuance of building permits, the developer shall provide the Fire Department with a 500' scale map showing streets (public and private), street names, fire hydrant locations, and beginning and ending addresses by block.
76) Prior to final map approval, the project applicant shall
submit landscaping plans for review by the Director of Parks C Recreation.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 4th day of November, 1987, by the following vote, to wit:
AYES:
NOES :
Chairman Marcus, Commissioners: McBane, McFadden,
Schlehuber, Hall & Schramm.
ABSENT: Holmes
.- ABSTAIN:
MARCUS, Chairperson PLANNING COMMISSION
ATTEST:
PLANNING DIRECTOR
PC RESO NO. 2606 13.
PLANNING COMMISSION RESOLUTION NO. 2608
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A CONDOMINIUM PERMIT TO CREATE A FOUR LOT CONDOMINIUM PERMIT WITH 100 UNITS ON PROPERTY GENERALLY LOCATED IMMEDIATELY NORTH OF BATIQUITOS LAGOON, BETWEEN I-5 AND EL CAMINO REAL (PLANNING AREA 9). APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT CASE NO: CP-323
WHEREAS, a verified application for certain property to
wit:
Portion of Sections 26, 27 and 34 in Township 12 South, Range 4 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to the Condominium Permit.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission as follows:
A) That the above recitations are true and correct.
I B, That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of CP-323, based on the following findings and subject to the following conditions:
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The project is consistent with the City's General Plan since the uses proposed are consistent with the land use designations for the site as indicated on the Land Use Element of the General Plan, and is at or below the Council adopted control yield density.
The project is consistent with Master Plan MP-177 because the uses and densities proposed are provided for in MP-177.
The site is physically suitable for the type and density of the development since the site is adequate in size and shape to accommodate the project as proposed.
The project is consistent with all City public facility pol- icies and ordinances since:
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PC RESO NO. 2608 2.
The Planning Commission has, by inclusion of an appropriate condition to this project, ensured that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission has added a condition that a note shall be placed on the final map that building permits may not be issued for the project unless the City Engineer determines that sewer service is available, and building cannot occur within the project unless sewer service remains available, and the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to sewer service for this project.
The Carlsbad Unified School District has written a letter, dated July 7, 1986, stating that, the project applicant's offer to dedicate a 12.4 acre site at the intersection of Alga Road and "A" Street for a school, is acceptable as mitigation of the impact to existing school facilities. Implementation of this agreement will ensure that school facilities are available to this project.
Park land dedication (24.25 acres and 5.75 acres of reserve) within Planning Area 32 of MP-177, is required as discussed in the Zone 19 Local Facilities Management Plan.
All necessary public improvements have been provided or will be required as conditions of approval.
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e) The applicant has agreed and is required by the inclusion of an appropriate condition to pay a public facilities fee. The applicant has also agreed by condition to pay all Growth Management Fees. Performance.of that contract and payment of the fee will enable this body to find that public facilities will be available concurrent with need as required by the General Plan.
f) Assurances have been given that adequate sewer for the project will be provided by the City of Carlsbad.
The proposed project is consistent with the City's Planned Development Ordinance and also complies with the Design Guidelines Manual.
The proposed project is compatible with the surrounding future land uses since surrounding properties are designated for residential development on the General Plan.
An EIR was prepared for this project and has been recommended for certification by the Planning Commission. The EIR (EIR 83-2(A)) identified a number of potentially significant impacts created by this project and possible mitigation measures to reduce these impacts to a level of insignificance. These mitigation measures have been incorporated into the zoning for the property (MP-177) and in some cases the project has been revised to reduce all impacts to a level of insignificance, with the possibility of two exceptions, traffic and air quality. The project has been mitigated to the extent possible with regard to air quality and circulation by the conditions requiring improvements to public facilities. Despite these conditions, impacts will still exist. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
PC RESO NO. 2608 3.
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1) Approval is granted for CP-323, as shown on Exhibits "A-l" - "A-g", 'C-l - "C-3", and 'E-9" - "E-11', dated October 13,
1987, incorporated by reference and on file in the Planning Department. Development shall occur substantially as shown unless otherwise noted in these conditions.
2) This approval shall be subject to the approval of CT 85-35 and all conditions contained in Planning Commission Resolution No. 2595 are hereby incorporated herein by reference.
3) All visitor parking spaces shall be striped a different color than the resident spaces and shall be clearly marked with small signs to be approved by the Planning Director.
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PC RESO NO. 2608 4.
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The specific findings for the Planning Commission on each impact identified are attached as Exhibit "El and incorporated herein by reference.
This project requires the construction of the improvements or 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 facilities for the reasons stated in the staff report. If the improvements or facilities are not provided the project will create an unmitigated burden on existing improvements and facilities. Further, the improvements and facilities are necessary to provide safe, adequate and appropriate service to future residents of the project consistent with City goals, policies and plans.
This project is consistent with the City's Growth Management Ordinance as it has been conditioned to comply with any requirements approved as part of the Local Facilities Management Plan for Zone 19.
The applicant is by condition, required to pay any increase in public facility fee, or new construction tax, or development fees, and has agreed to abide by any additional requirements established by a development management or public facility program ultimately adopted by the City of Carlsbad. This will ensure continued availability of public facilities and will mitigate any cumulative impacts created by the project.
This project shall comply with all conditions and mitigation required by the Zone 19 Local Facilities Management Plan approved by the City Council on incorporated herein and on file in the Planning Dlpartment, and any future amendments to that Plan made prior to the issuance of building permits.
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This project is also approved under the express condition that the applicant pay the public facilities fee adopted by the City Council on July 28, 1987 and any development fees established by the City Council pursuant to Chapter 21.90 of the Carlsbad Municipal Code or other ordinance adopted to implement a growth management system or facilities and improvement plan and to fulfil1 the subdivider's agreement to pay the public facilities fee dated October 16, 1987 and the agreement to pay the Growth Management Fee dated August 27, 1986, copies of which are on file with the City Clerk and are 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.
The developer shall display a current zoning and General Plan Land Use Map in the sales office at all times.
Building identification and/or addresses shall be placed on all new and existing buildings so as to be plainly visible from the street or access road; color of identification and/or addresses shall contrast to their background color.
This project, CP-323, is being approved as a condominium - permit for residential homeownership purposes. If any of the units in the project are rented, the minimum time increment for such rental shall be not less than 26 days. A condition so stating this shall be placed in the CC&R's for the project.
Approval of CP-323 is granted subject to the approval of MP- 177, CT 85-35 and LFMP 87-19.
Condominium Permit No. 323 is subject to all of the conditions of approval of CT 85-35.
The acccess/turnaround adjacent to Alga Road is specifically not approved. The turnaround shall be redesigned in conformance with GS-3, or GS-4 of the adopted City standards.
If a gated access is proposed at the southern end of this planning area the design shall provide for adequate turnaround as approved by the City Engineer.
The northerly block of units within this planning area shall be designed as to preclude vehicles backing into the private street.
Any graded pads not intended to be immediately built upon shall be hydroseeded, fertilized and hydromulched with a seed mix approved by the City Engineer. Water trucks or temporary irrigation systems shall be utilized to irrigate these areas.
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Prior to occupancy of any units, the applicant shall construct a directory sign at the entrance to the project. The design of this sign shall be approved by the Planning Director.
If any condition for construction of any public improvements or facilities, or the payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged this approval shall be suspended as provided in Government Code Section 65913.5. If any such condition is determined to be invalid this approval shall be invalid.
Prior to the issuance of building permits the applicant shall provide proof of Coastal Development Permit approval.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 4th day of November, 1987, by the following vote, to wit
AYES:
NOES:
Chairman Marcus, Commissioners: McBane, McFadden,
Schlehuber, Hall & Schramm.
ABSENT: Holmes
ABSTAIN:
RCUS,'Chairperson PLANNING COMMISSION
ATTEST:
4hiiLada MICHAEL J. HmMILLu PLANNING DIRECTOR
PC RESO NO. 2608 6.
EXHIBIT “En H.P.I. November 4, 1987 Page f of 5 -
The following items constitute the Planning Commission environmental findings for this project. The mitigation measures listed below describe the project changes which reduce these impacts to insignificant levels, with the possibility of two exceptions, traffic and air quality. With regard to these items, the Planning Commission finds there are overriding considerations which are as follows:
1) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management * Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan. The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
A. LAND USE
Impact: The project is inconsistent with LCP policy regarding allowable densities of development.
Mitigation: LCP amendments are being processed in order to allow higher densities of development while ensuring the preservation of sensitive coastal resources.
- Impact: The project is not in compliance with LCP policies to protect steep slopes and sensitive ' coastal habitats.
Mitigation: The project has been redesigned to keep development off of steep slopes and sensitive coastal habitats. Provisions have been included in the Master Plan to require that any development proposed shall comply with all slope and sensitive resource LCP policies.
Impact: The development of Planning Area 32 will result in impacts to Batiquitos Lagoon wetlands.
Mitigation: Planning Area 32 has been deleted from this
project. This project area will be maintained in open space.
B. AGRICULTURE
Impact:
Mitigation:
Implementation of this project will result in the conversion of 360 acres of prime and non- prime coastal agricultural land to urban uses.
This impact will be mitigated through the payment to the State Coastal Conservancy of agricultural conversion fees in an amount of between 5,000 to 10,000 per acre.
c. VISUAL AESTHETICS
Impact:
Mitigation:
Impact:
Mitigation:
Impact:
Mitigation:
Development of Planning Areas 28 and 30 as proposed will result in visual impacts to passersby on La Costa Avenue, Pacific Rim Drive and Interstate 5.
These Planning Areas have been redesigned and provisions (development standards) have been included within the Master Plan to mitigate potential visual impacts to the develo-ment of these Planning Areas.
Development would irrevocably alter the site's appearance from an undeveloped site to one of urban development.
An unavoidable,impact would result from any urban development of the project site. The project has, however, been designed to maintain the Batiquitos Lagoon and its shoreline in open space. In addition, most major slopes and tree groves will also be preserved in open space.
Grading will result in permanent landform alteration.
Development will generally follow natural topography with a golf course in the major drainage canyons and the lowest densities of development along the ridgelines. Per Master Plan standards, contour grading will be used,
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as well as development techniques such as stepped building pads and split-level designs. Many natural slopes will be retained. Implementation of these measures will adequately mitigate grading impacts.
D. TRAFFIC CIRCULATION
Impact:
Mitigation:
Implementation of the proposed project (4300 du's and other commercial uses prior to Growth Management) would result in the completion of improvements to Alga Road, and Pacific Rim Drive and partial improvement to Poinsettia Lane. However, even with these project improvements, the EIR indicates that the intersections of El Camino Real with Alga Road and La Costa Avenue will operate at poor levels of service under both the existing General Plan and with the proposed project (pre-Growth Management). However, the EIR also notes that these traffic impacts are not solely project related, but are regional in - nature, and will occur with or without the project.
With the implementation of Growth Management, thereby resulting in the reduction in project dwelling units from 4300 du's to 2836 du's, and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone 19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association with the requirements of the project to implement the identified circulation impacts identified within the Zone 19 Local Facilities Management Plan, no unmitigable circulation impacts are anticipated.
E. NOISE
Impact: Implementation of this project will result in traffic noise levels above City standards along Alga Road.
Mitiqation: These noise impacts will be adequately mitigated by the incorporation of noise berms/walls along Alga Road.within noise sensitive areas.
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F. AIR QUALITY
Impact: The proposed project Will result in growth unanticipated by SANDAG Series VI growth forecasts resulting in incremental increases in both non-vehicular and vehicular
emissions.
Mitigation: The proposed project has been scaled back from 4,300 dwelling units to 2,836 to comply with the City's growth control points. This action should help to bring the air quality figures in line with the Series VI population growth forecasts. Effective long-term mitigation can only be accomplished on a regional basis.
G. PUBLIC SERVICES
Impact: Implementation of this project may overburden an existing sewer pump station and will contribute to the overcrowding of local scnools.
Mitigation: These impacts can be mitigated through the upgrading of existing sewer facilities prior to any Phase 2 or 3 development: and through the dedication of a 12.4 acre school site to the Carlsbad Unified School District. These measures have been made provisions of the Master Plan.
H. HYDROLOGY
Impact: Implementation of this project will result in increased erosion due to grading and runoff of urban contaminants into Batiquitos Lagoon.
Mitigation: These impacts will be mitigated through the incorporation of sediment control basins and drainage facilities to control runoff. In addition, a maintenance program to remove debris from paved surfaces will be implemented to reduce chemical contaminants associated with runoff.
I. BIOLOGY
Imnact: Implementation of the project as proposed would result in several biological impacts including:
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Mitigation:
J. GEOLOGY
Imnact:
Mitigation:
a) impacts to wetlands habitat from the development of Planning Area 32
b) impacts to riparian habitat from development of the 1st and 18th golf fairways cl impacts to sensitive coastal habitats in Planning Areas 13, 14, 15 and 26.
These impacts have been mitigated through the deletion of Planning Area 32 from the Master Plan, the redesign of the other Planning Areas and through the incorporation of provisions into the Master Plan to keep development out of sensitive biological areas.
Portions of the subject property are encumbered by various geological constraints including; compressible alluvial soils, slope instability, expansive soils, landslide areas - and seismic areas.
These potential impacts can be mitigated by; (1) the implementation of geotechnical recommendations included in the Phase I geotechnical investigatibn report, (2) completion of Phase II subsurface geotechnical investigation and the implementation of associated recommendations, (3) stabilization of ancient landslides through buttressing and subdrain installation, removal and recompaction, or other similar techniques, and (4) the utilization of earthquake resistant building designs.
K. CULTURAL RESOURCES
Impact: Implementation of the project would result in the destruction of significant cultural and paleontological resources.
Mitigation: Impacts to cultural resources can be mitigated through the placement of resource sites in undisturbed open space or the implementation of a Phase II data recovery program. Impacts to paleontological resources can be mitigated by having a qualified paleontologist monitor present during the cutting of previously undisturbed sediments. If significant fossils are discovered, grading should be halted to allow fossil recovery. The fossil locale that has already been discovered must be properly sampled prior to grading in that area.
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APPLICA'KON SUBMITTAL DATE: JANUARY 1, 1985 c.s
11 I4187
STAFF REPORT
DATE: NOVEMBER 4, 1987
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: LFMP 87-19 EIR 83-2(A)/GPA/LU 85-2/LCPA 87-4 (LCPA 87- 2A)/LCPA 87-5(LCPA 87-2B)/MP-177/CT 85-35/CP-323/PUD- 102/PUD-l03/PUD-104/PUD-105 /SDP 86-2 - PACIFIC RIM COUNTRY CLUB AND RESORT - Request for the approval of Local Facilities Manaqement Plan 87-19 and certification of an Environmental Impact Report, approval of three Negative Declarations, approval of a General Plan Amendment, two Local Coastal Program (LCP) Amendments, and a Master Plan for a 1402 acre site located immediately north of La Costa Avenue between Interstate 5 and El Camino Real. The approval of a Tentative Tract Map for Phase I (531.1 acres) a Condominium Permit (Planning Area 9), three Planned Unit Developments (Planning Areas 4, 8, and 14), a Non-Residential Planned‘ Unit Development and Site Development Plans for Planning Areas 1, 2, 10, and 11 of Phase I are also requested.
I. RECOMMENDATION
That the Planning Commission recommend APPROVAL of the three Negative Declarations issued by the Planning Director, ADOPT Resolution No. 2592 recommending certification of EIR 83-2(A), ADOPT Resolution No. 2698 recommending approval of LFMP 87-19, -ADOPT Resolution NOS. 2593, 2594, 2595, 2596, 2604, 2605, 2606, 2607,2608 and 2699 recommending APPROVAL OF GPA/LU 85-2, LCPA 87-4 (LCPA 87-2A), LCPA 87-5(LCPA 87-2E), MP-177, CT 85-35, CP-323, PUD-102, SDP 86-2, PUD-103, PUD-104, and PUD-105, based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of a General Plan Amendment, and a Master Plan for a 1402 acre site located as described
above. The applicant is also requesting approval of a Tentative Tract Map for Phase I (531.1 acres), Condominium Permit (Planning Area 9), three Planned Unit Developments (Planninq Areas 4, 8 and
141, a Non-Residential Planned Unit Development and a Site Development Plan for Planning Areas 1, 2, 10 and 11 of Phase I. As required by the City's Growth Management Ordinance, Chapter 21.90 of the Carlsbad Municipal Code, the Zone 19 Local Facilities Management Plan is being processed concurrently with these applications. As proposed, the projects overall development intensity (maximum of 2836 dwelling units and associated commercial uses) is in conformance with the buildout projections for the Zone 19 Local Facilities Management Plan.
An EIR and a pre-annexational zone change for a portion of this property were processed and approved by the City Council in September 27, 1983 during the annexation of 1,007 acres of HP1 property.
A brief overview of the proposed project and master plan will be provided in this report; for more details see the attached Master Plan, Exhibit "C".
The Pacific Rim Country Club and Resort as proposed, includes a "world class" 560 room de-tination resort hotel (27.5 acres) and an 18-hole championship golf course (171.5 acres) as the focal point of the development. Other commercial uses proposed in association with the hotel and golf course include a community sports center (8.2 acres), two major restaurants (2.4 acres), a major golf course, clubhouse, and neighborhood commercial center
(15 acres).
The hotel and golf course would be surrounded by a variety of residential uses up to a maximum of 2836 units, (364 standard single family, 423 small lot single family and 2049 multiple family). Other proposed land uses include an elementary school site (12.4 acres), a community park (24.25 acres and 5.75 acres - of reserve) and 387 acres of open space including Ratiguitos Lagoon and its wetland area. The entire project area would encompass 1402 acres.
This Master Planned project is located within the jurisdiction of three Local Coastal Programs (Mello I, Mello II and future East Batiquitos Lagoon/HPI), and in accordance will require Coastal Commission approval and coastal permits for development. Any major modifications to the Master Plan as requested by the Coastal Commission would necessitate a Master Plan Amendment by the City of Carlsbad.
