HomeMy WebLinkAbout1988-03-15; City Council; 9335; REVISION TO CT 82-12 CARLSBAD HIGHLANDSI! 1
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REVISIONS TO AB# 9.333' TITLE: CARLSBAD TRACT NO. 82-12 ~~0.3-15-88' (CARLSBAD HIGHLANDS)
DEPT.
RECOMMENDED ACTION:
PLN
Both Planning Commission and staff recommend that the Council find that the proposed revisions to CT 82-12 (Car
Highlands) comply with condition no. 13 and that the re
project is substantially in conformance with the orj pro j ect .
ITEM EXPLANATION
Carlsbad Tract 82-12, Carlsbad Highlands, is a 740 tentative tract map/planned unit development. It is la south of Lake Calavera and approximately 1.5 miles east Camino Real along the easterly City boundary in
Facilities Management Zone 15.
This project was first approved by the City Counci
September 7, 1982. The original project consisted oj
units, mostly multiple family with some duplexes and s
family units. This map has been granted two extensions b
City Council.
the following condition of approval: When it was last extended the City Council
13. This tentative map as extended shall comply wit1
recommendations of the Citizen's General Plan Lan
Element Review Committee as adopted and approved b
The map shall be reviewed by City Council. Planning Director and City Engineer and shal revised as they determine necessary to el compliance with such recommendations.
The Citizens Committee's recommendations resulted in the g control points, revised planned unit development ordinanc hillside ordinance. The owners of this project, the Corporation, have worked with staff to revise the design o project to comply with all of the previously mentioned i
The number of units has been reduced from 893 to 740 resu
in a net density of 3.2 du/ac. As revised the project complies with the requirements of the Hillside Ordinancc revised Planned Unit Development Ordinance.
Some of the existing conditions of approval are no longer i due to changes made as a result of the Citizen's Comm
recommendations and recent revisions to the City's stai
conditions. Exhibit lrZl1 lists the modified condition
approval that staff is recommending be applied to this prc in order to comply with condition no. 13 and the re standard conditions applied to all new projects.
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Page 2 of Agenda Bill No. 7335-
Overall, staff and the Planning Commission believe tha'
condition no. 13 and is a significant improvement ove:
original project. Due to the size and complexity of
project the Commission directed staff to present it to the Council for concurrence. For more details see the att
staff report of December 16, 1987.
revised project conforms to the original project as revis
ENVIRONMENTAL IMPACT
An environmental impact report was processed and approvc
the City Council when this project was originally approv
1982. The proposed revisions will reduce the overall im of this project.
FISCAL IMPACT
The increased need for City capital facilities resulting
facilities fee. Any capital facilities related direct1
this development will be constructed and paid for by
developer.
Increased operating expenses related to this development be offset to some extent from increased tax or fee re7 generated by the development.
GROWTH MANAGEMENT
A Local Facilities Management Plan has not been complete( Zone 15 in which this project is located. No building pe may be issued for this project until this plan is apprr Carlsbad Highlands will be subject to any new fees ident: by the Plan which are necessary to provide adequate pi
facilities for Zone 15.
