HomeMy WebLinkAbout1988-03-08; City Council; 9324; Citizen Request Batiquitos Lagoon Sammis Project. c CIT’-?F CARLSBAD - AGENDi-JILL 113 0 T
AB# ??qc/ TITLE:
MTG. 3/08/88
DEPT. R/AC
CITIZEN REQUEST
BATIQUITOS LAGOON
SAMMIS PROJECT
DEPT. HD;&.&
CITY ATTYW
CITY MGR.~!k
I RECOMMENDED ACTION:
Consider citizens’ comments on Sammis project, as requested by Dolores Welty et al.
ITEM EXPLANATION:
On February 25, 1988 the City Manager received a written request from Dolores
Welty to place an item pertaining to the treatment of the Sammis property and
its effect on Batiquitos Lagoon, on Council agenda for consideration.
Mrs. Dolores Welty, on behalf of a group of approximately 250 citizens, is
requesting appropriate allocation of time to present their concerns to Council.
City Municipal Code limits their time to ten minutes without a majority vote of
Council to extend the time.
EXHIBIT:
Letter to the City Manager’s office from Dolores Welty, dated February 22, 1988.
‘.
2076 Sheridan Road Leucadia, CA 92024
February 22. 1988
City Manager's Office City of Carlsbad 1200 Elm Ave. Carlsbad, CA 92008
Attention: Marilyn Strong
Dear Ms. Strong:
The community has become concerned over the way the Sammis project is proceeding. The treatment of the Sammis property directly affects Batiquitos Lagoon. Batiquitos is not only important to this area, but it is a statewide resource, and the citizens of this area are intensely interested in keeping the lagoon from being damaged.
We request to be put on the City Council agenda for March 1 or as soon as possible thereafter in order to express our concerns regarding the Sammis development'before decisions concerning this project have become final.
Since we represent a group of more than 250 citizens, we request we be given an appropriate allocation of time (at least 15 minutes) in which to present our concerns to council.
Very truly yours,
Dolores Welty (619) 942-9897
HESEAKCH BlHLIOGKAPHY on Sammis Protect used or quoted in presentation of citizen concerns and/or data packet provided to City Council.
Master Plan, Batiquitos Lagoon Educational Park eJ.7. Carlsbad Ordrnance No Y'!'18 (lU-15-85) Cailt. Coastal Commission Coastal Development Permit No. 6-85-482 ill-Z2-85) Calit. Coastal CornmissIon Keg. Calendar Starf Heport‘& Preiimi- nary Kecommendation Applicaion No:6-es-482 (IU-07-85 Section JllZ51 of the CallfOrnia Coastal Act Deed Kestrlctions requested by Cal. Coastal Commission Kecorded Page t)b #.3YY.3Y4 Sept. II, I98b Draft Environmental Impact Keport (EI,K 84-31 city of Carlsbad for Batiquitos Lagoon Educational Park Master Plan (lY84) Stafr Keport (Y-24-85) From: Carlsbad Land Use Planning Office Final Map of Carlsbad 'llract%<z?, Phase 1 Batiquitos Lagoon Edu- catlonal Park City of 5z G-&bad Agenda Bill II8692 Rng. Dept. (U'/UUV-8b) Letter ok lntent rrom Do Kim Kim & Sammis Properties (Y/86) Cover Letter/Draft Agreement to Carlsbad Land Use Planning Manager (lU-U9-tlb) He: Batiquitos Lagoon Educational Entities 1. Institute for Public Policy, Claremont McKenna College 2. Pacific Rim Center, Chapman College 3, The Foundation For The 21st Century 4. 'l'he New School of Architecture 5. Music Conservatory Hatiquitos Educational Park City of Carlsbad Agenda Bill #lr349- #2 Plannrng Department (lU-28-86)
ktatiqultos Lagoon Educational Facility - City of Carlsbad Agenda J3111 #Yj49-#2 City Manager Dept. (Il-ll-l-Yh) Preliminary Protect Summary (no date) Planning Dept. flies Engineering blueprints for Sammis Protect Phase 1 Grading Plati slgned by Warren Campbeii Map for deeded Open Space State laws on visual impact along scenic highways Draft of Batrqultos Enhancement Plan Hatiquitos Lagoon Management Plan San Diegulto Local Coastal Plan Many photographs (including aerials from 1~88 and 19 ) Articles from five newspapers covering Carlsbad (Jan 24, 1985 through Feb. lY88) Transcript of Citizen/Planning Staff meeting airing concerns of citizens (February 10, 1988). Permit File in Carlsbad Engineering Dept.