The subject 1402 acre property is currently vacant. There have been 62 acres in previous agricultural production. The eastern basin of Batiquitos Lagoon (387 acres) and its wetlands is located within the southern portion of the property. The upland portion of the property is composed of hilly terrain with north to south trending valleys and ridges. Many slopes are steeper than 25 percent, with the majority of the flat areas existing in the wetlands, the valleys and the mesa tops. An estimated 80-90 acres of the property are covered by eucalyptus trees. The property is also vegetated with coastal sage scrub and mixed chaparral vegetative communities.
A. Zone 19 Local Facilities Management Plan
The Local Facilities Management Plan for Zone 19 was prepared pursuant to the City's Growth Management Program, Title 21, Chapter 21.90 of the Carlsbad Municipal Code. The Zone 19 Plan provides two phasing scenarios. One based on the existing General Plan as required by the Growth Management Program, and
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the second scenario based upon the proposed Pacific Rim Country Club and Resort Master Plan. Included below is a brief synopsis of the Local Facilities Management Plan for Zone 19's two proposed phasing scenarios.
PUBLIC FACILITY
City ministrative
GENERALPLAN
Existing facilities meet the adopted performance standard until the year
2005.
Library Library facilities meet the adopted performance standard until the year
2003.
Wastewater Treatment Existing facilities meet Capacity the adopted performance standardarrdbasedupon the City's approved action program will continue to do so through the buildout of this Zone.
Parks Park District 3 does not conform with the aopted performance standard. Until this standard is met tx3 residential developent will beallowed.
MASTERPLAN
Existing facilities meet the adopted performance stand- ard until the year
2005.
Library facilities meet the adopted performance stand- ard until the year
2003.
Existing facilities meet the adopted per- formance standard and based upon the City's approved action pro' gram will continue to do so through the buildout of this Zone.
Park District 3 does not conform with the adopted performance standards without the proposed mitigation. Hunt Properties, Inc. as the major land holder in the Zone, has agreed to assist the City in resolving the parks shortage in the Park District. This will be accam- plished through the dedication of 24.25 acres and by pre viding a financial guarantee to oon- struct 15.00 acres of park within 5 years of 1st final map. This mitigation brings the park acre- age into mnformance with the standard and will allow the addi- tional approval of 1359 units in Park District 3.
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PUBLIC FACILITY GENERALPLAN
Drainage
Circulation
Existing facilities currently
meet the dopted performance standard. These facility - needs will be assessed and improvements anditioned as - specific development is proposed within the Zone. -
The current circulation in- formation will continue to be updated as developent is proposed within the Zone. The special oon- ditions require more in- formation prior to the approvals of any tenta- tive maps in the Zone except CT 85-35.
Existing oonditions re- quire that prior to the issuance of any building permit within Zone 19, the Alga Road/Poinsettia Lane connection between El Carnino Real and I-5 shall be designed, bonded and a schedule submitted and approved by the City Engineer indicating WJW pletion of these arterials prior to occupancy of any unit OT building.
Existing conditions also require the following im- provements prior ti allawing any occupancy:
1) Alga Rd., west of El Camino, is to be con- structed with two lanes to secondary arterial standards frm its existing terminus ti Poinsettia Lane. 2) Poinsettia Lane is to be extended east to Alga Road with two lanes to major arterial standards.
MASTERPLAN
Existing facilities currently meet the adopted performance standard. These facility needs will be assessed and improvements andi- tioned as specific develoment is proposed within the Zone.
The current circula- tion information will continue to be updatea as develop ment is propx~ed within the Zone. The special conditions re- quire mre inform* tion prior to the - approvalsof any tentative maps in the Zone except CT85-35.
Existing conditions require that prior to issuance of any build- ing permit within Zone 19, the AlgaM/ Poinsettia Lane con- nection between El Camino Real and I-5 shall be designed, bonded and a schedule subitted and approv- ed by the City Engineer indicating completion of these arterials prior to occupancy of any unit or building.
Existing conditions also require the following improve- ments prior to allow- ing any occupancy: 1) Alga Rd., west of El Camino, is to be constructed with TV lanes to secondary arterial standards
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PUBLIC FACILITY Circulation (continued)
Fire
Open Space
Schools
GENERALPLAN
The special anditions detail future improve- ment needs. This list may be expanded following the receipt of additional traffic information.
Existing facilities meet the adopted performance standard to buildout of Zone 19.
Existing open space meets the adopted performance standard until 1992. All development will be stopPea at this time unless a plan has been prepared to guarantee ~~ril.~ce with the open space .
Existing school facilities currently have the capacity to meet the demand generated by Zone 19. The School District has indicated that it will be able to provide capacity ti buildout of Zone 19 provided that a 12.4 acre elementary school site is dedicated with the first phase of development in the Zone.
MASTERPLAN frczn its existing terminus to Poinsettia Lane.
2) Poinsettia Lane is to be extended east toAlgaF&d with 2 lanes ti major arterial standards.
The special oondi- tions detail future improvement needs. This list may be expanded following the receipt of additional traffic information.
Existing facilities meet the adopted performance standard- to buildout of Zone
19.
Existing open space meets the adopted per- formance standard to buildout of Zone 19.
Existing school facil- ities currently have the capacity to meet the demand generated by Zone 19. The School District has indicated that it will be able to Fo- vide capacity to buildout of Zone 19, provided that a 12.4 acre elementary school site is dedi- cated with the first phase of development in the Zone.
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PUBLIC FACILITY GENERALPLAN
Sewer Collection All future development will be required to provide specific sewer improvements in oonformance with the adopted standard. BP1 or sane other Zone 19 devel- operwillbe required to fund the projected improve- ments needed at the Bati- quitos lift station
because the demand for these improvements is a result of their develop- ment and is projected to occur ahead of the proposed City funding schedule.
Water Distribution Water service to Zone 19 meets the adopted per- formance standard to the buildout of the Zone.
MASTERPLAN
All future develop ment will be required to provide specific sewer improvements in conformance with the adopted standard. BP1 or some other Zone 19 developer will be required to fund the projected improve- ments needed at the Batiquitos lift station because the demand for these improvements is a result of their de- velopment and is projected to occur ahead of the proposed City funding schedule.
Water service to Zone
19 meets the adopted performance standard to the buildout of
the Zone.
B. Environmental Impact Report
Certification of an Environmental Impact Report is being requested. The Environmental Impact Report addresses the environmental impacts associated with the Master Plan and Phase I tentative map and site development plan. In response to the draft EIR, the Pacific Rim Country Club and Resort conceptual land use plan has gone through significant revision. In addition a Local Facilities Management Plan, (Zone 19) which covers required public facilities for this property has been prepared. While the majority of the identified impacts and recommended mitigations of this EIR are still applicable, it is important to note that the unmitigable project circulation impacts identified within the EIR can now be mitigated as a result of the City's Growth Management Program which will ultimately reduce overall residential densities and traffic generation Citywide. In addition the recommended traffic mitigation programs identified through the Barton-Aschman Citywide Traffic Study and the Zone 19 Local Facilities Management Plan require street sections typically in excess of normal City standards. Through the incorporation of mitigation measures identified in this EIR and the Zone 19 Local
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Facilities Management Plan into the provisions of the Master Plan, and the fact that further environmental review is necessary with the submittal of future site development plans, environmental review has been completed pursuant to the California Environmental Quality Act. Major areas of identified environmental impacts are discussed below:
1. Land Use
The EIR identifies inconsistencies between the Carlsbad G.P. and the existing LCP. Although well within the densities required by the City of Carlsbad the proposed project was
(1) inconsistent with the Local Coastal Program policies regarding allowable densities of development, and (2) was not in compliance with Local Coastal Program policies to protect steep slopes and associated sensitive coastal biological resources. Implementation of the proposed project at the densities proposed will require amendments to the Local Coastal Programs. The City is currently processing LCP amendments to allow the proposed density increase. With regard to the projects non-compliance with LCP policies to protect steep slopes and biological resources, the Phase I portion of the project has been redesigned to comply with these policies, and provisions - have been incorporated into the Master Plan text and included as conditions of approval, to require that any future development proposals within the Master Plan must comply with the grading and resource preservation policies of the underlying Local Coastal Programs.
The EIR also points out potential land use impacts (environmental impacts to wetlands and site access problems) associated with Planning Area 32 (a restaurant proposed to be located at the nortwest corner of the La Costa Avenue/El Camino Real intersections within the wetlands). In accordance with the identification of this project impact, staff has deleted Planning Area 32 from the Master Plan.
2. Agriculture
Implementation of the proposed project will result in the conversion of 334 acres of non-prime and 26 acres of prime
coastal agricultural land to urban uses. Mitigation for the loss of agricultural land will be accomplished through payment of an agricultural conversion fee in an amount between $5,000 and $10,000 per converted acre to the Coastal Conservancy.
3. Visual Quality/Aesthetics
The EIR identifies two residential Planning Areas (PA 28 and 30) within the project where potential visual impacts of development are anticipated. Planning Area 28, being located in such close proximity to Batiouitos Lagoon is perhaps the most visible portion of the property from La
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Costa Avenue and I-5. Planning Area 30, when developed, would also be visible from I-5. In accordance, with the potential visual impacts of development identified in the EIR, density reductions and special development standards have been incorporated into the Master Plan for each Planning area to ensure sensitive development and to mitigate potential visual impacts. Aside from the identified significant, but unavoidable visual impact that would result from any development of the subject property, all other significant visual impacts have been mitigated.
4. Traffic Circulation
Implementation of the proposed project (4300 du's and other commercial uses prior to Growth Management) would necessitate the completion of improvements to Alga Road, and Pacific Rim Drive and partial improvement to Poinsettia Lane. However, even with these project improvements, the EIR indicates that the intersections of El Camino Real with Alga Road and La Costa Avenue would operate at poor levels of service under both the existing General Plan and with the proposed project (pre Growth Management). However, the EIR also notes that these traffic impacts are not solely project related, but are regional in nature, and will occur with or without the project.
However, with the implementation of Growth Management, thereby resulting in the reduction in project dwelling units from 4300 du's to 2836 du's, and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone 19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association with the requirements of the project to implement the identified circulation impacts identified within the Zone 19 Local Facilities Management Plan, no unmitigable circulation impacts are anticipated.
5. Noise
Traffic noise impacts along Alga Road will occur with development of the proposed project. However, these traffic noise impacts can be mitigated through the incorporation of noise berms and/or walls in areas of impact along Alga Road. Provisions have been incorporated into the Master Plan to ensure that noise mitigation is implemented where required.
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6. Air Quality
The project as proposed exceeds the intensity of development over the property as projected through the Series VI population/growth forecasts. The Series VI designations are the most recent growth forecasts for the attainment of acceptable air quality. This increase in development over the site will result in incremental increases in both vehicular and non-vehicular emissions thereby resulting in a cumulative significant impact. No mitigation is available to reduce this air quality impact other than reducing the projects overall density to come in line with the Series VI forecasts. As noted earlier, the project has since been scaled back approximately 1464 dwelling units to comply with the City's Control Yield Densities. This should bring the air quality figures in line with the Series VI population growth forecasts which were based on the existing General Plan.
7. Hydrology
Potential project hydrologic impacts include increased erosion due to grading and runoff of urban contaminants into the Batiquitos Lagoon from project development. These impacts will, however, be mitigated through the incorporation of sediment control basins and drainage facilities to control runoff. In addition, a maintenance program to remove debris from paved surfaces, will be implemented to reduce chemical contaminants associated with runoff.
8. Biology
The EIR identifies potentially significant biological impacts associated with the development of several of the projects planning areas. These include impacts to wetland habitat from the development of PA-32, impacts to the riparian habitat located within the wetland buffer from development of the 1st and 18th golf fareways and impacts to sensitive coastal habitats in Planning Areas 13, 14, 15 and
26. These impacts have been mitigated through the deletion of PA-32 from the Master Plan as a developable area, the redesign of the other conceptual Planning Areas and through the incorporation of provisions into the Master Plan text to keep development out of these sensitive areas.
9. Cultural Resources
Significant archaeological and paleontological sites have been discovered on the property. Impacts to these resources can, however, be mitigated either through placing the sites in open space or through the implementation of a data recovery program. In order to mitigate paleontoloqical impacts, it is recommended that a qualified paleontologist monitor project grading.
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Staff feels that EIR 83-2(A) was prepared in accordance with the requirements of the California Environmental Quality Act and has adequately identified and discussed the environmental impacts. For these reasons, staff is recommending certification of EIR 83-
2(A).
c. General Plan Amendment
Planning Issues
1) Are the proposed land use designations appropriate for the site?
2) Are the proposed land uses consistent and compatible with surrounding land uses?
3) Is the proposed General Plan Text change consistent with other elements and sections of the General Plan?
Discussion
Implementation of the proposed Pacific Rim Country Club and Resort Master Plan and Phase I tentative tract map will require the approval of a General Plan Amendment over the 1402 acre subject property. In accordance, the applicant is requesting the approval or a General Plan Amendment as discussed below.
The existing and proposed General Plan designations for the project site are shown on Exhibit "D". The existing General Plan would allow a maximum of approximately 4300 dwelling units over 940 acres (4.5 du/ac) constructed on the subject property. The total number of dwelling units that could be developed over the property per the City Growth Management Ordinance Control Yield Densities would be 2,836 du's. The existing General Plan would also allow 12 acres of Recreation Commercial (RC) and 10 acres of Travel Service (TS) uses. The remainder of the property (444 acres) is designated for Open Space (OS).
The applicant is proposing a combination district on the site which contains the RLM (low medium O-4 du's/ac), RM (medium 4-8), OS (Open Space), RC (Recreation Commercial) and N (Neighborhood Commercial) designations. Staff feels this is appropriate because a Master Plan is being processed simultaneously. The Master Plan will determine precise land use on the site and act as a specific plan in implementing the Combination District.
The Master Plan will also establish the approximate distribution of residential units over the site. The proposed General Plan Amendment would not change the number of dwelling units that would be allowed under the City's Growth Kanagement Ordinance (Control Yield Densities) but would reallocate them throughout the site whereby some areas would be clustered, particularly near the golf course, and other areas would be single family.
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Throughout the processing of this Master Plan, staff and the applicant ultimately agreed that 4300 dwellings would be the amount of units allowed under the existing General Plan and 3500 units would be the maximum amount that could be developed through this Master Plan due to environmental constraints. The Growth Management Ordinance which restricts residential densities to comply with the adopted control yield densities necessitates that the project be scaled back to a maximum of 2836 dwelling units. The applicant has complied with this requirement. However, the applicant has requested that provisions be included within the Master Plan to allow this project to qualify for any additional dwelling units (per the City's Growth Management Ordinance, Section 21.90.045) within the southwest quadrant of the City that aren't used by other developers within the quadrant, up to a maximum of 3500. Staff is supportive of the idea that based upon good planning, a number of the additional dwelling units can be accommodated over the property. It is doubtful the applicant will ever reach this number under the proposed growth management system. In accordance with this provision, staff believes that a combination district General Plan designation is the best way to apply the City's growth control points to the site. Exhibit "D" shows the proposed General Plan designations of RC/OS/N/RLM/RM. The Master Plan text would actually stipulate the maximum number- of dwelling units that would be allowed per the control yield densities (2836 du's), and the maximum theoretical yield of the Master Plan (3500 du's). The Master Plan would also note the maximum amount of acreage allowed for recreation commercial (RC) and neighborhood commercial (N) uses.
The density of the proposed Master Plan would equal 3.19 du/ac per the control yield densities (2,836 du's over 895.3 acres), or 3.9 du's/ac if built out to the Master Plan's maximum theoretical yield of 3500 du's. Both residential densities over the site allows density credit for the 171.5 acre golf course because it was shown as residential use on the existing General Plan.
The project applicant is requesting a General Plan Amendment for intensifying recreational commercial uses over the property. The existing RC (Recreational Commercial) upon the property would be increased from 12 acres to a maximum of 38.1 acres for purposes of creating a destination resort hotel with associated restaurants and community sports club. As part of this request, staff is willing to convert the existing 10 acres of Travel Service use located at the northwest corner of the La Costa Avenue/El Camino Real intersection to the RC designation on the hotel site, in that uses allowed under both designations are similar. Therefore, the actual recreation commercial intensification would be from 22 acres of RC to 38.1 acres of RC. Because the RC is a low intensity commercial designation staff can support the increase.
Finally, the applicant is also requesting that a General Plan Amendment be approved to allow a 15 acre Neiqhborhood Commercial
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site upon the property along Alga Road. Even though it is not located at the intersection of two arterial streets staff feels this location would be fiscally viable, particularly as a neighborhood center for the project site. The location of this commercial center within the project area would also help to minimize traffic congestion impacts offsite in that project residents and guests would not have to travel outside of the property for day to day shopping needs. The City may require in the future that an entrance to this area be built to arterial standards to comply with City policy.
The remaining acreage of the property (614.2 acres) will be maintained as Open Space (i.e., 387 acres of the Batiquitos Lagoon and its wetlands, 171.5 acres for the golf course, a 24.25 acre City park (with 5.75 acres left in reserve) site a 27.2 acre utility corridor and a 12.4 acre school site).
Originally, staff did have some concern regarding the proposed General Plan Amendment requests because of the conclusions of the Master Plan EIR that the project would result in significant unmitigatable traffic impacts along El Camino Real. However, new circulation information provided within the Zone 19 Local Facilities Management Plan indicates that the scaling back of - the project and Citywide residential densities in association with circulation mitigation requirements in excess of normal City standards will result in no unmitigable circulation impacts associated with this proposed project General Plan Amendment.