ErnIBITS
1. Location Map
2. Exhibit aZ1l dated December 2, 1987
3. Staff Report dated December 16, 1987 w/attachments
this development will be offset by the payment of the pi
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GENERAL PLAN ZONING
RlSlDlNTlAL RISIDINTIAL LOW DE\SITY 10.1 T 1 Rl-H LOU.MEDIC.H DESSIlT(0.i 1
R31M MEDICU HIGH DENSITY(B.15) 4 P.C PLWh€D COMMLTITY ZONE R.A RFSlDEWULM;RICCLTLRAI ZONE R.E RCRU RLFIDESllAl ESTATE ZONE R.1 Oh€.FAHILY RLSIDEZTUL ZOkT R.2 lTO-FAWILY RESIDENTW ZONE
RL
R.H \lEDll'.V DENSITY(+.O)
RH HIGH DENSlrY( 11.23) COMMERCIAL R.3 HI LllPLE F.4HILY RESIDL\llAl ZONE RRl ISTESCIVE REGIONAL RETAIL (CR Plaza Carnino Real) R-3L UHlTED MLLll.F.4HILY WIDE.47LU ZONE RRE EXTENSIVE RECIOSAL RETAIL (cg Cu Cuuncry Carlsbad) RD.M WIDL\7l.U DEMIlT.MLLTlPLE LONE RS REGIOSAL SERVICE RD.H WIDE?iTLU DENSITY.HIGH ZONE
(: (.U\l\(LSI~COM.HERCUL RHHP WIDESThl .H(oBILE HOME Pa ZONE V VEI(;HFiORHOOD COWVERCLAL R.P RESIDENTLAL PRONSIONM ZOM TS TRl\EL ZER\I(:ES COMHERCUL RT WIDE\TLU TOCRIST ZONE 0 PR<lFE%IOYAL RELArED RW WIDE3TLU WATERWAY ZOXE
PI PL4SXED ISDLSlRUL C GOVERVIIENT F.4CILITIES
L P1 BLlC L TlLlTlES RC RECREATION COMMERCW
City of C
(.RD CFSTML BLSINESS DISTRICT COMMERCIAL 0 OFFICEZO\€
C. I SEIGHBORHOOD COH.HEKLU ZONE C.2 GEF;UUL COMHERCUL ZOhE CT COM.HERCW.TOLRISTZOh'E scnoou C.M HUW CO~i.HERCLU.LLHITED lNDUSTRIAL ZONE E ELEVEST.4RY M Lwumzoh€
P PRI\.\TE
J Jl'SlOR HIGH P.M PMTD lhDCSTRLU ZONE H lll(;H W'HOOL
F.P ROODPLUh' O\'EUY ZOhT
OTHER
PUD-4
CARLSBAD HIGHLANDS CT 82-
<IS OPE.\ SPACE L-c UWIrED COhTROL YRR SON RESIDE.VTL4L RESERVE 05 OPENSPACE P.C PLBUC LTUlY ZOM
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Exhibit I! Z It December 2, 191
CT 82-12/PUD-42
CARLSBAD HIGHLANDS
REVISED CONDITIONS
The following conditions of approval supercede ai previous conditions of approval for CT 82-12/PUD-4
Carlsbad Highlands.
1) Approval is granted for CT 82-12/PUD-42, as shown I
Exhibits rrAtl - "X1t, dated December 1, 1987, incorporatl
by reference and on file in the Planning Departmen.
Development shall occur substantially as shown unle,
otherwise noted in these conditions.
2) This project is approved upon the express condition th<
the final map shall not be approved unless the Ci.
Council finds as of the time of such approval that sew( service is available to serve the subdivision.
This project is approved upon the express condition th
building permits will not be issued for development I the subject property unless the City Engineer determinl that sewer facilities are available at the time I application for such sewer permits and will continue . be available until time of occupancy. This note sha be placed on the final map.
4) This project is also approved under the exprer condition that the applicant pay the public facilitil fee adopted by the City Council on July 28, 1987 and , amended from time to time, and any development fel established by the City Council pursuant to Chapti
21.90 of the Carlsbad Municipal Code or other ordinan
adopted to implement a growth management system facilities and improvement plan and to fulfill t subdivider's agreement to pay the public facilities f dated January 20, 1988, and the agreement to pay t
Growth Management fee dated, January 20, 1988, copies
which are on file with the City Clerk and a
incorporated by this reference. If the fees are n
paid this application will not be consistent with t
General Plan and approval for this project shall
void.
3)
5) The applicant shall pay park-in-lieu fees to the Cit
prior to the approval of the final map as required
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Chapter 20.44 of the Carlsbad Municipal Code.
6) The applicant shall provide school fees to mitigal conditions of overcrowding as part of building perm:
application. These fees shall be based on the fc schedule in effect at the time of building perm:
7) Approval of this request shall not excuse compliant with all sections of the Zoning Ordinance and all othf applicable City ordinances in effect at time of buildii permit issuance.
issuance.
8) Water shall be provided to this project pursuant to tl
Water Service agreement between the City of Carlsbad ai
the Costa Real Water District, dated May 25, 1983.
9) The applicant shall prepare a 24" x 36" reproducib mylar of the final site plan incorporating tl
conditions contained herein. Said site plan shall I
submitted to and approved by the Planning Director pric to the issuance of building permits.
10) The applicant shall establish a homeowner's associatic and corresponding covenants, conditions, ai restrictions. Said CC&R1s shall be submitted to a: approved by the Planning Director prior to final m( approval.