II ‘1 b ..,<‘,.’
c Lm 7% G-&SEdd 6-85-482
Page 14 /
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The Commission thus finds the agricultural conversion proposed, consistent
with the Carlsbad Local Coastal Program as amended. Special condition /Ill of
the permit reflects the ,Agricultural Conversion Hitigation Fee program of the
LCP . The special condition requires that, prior to transmittal of the
coastal development pemit, evidence of transfer to the Coastal Conservancy
of the conversion fee for the 131 acres gffected by, the proposed.Easter Plan
and subdivision, be submitted for the revJew and written approval of the
Executive Director. As conditioned, the Commission finds the project
consistent with the LCP as certified. ,,
3. Visual Tmpact. Section 30251 of the Coastal Act is applicable to the proposed development and states:
-The scenic and visual qualities of coastal areas shall be
considered and protected as a resource of public
importance. Permitted development shall be sited and
designed to protect views -to and aiong the ocean and scenic
coastal areas, to minimize the alteration of natural.
landforms, [and] to be visuallycompatible with the
character of surrounding areas,,...,
The 167-acre project site is presently undeveloped with.a,majority of the
project site used for commercial agricultural flower production. -The site is
situated on a marine terrace adjacent to both the PacificOcean and Batiquitos
Lagoon. The terrace is comprised of gradual slopes at grades from 1 to 10
percent, with elevations ranging from 45 to lZS’*feet above mean sea level.
A terrace escarpment borders the southern margin of the terrace. The bluffs
which comprise the terrace escarpment generally separate the upland portion of
the site (terrace) from Batiquitos Lagoon. The terrace escarpment is covered
with Coastal Sage Scrub, which forms a 2 to 3 foot tall, thick vegetative
cover. The bluff in the eastern portion of the site extends from the upland
terrace (elevation 125 feet HSL) to the lagoon floor (less than 4 feet above
mean sea level) at a slope gradient of about 1.3 to 1 (horizontal to vertical).
From the project site, a panorama of views is available to the west in the
direction of the ocean and to the south across Batiquitos Lagoon. From the
terrace area in the northwest sector of the property, there are sweeping,
unobstructed 180 degree views of the Pacific Ocean overlooking Carlsbad Blvd.
Likewise, in a southerly direction, the site offers extensive views, across
Batiquitos Lagoon to its opposite shoreline and bluffs and the residential
developments in Leucadia.
$ Costa Avenge across Batiquitos Lagoon. ) Distant views of the site are
available from the residential areas of north Leucadia and the residential
areas of Carlsbad north of the site. The site is also highly visible fi%ii
passenger trains using the AT&SF Rai.lroad. - The applicant is proposing a
relatively dense development which incluis many 35-foot high buildings and
three structures well in excess of 35-feet. The closest buildings are setback
‘::~~,,~::“.,‘:“ ‘_ * I L!,‘, ‘. ,,>I *::;,
; :._:y: -: c,;;;T;lo;EVELOPMENT PERMIT-J. 6-85-482
10 --
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SPECIAL CONOITIONS - continued!
Subsequent implementation phases and elements of the project, including any
realignment of Carlsbad Boulevard, shall require review and approval under
[a] separate coastal development permit[s]. .