It is important to note that approval of this project as proposed will contribute significantly towards improvement of the City's circulation system within the southwest quadrant. The project as proposed will complete the construction of Pacific Rim Drive and Alga Road from El Camino Real to I-5 thereby providing two additional and needed east-west roadway links within the City. The project will also contribute towards the development of Poinsettia Lane from El Camino Real to I-5.
Overall, staff feels that based upon this information, the General Plan Amendment requests are appropriate and acceptable. This conclusion, assumes that the proposed Master Planned project concept of a destination resort hotel and golf course, surrounded by a variety of residential uses is acceptable to the City of Carlsbad. Land uses within the project appear compatible with one another. The strict development standards and design guidelines as identified within the Master Plan, should ensure the projects compatibility with adjacent, predominantly low- medium density residential properties. In addition, the changes to the General Plan are justified by the requirements of the project to dedicate the lagoon, to dedicate adeguate park land and the establishment of adequate public facilities upfront.
In summary, staff feels that the General Plan as proposed goes hand in hand with the concepts developed for the Master Plan and provides the proper land use under which the Master Plan can be implemented.
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c
D. Local Coastal Program Amendments
Two Local Coastal Program (LCP) amendments are proposed as part of the Pacific Rim Master Plan project. The Master Plan area is located in a section of the City's coastal zone which is currently regulated by the adopted Mello I and Mello II Local Coastal Program (LCP) segments. In addition, a portion of the Master Plan area is not covered by a certified LCP segment. This latter area was formerly part of the County's San Dieguito LCP. However, annexation to the City in 1985 of the area removed it from the County's LCP jurisdiction (see Exhibit
A).
The purpose of the proposed LCP amendments is twofold. First, to assure consistency between the LCP, the City's General Plan and the Pacific Rim Master Plan. The Master Plan proposes a mix of uses that includes commercial as well as residential at a gross density allowed by the City's General Plan. There is generally no conflict between the Mello II LCP segment and the General Plan however, the Mello I LCP segment which pertains to the majority of the area would only allow residential uses. In - addition, Mello I permits residential densities that are substantially lower than that allowed by the General Plan (approximately 1100 units as compared to about 3000 units). Since state law requires that development must be consistent with an approved LCP, the existing regulations of the Mello I LCP segment would preclude approval of the Master Plan as proposed. Therefore, the Mello I LCP amendment is a necessary prerequisite to the approval of the Pacific Rim Master Plan.
Second, the Coastal Commission has acknowledged the need for Carlsbad to submit a replacement LCP segment for that portion of the San Dieguito LCP which was annexed to the City in 1985. If there is no LCP for this annexed area the Coastal Commission will use the previous LCP (County's San Dieguito LCP) as a guide in considering any development proposal (i.e., Pacific Rim Master Plan). The San Dieguito LCP designated the north shore of Batiquitos Lagoon and Green Valley for mixed use under a Master Plan concept. The LCP places restrictions on the Master Plan to allow some residential use on a portion of the area while preserving the majority of the area in permanent agriculture. There is a major conflict between the agricultural policies of the San Dieguito LCP and the City's LCP which allows conversion of agricultural land through mitigation. Therefore, it is necessary to replace the San Dieguito policies with policies consistent with the City's LCP prior to the development of the area. Staff has, in addition, added policies that protect sensitive coastal resources (e.g., Batiquitos Lagoon, Encinitas Creek, riparian corridor, and steep slopes) as well as providing for public access opportunities.
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E. Master Plan
Planning Issues
1) Does the Master Plan properly implement the General Plan, Zoning and appropriate policies governing the site?
2) IS the general development plan, the standard, and phasing provided in the Master Plan adequate to properly develop the property?
Discussion
The Master Plan is the controlling document for this site. It becomes the zoning and implements the General Plan Combination District designations and specifically locates those uses on site. Many hours of staff time were utilized in preparing and negotiating the details of this Master Plan. All of the staff involved with this project recognized early on in the planning process that the site had extraordinary topographic, scenic, and environmental qualities. In accordance with this understanding, - a number of environmental and quality of development goals were developed by staff and the applicant to guide the drafting of the Master Plan and future development. These goals included protection of the lagoon and other environmental resources, and development of a "world class" project.
After several draft submittals of a Master Plan by HPI, planning of the site became a joint effort between staff and the developers team. Planning for this project entailed; (1) dividing the property into individual planning areas (32 total) based upon use types, topographic characteristics, utility corridors, major roadways, and natural vegetation, (2) development of conceptual site plans per planning area based upon site specific opportunities and constraints identified during weekly site visits, and (3) development of planning area specific and community wide design and development standards which ultimately serve to tie the community together.
As discussed earlier in this report, the Pacific Rim Country Club and Resort Master Plan, is intended to provide master development guidelines for the subject property. This Master Plan establishes allowable uses per planning area, maximum development intensities, development standards and guidelines, community wide landscaping, architectural and other design guidelines. The location and phasing of all required public facilities is discussed within the Zone 19 Local Facilities Management Plan. The Master Plan in effect implements the General Plan, the zoning and provides guidance for development of all aspects of the property.
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The Pacific Rim Country Club and Resort Master Plan would permit a destination resort hotel and golf course with associated recreational and neighborhood commercial uses and a variety of residential land uses and densities. The property has been divided into 32 separate planning areas and two phases as shown in Table A. The conceptual land use summary for the property is shown on Exhibit I-3 of the Master Plan (Exhibit "C").
Approximately 614.2 acres (43 percent) of the Master Plan area is composed of open space including, Batiquitos Lagoon and its wetlands and a community park (24.25 acres and 5.75 acres of reserve). Otherwise individual neighborhood developments are proposed throughout the remainder of the property. Each neighborhood or planning area is proposed to include compatible land uses and product types. In addition, to the aforementioned 614.2 acres of project open space, open space areas have been identified through the Master Plan in each individual planning area where tree groves, sensitive coastal habitats and steep slopes exist. The development standards of the Master Plan ensure that all development is kept out of these sensitive or constrained areas of the project.
Planning Areas 1, 2, 10 and 11 will function as the focal point of the Master Plan. Planning Area 1 includes the projects 171.5 acre 18-hole golf course, clubhouse and driving range. Planning Area 2 includes a 27.5 acre destination resort hotel. The hotel will be the only onsite structure which exceeds 35 feet in height. The requested height increase is for a 56 foot high character tower and an additional l/2 story for purposes of providing structural housing for elevators and mechanical ventilating equipment. These are intrusions permitted by ordinance. Planning Area 10 includes an 8.2 acre membership community sports center, including a 50 meter pool, diving pool,
12 tennis courts, and a sports center and cafe. Planning Area 11 (2.4 acres) includes two major restaurants.
Excluding Planning Areas 6, 32 and 23 which are proposed for a 12.4 acre elementary school site, a 24.25 acre community park (with 5.75 acres of park reserve), and a 15 acre neighborhood commercial center respectively, and Area 32B a church/daycare area, the remainder of the planning areas are proposed for residential uses. A variety of housing types are proposed. Planning Areas 3, 13, 25, 27, 28 and 29 include minimum 7,500 square foot lot standard single family detached dwelling units. Areas 4, 8, 14 and 24 include smaller lot single family detached product types. Areas 5, 7, 9, 12, 15-22, 26 and 30 include multiple family housing. There are seven Planning Areas within the Master Plan (17, 18, 19, 20, 21, 26 and 30) which are proposed for multifamily uses under the City's Growth Control Points. It is noted here that the product types proposed within these planning areas may vary, subject to the provisions of Section II D.l. of the Master Plan, which may allow these Planning Areas to qualify for additional dwelling units, provided that other property owners within the City's southwestern
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quadrant do not utilize their maximum dwelling unit quota. The Master Plan requires that all residential planning areas proposed for 7500 square foot lots and greater comply with development standards of the R-l zone. All other residential planning areas must comply with the Planned Development Ordinance standards. Special standards have also been applied to each planning area regarding increased setbacks and landscaping, between the individual planning areas and lagoon and/or different product types. Planning areas 3 and 4 which are immediately adjacent to the Seaport development and Planning Areas 29 and 26 which are adjacent to Spinnaker Hills have special setback and height provisions in order to ensure compatibility with these existing subdivisions.
A major provision of the Master Plan requires the developer to submit site development plans prior to the development of every planning area. This will allow the City the opportunity to review each individual planning area to ensure that the specific development standards and conditions per planning area are applied. It is also noted here that the maximum number of residential units allowed within the Master Plan will comply with the City's recently adopted Growth Management Control Yield Densities. A provision is included within the text to allow - certain planning areas within the Master Plan (17, 18, 19, 20,
21, 26 & 30) to qualify for any excess dwelling units within the quadrant if these units are ever available. The maximum number of dwelling units allowed under this provision could never exceed
3500, however. Overall, the standards provided in MP-177 are the most stringent in the City. Both staff and the applicant wanted to do everything possible to encourage a high quality development.
F. Tentative Map/Condominium Permit/Planned Unit Developments/Non-Residential Planned Unit Development and Site Development Plans
Plannina Issues
1)
‘2)
3)
4)
5)
Does the proposed tentative subdivision map satisfy all requirements of the Carlsbad Zoning and Subdivision Ordinances and the State Map Act?
Does the maximum number of dwellings which could be developed through this tentative map comply with the City's Control Yield Densities?
Does the proposed tentative map comply with the grading and resource preservation policies of the underlying Local Coastal Programs?
Does the proposed Phase I tentative map comply with the requirements of the City's Hillside Development Ordinance (21.90 of the Carlsbad Municipal Code)?
Does the proposed project conform to the Master Plan?
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6) Does the proposed residential Planning Area 9 meet the standards of the Planned Development Ordinance?
7) Do the proposed residential Planning Areas 4, 8, and 14 meet the standards of the Planned Development Ordinance?
DISCUSSION
The project applicant is also requesting approval of, (1) a master tentative map for Phase I of the proposed Master Plan, (2) a site development plan for Areas 1, 2, 10 and 11, (3) a non- residential planned unit development for Planning Areas 1, 2, 10 and 11 (4) a condominium permit for Planning Area 9, and (5) planned unit developments for Planning Areas 4, 8 and 14. Phase I is composed of Planning Areas 1-16.
Master Tentative
In accordance with the Master Plan, the master tentative map proposed would provide for development of a maximum of 1,522 dwelling units (99 standard single family, 230 small lot single - family and 1,193 multi-family dwelling units). The master tentative map would lay out the lots for a 171.5 acre 18 hole golf course and clubhouse (24,000 square feet), a 560 room destination resort hotel (27.5 acres), a community sports center
(8.2 acres), two restaurants (17,380 square feet maximum) and a
12.4 acre elementary school site. It is however, noted here that 1,522 dwelling units are not being approved under the master tentative map. The master tentative map by itself only approves the 99 standard single family units. The rest of the units require either a planned unit development or a condominium permit
t-1 I in conjunction with the master tentative map. The 99 units are located in planning areas 3 and 13. The following chart lists all the planning areas and the necessary applications.
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I-
PHASE I APPLICATIONS
Use Ping. Areas Type
1 - Golf Course
2 - Hotel
3 - Single Family
4 - Small Lot SF
5 - Multi-Family
6 - School
7 - Multi-Family
8 - Small Lot SF
9 - Multi-Family
10 - Rec. Corn
11 - Rec. Corn
12 - Multi-Family
13 - Single Family
14 - Small Lot SF
15 - Multi-Family
16 - Multi-Family
*
Current Requests Part of Master Non Site Tent. Condo Res Dev. Map PUD Permit PUD Plan
x X X
X X X
X
X X
X
X
X
X X
X X
X x x
X X X
X
X
X X
X
X
Future TM/CP 3R SDP Veeded
All planning areas in Phases II and III will need future application approvals
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h
Building elevations shall be required to be submitted for review for all standard single family planning areas. All residential planned unit development areas with smaller lot single family units will require the future submittal of building footprints, landscaping plans, elevations, floor plans, parking and recreation requirements as identified by the Planned Development Zone.
As proposed, this tentative map meets all requirements of the Carlsbad Zoning Ordinance, Subdivision Ordinances and the State Map Act. The proposed lots will be adequate in size and shape to accommodate development permitted through the Master Plan and PC zone. However, because the new lots in Planning Areas 2, 10 and
11, created through the tentative map will not front on or gain access from a fully improved and dedicated public street, a non- residential planned unit development permit has been requested. Area 1 was also included. In order to meet City concerns, joint access, parking and drainage agreements will be required as conditions of approval. Staff believes that the internal circulation system will be adequate to accommodate traffic generated and provide access to these individual lots.
As noted earlier in this report, the maximum number of dwelling units which could be developed within Phase I of this Master Plan without applying environmental or design constraints, would be 1,522 dwelling units. The overall density of Phase I is 3.23 du/ac. Development in Phase II will be at a density less then 3.10, with the Control Yield Densities applied. The density of both phases is 3.19 which will comply with the City's Control Yield Densities. In accordance, the proposed Phase I is consistent with the City's recently adopted growth control point. The overall density of Phase I is 3.23 du/ac (1,522 du's over 471 acres).
As proposed, the Phase I tentative map generally complies with the grading and resource preservation policies of the underlying Local Coastal Programs. The project Environmental Impact Report (EIR 83-2(A)) identified that portions of the Phase I did not technically comply with the grading and resource preservation policies of the underlying Local Coastal Programs. The project has however, been redesigned to meet the intent of these policies. In order to ensure full project compliance with the grading, slope and resource preservation policies of the Local Coastal Programs, the tentative map (CT 85-35) has been conditioned prior to final map approval, that grading plans must be specifically reviewed to ensure that all steep slopes and sensitive habitats be preserved in open space. In addition, the mass grading shown on CT 85-35 is specifically not approved. Prior to final map approval, a phased grading plan shall be submitted for review by the City Engineer and Planning Director.
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Overall, the Phase I tentative map as proposed complies with all of the development and design provisions of the City's Hillside Development Ordinance (21.95 of the Carlsbad Municipal Code). During negotiations with staff the project applicant has been willing to redesign the project whereby;
(1) Development is kept outside of topographically steep areas,
(2) Project wide grading volumes have been reduced to acceptable volumes,
(3) Hillside sensitive architecture is incorporated throughout,
(4) Necessary manufactured slopes are contoured, undulated and screened, and
(5) The existing topography of this unique property has been preserved.
There are certain areas of the project (Alga Road - a Circulation Element Road, and isolated ravines in the vicinity of the hotel site) where grading in excess of Hillside Standards is proposed. However, these areas are exempted from the provisions of the Hillside Ordinance per Section 21.95.090. Because of applicant redesign and the exceptions mentioned above, the project as proposed does not require any modifications to the Hillside Standards as described in Section 21.90.070.
Non-Residential PUD/Site Development Plans/Condominum Permit - As indicated, a non-residential planned unit development, along with a site development plan is necessary for the development of planning areas 1, 2, 10 & 11. A condoninum permit is required for Planning Area 9. The Planning Area "1" (171.5 acres) portion of Phase I is proposed for the development of an 18 hole championship golf course with putting greens, driving range, clubhouse (24,000 sq.ft.) and 360 space parking lot below grade of Pacific Rim Drive. The golf course has been designed to be located within the valleys of the property, whereby the adjacent natural tree groves and side slopes will be maintained in open space. The clubhouse has been setback a minimum of 175 feet from the lagoon's wetland boundary. In order to ensure that the clubhouse is not visually intrusive from La Costa Avenue, the clubhouse has been designed to (1) include adequate structure relief, (2) limit its height to 28 feet maximum, and (3) limit its structural length to 200 feet.
Planning Area "2" (27.5 acres) will consist of a 254 suite main hotel, 144 conference suites with associated conference buildings, 90 hillside retreat suites, 72 hotel villas and associated restaurant, ballroom, banquet and other hotel retail facilities. In addition, this planning area will include a 671
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space parking structure, and at grade parking spaces, a hotel recreation area, and linear water feature. The resort hotel and facilities have been designed to terrace down a prominent hillside whereby a majority of the natural side slopes are maintained in open space.
Planning Area "9" (32.5 acres) will consist of 100 multi-family residential condominiums developed in six and ten-plex structures. Each unit will have a two car garage. Each garage will have adequate space to comply with the storage requirements of the Planned Development Ordinance. Adequate guest parking will be provided at grade. Dwelling units will range in size from 1,298 square feet to 2,491 square feet. Two community recreation areas, each including a pool, spa and barbeque will be included within this planning area.
Planning Area "10" (8.2 acres) consists of a community sports center. uses will include a 30,000 square foot sports center with cafe, 12 tennis courts, a SO-meter pool and diving pool and a 360 space parking structure located beneath the tennis courts. This membership facility will be available for use by guests of the resort hotel and residents of the community.
Planning Area "11" (2.4 acres) will include two restaurants with a maximum floor area of 17,380 square feet. The proposed restaurants will front on a major community water feature which extends from the main hotel southward along a natural drainage way and terminating within the 18th fairway of the golf course. A 123 space at grade parking lot will also be provided within this planning area.
Residential Planned Unit Developments
Planning Areas 4, 8 and 14 will include a 103, 75 and 52 small lot single family lots respectively. Staff has reviewed the master tentative map and planned unit developments for these areas and concludes that overall, the subdivision layout complies with the development standards of the Master Plan. However, since the projects are single family, the applicant has been conditioned to provide additional information regarding building footprints, guest parking spaces, recreation amenities, landscaping plan, building elevations and floor plans) for staff to be able to review these planned unit developments relative to compliance with the Planned Development Ordinance. Staff recommends approval of these applications, conditioned that the additional information be submitted for review prior to final map approval.
Staff feels overall that the tentative map, condominium permit, planned unit development and site development plan meet the intent and standards in the Master Plan and that residential Planning Area "9" meets the standards of the Planned Development
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Ordinance. With regard to the small lot single family Planning Areas 4, 8 and 14, staff is recommending approval with the condition that some modification will take place to provide recreation areas per the Planned Development Ordinance.