11) The applicant shall prepare a detailed landscape a: irrigation plan which shall be submitted to and approvc by the Planning Director prior to the issuance c grading or building permits, whichever occurs first.
12) A 500' scale map of the subdivision shall be submittc
to the Planning Director prior to the recordation of tl final map. Said map shall show all lots and stree.
within and adjacent to the project.
13) A master plan of the existing onsite trees shall '
provided to the Planning Director as part of the fin
grading plan to determine which trees shall be requir
to be preserved prior to the issuance of a gradi
permit or a building permit, whichever occurs first.
14) All landscaped areas shall be maintained in a healt and thriving condition, free from weeds, trash, a
debris.
15) Any signs proposed for this development shall designed in conformance with the City's Sign Ordinan
and shall require review and approval of the Planni
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Director prior to installation of such signs.
16) All roof appurtenances, including air conditioners shall be architecturally integrated and concealed frc view and the sound buffered from adjacent properties a1 streets, pursuant to Building Department Policy No. 8(
6, to the satisfaction of the Directors of Planning ai Building.
17) The applicant shall submit a street name list consistel
with the City's street name policy subject to tl Planning Director's approval prior to final mi
approval.
18) The project shall provide bus stop facilities i locations subject to the satisfaction of the Nori County Transit District. Said facilities shall at minimum include a bench, free from advertising and pole for the bus stop sign. The bench and pole shall1 designed in a manner so as to not detract from the bas architectural theme of the project, and said desic shall be subject to the approval of the Plannii Director and North County Transit District.
19) The developer shall display a current Zoning and Lai Use Map in the sales office at all times, or suitab alternative to the satisfaction of the Plannii
Director.
All sales maps that are distributed or made available - the public shall include but not be limited to trail1
future and existing schools, parks, and streets.
21) Building identification and/or addresses shall be placi
on all new and existing buildings so as to be plain
visible from the street or access road; color
identification and/or addresses shall contrast to the
background color.
20)
22) If any condition for construction of any pub1
improvements or facilities, or the payment of any fe
in lieu thereof, imposed by this approval or imposed
law on this project are challenged, this approval sha
be suspended as provided in Government Code Secti
65913.5. If any such condition is determined to
invalid this approval shall be invalid unless the Ci Council determines that the project without t
23) Prior to issuance of a grading or building permi whichever comes first, a soils report shall be prepar and submitted to the City of Carlsbad. If the soi
condition complies with all requirements of law.
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report indicates the presence of potential fossj
bearing material then a two phased program shall 1
undertaken to avoid possible significant impacts c
paleontological resources.
A) Phase 1 shall consist of a qualified paleontologis
study, subsurface testing if necessary, tl recordation of any sites, and a recommendatic
regarding the need for further work.
B) If it is determined during Phase 1 that furthc
work is necessary it shall consist of tl
following:
1) A qualified paleontological monitor sha. be present at a pregrading conference wid the developer, grading contractor, and tl
environmental review coordinator. TI purpose of this meeting will be to consu and coordinate the role of tl paleontologist in the grading of the sit(
A qualified paleontologist is i
individual with adequate knowledge ai experience with fossilized remains like
to be present to identify them in the fie and is adequately experienced to remove tl resources for further study.
2) A paleontologist or designate shall 1
present during those relative phases c
grading as determined at the pregradii
conference. The monitor shall have tl authority to temporarily direct, divert t halt grading to allow recovery of foss
remains. At the discretion of tl monitor, recovery may include washing a picking of soil samples for micrc
vertebrate bone and teeth. The develop
shall authorize the deposit of a
institution staffed by qualific paleontologists as may be determined by t
Planning Director. The contractor shall aware of the random nature of foss occurrences and the possibility of discovery of remains of such scientif and/or educational importance which mig
warrant a long term salvage operation
preservation. Any conflicts regarding t
role of the paleontologist and/or recove
doing a literature and records search, surfat
resources found on the project site in
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times shall be resolved by the Plannil
Director.
24) The applicant shall provide the following note on tl final map of the subdivision and final mylar of th. development submitted to the City:
"Chapter 21.90 of the Carlsbad Municipal Coc establishes a Growth Management Control Point for eac General Plan land use designation. Development cannc exceed the Growth Control Point except as provided 1
Chapter 21.90. The land use designation for th
development is RLM 0-4 du/ac. The Growth Contrc
Point for this designation is 3.2 dwelling units pc
nonconstrained acre.