4. Erosion. Sedimentation and Drainage.
A. Submittal of Plans
Prior to the transmittal of the coastal development permit, the
applicant shall submit for the review and written approval of the Executive
Director an erosion, sedimentation and drainage plan for the project. The
plan shall be prepared and reviewed in accordance with the 1980 Master
Drainage Plan for the City of Carlsbad, including the Model Erosion Control
Ordinance contained in the plan.
The erosion, sedimentation and drainage plans shall include:
1) A runoff control plan designed by a licensed engineer
qualified in hydrology and hydraulics, 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 lo-year, 6-hour frequency storm. Runoff
control shall be accomplished by a variety of measures,
including but not limited to: on-site catchment basins,
detention basins, siltation traps and energy dissipators.
2) Detailed maintenance arrangements and various alternatives
for providing the on-going repair and maintenance of any
approved drainage and erosion control facilities including the
existing desilting basin located in area 0. If the
off-site or on-site improvements are not to be accepted or
maintained by a public agency, detailed maintenance agreements
binding the applicants and their successors in interest shall
be secured prior to the transmittal of the permit. Such
agreements shall be subject to the review and written approval
of the Executive Director.
' $e 4tZ~"sY$l~
i
p for the protective stakinq and fencinm_of . bluff areas to be retained in open space-
pursuant to Special Condition 2 of this permit and as
indicated on Exhibit #5 of the staff report. The plan shall
specifically prohibit operating or parking earth moving equip-
ment within or through these areas, stockpiling of earthwork
6&lAL DEVELOPMEN PERMIT,"'). 6-85-482
:: .:: ,ge6of 70 ..:.; :' . :.. /.. 'I. SPECIAL CONDITIONS - continued:
or other disturbances within open space areas, except as per-
mitted for erosion or sedimentation control purposes as allowed
under Special Condition #2. The plan shall provide for the . placement of fencing prior to any earthwork, grading or site
clearance. Coordination with the District staff of the Coastal
Commission shall also be provided, in order to allow for a field
inspection after said staking and fencing is in place, but prior to
commencement of grading, to assure compliance with the intent of
these special conditions.
B. Grading Activities.
For all phases of construction, the applicant shall comply with
these additional provisions on grading and erosion control:
1. All permanent runoff and erosion control devices shall be
developed and installed prior to or concurrent with any on-site
grading activities.
2. All grading activities, including that required for streets and
utilities, shall be prohibited within the period from October 1st to
March 3lst of each year, except as permitted by the Executive
Director with concurrence of the Department of Fish and Game and
Carlsbad City Engineer, provided however in no event may an area
greater than the First Phase be graded during said period without
prior approval of the Commission.
3. All areas disturbed by grading, but not completed during the
construction period, shall be planted and stabilized prior to
October 1st with temporary or permanent (in the case of
finished slopes) erosion control measures and landscaping. 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 from the construction site.
Said planting shall be accomplished under the supervision of a
licensed landscape architect and shall consist of seeding, mulching,
fertilization and irrigation adequate to provide 90 percent coverage
within 90 days. Planting shall be repeated, if the required level
of coverage is not established with in that 90 day period.
This requirement shall apply to all disturbed soils, including
stockpiles. All planting shall conform to an approved landscaping
plan per Special Condition #5 of this permit. Revegetation of
graded pad areas may be required upon a written determination by the
Executive Director that planting is necessary either to assure
adequate erosion and sedimentation control or to maintain the scenic
integrity of the site.
STAL DEVELOPMENT PERM, NO. 6-85-482
::y. -. .:, ::
SPECIAL CONDITIONS - continued:
5. Landscaping. Prior to.the transmittal of the permit, a detailed
landscaping plan indicating the type and location of plants and hydroseeding
material, irrigation system and other landscape features for the project
shall be submitted for the review and written approval of the Executive
Director. Drought tolerant plant materials and native vegetation shall be
utilized to the maximum extent feasible. The plant species list and
landscape plan shall be reviewed by the Executive Director in consultation
with the State Department of Fish and Game to guard against introduction of
any species which are inherently noxious to, or incompatible with, the
adjacent lagoon habitat.