In the development of the Master Plan a number of issues arose which had to be solved. A discussion of the major regarding this project is attached as a memorandum Planning Commission dated October 9, 1987.
issues to the
E. Economic Report
The Economic Report completed for this project as required of the PC zone is attached for Commission review. In summary, the report indicated a positive revenue flow to the City of Carlsbad.
ATTACHMENTS
1)
2) 3) 4)
5)
6)
ii;
9) 10)
Planning Commission Resolution Nos. 2592, 2593, 2594, 2595 2596, 2604, 2605, 2606, 2607, 2608, 2698 and 2699 Location Map - Exhibit "A" Vicinity Map - Exhibit "B' Memo to Planning Commission from Planning Department, dated October 9, 1987 Table A Background Data Sheet Disclosure Form Environmental Documents (Negative Declarations) Master Plan - Exhibit "C" (previously distributed) General Plan Amendment Map - Exhibit "D", dated November 4, 1987 11) EIR 83-2(A) (Previously Distributed)
12) Economic Report (Previously Distributed) 13) Exhibits "A-1" - "E-27", dated October 13, 1987
14) Zone 19 Local Facilities Management Plan 15) Summary of Local Coastal Program Amendments
16) Local Coastal Program Amendment LCPA 87-4 (LCPA 87-2A) 17) Local Coastal Program Amendment LCPA 87-5 (LCPA 87-2B)
CDD:af
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--LOCATION MA=-!
EXHIBIT A
RD-M
(RM) RESIDENTIAL MULTI (4-8)
~ITLCM, RESIDENTIAL LOW-MEDIUM (O-4)
c-2
COMMERCIAL
VICINITY MAF-
EXHIBIT B
\ ) - -’ GPA/LU 85-2
CT 85-35
HPI
CP-323
= SDP 8.6-2
PUD-102
, 170
MEHORANDUH
DATE: OCTOBER 9, 1987
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
ISSUES - PACIFIC RIM COUNTRY CLUB AND RESORT
The negotiations regarding this project between staff and the applicant were quite extensive. In that the subject property is so unique, staff has conducted a great deal of research to ensure that the ultimate development of this site will maintain the overall existing character of the property.
Listed below are some of the major project issues and how they were resolved. Staff also includes recommendations for all issues that have not been agreed upon by the project applicant.
Proposal for Develomnent within the Southeast Corner of the
ProDertY
The Master Plan originally included a proposal to develop a restaurant upon a 6 acre site within the lagoon wetlands at the southeast corner of the property. The project applicant felt that a restaurant use at this site would be viable in that it would allow for increased public access to and views of this attractive coastal resource area. Because of the sites location within the sensitive lagoon wetlands and because of the fact that site access would be relatively impossible without violating City driveway spacing policy, staff could not support the development of any use upon this property. In accordance, staff has eliminated this proposed use from the Master Plan. It is noted here that this property is designated for TS (Travel Service) uses on the General Plan. Staff feels that this designation is inappropriate and that the property should be redesignated for Open Space. For purposes of the Master Plan and proposed General Plan Amendment request, staff recommends that the existing 6 acres of TS use at this site be transferred to the hotel site to be used for recreational commercial acreage in order to support the proposed resort hotel and the increased commercial use north of the lagoon.
1
Golf Course Clubhouse Location
During the planning process, staff has gone over numerous discussions with the project applicant regarding the appropriate location of the golf course clubhouse relative to the lagoon. The clubhouse is currently shown on the south side of Pacific Rim Drive on the conceptual land use plan. Staff originally took the position that Pacific Rim Drive along this portion of the lagoon should serve as the logical boundary for development. In other words, because of the sensitive visual and biological resources of Batiguitos Lagoon, all development should be located along the north side of this drive. The project applicant countered that based upon the design of the proposed golf course, the clubhouse would simply not fit on the north side of Pacific Rim Drive without causing major project redesigns. According to the applicant and the golf course design, the course as proposed is by far and away the best of all alternatives reviewed. The applicant also indicated that the clubhouse and adjacent golf fairways 1 and 18 will be located outside of the 100' lagoon wetland buffer zone and would therefore, _ not significantly affect the resources of the lagoon. The EIR indicates that the clubhouse at its location south of Pacific Rim Drive would present a momentary visual intrusion to passerby on Pacific Rim Drive and La Costa Avenue but this is not regarded as a significant impact. It is also noted here that the clubhouse architecture will include adequate relief and the structure will be limited to a maximum of 28' in height. In accordance, staff has agreed to support the clubhouse.
Staff has also conditioned that the golf clubhouse be open to the public in perpetuity as the applicant argued that locating the clubhouse south of Pacific Rim Drive would provide the public with a greater opportunity to appreciate the lagoon.
Pacific Rim Drive Location Relative to the SDinnaker Hills Project
During the project review process the project applicant and City staff have met on several occassions with the adjacent property owners, within the Spinnaker Hills project. The Spinnaker Hills residents' primary concern was associated with potential visual, traffic and noise impacts associated with the location of Pacific Rim Drive in the vicinity of their properties. In accordance with their concerns expressed, the original road alignment and Planning Area 29 (immediately south of Spinnaker Hills) have been redesigned to respond to the residents' concerns. The new redesign will move Pacific Rim Drive further away (350 feet at its closest
2
point) from the Spinnaker Hills residences, thereby preserving an adjacent natural drainageway in Open Space. In addition, Planning Area 29 has been redesigned to incorporate compatible, 7,500 square foot single family residences immediately to the south of Spinnaker Hills, further separating the proposed Pacific Rim Drive from the Spinnaker Hills residences. All proposed structures shall maintain a minimum horizontal setback of 80 feet from the adjacent Spinnaker Hills lot lines. The major citizens group in Spinnaker Hills has indicated their support of these changes. Staff feels that the project applicant has adequately responded to the Spinnaker Hills residents identified project concerns.
The Number of Standard Sinule Familv Homes within the Project Area
In accordance with staff's concerns expressed over the predominance of multifamily and small lot (less than 7,500 square feet) single family dwelling units over the property, the Master Plan has been revised to increase the maximum potential number of this product type of 364 other small lot . single family dwelling units. It is also important to note that multifamily or small lot product types are generally more suited to sites with topographic and other constraints whereby large areas of open space can be preserved. Nevertheless staff feels that a land use plan which includes a more equitable mix of residential land uses, is more in line with the project intent to create a truly balanced community. In accordance staff generally supports the proposed residential land use mix.
Project Redesiun Relative to ImDacts Identified in the EIR
The EIR for the proposed Master Plan project identified several residential Planning Areas (PA 13, 14, 15, 26, 28, 30 and 32) which would require redesign to mitigate identified environmental impacts. In accordance, these planning areas have been redesigned to respond to the identified environmental concerns. Provisions (special setbacks, design guidelines and other development standards) have been included within the Master Plan to ensure that future development of these Planning Areas upon the subject property are consistent with the recommendations of the EIR and do not result in project associated environmental impacts. In addition, provisions have been included within the Master Plan to require that all development comply with the grading slope and biological resource preservation policies of the Local Coastal Program.
173
A I-
The ProDosed Proiects Local COaStal Prouram ComDliance
As evaluated in EIR 83-2(A), the project as originally proposed was not in compliance with the density policies and some of the slope and resource preservation policies of the underlying Mello I, Mello II and future East Batiquitos Lagoon/HP1 Local Coastal Programs. Specific planning areas of the conceptual master development plan have since been redesigned to pull the majority of development out of identified slope and/or sensitive coastal resource areas. In addition, provisions have been included within each planning area of the Master Plan text to require that any development shall be required to comply with the slope and resource preservation policies of the underlying Local Coastal Program and subsequent coastal permit. Any application for development shall require a slope analysis/biological resource map to be submitted during the site development plan review.
With regard to the proposed projects noncompliance with the Local Coastal Program density guidelines covering the
property , the project applicant will be required to process _ Local Coastal Program Amendment requests. The proposed project was planned based upon the densities allowed under the City's General Plan. Each specific planning area of the Master Plan was planned based upon the opportunities and constraints of the property. In other words, steep slopes and sensitive habitat areas, where identified, have been generally maintained in open space. In view of the project's overall compliance with the intent of the Local Coastal Programs, slope and sensitive resource preservation policies, and because the City's General Plan has a considerably longer history than the more recent coastal land use designations, staff feels that there are adequate justifications to recommend approval of the proposed project.
Master Plan Consistence with the Citv's Recentlv AdoDted Growth Control Points
The subject Pacific Rim Country Club and Resort Master Plan has been going through review and processing at the City for in excess of two years. Initially the project applicant was requesting approval of over 5,500 dwelling units. That number had been revised downward by staff to 3500 dwelling units in accordance with the maximum that the existing General Plan would allow. Staff feels that this number of dwelling units could be sensitively developed over the subject property and in accordance staff is willing to recommend approval of this maximum (3,500) number of dwelling units.
4
h
Since the adoption of the City's Growth Management Ordinance, the applicant, although not supporting the reduction, has been willing to reduce the number of dwelling units over the site to 2,836 to comply with the City's Growth Management Control Yield Densities. However, the project applicant would also like to identify through the Master Plan text that should any additional building permits within the southwest quadrant of the City become available over time, this project would be allowed to apply for them up to the maximum of 3,500 dwelling units. Staff is supportive of this request and has included provisions within the Master Plan, as this concept is provided for under Council policy.
CDD/arb
ATTACHMENT 5
c : .
: .
I /
I
b
II
BACKGROUND DATA SHEET
CASE ND: LFMP 87-lV/EIR 83-2(A)/GPA/LU 85-2/LCPA 87-4 (LCPA 87-2A)/LCPA 87-5
(LCPA 87-2B)/MP-177/CT 85-35/CP-323/PUD-102/PUD-103/PUD-104-PUD-105
SDP 86-2
APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT
REQUEST AND LOCATION: Request for Certification of an EIR and approval of a
GPA and MP for a 1,402 acre site, located immediately north of La Costa Avenue
The approval of a TM for Phase I, CP, non- between I-5 and El Camino Real.
residential PUD for Planning Areas 1, 2, 9, 10 and 11 of Phase I, SDP is also
requested.
LEGAL DESCRIPTION: Portions of Sections 22, 26, 27, 28, 33, 34 and 35 in
Township 12 South, Range 4 West, San Bernardino Meridian in the City of Carlsbad. Countv of San Dieao. State of California.
Acres 1,402 Proposed No. of Lots/Units See Master Plan
GENERAL PLAN AND ZONING
Land Use Designation RLM, RM, RMH, RC, TS, OS
Density Allowed 4.8 du/ac/3.17 du/ac Density Proposed 4.813.17
Existing Zone PC
Surrounding Zoning and Land Use:
Zoning
Site PC
North PM, County
South County
East R-l, County
West OS, LC, R-l
Proposed Zone PC
Land Use
Vacant
Birtcher Pacific Bus. Park
La Costa Avenue
Seaport
Soinnaker Hills
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU’s
Public Facilities Fee Agreement, dated October 16, 'TV87
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued
X E.I.R. Certified, dated
October , 1987
Other,
DISCLOSURE FORH
APPLIckNr: HP1 DEVELOPMENT COMPANY
Name (individual, partnership, jOlnt VentUre, mXpratiOn, syndication)
nn &al - h&.bd- TA 97r-m?
(619) 436-0907
Telephone Nunber
AGENT: VTN ENGINEERING - CARLSBAD
NatlE
5355 Avenida Encinas - Suite 203 - Carlsbad, CA 92008
Business Address
(619) 931-1022 TelephoneNmber
MB4BEBS: W.H. Hunt Name! (individual, partner, ]olnt Mdress venture, corporation, syndication)
7707 El Camino Real - Carlsbad, CA 92008 Business Address
(619) 436-0907 Telephone Nmber
N.B. Hunt
Tklephone Numkr
lane Address
7707 El Camino Real - Carlsbad, CA 92008
Business Address
(619) 436-0907 Telephone Nunber Telephone Number
(Attach mre sheets if necessary)
The applicant is required to apply for Coastal Comission Approval if located in the Coastal Zone,
I/We declare under penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct and may be relied upon as being true and correct mtil anexxbd.
Byqf$f*7f
r). L. Clerrens
__-- -__~_--- -_... -^.--I_ --.---_ -.-_---.-_---I__ _.__ -_-_-._ . ___-_- .__ -.._ -.--__.-- ._-. -__
..___. _.... ~-... .._. .__
__l_--.“-_-^- _-_-_.- .-_.-__ - .._ ~_ .- --. ., ..-- -. _ .__ ^-- __. . ..__ . .._.. -. .-_. .- - -.. -.-. -..- -. .- .--.-.--_ 1--11-
- .._.. _-- ._.. -...-_ ..- _._..... - _^... --._.--.-.-..- .._ .._~ .-_... ._.- .._- .-.- .---.-_-” -._.--.- . . --.. - --.-..- ..-.- ----.------ --
_ _..- .._- ._ --- -- . ..-. .-._
. -- . . ..__. -. . ._. -. . . ~. .~
17q
-.-
PLANNING DEPARTMENT
2075 LAS PALMAS DRIVE
CARLSBAD, CALIFORNIA 92009-4859
(819). 438-l 181
ditp of QCarI$bab
NEGATIVE DECLARATION
PROJECT ADDRESS/LOCATION: The project is located immediately north of La Costa Avenue between I-5 and El Camino Real.
PROJECT DESCRIPTION: This project CT 85-35/PUD-103/PUD-104/PUD- 105 will include 230 small lot single family dwelling units. An Environmental Impact Report (EIR 83-2(A)) has already been prepared for certification for the Pacific Rim Country Club and Resort Master Plan. Mitigation measures recommended within this EIR have been incorporated into this projects design.
The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. 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, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. .
DATED: October 16, 1987 MICHAEL J. V HOLZMtiLER CASE NO: CT ,85-35/PUD-103/ Planning Director PUD-104/PUD-105
APPLICANT: Pacific Rim Country Club and Resort
PUBLISH DATE: October 16, 1987
PLANNING DEPARTMENT
2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859
(819) 438-l 181 . .
NEGATIVE DECLARATION
PROJECT ADDRESS/LOCATION: City of Carlsbad Local Facilities Management Plan Zone 19 (1,572 acres) is located north of La Costa Avenue between I-5 and El Camino Real.
PROJECT DESCRIPTION: The plan for Local Facilities Management Plan for Zone 19 provides a detailed description and analysis of how this area of the City will develop from its current status to buildout. The plan also demonstrates how and when each facility and improvement will be constructed in order to accommodate development within the Zone (phasing). The plan also provides a complete description of how each facility and improvement will be financed when mitigation is necessary.
The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. 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, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. .
DATED: October 2, 1987 MICHAEL J. MLZM~~LER CASE NO: LFMP 87-19 Planning Director
APPLICANT: HP1 DEVELOPMENT
PUBLISH DATE: October 2, 1987
EXISTING ATTACHMENT 10 EXHIBIT D
11-4-87
PROPOSED
ATTACHMENT 15
Proposed Local Coastal Plan Amendments - Mello I and East
Batiquitos Lagoon/Hunt Properties.
1IBLLO I
This amendment proposes to modify the "Pancho La Costa" properties section of the document (now a portion of the Pacific
Rim Site - Hunt Properties) to allow mixed residential and
commercial uses with residential intensity consistent with the Carlsbad General Plan.
The land use policy section of the existing Mello I segment requires that residential densities for Ranch0 La Costa (Hunt)
be computed on the basis of slope, with the steeper the slope the less the allowable density. These density provisions would allow approximately 1100 units on that portion of the Hunt
Property that is regulated by the Mello I segment. In addition, Mello I only provides for residential development (i.e., there
is not any land designated for commercial or other uses).
The City is presently processing the Pacific Rim Master Plan (Hunt), a large portion of which is regulated by the Mello I
Local Coastal Plan. The Master Plan as currently proposed, would develop a mix of commercial and residential uses.
Moreover, the Master Plan is proposing a residential intensity
consistent with the City's General Plan (approximately 3000
units for the Mello I area). Since the Master Plan does not
conform to the Mello I Local Coastal Plan, it could not be
approved without either extensive revisions or an amendment to
the land use policies of Mello I.
The original land use policies of Mello I were based on allowing
a very low density residential development that would be
compatible with surrounding "permanently" preserved agriculture.
However, the City's 1985 Local Coastal Plan amendments
eliminated permanent agriculture and provided mitigation options
for the complete conversion of agricultural lands. Furthermore,
all mitigation options now allow development consistent with the intensity and use provided by the City's General Plan. If the surrounding agricultural lands (in Mello II) as well as those on the Hunt property are allowed to develop at the City's General Plan intensity, then it is appropriate from a land use
compatibility standpoint to allow the remaining portion of the
Mello I property to develop at the General Plan intensity.
The proposed Mello I amendment only deals with land use
intensity. The other LCP regulations such as those that
prohibit the grading of steep slopes or the protection of environmentally sensitive habitats will not be modified. Furthermore, the ultimate land use intensity will be regulated
by the Master Plan which is subject to both City and Coastal Commission approval.
\f?
. East BatiqUitOS Lagoon/Hunt Properties LCP Segment
This amendmerit actually provides a new Local Coastal Plan
'segment" over an area not previously within the Carlsbad Local
Coastal Plan jurisdiction. The area covered by this Local
Coastal Plan amendment was annexed to the City in February 1985. This includes the portion of the Pacific Rim site (north Shore of Batiquitos Lagoon), Green Valley, and Batiquitos Lagoon east of I-5.
The proposed Local Coastal Plan segment is the final remaining segment necessary to complete citywide Local coastal Plan
coverage. The segment provides for the restoration of
BatiqUitOS Lagoon consistent with a Batiquitos Lagoon Enhancement Plan that will be subject to City Council approval. It also provides for the development of the lagoon's north shore
based on a Master Plan approved by the City Council. In
addition, it provides for the improvement of La Costa Avenue consistent with the City's Circulation Element (as modified due to environmental constraints). Finally, the segment would preserve the riparian corridor in Green Valley and allow development there consistent with the provisions of the City's
Coastal Agriculture Overlay Zone (i.e., conversion to urban uses only through proper mitigation).