Parcels 741-776 were used to calculate the intensi.
21.90. Subsequent redevelopment or resubdivision c any one of these parcels must also include parcels
740 of this development in calculating allowab
development under the General Plan and Chapter 21.1
of the Carlsbad Municipal Code.I'
25) The recreational vehicle storage area shall 1 constructed in conformance with the requirements (
Section 21.45.090. (D) of the Carlsbad Municipal Cod(
A temporary recreational vehicle storage area may 1
provided to serve Phase I of the project subject .
approval of the Planning Director. The permane:
recreational vehicle storage area shall be completl
and deeded over to the homeowner 1 s association pril
to occupancy of any units in Phase 11.
26 1 The maintenance of all landscape buffers includi
bike trails adjacent to roadways shall be t'
responsibility of the homeowner's association.
27) A note shall be placed on the final map showing lo
of development under the General Plan and Chaptl
743-776 as permanent open space lots.
28) All property lines shall be located at the top slopes.
29) This tentative map as extended shall comply with t recommendations of the Citizen's General Plan Land U Element Review Committee as adopted and approved
the City Council. The map shall be reviewed by t
Planning Director and City Engineer and shall
revised as they determine necessary to ensu
compliance with such recommendations.
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30) City of Carlsbad entry monumentation as recommended 1 the Scenic Corridor study shall be provided adjacei to Cannon Road where it enters Carlsbad. The exac location and design of this monumentation shall 1 subject to the approval of the Planning Director ai
City Engineer.
31) A sound wall constructed to the satisfaction of tl Planning Director shall be located along the souther: boundary of lots 191, 192, 208 and 209 at the ends <
developed with single story units.
32) Additional recreational area shall be provided in tl
vicinity of the duplex neighborhood to tl
satisfaction of the Planning Director.
Q and R Streets. In addition these lots shall only 1
Ensineerinq:
33) This project is approved under the expressed conditic that bridge and thoroughfare fees and traffic impac
fees shall be paid prior to issuance of a gradi:
permit.
34) The developer shall obtain a grading permit prior . the commencement of any clearing or grading of tl site.
The grading for this project is defined as con troll^ grading" by Section 11.06.170 (a) of the Carl& Municipal Code. Grading shall be performed under t: observation of a civil engineer whose responsibili.
it shall be to coordinate site inspection and testi
to ensure compliance of the work with the approv
grading plan, submit required reports to the Ci
Engineer and verify compliance with Chapter 11.06 the Carlsbad Municipal Code.
35)
36) Upon completion of grading, the developer shall ensu that an ltas-gradedlt geologic plan shall be submitt to the City Engineer. The plan shall clearly show a the geology as exposed by the grading operation, a geologic corrective measures as actually construct
and must be based on a contour map which represen
both the pre and post site grading. This plan sha
be signed by both the soils engineer and t
engineering geologist. The plan shall be prepared
a mylar or similar drafting film and shall become permanent record.
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37) No grading shall occur outside the limits of th project unless a letter of permission is obtained fro the owners of the affected properties.
38) All slopes within this project shall be no steepe
than 2:l.
39) Additional drainage easements and drainage structure shall be provided or installed as may be required k
the City Engineer.
40) The developer shall pay the current local drainac area fee prior to approval of the final map for thj project or shall construct drainage systems j
conformance with the Master Drainage Plan and City c
Carlsbad Standards as required by the City Engineer.
41) The developer shall construct desiltation/detentic basins of a type and size and at locations as approvc
by the City Engineer. The developer shall enter int
a desiltation basin maintenance agreement and submit
maintenance bond satisfactory to the City Engine€
prior to the approval of grading, building permit c
final map which occurs first for this project. Eac
desiltation basin shall be serviced by an all-weathc
access/maintenance road. The provisions of thj agreement shall apply to any offsite borrow site
which may be utilized in the construction of thj
project as required by the City Engineer.
42 1 The owner of the subject property shall execute a hol harmless agreement regarding drainage across tk adjacent property prior to approval of the fin?
map/and grading or building permit for this project.