Landscaping in areas adjacent to the lagoon bluff, Interstate #5 and Carlsbad
Boulevard shall include the use of specimen-sized trees to provided a
landscape screen to buffer development in these areas from view from the
adjoining roadways and from the lagoon. To assure that the landscape
screening remains effective through the life of the project, the CC&Rs of the
property owners association shall include provisions to prohibit the removal
of the landscape materials and to assure their continued existence in a
healthy and thriving condition.
6. Final Grading Plans. Prior to transmittal of the coastal development
permit, the applicant shall submit for the review and written approval of the
Executive Director, the final grading plans for the Phase 1 grading approved
in the subject permit. The plans shall clearly show the existing and
finished contours and topography of the areas to be graded or filled, as well
as the existing topography of the areas to be left in their natural condition
as open space. The plans shall be certified by a registered engineer or
other qualified professional, to be true and accurate.
The plan shall also contain reasonably accurate estimates of the amount of
cut and fill grading required. The plans shall further include a grading
schedule which outlines the units of grading that can be completed during the
non-rainy season (April l- Oct. 1). Any variation from this schedule shall
be reported to the Executive Director immediately.
7. Buffer Zones/Setbacks. Prior to grading in area C, the applicant
shall submit for the review and written approval of the Executive Director,
final grading and buffer zone plans for the area to be graded. The plans
shall reflect the following criteria and shall be reviewed in coniultation
with the State Department of Fish and Game. This criteria shall be applied
to area C of the Master Plan, currently proposed for implementation, and to
areas H, K and L of the Master Plan in subsequent permit applications-
pursuant to Special Condition # 3 of this permit.
STAL OEVELOPMENT PERI/--JO. 6-85-482
tiage8of 10 i:.:..: .I ::::y-, .' . . ',>.. ., : h..::' ,. : SPECIAL CONDITIONS - continued:
A, Buffer zones between the lagoon bluff edq and bluff top structures for areas
& H, K and L shall be provided in acco?dance with Exhibit #S oft-he staff
t. Specificallv, no buffer zone shall be less than SO-feet.in width,
exe p for thP areas of specific home sites in area C where a buff et er zone
with a minimum width of 45 feet shall be allowed. /
8. Applicant's Assumption of Risk. Prior to transmittal of the permit,
the applicant as landowner shall execute and record a deed restriction over
plan areas N.O.P,C.H,L and the southerly loo-feet of area K, in a form and
content acceptable to the Executive Director, which shall provide: (a) that
the applicant understands that the site may be subject to extraordinary
hazard from erosion and the applicant assumes the liability from such
hazards; and (b) that the applicant unconditionally waives any claim of
liability on the part of the Commission and its advisors relative to the
Commission's approval of the project for any damage due to natural hazards.
The document shall run with the land, binding all successors and assigns, and
shall be recorded free of prior liens and encumbrances which the Executive
Director determines may affect the interest being conveyed.
9. State Lands Commission Review. Prior to transmittal of the coastal
development permit, the permittee shall obtain a written determination from
the State Lands Commission that:
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 Lands 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.
10. Archaeoloqy. A limited
implemental preservation and/or
EIR for the the project shall be
required by the City of Carlsbad
reported to and approved in writ
testing program followed by a program of mpact mitigation for sites identified in the
implemented as recommended in the EIR and
Any change in this requirement shal
ng by the Executive Director.
l- be
11. Agricultural Conversion Mitiqation Fee. The applicant shall submit
evidence that, consistent with the Commission certified West Batiauitos
Lagoon/Sammis-Properties LCP segment, the required Agricultural C&version
Mitigation Fee for the 100 acres of agricultural land affected by the
subdivision and Master Plan, has been paid'and that such funds have been
deposited with the State Coastal Conservancy. The applicant shall have the
‘A
CI
AL DEVELOPMENT PERMIi S. 6 -85-482
age9of 10
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SPECIAL CONOITlONS - continued:
option of paying such fees in accordance with the three (3) phases of the
project as specified in the Master Plan. Such evidence shall be submitted
prior to the transmittal of the coastal development permit and shqll be
subject to the review and written approval of the Executive Director.