GW:ad
-2-
ATTACHMENT 16
CARLSBAD MELLO I LOCAL COASTAL PROGRAM AMENDMENT PACIFIC RIM MASTER PLAN AREA (Previously Ranch0 La Costa)
INTENT
The purpose of the proposed amendment is to update the
existing Local Coastal Program (land use plan) to better reflect
land use policies of the Carlsbad General Plan. The amendment is designed to permit land use specifically designated by a Master
Plan which is being prepared with strict adherence to the
residential land use requirements of the Carlsbad General Plan
and the Planned Community Zone. All coastal policies will be
implemented by the Master Plan.
On October 24, 1985, the California Coastal Commission certified a request by the City to amend the Mello I and Mello II area LCP's. Part of the amendment provided for conversion of - land identified previously for "permanent" agricultural land use. The Carlsbad plan provides a number of methods to mitigate the impact of conversion of non-prime agricultural lands, but created
a need for identification of land uses other than agricultural and associated low-density rural surrounding uses within the
Pacific Rim site (referred to in the Mello I LCP as Ranch0 La
Costa properties). The proposed amendment reflects the
residential density established by the City of Carlsbad General
Plan.
The existing Mello I Land Use Plan requires planning for the
Pacific Rim site through the comprehensive master plan approach.
This planning effort has been undertaken by the City and property
owner. Coastal Act and LCP resource protection policies will be
implemented through the master plan process. By means of the
Master Plan, all coastal onsite resources will be protected
consistent with the original LCP. This amendment will also allow
residential development in a manner which is consistent with
balancing resource protection and development potential as
reflected by Carlsbad General Plan residential land use density
requirements. The amendment will also allow General Plan
Amendments to accommodated the commercial aspects of the proposed Pacific Rim Resort.
MODIFICATIONS
MELLO BILL I -- LAND USE -- Ranch0 La Costa
SECTION
Policy 1, Max. density of devel.
Policy 2, Ag./Planned Devel.
Policy 3, Drainage, Erosion Cont.
Policy 4, Buffer/Open Space
Policy 5, Parking/Siting
Policy 6, Environ. Impact Report
ACTION
Delete, replace with
proposed wording
No Change
No Change
No Change
No Change
No Change
4. RANCH0 IA CJXIA (Hunt Properties)
Policy 1 - Maximum Density of Development (Existing Wording to be replaced with
1.
2.
3.
4.
5.
6.
proposed wording)
Agricultural Land shall result in an allowable developnent intensity of
1 dwelling unit per ten acres;
All slopes greater than 25 percent shall result in an allowable development intensity of 1 dwelling unit per ten acres;
All slopes greater than 20 percent but less than 25 percent shall result in a development intensity of 1 dwelling unit per five acres;
All slopes greater than 15 percent but less than 20 percent shall result in a development intensity of 1 dwelling unit per acre;
All slopes greater than 10 percent but less than 15 percent shall
result in a developnent intensity of 2 dwelling unit per acre;
All areas with a slope of less than 10 percent shall result in a development intensity of 6 units per acre.
FUWCHOL?iCtXTA
Policy 1 - band Uses (Proposed Wording)
1.
2.
3.
4.
5.
Uevelopnent of the property may occur mly under the provisions of a Master Plan, and shall be subject to the requirements of Policy 2 "Agriculture/Planned Development".
The land uses allowed by the Master Plan shall be oompatible with the City of Carl&ad General Plan as amended to provide a ombination of residential, mrmercial (including visitor serving) and open space uses.
Residential density permitted through the Master Plan shall not exceed that allowed by the City of Carl&ad General Plan.
All land uses and intensity of use shall be mpatible with the protection of sensitive ooastal resources.
Land use intensity shall be consistent with that allowed by the Carlsbad Growth Management Ordinance (Chapter 21.90, Carl&ad Municipal Code).
,- ATTACHMENT 17
EAST BATIQUITOS LAGOON/HUNT PROPERTIES LOCAL COASTAL PROGRAM (LCP)
Land Use Plan
This Local Coastal Program creates a new segment of the Carlsbad Local Coastal Program by addressing the Properties within the City of Carlsbad's coastal zone - outside the Mello I and Mello II areas. The subject geographical area is east of Interstate 5 and generally includes the north shore of the Batiquitos Lagoon, Batiquitos Lagoon, and Green Valley. The area was, prior to annexation into the City of Carlsbad in 1984, part of the San Dieguito LCP.
A. Land Use Categories Sub-areas (See Map A.)
1. North Shore Batiquitos Lagoon (outside the wetland boundary).
All non-agricultural land use and development is subject to the provisions of the Pacific Rim Master - Plan as adopted by Carlsbad City Council Ordinance No. and as approved or modified by the California Coastal Commission. No development inconsistent with the Master Plan shall be permitted. To the extent that there are inconsistencies between the Master Plan and this LCP the most restrictive requirements shall prevail.
It is understood that sub-area no. 1 is part of a larger holding on the north shore owned by Hunt Properties or its successors in interest. These other contiguous properties are included in the Mello I and Mello II segments of the Carlsbad LCP. All contiguous north shore properties including the lagoon which are owned by Hunt Properties or its successors shall be the subject of a single master plan.
a. Land Uses Permitted Pursuant to a Master Plan
Uses permitted by the Master Plan shall be consistent with those allowed by the Carlsbad General Plan. In general, the Master Plan and Carlsbad General Plan allow for a combination of residential, commercial, and open space uses. Specifically, the uses shall be as follows:
1) Residential - the Mesa (Planning Area 30) shall be designated Residential Medium
Page 2
Density (RM 4-8 du/ac) but constraints to development permit a maximum of 135 du. All other residential areas subject to this LCP segment are designated Residential Low-Medium density (RLM O-4 du/ac).
2) Commercial - Portions of Planning Areas 10 and 11 that are subject to this plan are designated Recreation Commercial
WC) l In addition to the uses permitted under this designation, other uses may include restaurants.
3) Open Space - Portions of Planning Area 1 are designated Open Space (OS). In addition to uses permitted under this designation, other uses may include public and/or private golf course plus accessory uses such as clubhouse _ facilities. Uses in this open space area shall be designed so that there will be no significant adverse impacts on environmentally sensitive habitats. Also designated for open space is the lagoon wetland and a buffer (transition habitat) (Planning Areas 31A and 31B). The only uses allowed within the wetland shall be consistent with Section 30233 (Public Resources Code - See discussion in Policy C-l below). The only uses allowed within the wetland buffer is lateral public access trail system consistent with the Batiguitos Lagoon Enhancement Plan prepared by the California Coastal Conservancy. The trail shall be designed so as to limit access to sensitive wetlands areas.
2. Batiguitos Lagoon
The lagoon wetland area as determined by California Department of Fish and Game (CDFG) and the U.S. Fish and Wildlife Service (FWS) is designated Open Space (OS) with a Special Treatment Area Overlay. The general boundaries are shown on Exhibit . The precise wetland boundaries as determined by the above agencies are depicted on a map on file in the Carlsbad Planning Department.
3. Green Valley (Approximately 280 acres)
Page 3
The area south of La Costa Avenue and west of El Camino Real is designated for a combination of uses as follows:
a. Riparian Corridor of Encinitas Creek (approximately 40 acres) designated Open Space (OS) with a Special Treatment Overlay.
1) Steep Slopes - Slopes 40% or greater are designated Open Space (0s) and constrained from development. Slopes 25% to 40% may also be constrained from development. (See Grading Section.)
b. Upland (approximately 240 acres) is designated for a combination of Residential (Medium High Density - RMH - 9-15 du/ac), Commercial (C), and Office (0) uses. Development of the entire 280 acres of Green Valley shall be pursuant to a Master Plan which is consistent _ with the uses allowed by the Carlsbad General Plan.
B. Agriculture/Planned Development
Prior to the approval (by Carlsbad and the Coastal Commission or its successor) of a master plan for either Sub-area No. 1 (northshore) or Sub-area No. 3 (Green Valley) the uses permitted on either sub-area shall be consistent with those allowed by the Mello II LCP Segment Policy 2-1C (Permitted Uses on Agricultural Lands). Conversion of these non-prime agricultural lands to urban uses pursuant to the approved master plan(s) shall be consistent with the Coastal Act Section 30171.5 (Public Resources Code) which requires a mitigation fee.
Development pursuant to the approved master plan(s) shall be consistent with the provisions of the Carlsbad Planned Community Zone with the additional requirement that all development as defined by the Coastal Act shall require approval of a Coastal Development Permit.
C. Environmentally Sensitive Habitats
The environmentally sensitive habitats (wetlands, riparian areas, and areas greater than 25% slope) shall be preserved as open space with the following additional requirements:
1. Batiguitos Lagoon Special Treatment Overlay - The wetlands as defined and determined by CDFG and
Page 4
2.
FWS shall be constrained from development. Pursuant to Section 30233(C) (Public Resources Code) any alteration of the wetlands shall be limited to minor incidental public facilities, restorative measures, and nature studies. Furthermore, any alteration of the wetlands must be approved by the City of Carlsbad and the Coastal Commission. The latter because it will retain Coastal Development Permit jurisdiction. In addition, any wetland alteration will require federal approval through an Army Corps of Engineers (COE) permit.
Wetlands Buffer - The lagoon Special Treatment Overlay shall include a buffer area outside the wetlands boundary as mapped by CDFG and FWS. The buffer shall be of sufficient width (minimum 100 feet unless approved by the Coastal Commission or its successor as part of a Coastal Development Permit) so as to provide a transition habitat as _ well as provide a protective area to reduce possible disruptive impacts to the lagoon's wildlife and habitats. No development shall occur within the wetlands buffer except for the lateral public access trail described in Policy AlC above.
3. Green Valley Riparian Corridor - The riparian corridor (approximately 40 acres) shall be constrained from all development. Any alteration of the riparian corridor shall be limited to the following and shall require Carlsbad approval, a Coastal Development Permit, Stream Alteration Agreement, and COE permit:
a. Access - A maximum of two (2) crossings shall be permitted to provide access to the developable portions of Green Valley. The access crossings shall be designed to minimize adverse impacts to the habitat value of the riparian corridor.
b. Flood and sediment control projects - shall be allowed provided there are no less environmentally damaging feasible alternatives and/or public health, safety, and welfare or protection of the lagoon is found to be a mutually exclusive higher priority.
4. Steep Slopes - Slopes 40% or greater shall be constrained from development. Slopes 25% to 40% may be constrained from development. (See Grading and Erosion Control below.)
Page 5
The above environmentally sensitive areas shall be protected from any significant disruptive impacts through fee dedication of the wetlands and recordation of open space easements over the lagoon buffer, riparian corridor, and steep slopes.
D. Grading and Erosion Control
1. Batiguitos Lagoon is the primary coastal resource within the subject area and warrants stringent controls on upstream development activities. Downstream impacts of possible erosion and sedimentation, due to development must be limited to insignificant levels.
Many slope areas on the property contain sensitive vegetation and support a variety of wildlife species. Slope areas also pose possible geologic hazards and require close development review.
2. Any development proposal that affects slopes 25% inclination or greater, shall be required to prepare a slope map and analysis for the affected slopes. The slope mapping and analysis shall be prepared during the CEQA environmental review on a project-by-project basis and shall be required as a condition of a coastal development permit.
3. Under the Master Plan requirements, any development shall conform to the following additional standards:
a. For those slopes mapped as possessing endangered plant/animal species and/or coastal sage scrub and chaparral plant communities, the following shall apply:
1) Slopes of 25% grade and over shall be preserved in their natural state, unless the application of this policy would preclude any reasonable use of the
property , in which case an encroachment not to exceed 10% of the steep slope area over 25% grade may be permitted. For existing legal parcels, with 25% grade, encroachment shall be permitted, however, any such encroachment shall be limited so that at no time is more than 20% of the entire parcel (including areas under 25% slope) permitted to be disturbed from its natural state. This policy shall not
Page 6
apply to the construction of roads of the City's Circulation Element or the development of utility systems. Uses of slopes over 25% may be made in order to provide access to flatter areas if there is no less environmentally damaging alternative available.
2) No further subdivisions of land or utilization of Planned Unit Developments shall occur on lots that have their total area in excess of 25% slope unless a Planned Unit Development is proposed which limits grading and development to not more than 10% of the total site area.
3) Slopes and areas remaining undisturbed as a result of the hillside review process, shall be placed in a permanent open space easement as a condition of development approval. The purpose of the open space - easement shall be to reduce the potential for localized erosion and slide hazards, to prohibit the removal of native vegetation except for creating firebreaks and/or planting fire retardant vegetation and to protect visual resources of importance to the entire community.
b. For all other 25% and over slope areas, the City Council may allow exceptions to the above grading provisions provided the following mandatory findings to allow exceptions are made:
1)
2)
3)
4)
A soils investigation conducted by a licensed soils engineer has determined the subject slope area to be stable and grading and development impacts mitigable for at least 75 years, or life of structure.
Grading of the slope is essential to the development intent and design.
Slope disturbance will not result in substantial damage or alteration to major wildlife habitat or native vegetation areas.
If the area proposed to be disturbed is predominated by steep slopes and is in
Page 7
excess of 10 acres, no more than one third of the total steep slope area shall be subject to major grade changes.
5) If the area proposed to be disturbed is predominated by steep slopes and is less than 10 acres, complete grading may be allowed only if no interruption of significant wildlife corridors occurs.
6) Because north-facing slopes are generally more prone to stability problems and in many cases contain more extensive natural vegetation, no grading or removal of vegetation from these areas will be permitted unless all environmental impacts have been mitigated. Overriding circumstances are not considered adequate mitigation.
C. Drainage and runoff shall be controlled so as - not to exceed at any time the rate associated with property in its present state, and appropriate measures shall be taken on and/or offsite to prevent siltation of lagoons and other environmentally sensitive areas.
d. The appropriate erosion control measures shall be installed prior to onsite grading.
e. All undeveloped slopes shall be placed in open space easements as a condition of development.
f. A site specific technical report shall be required addressing the cumulative effects of developing each sub-watershed and recommending measures to mitigate both increased runoff and sedimentation. It shall be reviewed and prepared according to the Model Erosion Control Ordinance contained in the Master Drainage Plan, with the additions and changes adopted herein.
‘3. Mitigation measures tailored to project impacts and consistent with the control of cumulative development shall be implemented prior to development in accordance with the following additional criteria:
1) Submittal of a runoff control plan designated by a licensed engineer qualified in hydrology and hydraulics,
I- ,-
Page 8
which would assure no increase in peak runoff rate from the developed site over the greatest discharge expected from the existing undeveloped site as a result of a 10 year frequency storm. Runoff control shall be accomplished by a variety of measures, including, but not limited to, onsite catchment basins, detention basins, siltation traps, and energy dissipators and shall not be concentrated in one area or a few locations.
2) Detailed maintenance arrangements and various alternatives for providing the ongoing repair and maintenance of any approved drainage and erosion control facilities.
3) All permanent runoff and erosion control _ devices shall be developed and installed prior to or concurrent with any onsite grading activities.
4) All grading activities shall be prohibited within the period from October 1st to April 1st of each year.
5) All areas disturbed by grading, but not completed during the construction period, including graded pads, shall be planted and stabilized prior to November 1st with temporary or permanent (in the case of finished slopes) erosion control measures and native vegetation. The use of temporary erosion control measures, such as berms, interceptor ditches, sandbagging, filtered inlets, debris basins, and silt traps shall be utilized in conjunction with plantings to minimize soil loss form the construction site. Said plantings shall be accomplished under the supervision of a licensed landscape architect and shall consist of seeding, mulching, fertilization, and irrigation adequate to provide 90% coverage within 90 days. Planting shall be repeated, if the required level of coverage is not established. This requirement shall apply to all disturbed soils, including stockpiles.
Page 9
E. Landscaping
In order to guard against introduction of any species which are inherently noxious to or incompatible with adjacent lagoon habitat, drought tolerant plans and native vegetation shall be used in areas of close proximity to the wetland, to the maximum extent feasible.
Landscaping adjacent to structures should provide an effective screen of urban development.
F. Scenic and Visual Qualities
The scenic and visual qualities of the area are of great value to the region. Again, the focal point for these qualities is Batiquitos Lagoon. The viewshed to the lagoon and from the lagoon shoreline are important resources. Many of the requirements previously - established by this document address visual quality components, such as:
setbacks preservation of slope areas preservation of lagoon and riparian habitats enhancement of the lagoon environments controlled grading
1. In addition to these provisions, the following shall be provided to further address the important scenic and visual character of the area:
a.
b.
C.
d.
e.
La Costa Avenue should be established as a scenic corridor pursuant to the City of Carlsbad General Plan Scenic Highway Element.
Scenic corridor status shall be pursued for any public roadway to be established along a part or the entire lagoon north shore.
Existing, mature, healthy vegetation such as eucalyptus stands, shall be preserved where possible.
Offsite signing along public roadways shall be prohibited.
If a Master Plan is pursued for the property, the provisions of the City of Carlsbad Scenic Preservation Overlay Zone should be utilized where appropriate.
Page 10
f. View points shall be established along the north and south shore areas (if and where environmentally sound and physically possible) to provide varied visual access to the lagoon.
g= View points should offer a mix of accessibility for pedestrian, bicycle, and motor vehicles.
G. Public Access
La Costa Avenue is designated a major arterial providing coastal access from inland areas to the east. Construction of La Costa Avenue to major arterial standards shall be designed so as to limit environmental impacts. Any road construction that involves wetlands impacts shall require a Coastal Development Permit issued by the Coastal Commission. Wetlands impact mitigation shall be a condition of the permit.
A public access trail system along the north shore of Batiguitos Lagoon shall be required as a condition of Master Plan approval for Sub-Area No. 1. The trail shall be conveyed to an appropriate agency or non-profit organization (subject to Carlsbad approval) through a recorded open space easement.