43) The drainage system shall be designed to ensure thz runoff resulting from a 10-year frequency storm of
hours or 24 hours duration under developed conditions is equal to or less than the runoff from a storm ( the same frequency and duration under existir developed conditions. Both 6 hour and 24 hour stoi
durations shall be analyzed to determine the detentic
results. basin capacities necessary to accomplish the desin
44) The developer shall make an offer of dedication to tl City for all public streets and easements required 1 these conditions or shown on the Tentative Map. T1 offer shall be made by a Certificate on the Final mi
for this project. All land so offered shall 1 granted to the City free and clear of all liens ai encumbrances and without cost to the City. Streel
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that are already public are not required to I:
rededicated.
45) Direct access rights for all lots abutting Cannc
Road, ltAA1l I IIBBIl , and "CCI1 Streets shall be waived c the final map.
46) Plans, specifications, and supporting documents fc
all improvements shall be prepared to the satisfactit of the City Engineer. Prior to approval of the fini
map, the Subdivider shall install, or agree to insta:
and secure with appropriate security as provided I
law, improvements shown on the tentative map and tl following improvements to City Standards to tl satisfaction of the City Engineer:
A. All streets within this subdivision shall 1
public streets and shall be improved in accordanc
with current City Standards. Streets llE1l and It:
only shall be improved to Hillside Standards.
B. Full width right-of-way and full width improvemei
of Cannon Road through the subdivision accordance with City Standards, including medi, island.
C. Prior to approval of final map over any portion c this tentative map, the developer shall provic
for full width right-of-way, full width gradii and a 28-foot wide paved center section (excludii sidewalk and median landscape treatment) wi. street lighting of Cannon Road from tl
subdivision boundary westerly to El Camino Rea
The intersection of Cannon Road and El Camii
Real shall be fully improved in width includii
curb returns with transitions to meet the 28-f01 wide paved center section as required by the Ci.
Engineer.
D. Installation of a traffic signal at tl
intersection of Cannon Road and IIBB" Stree
Prior to approval of a final map over any porti
of this tentative map, the developer shall agr
to install and secure this signal as per approv
plans. The traffic signal shall be installed up
meeting warrants or as directed by the Ci
Engineer.
E. Prior to the approval of final map over Phase of the tentative map, the developer shall provi an alternate roadway outlet from the west end Street ItBB1I on a generally westerly direction
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College Boulevard, then northerly along Colleg Boulevard to Elm Avenue; then westerly along El
Avenue to join existing improvements.
The specific alignment and design of thi alternate roadway outlet shall be in accordanc
with City Standards and to the satisfaction of tk
City Engineer, and shall consist of: full right
of-way width (Street IIBBII - 68 feet), ful
grading, street lighting, drainage control, and
2 8 -foot wide paved center section (excludir median landscape treatment, if applicable).
Should the City Engineer deem it necessary t
signalize the intersection of College Boulevai
and Street IrBB", the developer shall enter into
secured agreement with the City for tk construction of one-fourth of the cost of sa: traffic signal.
47) Unless a standard variance has been issued, I
variance from City Standards is authorized by virti
of approval of this site plan.
Prior to final map approval for any unit with ai phase of this subdivision, the developer must provic
for two separate access roads into and out of tl
subdivision subject to the approval of the Cil Engineer. Cannon Road extension to Oceanside mi serve as the second access only if the traffic stuc
required as part of condition no. 58 shows it has 1 significant adverse impacts on Carlsbad's Circulatioi
49) The City Council has acquired facilities to produc
reclaimed water and is doing a mater plan for the UI
of reclaimed water. In order to insure an adequa.
water supply for the City and this development, it m,
be necessary for the applicant to use Type 1 reclaim1
water in the common areas of the subdivision. Th project shall comply with the requirements of t reclaimed water master plan as adopted by the Ci Council. If the plan so provides the applicant sha construct dual systems for reclaimed water
accordance with Title 17 of the Administrative Co
and City standards. The covenants, conditions, a
restrictions for the subdivision shall provide for
homeowners association with the responsibility for t use of reclaimed water and for the maintenance a operation of the system in accordance with Ci standards in the event a reclaimed water system required. The City Engineer may require t
48)
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installation of sleeves at crossing points to provid
for the possibility of reclaimed water service t properties adjacent to this subdivision.
50) Water shall be provided by the City of Carlsbad unles some other arrangement is approved by City Council.