12. Signaqe. Prior to the transmittal of the coastal development
permit, the applicant shall submit a comprehensive sign program for the
project which shall include the use of freeway directional signs and other
community identification or directional signs to direct traffic to the site
via the Avenida Encina access rather than the Carlsbad Boulevard access
proposed for implementation in Phase 3 of the Master Plan. The sign program
shall be subject to the review and written approval of the Executive Director.
4 13. Public Access. Prior to transmittal of the coastal development
permit, the applicant shall submit a public access plan for the project which
assures compliance with the following requirements:
(A) The public access vista point proposed for area C shall be
maintained for public use and shall be appropriately marked with
public access identification signs at the vista points and other
areas to direct the public to those sites.
(B) To provide access to the public access vista points proposed in
area C, Navigator Circle shall not be limited to private use as
currently indicated on project plans.
tinuous public access path shall be provided along the
e of Batlquitos Lagoon. The locat'lon of such access path
ml be determined subsequent to Coassion review of the
Batiqultos Lagoon Enhancement Plan. Should the approved enhancement
pan include tne determination that public access along the base of
the bluffs is appropriate, provision of a path in that alignment
shall be the responsibility of the applicant or, at the discretion
of the accepting agency, the agency which accepts the offer to dedicate an open space easement over the area pursuant to Special
Condition #2 of the permit, or, any other party identified as
resposible for such improvements in the Enhancement Plan as approved
by the Commission.
* Should the approved Enhancement Plan include the determination that
s path along the base of the bluffs would ~- a continuous public acces
Interfere with the habitat value of. the laqoon resources, the
continuous
fi tht
lp setbac
nd L
path shall be provided within the bluff-to
? top of the lagoon bluffs .in areas, C, H, K a
respectively. In either case. a path of adequate wid
feet) shall be provided with sufficient improvements
reasonable access along the north sehore of the lagoon
:k ar *ea .
2-Q mum
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~JAIWE AREA C: REXDEN'J!IAL (15.3 At=ES)
izi!zss : .lmis planning Area consists of single-family residential mcorpoiates the allowance for zero lot line developmt; A
mj.mua of ten (10) percent of the units my be two-family attached UXlitS.
~evelopnentStandards: PD
All develogmmt in Area C shall conform to the standards of the PD ordinance (Carl&ad Municipal Code, Chapter 21.45).
Use Allacation:
. ~axunun of 77 residential units.
PermittedUses:Single-familydetached and tm-familyattachedunits.
Special Developer& Standards:
Ueight: 25' above finished grade. A minimun of thirty (30) percent of the units within 100' of the lagoon bluff shall be one (1) story (18 feet). in height.
Setbacks: All structures shall be setback aminhof ketween 45' a@ 50' from the south facing Batiguitos Lagoon bluff edge.
A minikm building separation of 85' shall be mintained between Areas B and C. This area shall be screened and heavily Landscaped.
A minimm building separation of 75' shall be mintained between Areas C and D. This area shall be screened and heavily landscaped.
A 20' frontyard setback is required from all public or private streets or driveways. The frontyard setback shall be treasured from the face of curb.
Corner lots shall have a 10' sideyard setback fran the side street.
The distance between structures shall not be less than 10'.
There -1 be a rear yard of not less than 15' in de@. /
The ndmimm required area of a lot in this planning area &all not be less than 3,900 square feet, except for lots located along the terminus of a cul-iie-sac &itch can be a minimum of 3,600 square feet in area.
i
In this planning area, every lot shall have a minimum lot frontage width of 401, except for lots located along the terminus of a culile- sac, which can have a minimum lot frontage width of 35'.
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Design Criteria:
All.open parking areas or parking structures shall be screene3 from adjacent roadways and structures through a mnbination of planting, berming and low walls.
Building structures aud faCilitieS shall be wzll integrated, oriented and related to pedestrian scale.