Public access along the south shore shall be provided as part of La Costa Avenue improvements. Access shall include but not be limited to a pedestrian walkway and bicycle lane along the entire south shore length covered by this LCP segment.
Lagoon accessways and overlook areas along the north shore shall be provided. The responsibility for construction and maintenance of such facilities shall be with the developer as a condition of any permit approval unless otherwise specified in the Batiguitos Lagoon Enhancement Plan (on file with the City of Carlsbad). Such accessways shall be preserved for public use by requiring appropriate offers of entitlement of those areas as a condition of the implementation of the Batiguitos Lagoon Enhancement Plan. The accessways shall not adversely impact environmentally sensitive habitats.
H. State Lands Commission Review
1. Prior to issuance of a coastal development permit, permittee shall obtain a written determination from the State Lands Commission that:
Page 11
a. No State Lands are involved in the development, or b. State Lands are involved in the development and all permits required by the State Lands Commission have been obtained, or c. State Land may be involved in the development, but pending a final determination an agreement has been made with the State Lands Commission for the project to proceed without prejudice to that determination.
HUNT PROPERTIES /EASTERN BATIQUITOS
LAGOONLCP SEGMENT
Map A
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MINUTES
Meeting of: PLANNING COMMISSION \
Time of Meeting: 6:00 p.m.
\ * Date of Meeting: November 4, 1987
CALL TO ORDER:
Chairman Marcus called the Meeting to order at 6:03 p.m.
PLEDGE OF ALLEGIANCE was led by Chairman Marcus.
ROLL CALL:
Present - Chairman Marcus, Commissioners Hall, McBane,
McFadden, Schlehuber, and Schramm
Absent - Commissioner Holmes
Staff Members Present:
Michael Holzmiller, Planning Director Charles Grimm, Assistant Planning Director Gary Wayne, Senior Planner
Chris DeCerbo, Associate Planner Bobbie Hoder, Senior Management Analyst Phil Carter, Senior Management Analyst Ron Ball, Assistant City Attorney
Lloyd Hubbs, City Engineer David Hauser, Assistant City Engineer Clyde Wickham, Assoaiate Civil Engineer
COMMENTS FROM THE AUDIENCE ON ITEMS NOT LISTED IN THE AGENDA:
Mr. Joe Reed, 1008 Daisy Avenue, Carlsbad, addressed the
Commission and stated that he represented the residents of Spinnaker Hills and was presenting a petition of 440 signatures opposing the opening of Daisy Avenue to through
vehicular traffic, except emergency vehicles. Commissioner Marcus advised Mr. Reed that he was speaking on an agenda item and could return to the podium to express his view during the Pacific Rim public hearing.
(The petition contained 427 signatures.)
PLANNING COMMISSION PROCEDURES:
Chairman Marcus reviewed the Planning Conrmission procedures
on the overhead for the benefit of the audience.
Chairman Marcus announced that due to time constraints, only
Agenda Item 1 would be heard this evening and that Items 2-7 would be continued to a Planning Commission meeting to be held on Thursday, November 12, 1987.
There were no persons desiring to speak on Agenda Items 2-7 who would be unable to attend the meeting on November 12th.
Motion was duly made, seconded, and carried to continue
Agenda Items 2-7 to a Planning Commission meeting to be held on Thursday, November 12. 1987 at 6:00 p.m. at the Safety Center.
Place of Meeting: City Council Chambers COMMISSIONERS \I
Hall
Marcus McBane McFadden Schlehuber
Schramm
PUBLIC HEARINGS:
1) LFMP 87-19/EIR 83-2(A)/GPA/LU 85-2/LCPA 87-4 (LCPA 87-2A)/LCPA 87-5 (LCPA 87-2B)/MP-177/CT 85-35/CP-3231 PUD-lO2/PUD-lO3/PUD-lO4/PUD-lO5/SDP 86-2 - PACIFIC RIM COUNTRY CLUB AND RESORT - Request for the approval of
November 4. 1987 PLANNING COMMISSION Page 2
Local Facilities Management Plan (LFMP) 87-19 and certification of the Negative Declaration for LFMP 87-19 and certification of an Environmental Impact Report (EIR) for the approval of a General Plan Amendment, two
Local Coastal Program (LCP) Amendments, and a Master Plan for a 1402 acre site located immediately north of
La Costa Avenue between Interstate 5 and El Camino Real. The approval of a Tentative Tract Map for Phase I (531.1 acres) a Condominium Permit (Planning Area 9), three
Planned Unit Developments (Planning Areas 4, 8, and 14). a Non-Residential Planned Unit Development and Site Development Plans for Planning Areas 1, 2, 10, and 11 of Phase I and two additional Negative Declarations related
to these actions are also requested.
Prior to his staff report, Charles Grimm, Assistant Planning
Director, noted that an errata memorandum dated November 3, 1987 had been written to Commissioners, with a copy to the applicant and the Daisy Avenue homeowners, stating minor corrections to the HP1 Resolutions and Master Plan.
Charles Grimm reviewed the background of the Pacific Rim
project and stated that tonight's meeting was the culmination of three and a half years of negotiation and planning on approximately 1,400 acres of some of the most scenic property
in North County. He stated that the property is located north of La Costa Avenue in the area between Interstate 5 and El Camino Real. The applicant's original project submitted three and a half years ago contained a hotel, a golf course,
approximately 5,000 residential units and a number of restaurants and shops located on or near the lagoon wetlands.
Hunt Properties, Inc. (HPI) and staff managed to have the property annexed but only recently were major strides made in the actual site planning, after the original project was
redesigned.
The revised project eliminated the waterfront restaurants and shops and included more open space and more single family
units. Shortly before the revised project was to go to Public Hearing, the City Council developed the Growth Management Ordinance which was ratified by the voters of
Carlsbad as Proposition E. In addition, around that same time, the City Council also established a Hillside protection ordinance and redefined Open Space which further cut the development potential of the property. With the addition of
these things, the number of units permitted on the project dropped to 2,836 which was almost half of the original proposal, and 1,500 units below the requirements of the
Carlsbad General Plan. Numerous hours have been spent with citizen groups to make sure the proposed development is as compatible as possible with existing homes in the area.
The documents being presented on this project tonight are the most restrictive and most complicated in the history of the City. The Planning Commission will be considering a new
Environmental Impact Report--one was submitted earlier for the annexation--several negative declarations as well as a Local Facilities Management Plan for Zone 19 which was prepared by an outside source with staff review. Also being presented are two Local Coastal Plan Amendments to bring the
LCP into conformance with the City's General Plan, a General Plan Amendment which will not increase residential density, a Master Plan which provides the development standards for the site, a Master Tentative Map which divides the property into planning areas and neighborhoods, and a number of Planned
Unit Developments and Site Development Plans approving
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November 4, 1987 PLANNING COMMISSION Page 3
development in Phase I of the project. Because of the size
and complexity of the project, the staff report will be presented by four staff members.
Gary Wayne, Senior Planner, presented the Environmental
Impact Reports (FIR) and Local Coastal Plans (LCP). He stated that the first EIR was for a pre-annexational zone change which was certified by the City in 1983. The EIR
being presented tonight pertains to the proposed Master Plan as well as all other actions being presented. The EIR was
completed pursuant to the California Environmental Quality Act and identifies nine areas of potentially significant environmental impacts. In response to the draft EIR, the project has undergone significant revisions to incorporate
mitigation measures to the project design so that anticipated impacts on land use, agriculture, visual asthetics, noise, hydrology, biology, and cultural resources have been reduced
to levels of insignificance. As part of the Local Facilities Management Plan being presented tonight, which incorporates a Traffic Study in conjunction with the Growth Management Plan
which reduced density City-wide, a mitigation program will be initiated to reduce traffic impacts to an acceptable level which also has a bearing on the EIR.
The EIR identified inconsistencies in land use between the City's General Plan and the Local Coastal Program (LCP).
Although the Master Plan conforms to the residential densities allowed by the City's General Plan, it is inconsistent with the LCP policies regarding densities as well as regarding protection of sensitive environmental
resources, namely steep slopes, wetlands, and riparian habitats. The project has been redesigned based on the draft EIR and now complies with the LCP protection policies.
Density - Staff is recommending the LCP be amended to be consistent with the City's General Plan intensities and to require resource protection consistent with the California
Coastal Act and to require a Master Plan for all development within the location.
Agriculture - The City's LCP and amendments allow for the conversion of agriculture lands through the payment of a mitigation fee or other options in accordance with the
California Coastal Act. Therefore, the impacts on agriculture are reduced to a level of insignificance.
Air Quality - The EIR concluded that the proposed intensity of development exceeds that projected by the SANDAG Series 6 Forecast for Attainment of Acceptable Regional Air Quality and, therefore, creates an unmitigatable impact. However,
the project has been scaled down by 1,500 dwelling units which should bring it more in line with the Series 6 forecast. Also, the Series 6 was based on the permanent agricultural restrictions of the City's LCP which were amended in 1985 and certified by the Local Coastal
Commission. This amendment allows conversion to urban uses consistent with the General Plan. As a result, the proposed project will be consistent with the updated Series 7 forecast which will assume the City's General Plan and not the LCP
land uses. In any event, the proposed project provides benefits such as housing, employment opportunities, and resource protection which outweigh the unavoidable and unmitigatable impacts on air quality.
The Planning Commission responsiblity is to determine whether the EIR is prepared pursuant to the California Environment
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November 4, 1987 PLANNING COMMISSION Page 4 COMMISSIONERS
Quality Act and to transmit its recommendations to the City
Council. In that regard, staff has managed the preparation of the EIR from start to finish and is confident that it complies with all aspects of the Environmental Quality Act as
well as the City's Environmental Ordinance. In addition, the Planning Commission's must determine whether the proposed amendments to the LCP are consistent with City policies and whether they implement the California Coastal Act. Staff
believes that the proposed amendments are consistent with the City's General Plan and the Coastal Resource Protection Policy of the existing LCP.
Phil Carter, Senior Management Analyst, presented the Local Facilities Management Plan and stated that it provides two
phasing scenarios. One based on the existing General Plan as required by the Growth Managment program, and the second scenario based upon the proposed Pacific Rim Country Club and
Resort Master Plan.
Public
Facility General Plan Master Plan
City Existing facilities meet Existing facilities
Administrative the adopted performance meet the adopted standard until the year performance standard 2005. until the year 2005.
Library
Wastewater Treatment
Capacity
Parks
Library facilities meet the adopted performance standard until the year
2003
Existing facilities meet the adopted performance
standard and, based upon the City's approved action program, will continue to do so
through the buildout of this zone.
Park District 3 does not conform with the adopted
performance standard. Until this standard is met, no residential
development will be allowed.
Library facilities meet the adopted performance standard
until the year 2003.
Existing facilities
meet the adopted performance standard and, based upon the City's approved
action program, will continue to do so through the buildout of this Zone.
Park District 3 does not conform with the
adopted performance standards without th proposed mitigation.
Hunt Properties, Inc as the major land holder in the Zone,
has agreed to assist the City in resolvin the parks shortage i the Park District. This will be accom- plished through the
dedication of 24.25 acres and by providi a financial guarante
to construct 15.00 acres of park within 5 years of 1st final map. This mitigatio
brings the park acre age into conformance
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November 4, 1987 PLANNING COMMISSION Page 5 COMMISSIONERS
Public Facility
Drainage
Circulation
General Plan
Existing facilities currently meet the adopted performance standard. These facility needs will be assessed
and improvements conditioned as specific development is proposed
within the Zone.
The current circulation will continue to be
updated as development is proposed in the Zone. The special conditions require more information prior to the approvals of any tentative maps
in the Zone except CT85-35
Existing conditions
require that prior to the issuance of any building permit within
Zone 19, the Alga Road/ Poinsettia Lane connec- tion between El Camino
Real and I-5 shall be designed, bonded and a schedule submitted indicating completion
of these arterials prior to occupancy of any unit or building.
Existing conditions also require the following improvements
prior to allowing any occupancy: 1) Alga Rd., west of El Camino, is to be constructed with two lanes to
secondary arterial standards from its existing terminus to
Poinsettia Lane. 2) Poinsettia Lane is to be extended east to Alga Road with two lanes to major arterial
standards.
Master Plan
with the standard an
will allow the addi- tional approval of 1359 units in Park
District 3.
Existing facilities
currently meet the adopted performance standard. These facility needs will
be assessed and improvements condi- tioned as specific development is
proposed within the Zone.
The current circula- tion will continue to be updated as
development is pro- posed in the Zone. The special condi-
tions require more information prior to the approvals of any tentative
maps in the Zone except CT85-35.
Existing conditions require that prior to issuance of any
building permit within Zone 19, the
Alga Rd/Poinsettia Lane connection between El Camino Real and I-5 shall be designed, bonded
and a schedule submitted indicating completion of these
arterials prior to occupancy of any unit or building.
Existing conditions also require the following improve- ments prior to
allowing any occupancy: 1) Alga Rd., west of El Camino, is to be contructed with two
lanes to secondary arterial standards from its existing
terminus to Poin- settia Lane. 2)
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November 4, 1987 PLANNING COMMISSION Page 6 COMMISSIONERS ’
Public Facility
Circulation (cont'd)
Fire
Open Space
Schools
Sewer
Collection
General Plan
The special conditions detail future improve-
ment needs. This list may be expanded follow-
ing the receipt of additional traffic
information.
Existing facilities meet the adopted performance
standard to buildout of Zone 19.
Existing open space meets the adopted
performance standard until 1992. All devel- opment will be stopped at this time unless a plan has been prepared
to guarantee compliance with the open space standard.
Existing school facil- ities currently have
capacity to meet the demand generated by Zone 19. The School District has indi-
cated that it will be able to provide capacity to buildout of Zone 19
provided that a 12.4 acre elementary school site is dedicated with the first phase of
development in the Zone.
All future development will be required to pro- vide specific sewer
improvements in con- formance with the adopted standard. HP1 or some other developer
will be required to fund
the projected improve- ments needed at the Batiquitos lift station because the demand for
Master Plan
Poinsettia Lane is to be extended east
to Alga Road with 2 lanes to major
arterial standards.
The special condi- tions detail future improvement needs.
This list may be expanded following the receipt of
additional traffic information.
Existing facilities meet the adopted performance standard
to buildout of Zone 19.
Existing open space meets the adopted performance standard to buildout of
Zone 19.
Existing school facilities currently
have the capacity to meet the demand generated by Zone 19 The School District
has indicated that it will be able to provide capacity to
buildout of Zone 19 provided that a 12.4 acre elementary school site is dedi-
cated with the first phase of development in the Zone.
All future develop- ment will be require to provide specific sewer improvements
in conformance with the adopted standard HP1 or some other
developer will be required to fund the projected improve- ments needed at the
Batiquitos lift station because the demand for these
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November 4, 1987 PLANNING COMMISSION Page 7 COMMISSIONERS v
Public Facility General Plan Master Plan
Sewer these improvements is improvements is a
Collection a result of their result of their
(cont'd) development and is pro- development and is
jetted to occur ahead projected to occur
of the proposed City ahead of the proposec
funding schedule. City funding schedule
Water Water service to Water service to
Distribution Zone 19 meets the Zone 19 meets the
adopted performance adopted performance
standard to buildout standard to buildout
of the Zone. of the Zone.
Chris DeCerbo, Associate Planner, presented the land use applications consisting of a General Plan Amendment (GPA),
the HP1 Master Plan, and the Phase I tentative tract map of the proposed 1402 acre Pacific Rim Country Club and Resort to be located on the Hunt property, north of La Costa Avenue.
The Spinnaker Hills and Seaport neighborhoods are located immediately north and east of the proposed project.
The Phase I portion of the property consists of a Condominium Permit for Planning Area 9, three Planned Unit Developments for Planning Areas 4, 8, and 14, and Non-residential Planned Unit and Site Development Plan for Planning Areas 1, 2, 10,
and 11.
The Pacific Rim Country Club and Resort, as proposed,
includes a world class 560 room destination resort hotel and a 18 hole championship golf course as the focal point of the development. Other consaercial uses proposed in association with the hotel and golf course include a community sports center, two major restaurants, a golf clubhouse, and a neighborhood commercial center. The hotel and golf course would be surrounded by a variety of residential uses, up to a
maximum of 2,836 units. This includes 364 standard single family, 423 small-lot single family, and 2,049 multiple
family units. Other proposed land uses include an elementary school site (12.4 acres), a community park (24.5 acres), a church and daycare area, and 387 acres of open space which
include Batiquitos Lagoon and wetlands. Implementation of
the proposed Pacific Rim Country Club Master Plan and Phase I tentative tract map will require the approval of a GPA over the subject property.
General Plan Amendmmt - The existing General Plan would
allow a maximum of approximately 4,300 dwelling units. The total number of dwelling units that could be developed per the City Growth Management Ordinance would be 2,836. The existing General Plan would also allow 12 acres of Recreation Commercial (RC) and 10 acres of Travel Service (TS) uses. The remainder of the property is designated for Open Space
(OS).
The applicant is proposing a Combination District on the site which contains the Residential Low Medium (RLM), Residential
Medium (RM), Open Space (OS), Recreation Commercial (RC), and Neighborhood Coxunercial (N) designations. Staff feels this is appropriate because a Master Plan is being processed simultaneously. The Master Plan will determine precise land
use on the site and act as a specific plan in implementing the Combination District.
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November 4, 1987 PLANNING COMMISSION Page 8
As proposed, the GPA would not change the number of dwelling units that would be allowed under the City's Growth
Management Ordinance but would, instead, reallocate them throughout the site, whereby some areas would be clustered-- particularly near the golf course--and other areas would be single family. It is important to note that the lower density SFR's are located in proximity to the lagoon.