51) Prior to approval of a final map over any portion c this tentative map the developer shall install, c agree to install and secure with appropriate securit as provided by law, for the following:
Installation of and easements for all water lines necessary to supply water
and fire flow to the subdivision
including any upsizing necessary to
requirement shall include submittal of a complete set of hydraulic network
calculations for the entire tentative
map area.
serve ad; acent land areas. This
52 1 The developer shall comply with all the ruler
regulations and design requirements of the respecti1 sewer and water agencies regarding services to tl pro j ect .
53 1 Land for all public streets and easements shown on tl tentative map shall be dedicated on the final map ai shall be granted to City free and clear of all lie]
and encumberances.
54 1 All concrete terrace drains shall be maintained by tl
property) or the individual property owner (if on t
individually owned lot). An appropriately word(
statement clearly identifying the responsibility sha
be placed in the CC&R's.
secure all the easements necessary for the off-si improvements. The City will enter into reimburseme
agreements with the developer to provide reimburseme for the construction of a sewer system or water syst
appurtenances required in excess of that required service this subdivision. The City will not, howeve enter into a reimbursement agreement to provi reimbursement for any portion of the off-site roadw
construction or right-of-way acquisitions required
serve this subdivision.
homeowner 1 s association (if on commonly own(
55 1 It shall be the responsibility of the developer
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56) The design of llBBvl Street from Cannon Road to "C( Street shall include provisions for a raised medii designed in accordance with City standards and to tl satisfaction of the City Engineer.
57 1 Prior to recordation of any final maps, the applicai shall submit a detailed traffic study identifyii
additional intersection improvements required as
study shall not be limited to, but shall specifical
address, the following intersections: Cannon Road a
College Avenue and El Camino Real. Impacts direct attributable to this project shall be mitigated to t satisfaction of the City Engineer.
result of traffic impacts from this project. Th
58 1 Prior to final map approval, a traffic analys addressing level of service and impacts on adjace street systems to this project shall be submitted
and approved by the City Engineer. Specif mitigation measures shall be incorporated into th
study and made a part of these conditions if approv
by the City Engineer.
59) All conditions of approval for this project shall n be eligible for Public Facilities Fee Reimbursement.
60 1 Sewage for this project will be handled as indicat in the Sewer Master Plan - through the South Ag Hedionda Trunk to Encinas. Prior to approval of t final map, the developer must provide for the system facilities, and easements necessary to implement t Sewer Master Plan.
61) Some improvements shown on the Tentative Map and/ required by these conditions are located offsite
property which neither the City nor the subdivider h
sufficient title or interest to permit t
improvements to be made without acquisition of tit or interest. The subdivider shall conform to Secti 20.16.095 of the Carlsbad Municipal Code.
Fire Department:
62 1 The applicant shall submit two (2) copies of a si plan showing locations of existing and proposed fi hydrants and onsite roads and drives prior to issuan of a building permit.
throughout construction.
63 1 An all-weather access road shall be maintain
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64 1 All required fire hydrants, water mains an
appurtenances shall be operational prior t combustible building materials being located on tF
project site.
65) Brush clearance shall be maintained according to tk
specifications contained in the City of Carlsbe
Landscape Guidelines Manual.
66) All fire alarm systems, fire hydrants, extinguishir
systems, automatic sprinklers, and other systen
pertinent to the project shall be submitted to tk
Fire Department for approval prior to construction.
67 1 All structures shall be protected by automatic fii sprinkler systems to the satisfaction of the Fii Chief until this project is within a five minut response time of a City of Carlsbad fire station.
68) Secondary access to this project via the extension c BB Street to College Avenue and the extension ( College Avenue to Elm Avenue shall be constructed ai accepted by the City when the Elm Avenue/Glasgow La1 Fire Station is activated or as determined by tl Local Facilities Management Plan for Zone 15.
69 1 Prior to issuance of building permits, the developt
shall submit to the Fire Deprtment a map, showing tl
street network, conforming to the following criteria
* 400' scale (1:4800) * Photo reduction on mylar * At least two existing streets and/or intersectioi shall be refrenced on the map (not a separa' vicinity map) * Maps shall include at least the followi; information:
* Street centerlines * Street names * Fire hydrant locations
70) The applicant shall agree to pay a fee established cover the cost of updating Fire Department respon
maps.
provided if deemed necessary by the Fire Marshal.
building plans shall be submitted to and approved
the Fire Department.