Screening walls for storage spaces, Wing areas and equipment shall be architecturally integralzdwithsurrour&ng building ~&design.
Building@ acemnt shall be designed to create opportunities for plazas orotherlmdsca@openspaceswithintheplamingarea.
Noise: All residential units located within this Planning Area shall utilise special ccnstruction technigues incloding but not limited to the use of berm, walls and other noise attenuation methods or materials to reduuz noise levels to 4SdBA for internal living areas and 6SdBAforexternallivingareas.
m AREA N: OPEN SPICE (18.7 ACZ-1
Description: * area will remain in naturalopen space with limited 1 public~uermitted. The area shall allow only Fassrve -- x
occupancy, the property owner~shall have prepared an alternate plan for lagoon enhancemnt.
UevelopTlent Standards: O-S
Use Allocation:
Pedestrian trails, Interpretive centers and Vista viewpoints the approval of the Land Use Planning Manager.
Special Uevelopnent standards:
Public infomation structures
Park.inq Noparkingshallbeallow&in
shallnotexceeda height of
thisPlann.ingArea. kt?- a- plan: All develom in this area consistent with the BatiguitosLagoonEnhancementPlan.
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subjectto
shall be
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AREA 0: OPm SPACE (4.6 ACRES)
I uses are ready f0; occupncy,the poperty0wner &allhaveprepa& au alternate plan for lagoon enhancement.
Use Allocation:
Pedestrian trail system, subject to the approval of the Land Use Planning Manager.
special Developmt Standards: 0-S
Height: public infomation structures shall mt exceed a height Of twelve feet.
ParkiIqzFb@cingshallbeallowledinthisPlanningArea. * All developmt in this area shall be consistentwiththe BatiquitosLag0onEnhancemntPlan.
pLAt@mG AREA P: OPEN SPACE (12.1 Am=)
1ntentandPurpse:This areawill remain innaturalcqen spacetith limited public access permitted. The area shall allowonly passive uses. The exact nature and extent of allobable uses shall be determined by and be consistent with the Lagoon Enhancemnt Plan. In the event the Lagoon Enhanceam tPlan is n~tcmpleted&znadjacent uses are ready for ~ccupancy,the property Owner shall have prepared an alternate plan for 'lagoon enhancement.
Developent Standards: O-S
Use Allocation:
Picnic area, 3 Acres +/-, and Interpretive centers subject to the approval of the Land Use Planning Manager.
Special Developmt Standards: O-S
Height: Public information structures shall not exceed a height of
12'.
Parking: No parking shall be allowed in this Planning Area.
Lagoon Rbncement Plan: All development in this area shall be consistent with the E3atiguitos Lagoon Enhancement Plan.
50
D. DEDIWJXN
i4ppmml of &veio+nt within each planning area shall include an offer of Wication of open space easements ti the qpropriate public
agency. me purpose of the dedi ca on shall be to preserve in ti perpetuity that public a private open space within each area. If the offer of dedication is ti accepted, the qen space areas shall be maintained by the Batiguitos Lagoon Education Park Association.
1.
2.
9 3.
BatiquiMs Lagoon The Batiquitos Lagoon shall be offered f dedication as-an open space easement to a public agency fzpresemationof thewetlarrd. - Improvements~thelagoon includingdrpdcring,useoflagoon~~sforbeischsand restoration, use of lagoon water &r quaculture, breaching thedikepresentlycoIlstructedbetweenthelaQoon~the Pacific Ocean, habitat renovation ti the creation of an adequate tidal prism may also b constructed following approval by thecity of Carl&ad, rmd wpropriate state and federal agencies. If the offer of dedication is not accepted the property owners will maintain the lagoon until such time as a qualified public qency accepts the offer of W dedication. Subject to appeal by all responsible agencies,saltwaterwillbepPnped fran thelagoontobe used for the water features located in planning areas A, K - atld L.