The density of the proposed Master Plan would equal 3.19 du's
per acre. The number of du's over the property would not be intensified through this GPA request. Commercial uses are intensified. Recreation Commercial (RC) would be increased
from 22 to 38 acres for purposes of allowing the destination resort and associated commercial uses. A new 15 acre Neighborhood Commercial designation for a neighborhood shopping center is also proposed with this GPA.
The intensification of the RC designation is recommended by staff because of the positive land use and economic benefits
of the proposed resort hotel and because the RC designation is a low density designation. Staff also recommends support of the 15 acre Neighborhood Commercial designation of the
proposed neighborhood shopping center because the shopping center would be fiscally viable at this location and the location of this commercial center within the project area
would also help to minimize traffic congestion impacts off- site since project residents and guests would not have to travel off the property for day-to-day shopping needs.
Overall, staff feels that the GPA is appropriate and acceptable. This conclusion assumes that the proposed
project Master Plan concept of a destination resort hotel and golf course surrounded by a variety of residential uses is acceptable to the City of Carlsbad. Land uses within the project appear compatible with one another, the strict
development standards and design guidelines as identified within the Master Plan should ensure the project's compatibility with adjacent predominately low-medium density
residential properties. In addition, the changes to the General Plan are justified by the requirements of the project to dedicate Batiquitos Lagoon, adequate park land, and the establishment of adequate public facilities up front.
Master Plan - The Master Plan is the controlling document for the site. It becomes the zoning and implements the General Plan Combination District designations, and specifically
locates those uses on site. Staff recognized early in the planning process that the site had extraordinary topographic, scenic, and environmental qualities. With this
understanding, a number of environmental and quality of development goals were developed by staff and the applicant to guide the drafting of the Master Plan and future development. These goals included protection of the lagoon
and other environmental resources, development of a world class destination resort, as well as providing a balanced mix of land uses. Planning for this project essentially entailed: (1) dividing th e property into 32 individual planning areas based on use types, topographic
characteristics, utility corridors, major roadways, and natural vegetation; (2) development of conceptual site plans per planning area based on site specific opportunities and constraints identified during weekly site visits; and (3)
development of planning area specific and c cmmunity-wide design and development standards which ultimately serve to tie the community together.
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November 4, 1987 PLANNING COMMISSION Page9
This Master Plan establishes allowable uses per planning
area, maximum development intensities, development standards and guidelines, community-wide landscape, architectural, and other design guidelines. The Master Plan implements the
General Plan, the zoning, and provides guidance for
development of all aspects of the property. Approximately 43X of the Master Plan area is comprised of open space,
including Batiquitos Lagoon, its wetlands, and a community park. Otherwise, individual neighborhood developments are proposed throughout the remainder of the property. Each
neighborhood or planning area is proposed to include compatible land uses and product types. In addition to the
aforementioned open space, additional open space areas have
been identified through the Master Plan in each individual planning area where tree groves, sensitive coastal habitats, and steep slopes exist. The development standards of the
Master Plan will ensure that all development is kept out of
these sensitive or constrained areas of the project.
Planning Areas 1, 2, 10, and 11 will function as the focal
point of the Master Plan. Planning Area 1 includes the project's 18 hole golf course, clubhouse, and driving range. Planning Area 2 includes a destination resort hotel.
Planning Area 10 includes a membership Community Sports Center. Planning Area 11 includes two major restaurants.
Excluding Planning Areas 6, 32, and 23 which are proposed for an elementary school site, a community park with daycare and church facility areas, and a 15 acre neighborhood commercial center respectively, the remainder of the planning areas are
proposed for residential uses. A variety of housing types are proposed for the property. Six planning areas will include minimum 7,500 sq. ft. lot, standard single family
detached du's. Four planning areas include small-lot,
detached family product types. Fourteen planning areas will include multiple family housing. The Master Plan requires
that all residential planning areas proposed for 7,500 sq. ft. lots comply with the R-l zone. All other residential planning areas must comply with the PUD ordinance standards. Special standards have also been applied to each planning
area regarding increased setbacks and landscaping between the individual planning areas and lagoon and the different
product types.
A major provision of the Master Plan requires the developer to submit SDP's prior to the development of every planning area. This will allow the City the opportunity to review each individual planning area to ensure that specific development standards and conditions per planning area are
applied. Also, each site plan and application will require additional environmental review.
Phase I Tentative Map - In accordance with the Master Plan, the Phase I Tentative Map as proposed would provide for
development of a maximum of 1,522 du's over 531 acres. This includes 99 standard SFR's, 230 small lot SFR's, and 1,193 MF du's. The Master Tentative Map would also lay out the lots for a 171.5 acre 18 hole golf course and clubhouse, a 560
room destination resort hotel, a community sports center, two restaurants, and a 12.4 acre elementary school site. The 1,522 du's are not being approved in the Master Tentative Map. The Master Tentative Map only approves the 99 standard SFR's. The remainder of the units require either a PUD or a CP in conjunction with the Master Tentative Map. The 99 standard SFR lots are located in Planning Areas 3 and 13. The overall density of Phase I, is 3.23 du's per acre.
-.
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5 % \ November 4, 1987 PLANNING COMMISSION Page10 \ “0 COMMISSIONERS 9
As proposed, the Tentative Map meets all the requirements of
the Carlsbad Zoning Ordinance, subdivision ordinances, and the State Map Act. The proposed lots will be adequate in size and shape to accommodate development permitted through
the Master Plan. The Phase I Tentative Map complies with the grading and resource protection policies of the underlying LCP's and also complies with the development and design provisions of the City's recently adopted Hillside Ordinance.
A Non-residential PUD along with a SDP is necessary for the development of Planning Areas 1, 2, 10, and 11. A CP is
required for Planning Area 9.
The Planning Area 1 portion of Phase I is proposed for the
development of an 18 hole championship golf course with putting greens, driving range and clubhouse. The golf course has been designed to be located within the valleys of the
property whereby the adjacent natural tree groves and side slopes will be maintained in open space. The clubhouse has been set back a minimum of 175 feet from the Batiquitos Lagoon wetlands boundary. In order to ensure the clubhouse
is not visually intrusive from La Costa Avenue or otherwise, the clubhouse has been designed to include adequate
structural relief, limiting height to 28 feet maximum, and limiting structural length to 200 feet.
Planning Area 2 will consist of a 254 suite main hotel, 144
conference suites with associated conference buildings, 99 hillside retreat suites, 72 hotel villas, and associated restaurant, ballroom, banquet, and other retail hotel
facilities. In addition, this planning area will include a 671 space parking structure, a hotel recreation area, and linear water feature. The resort hotel and facilities have
been designed to terrace down a prominent hillside whereby a majority of the natural side slopes are maintained in open space.
Planning Area 9 will consist of 100 MF residential condominiums developed in six and ten-plex structures, two community recreation areas each including a pool, spa, and
barbeque will also be included within this planning area. Otherwise this project complies with the Master Plan development standards as well as the PHD Ordinance.
Planning Area 10 consists of a community sports center. Uses will include a 30,000 sq. ft. sports center with cafe, 12
tennis courts, a 50 meter pool and diving pool and a 350 space parking structure located beneath the tennis courts. This membership facility will be available for use by guests
of the hotel and residents of the community.
Planning Area 11 will include two restaurants with a maximum floor area of 17,380 sq. ft. The proposed restaurants will front on a major community water feature which extends from the main hotel southward along a natural drainage way and
terminating within the 18th fairway of the golf course. A parking lot will also be provided in this planning area.
Planning Areas 4, 8, and 14 will include 103, 75 and 32 small lot SPR's respectively. Staff has reviewed the Master Tentative Map and PHD's for these areas and concludes that, overall, the subdivision layout complies with the development standards of the Master Plan. However, since the projects
are single family, the applicant has been conditioned to provide additional information regarding building footprints, guest parking places, recreational amenities, and floor
MINlJl-iS
November 4. 1987 PUNNING COMMISSION Page11
plans. Staff will be able to review these PUD's relative to compliance with the PUD Ordinance when they are submitted for review.
Overall, staff recommends approval of these applications with the condition that the additional information be submitted
for review prior to final map approval. Staff also recommends approval of the Local Facilities Plan for Zone 19, EIR 83-2A, GPA 85-2, LCPA 87-4 and 87-5, MP 177, CT 85-35, CP
323, PHD 102, 103, 104, 105, and SDP 86-2.
Charles Grimm, Assistant Planning Director, concluded the staff report by reviewing the issues which were created while staff worked with the applicant on the Master Plan and how they were resolved.
1. Height of the hotel. One floor has been removed by the applicant and the hotel now meets the City ordinances.
2. A planning area proposed at the intersection of El Camino Real and La Costa Avenue, near the wetlands area. Staff did not feel this was an adequate restaurant site due
to the environmental sensitivity. HP1 has withdrawn this request from their proposal.
3. Length of the golf clubhouse located on the south side of Pacific Rim Drive. Staff felt that the length of the clubhouse facing La Costa Avenue was too long. After
reviewing several similar clubhouses, particularly the one at Fairbanks Ranch which is in a similar situation environmentally due to the flood plane, it was determined
that the length was justified by the type of architectural relief being used and since this type of world class resort would require an above-average clubhouse structure.
4. Parks. Based on the City's Growth Management Ordinance, the applicant will be dedicating 24.5 acres of park land concurrently with the first final map of the project.
5. Reservation of sites in the Master Plan for churches and daycare facilities. The applicant has reserved space
adjacent to the community park for church and daycare facilities.
6. Continuation of Daisy Avenue. Staff met last week with
representatives of Daisy Avenue (Spinnaker Hills) and received positive input from their concerns. The homeowners are worried about construction traffic on Daisy from the
development of Area 29 and, ultimately, they are worried about a possible increase in traffic through their neighborhood after construction is completed. The
construction traffic problem has been resolved by requiring a condition for closure gates and signs during construction. Staff could not support the ultimate closure of Daisy at this time since it was felt that Daisy could actually decrease traffic in the Spinnaker Hills development and it was also
needed for public safety. Staff did agree to add a condition to require a traffic study prior to the development of Planning Area 29 to see if Daisy can be closed.
There were no questions by Commissioners on the staff report.
Larry Clemens, representing the applicant, Hunt Properties, Inc., 7007 El Camino Real, Carlsbad, addressed the Commission
and conunended staff members for their substantial contributions and guidance on the plans being presented for
MlNlJik
November 4, 1987 PLANNING COMMISSION Page 12
the Pacific Rim project. He cited Charles Grimm, Chris
DeCerbo, Phil Carter, Gary Wayne, Clyde Wickhsm, Barbara Nedros, and Ann Ferguson for their extraordinary efforts.
After introducing the HP1 consultants and company representatives present in the gallery, he showed a ten minute slide presentation illustrating the scope, benefits,
and specifics of the proposed Pacific Rim project.
After the slide presentation, Mr. Clemens reviewed the public
facility provisions and Hunt Properties adherance to the Growth Management Ordinance including density, parks, circulation, open space and schools. He concluded by saying
that HP1 has listened to the community and staff and has met or exceeded every requirement imposed since January 1985.
RECESS
The Planning Commission recessed at 7:17 p.m. and reconvened at 7:28 p.m.
Chairman Marcus requested that the record show receipt of a packet of support letters from residents of North County, and
a letter from the Carlsbad Chamber of Commerce dated November 3, 1987 signed by Gerald L. Long, 1987 President, encouraging support of the Pacific Rim project.
Chairman Marcus announced to the gallery that she and all members of the Planning Commission have had an opportunity to tour the 1,400 acre project site.
Charles Grimm, Assistant Planning Director, introduced Tom Larkin in the gallery, a consultant with Westec Services who had prepared the EIR.
Chairman Marcus declared the public hearing open and issued the invitation to speak.
Girard "Lefty" Anear, 1728 Calavo Court, Carlsbad, addressed
the Commission and stated that he was formerly a member of the Traffic Circulation Committee and a past Fire Chief for the City of Carlsbad. Mr. Anear recommended that Arena1 Road
(between La Costa Avenue and Alga Road) be extended through to El Camino Real to provide vehicular access due to its proximity to Fire Station 112. He feels that the proposed Fire Station 64 is too far away to provide adequate fire
service to the southeast portion of Zone 19. He feels Arena1
Road would also be a scenic bicycling route.
Bill Dean, 765 Normandy, Encinitas, representing the
Batiquitos Lagoon Foundation addressed the Commission and stated that the Board of Directors wished to go on record with their concerns regarding the Pacific Rim Project. A
letter dated November 4, 1987 signed by Seena Trigas, President, was presented for inclusion in the minutes. The Foundation recommendations that (1) the City exercise strict control over the grading of the upland area in order to avoid siltation into the lagoon, (2) the developer provide walking
trails, information kiosks, and overlook points in and around
the lagoon, and (3) the developer provide an information display of the lagoon project including models, renderings,
photographs for public view in the golf course clubhouse.
Ron Zawistowski, 1009 Daisy Avenue, Carlsbad, addressed the Commission and stated that he is concerned about the extension of Daisy Avenue. In particular, he is against
anything that will increase traffic on Daisy since he feels
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November 4, 1987 PLANNING COMMISSION Page 13
it is poorly designed and curves inhibit visibility, especially children. He feels that more traffic will only increase the problem. Since Daisy now serves as a major
collector for the Spinnaker Hills and the Vista Pacifica tracts, he would like to see it looped and return to Batiquitos Lagoon.
Robert Wilkinson, 7233 Mimosa, Carlsbad, addressed the Commission and stated that he feels the street connection between Planning Area 3 and the Seaport tract will become a
shortcut for vehicles who wish to deviate from Alga Road and proceed south on El Camino Real. He feels that opening Arena1 to traffic would relieve the situation.
Jim McCormick, 2404 Sonora Court, Carlsbad, a trustee with the Carlsbad Unified School District, addressed the
Commission and stated that another elementary school is critically needed since the newly opened Hope School is already at capacity. He would like to see the City move
ahead with the proposed school.
John Crist, Terranove Planning and Research, Palm Springs, representing the Hadley Trust, addressed the Commission and
stated that they support the project but would like to see circulation for Zone 20 coordinated with Zone 19.
Pamela Ansari, 1013 Daisy Avenue, Carlsbad, addressed the Commission and stated that an alternative to opening Daisy to through traffic would be to remove the fence and open Rose
Avenue for emergency access. She does not want Daisy to be
extended and would like to see the decision made now rather than later.
Michael Evans, 7231 Mimosa Drive (Seaport tract), Carlsbad, addressed the Commission and stated that he has lived in his
home behind the proposed Area 3 for 8 years and enjoys a beautiful view of the lagoon. He is concerned that his view of the lagoon will be blocked.
Phyllis Jessee, 7230 Mimosa Drive (Seaport tract), Carlsbad, addressed the Commission and stated that she does not want Lupine Drive extended since it will affect the neighborhood
children due to unnecessary traffic. She is also concerned about the existing Oak trees in the area and wonders if they will be destroyed or moved. She would like them boxed and moved to open space areas to preserve the natural beauty.
Gary Truax, 7211 Mimosa Drive (Seaport tract), Carlsbad, addressed the Commission and stated that he would like to see
the lot size in Planning Areas 3 and 4 be the same as the Seaport tract, namely 7,500 sq. ft.
Kay Christiansen, 2808 Carlsbad Boulevard, Carlsbad, a member of the Carlsbad Historical Commission, addressed the
Commission and stated that Carlsbad contains many historical remains due to the changing coastline over thousands of years. She pleaded for mitigation of areas #691 and #692 because development would desicrate vital historical sites.
Larry Sebastian, 3315 Cadencia Street, Carlsbad, addressed the Commission and stated that he supports the Pacific Rim development. He feels that staff has done a good planning job and that the development will enhance property values.
Allen D. Williams, 7652 Primavera Way, Carlsbad, addressed the Commission and stated that he supports the Pacific Rim
MINUTES
November 4, 1987 PLANNING COMMISSION Page 14
project since it is a well balanced development and will
bring increased revenue to the area.
Father William N. Moquin, 7792 Falda Place, Carlsbad,
addressed the Commission and stated that as Vicar of the new Holy Cross Episcopal Church in La Costa, it has been difficult to find available land that is suitable for a church. He is pleased with HPI's desire to set aside church and daycare areas.
Amad Rajin, 7115 Mimosa Street, Carlsbad, addressed the Commission and stated that he hopes the Commissioners appreciate the fact that present residents are afraid for their areas. Many spots in Planning Area 4 fall under
Condition 1/25 of Resolution #2604. He feels that the tract map ignores the Hillside Ordinance.
Emil Osberg, 7214 Mimosa Drive, Carlsbad, addressed the Commission and stated that he would like to see Mimosa prevented from being a collector street. He is concerned
with parking because the street is only 35 ft. wide at the curb. He feels the model is incorrect since it implies that all traffic must exit on Alga and the model doesn't show all
roads. He would like to know where guests will park since many lots have little or no curbside parking due to their pie-shaped lots.
Ed Scarpelli, 929 Orchid Way, Carlsbad, addressed the Commission and stated that Spinnaker Hills has been without school and/or park facilities for over 10 years. He supports
the Pacific Rim project as proposed since it will bring many needed facilities to the area.
Jack Shumacher, 7217 San Miguel, Carlsbad, President of the Lakeshore Gardens Resident Organization, addressed the Commission and stated that he is in favor of the project and
especially the golf course. He urged approval.
Beverly Watson, 7011 Aster Place (Seaport tract), Carlsbad,
addressed the Commission and stated that she has watched this project since inception. She feels very comfortable with the project and gives it her full support.
Cindy Ward, 937 Begonia Court, Carlsbad, addressed the Commission and stated that she is a resident of Spinnaker Hills and has followed the progress of this Master Plan since
inceptions. She is happy that many of her concerns have been eliminated and especially with the density reduction and HPI's compliance with the standards. She wants the 2,836 units held with no increase.
Julie Nygaard, a trustee with the Carlsbad Unified School District, addressed the Commission and publicly thanked the
HP1 staff for caring about children and prwiding an area for school, church, and daycare facilities. She wholeheartedly supports the Pacific Rim project.