Other recreation facilities in this area include the three acre picnic area. This area may be subject to limited grading and replant- with native vegetation on all slopes. Turf and native vegetation ground cover may be used on the three acre picnic area. Picnic facilities including barbegues, picnic tables, shade trees ad walkways may be constructed within the picnic area.
Pedestrian Trail Standards. Pedestrian trails shall be prwided within each dwefmnt area as a pa* of the developnentplan for each area. The trails shallconsistof canpacted soil cement, suitably compacted native materials, ordeaxposedgranite I.2 inches indepth.
South-Facing Lagoon Bluff. The suuth facing lagoon bluffs bcated mPlannlng AreaN,Om snallba preserveo ina ra state. Areas of agricultural spoil may be renovated -of debris and agricultural waste products and remv replanting of those species naturally occuring in that coastal sage scrubhabitatshallbe allowed.
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4.
5.
Bike Facilities and standards. Avenida acinas, Avenida Batiquitos ard Windrose Circle within the Master Plan shall provide on-street bike-ways as required by the City Jngineer. Rrerydayuseofthebitiysandothertrailsas il~l alternate n&e of transportation shall be encouraged through the~review of each developnent plan. Bicycle racks and related facilities shall be provided in public use areas to encourage&e use of thistransportationmde.
Bik~ysshallbeimprovedinzcordancewiththestandards established by the City of Carla unless otherwise approved by the City Ehgineer. Construction of bike-way improvemnts is a respansibility of the developer.
Maintenance. Prior lz any building permits issued for Phase I, aLagoon Ekamement Plan shall be approved by the City Council and other appropriate agencies hhich will establish ultimate responsibility rmd maintenance of the lagoon and adjacent open space areas.
F. ~CHIGHWRYS
Those scenic highways identified bytheGeneral Plan for this areaare ,I Interstate 5, arrd Carl&ad Boulevard. A ahimua 50' buildiw setback shall be provided, measured fran face of curb. Theareaswithinthe Master Plan tijacent to scenic highways within the Stba&UeaSshdLl be visually enhanced through the use of varied plant material, mlls - and landscape themes. Setback should be clearly free of hhabitable . struct!tzes. aand rxrvate ot3en swce 'Ihe setback should be' 'iroved by the developer and maintained by appropriate lmmeowmrs association, property owners ,orAssessnmtDistricts.
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All reqining onsite mter, sewer, storm drains ti - gl;aaw a~ shown an the approved tentative map C.T. No. 85-14.
Prior to.issuance of building permit for Phase T of. *veloDer w an ace overt Qr irrevocably offer ton Zkuxate m fee to an appropriate mlic agency that portion of the Master Plan dedicated as c&
m
b. PRAsg II - PRCUECT AREAS A-2, D, E, F, G, 8, I
1)
2)
3)
4)
5)
6)
7)
The remaining portion of Windrose Circle shall be imprwed by the developer to full width as shown on Exhibit VII-A.& Exhibit VII-B.
Private street Ensign Circle shall be imprwed by the developer based on the typical section shown on Exhibit VII-B.
Ave.@% Batiquitos, including the bridge, shall be dedicated and imprwed by the developer fran e- Windrose Circle to the est end of the bridge over the AT & SF Railway tracks based on the typical sections shownonEkhibitVI1-B. Bx r-within - the AT & SF Railway right-f-way shall be constructedwithinafull-widthe-~grantedby AT& SFRailwaycO.
An atTrade intersection shall be constructed at Avenida Batiquitos arks Carl&ad Boulevard or some other alternative solution for the intersection as determined by the City Council.
Traffic signals at the following intersections shall be funded arrd installed bythedeveloper:
Avenida Ratiquitos and Carl&ad Boulevard; Avenida Batiguitos and Wind Rose Circle; Avenida Encinas and Wind Rose Circle.
Thedevelop& shallfullyconstruct the improvements to Carl&ad Boulevard as a major arterial along the frontage of this project including -=ry transitions.
A sewage puq station to serve the kkhwesterly portion of the project and &signed to the satisfaction of the City FZlgineer shall be constructed by the developer (see Exhibit VII-C).
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