Paul Schwartz, 3544 Simsbury Court, Carlsbad, representing the Carlsbad Chamber of Commerce, addressed the Commission and stated that the Chamber of Commerce would like to go on record in support of the Pacific Rim project. The Chamber recognizes the economic, cultural, educational, and public
improvement benefits that this project will bring to the community as well as the fiscal benefits to the City of Carlsbad.
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Gary Crouch, a resident of the Seaport tract, Carlsbad, addressed the Commission and stated that he owns two properties in Seaport, one at 7009 Aster, and the second at
7010 Mimosa. He has looked closely at the project. He thinks it can work to benefit the community and he supports
it.
Joe Reed, 1008 Daisy Avenue, Carlsbad, addressed the Commission and stated that he supports the Pacific Rim
development and recommends support.
Jana Regan, 1010 Daisy Court, Carlsbad, addressed the
Commission and stated that she supports the Pacific Rim project especially since it is a Master Plan community. She feels the design is excellent and that the project will be a real plus to the City of Carlsbad. She is especially happy about the new elementary school.
William Savage, Box 773, Ranch0 Santa Fe, addressed the
Commission and stated that he is one of the four property owners in Zone 19. He is concerned about density since he was originally quoted a density of 322 du's which has now been reduced by 38% to 197 du's. As one of the property
owners, he cannot be part of a plan with such a radical density reduction. He wants the density figure to remain at
322 per his agreement with staff.
Chairman Marcus requested staff to respond to the items cited
in the public testimony.
1. View protection over Planning Area 3 from the Seaport tract - Charles Grimm replied that the City has no view
protection ordinance and has not elected to adopt one. The Master Plan contains guidelines requesting view preservation whenever possible. They have tried to protect the views in Seaport as much as possible but cannot guarantee all
residents an unobstructed view of the lagoon or ocean from that area. There are a few houses which will be impacted but the impact should not be radical.
2. Density of the project - Charles Grim replied that
Chris DeCerbo had indicated earlier that the overall density is SFR-type density although there are MF projects. The MF densities allowed us some areas as a trade-off for increased open space.
3. Archaeological - Tom Larkin, the Westec consultant, responded to the question on Sites 11691 and #692 stating that there are two basic ways to mitigate potential archaeological
impacts in conformance with the Environmental Quality Act. One method would be to place the site in open space; another method would be to implement a data collection/recovery program to salvage material from the site. A data collection/recovery program would need to be approved by the
city before implementation. Some sites are not feasible to classify as open space. Often, archaeological sites placed in open space are vandalized by off-road activity.
4. Oak trees - Charles Grimm replied that no provision has been made yet to box mature trees and replant them in open space. However, the applicant must provide a tree plan
before construction can begin. All major tree removal must have advance approval of the Planning Director.
5. Density greater than the Growth Management Plan - Phil
Carter replied that density over the growth control point may
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be approved if there is a comparable reduction in density in the quadrant and the finding can be made that there are
adequate public facilities. Although the Growth Management
Plan would permit up to 4,300 du's, this Master Plan has a growth cap of 3,500.
6. Circulation - Dave Hauser, Assistant City Engineer, replied that:
(a) Arena1 Road is not needed now and can be connected later.
(b) He would like to see the Lupine connection made in order to spread the traffic. He feels that fire response time would be okay with or without Lupine.
(c) Engineering feels that the Daisy Avenue extension would be more of a benefit to residents that a detriment
because it would spread traffic. The developer will complete a traffic impact study prior to the developing of Planning Area 29.
(d) Rose Street is not a public dedicated street. It leads into a greenhouse and is inadequate for Fire/Police vehicles.
7. Coordination between Zones 19 and 20 - Phil Carter
replied that Zone 20 is currently under review and staff will make a specific effort to tie circulation between the two zones.
8. Open Space in Planning Areas 3 and 4 - Phil Carter replied that Planning Area 3 will contain approximately 502 open space, Planning Area 4 will contain approximately lo%, and Planning Area 5 will contain approximately 204 open space.
9. Guest Parking - Charles Grimm replied that guest parking
is provided on the cul-de-sacs and 35 ft. is sufficient for guest street parking for SFR's, but not necessarily for
multiples, which would be provided in bays.
10. Hillside Ordinance - Charles Grimm replied that the
project does meet the City's Hillside Ordinance. There are certain areas along Alga which do not meet the requirements but there is a provision in the Hillside Ordinance excepting grading for arterial streets with rugged terrain.
11. Lot size - Charles Grimm replied that lots immediately adjacent to Seaport are 7,500 sq. ft.
12. Batiquitos Lagoon Foundation - Charles Grimm replied that:
(a> The City Ordinance is very strict with regard to grading. Actually, grading is more strict than the ordinance requires because no grading will be allowed from October to April.
(b) A trail system has been added to the Master Plan.
Staff will require the developer to submit a detailed trail plan in advance.
13. Mr. Savage - Phil Carter replied that the purpose of the
Growth Management Plan is to provide for public facilities; however, Proposition E implemented a residential growth cap.
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Staff does not agree that Mr. Savage's request is proper at
this time because the Growth Management Plan protects all property owners.
There being no other person to address the Commission on this topic, Chairman Marcus declared the public hearing closed and
opened the item for discussion among the Commission members.
RECESS
The Planning Commission recessed at 8:57 p.m. and reconvened at 9:08 p.m.
Chairman Marcus acknowledged receipt of a petition submitted
by Cindy Ward and signed by 19 residents of Spinnaker Hills recommending that: (1) a density cap be placed on the Pacific Rim project at 2,836 du's; (2) Daisy Avenue be extended to the Pacific Rim project with an emergency gate allowing emergency vehicles only; (3) Batiquitos Drive
leading to the lagoon is most appropriate and should remain unchanged; (4) the Pacific Rim hotel comply with the City's Height Ordinance; and (5) that the golf clubhouse be relocated since it obstructs the scenic view of the lagoon
from motorists traveling on Pacific Rim Drive.
Chairman Marcus allowed Mr. Clemens of HP1 time for rebuttal but he declined. However, he would like to respond to the Commissioners, if clarification of any item is requested.
Chairman Marcus opened the Pacific Rim project for discussion
among Commissioners.
1. Environmental Impact Report
Commissioner McBane inquired if the applicant would consider designating the two sites mentioned in public testimony as
historic sites so that persons with that concern could have a six month notice before conversion takes place. Those sites would then be listed in the cultural resources inventory of Carlsbad with video documentation, etc. to reserve those
resources for posterity.
Commissioner Schlehuber stated that the applicant may not
have had an opportunity to read the Historic Sites Ordinance and needs to know that designating the two sites as historic sites is not a requirement but could be volunteered, if they
so choose.
Mr. Clemens replied that he has had an opportunity to review
the Historic Sites Ordinance and would prefer to follow the Westec/HPI consultant's recommendation of the Phase II recovery program.
Commissioner Schramm stated that the Westec consultant also
mentioned that the wetlands area could be extended somewhat to include some of those historical portions. Commissioner McFadden responded that the two sites mentioned were not in the wetlands boundary.
Commissioners unanimously agreed that the EIR report, as presented, was satisfactory.
2. Local Facilities Management Plan - Zone 19
Commissioner Hall inquired how the Hunt's received approval to prepare LFMP for Zone 19.
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Phil Carter replied that the ordinance allows several ways for a plan to be prepared. In this case, a written
authorization by each property owner in the zone. HP1 agreed orally to submit the plan and the other property owners agreed in writing to have HP1 submit the plan.
Commissioner Schlehuber mentioned that Dr. Savage is concerned about the density figures and wonders whether the other owners have a problem with the density reduction.
Phil Carter replied that staff has not been contacted by the other property owners so it is assumed they agree with the
plan.
Commissioner McFadden inquired why the operation and maintenance costs are not included for the pump which needs
to be installed since the electricity alone costs $871/month.
Phil Carter replied that the local growth management plan required not only that the developer provide the money
necessary to upgrade the pump ahead of the City's CIP but it also requires that they pay the operating costs as well. The
recommendations and findings which will ultimately come forth from the Sewer Master Plan Study should address the operating and maintenance costs of that lift station.
David Hauser added that monthly sewer user charges also help to pay for operating expenses.
Commissioner Schlehuber inquired how the emergency access situation on Arena1 will be addressed. Phil Carter replied that the Fire Department has reviewed the plan and layouts and feel that the plan is sufficient, considering where the Fire Stations are located.
Commissioner McFadden stated that she had a great deal of trouble with the voluminous map material and the phasing of road development and inquired of the City Attorney if the
LFMP takes precedence over the General Plan and Master Plans.
Ron Ball, Assistant City Attorney, replied that the LFMP can
be amended in the future. Other approvals are specific to this project and are more detailed. All documents should be harmonious and consistent. The earliest and more restrictive will control, if specifically stated.
Commissioners unanimously agreed that the Local Facilities Management Plan for Zone 19, as presented, was satisfactory.
3. Local Coastal Plan Amendment
Commissioner McFadden inquired about a typographical error in the grading period stated in item 4, page 8. The months are reversed and should be corrected.
Commissioner McFadden inquired how enforcement to the Grading
Ordinance will be handled.
David Hauser replied that conditions can be more restrictive than the ordinance, if desired. He suggested that a Minute
Motion could be made to have our Grading Ordinance revised to comply with the LCP.
Gary Wayne replied that our Grading Ordinance is in the process of being revised. The LCP requires permits for all development within the Coastal Zone to ensure compliance.
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The Coastal Commission will only allow grading until October 1st but extensions can be granted. Sometimes illegal grading takes place but enforcement is a problem because the Coastal Commission has no enforcers. The City of Carlsbad will be the enforcer on this particular project.
Commissioners unanimously agreed that the Local Coastal Plan Amendment, as presented, will be satisfactory with the typographical error correction.
4. Master Plan
Commissioner McFadden would like a condition added to the Master plan for sleeving reclaimed water. Larry Clemens, HPI, responded that this condition would be acceptable.
Commissioner McFadden feels that Table A, page 18.E is misleading. After discussion, Commissioner Schramm suggested a Master Plan statement that the entire plan, as written, is
based on 2,836 du's. Staff agreed that this statement could be added.
Commissioner Schramm would like to see a temporary RV storage for Phase I included in the Master Plan. She can only see it included in Phase II. Charles Grimm replied that additional wording could be added on page 66 that until the RV storage
in Planning Area 23 is available, that the applicant shall provide temporary RV storage in Phase I.
Commissioner Schramm would like to see mature Oak trees boxed and reused. After discussion, staff agreed to add a condition requiring the tree plan to include reuse of mature
Oak trees, whenever feasible. The tree plan would be approved by the Planning Commission when the SDP is presented.
Commissioner McBane would be interested in seeing information on the cost and survival rates of reused Oak trees used on Palomar Airport Road. Commissioner Schlehuber would also be
interested in a report on reused trees.
Commissioner Hall does not feel that cost should be the criteria. He feels that the applicant can certainly find a place to relocate specimen trees.
Commissioner Schrarmn would like a condition added to the
school site on disposal and storage of toxic wastes. There was no opposition to the suggestion.
Commissioner McBane inquired if anything was needed on Pacific Rim Drive to ensure that Arena1 Road can be extended at a later date. David Hauser replied that a condition could be included for a road easement in that area.
Commissioner Schlehuber feels that future owners of the lots need to be noticed about the extension of Arena1 to avoid problems later. David Hauser replied that notes could be placed on the final map. He feels that the condition should be a part of the final tentative map.
Commissioners unanimously agreed that the Master Plan, as
the noted changes orage during Phase I, the du cap of imed water, reuse of mature Oak
the school site.
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5. Master Tentative Map
Commissioner Hall feels that the condition to extend Arena1
should be added in the Master Tentative Map and that all property owners in Planning Area 8 be noticed. David Hauser
replied that staff needs an offer of dedication before an easement can be placed.
Commissioner Schlehuber thinks that the Lupine connection is needed to help traffic circulation in the area but since the residents are unhappy about the connection he could accept a gate there for emergency access only.
David Hauser replied that anytime you force people off roads you create problems but Engineering could live with an
emergency gate and thinks this might be satisfactory with the Fire Department also. Since there is secondary access to the area, it would not violate the cul-de-sac policy. If Unit #3 is built before Unit #4 the Lupine connection would be needed
for secondary access.
Commissioner Hall feels that Lupine should be left open because artificial barriers cause a great disservice to the community unless they relate to a specific safety issue. He believes that the connection will not increase traffic. The general consensus was that the Lupine connection should
remain open.
Commissioners unanimously agreed that the Master Tentative
Map, as presented, will be satisfactory with a provision for the future extension of Arenal.
6. Site Development Plan
Commissioner McFadden referred to Condition #75, page 18,
Resolution 2595, stating that this road will be private. She would like to see this road remain public until the road through Spinnaker Hills is opened.
Commissioner Schlehuber stated that there may be problems with a private street being used by the public. Ron Ball replied that road maintenance is a primary factor. David
Hauser also cited street width and that a public hearing would be required as well as an irrevocable offer of dedication.
Larry Clemens, HPI, responded that if lots are sold as part of a gated community and the street is open to the public, it would cause the owners a problem. With a gated street,
emergency vehicles only are permitted access.
Commissioner McFadden would like some assurance that the golf course and clubhouse will remain public. Charles Grimm
replied that the shuttle will not be public and will be provided for hotel guests and members. There is adequate parking at the clubhouse. A condition could be added to retain the public parking.
Commissioner McFadden inquired about the lounge in Condition t20. Charles Grimm replied that the applicant has requested the lounge to be private for club members only. The
restaurant will remain public and cocktails will be served in the restaurant.
Commissioner McBane voiced concern about the dead end corridors in the parking structure and potential parking
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problems. The structure is multi-level and the portion that looks like a wall is actually a ramp to the upper level.
Larry Clemens, HPI, replied that the parking structure is not
portrayed very well in the renderings but that it will provide more than sufficient access. Randi Cooper-Smith added that the final parking design is not yet complete but
that the structure will contain the specified number of parking spaces.
Commissioner Schlehuber suggested staff consider conditioning
the dead end corridors. Charles Grimm replied that if the final parking design is inadequate, the applicant loses hotel rooms as a trade-off.
Commissioners unanimously agreed that the Site Development Plan, as presented, will be satisfactory with the added condition to retain public parking at the clubhouse.
8. Planned Unit Developments
Commissioner McFadden inquired about Resolution 2608, Exhibit Cl (Map). She doesn't like people backing out into a 32 ft. roadway since it is a major thoroughfare up the hill from the
recreation and restaurants. She is also not happy with the turnaround and would like the City Engineer to take a careful look at this Map.
Commissioner McFadden inquired about the extent of the Commission's approval of the PUD's in Resolution 2604, page 8, Condition 833. She wonders if approval of the PUD now will allow the Commission the ability to move buildings or change lots around when the maps return for final approval.
Ron Ball replied that the Planning Commission has the power to change or modify the lot lines and configuration of lots if subconditions A, B, C and D are not able to be met.
Commissioners unanimously agreed that the Planned Unit Developments, as presented, were satisfactory with the exception of Planning Area 8 which the Engineering Department has been asked to review.
Motion was duly made, seconded, and carried to adopt Resolution No. 2698 recommending approval of LFMP 87-19, Resolution No. 2592 recommending certification of EIR 83-2(A) plus certification of Negative Declarations
for LFMP 87-19, CT 85-35, CP-323, PUD-102, SDP 86-2, PUD-103, PUD-104, and PUD-105, and adopt Resolution Nos. 2593, 2594, 2595, 2596, 2604, 2605, 2606, 2607, 2608
and 2699 recommending approval of GPA/LU 85-2, LCPA 87-4 (LCPA 87-2A), LCPA 87-5 (LCPA 87-2B), MP-177, CT 85-35, CP-323, PUD-102, SDP 86-2, PUD-103, PUD-104, and PUD-105, based on the findings and subject to the conditions contained therein and including the corrections stated in the staff
memo dated November 3. 1987 which was represented to have the approval of HP1 as well as revisions recommended by Commissioners to include: (a) correcting the grading period in item 4, page 8 of the LCPA, (b) providing for
temporary RV storage during Phase I of the MP, (c) adding a dwelling unit cap of 3,500 to the MP, (d) adding a condition to sleeve for reclaimed water, (e) adding a condition to require the tree plan to include reuse of mature Oak trees wherever possible, (f) adding a toxic
waste/storage condition to the school site, (g) making
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November 4, 1987 PLANNING COMMISSION Page 22 COMMISSIONERS \;
provisions for the future extension of Arena1 and
noticing future landowners of the planned extension, (h) retention of public parking at the golf course clubhouse, (i) requiring approval of the parking structure by the
City Engineer, and (j) requiring additional review by the Engineering Department of the street/structure layout of Planning Area 8 in PUD-102 (Exhibit C-l of Resolution 2608).
Larry Clemens, HPI, thanked the Planning Commissioners for their perseverance in reviewing all of the voluminous data
associated with the Pacific Rim project.
The Planning Commission extended a special thanks to staff for their efforts in negotiating, coordinating, and preparing
all of the material needed to complete the project to this point.
ADDED ITEMS AND REPORTS:
Motion was duly made, seconded, and carried to appoint
Commissioner Sharon Schramm as a member of the Design Review Board.
MINUTES:
Approval of the minutes were continued to the following
meeting on November 12, 1987.
ADJOURNMENT:
By proper motion, the meeting of November 4, 1987 was adjourned at LO:33 p.m.
Respectfully submitted,
MICHAEL HOLEMILLER
Planning Director
BETTY BUCENER Minutes Clerk
MINUTES ARE ALSO TAPED AND KEPT ON FILE UNTIL THE MINUTES ARE APPROVED.
Hall Marcus
McBane McFadden Schlehuber Schramm
Hall Marcus McBane McFadden Schlehuber Schramm