71) Additional public and/or onsite fire hydrants shall
72) Prior to the issuance of building permits, comple
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Fire retardant roofs shall be required on a1
structures. 73)
Parks and Recreation:
74) The landscaping in the median island and along tl parkway of Cannon Road shall comply with the Parks a1 Recreation Department's streetscape theme.
75) The homeowner's association shall be responsible fc the maintenance of the landscape treatment up to tl edge of all public sidewalks.
76) The developer shall apply and germinate an approvf seed mix as part of the erosion control measure on a: graded pads left for future consideration. Th. treatment shall be performed immediately after tl rough grading operation is completed.
77) Prior to approval of any final maps for this projec.
the applicant's landscape architect shall submit plan for the planting and maintenance of all commc slope areas. This plan shall classify slopes ai
their required maintenance in conformance with tl
City of Carlsbadls Landscape Guidelines Manual.
78) Street trees shall be planted adjacent to all pub1
streets at the rate of one per lot and the trees a: to be planted six feet back from curb or sidewalk, (
as otherwise approved by the Parks and Recreatic
Director.
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DISCUSSION ITEM
DATE : DECEMBER 16, 1987 ,’
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: CT 82-12/PUD-42 - CARLSBAD HIGHLANDS -
Substantial Conformance
I. RECOMMENDATION
That the Planning Commission find that the proposed revision are substantially in conformance ‘with the previously approve project .
Discussion
This project is located in the northeastern portion c
Carlsbad, adjacent to the Leisure World project in Oceanside
It was originally approved by the City Council on Septembe
7, 1982. The approved project consisted of 893 units on 26
acres with a gross density of 3.4 du/ac. When this projec was approved, constrained areas were not subtracted frc
approved, the project consisted of 152 single family, 21
duplex, and 524 multiple family dwelling units.
Since its original approval, the tentative map has receive two extensions as well as being tolled until February 15
1988. This tolling occurred because the last extension add€ the following condition regarding recent changes in land us policy:
density calculations. Its net density was 3.86 du/ac. A
This tentative map as extended shall comply with
the recommendations of the Citizens’ General Plan
Land Use Element Review Committee as adopted and
approved by the City Council. The map shall be reviewed by the Planning Director and City Engineer and shall be revised as they determine necessary to
ensure compliance with such recommendations.
The last of these ordinances, the Hillside Devehopmex Ordinance, was not adopted until February 17, 1987. Th: tolling gave the owners of the property a year to revise tl
project to comply with the new density control point: revised Planned Unit Development Ordinance, and Hillsic Development Ordinance.
The applicant, the Buie Corporation, has been working wil staff for the past six months to revise the project to comp:
e e
DECEMBER 16, 1987
CT 82-12/PUD-102
PAGE 2
complywith new ordinances and density control points based on
recommendations of the Citizenst General Plan Land Use
Element Review Committee. The major changes to the project
are listed on the attached Exhibit t'Ytl, dated December 2, 1987.
As shown by this exhibit, probably the most significant
change is the elimination of all of the multi-family units and most of the duplex units. This change in product type has reduced the number of units from 893 to 740 and correspondingly lowered the projects net density from 3.86
du/ac to 3.2 du/ac. The revised project only has one
three duplex neighborhoods and four multl-family areas.
These areas have been replaced with detached single family
residences. This changes the character of the project from a
mixed product type, mostly multi-family, to a basically single family product type with one duplex neighborhood.
The proposed revision complies with the intent of the
Hillside Development Ordinance. Grading has been reduced from 9,045 cubic yards per acre to 8,629 cubic yards per acre. The applicant has submitted specific written findings
which the Planning Director believes justify the proposed
grading of 8,629 cubic yards per acre. The original project
had 5,320 linear feet of slope exceeding 30 feet in height. The revised project only has 970 linear feet of slope exceeding 30 feet in height. Several of the slopes exceeding
30 feet in height are created by the extension of BB Street
into the panhandle portion of the project. This road is
necessary to provide access to that portion of the Site, as well as secondary access to the entire project. One Of
these slopes in excess of 30 feet was split to create a walking trail while the other will be heavily landscaped to buffer visual impacts. Another slope in excess of 30 feet is adjacent to lots on the south end of I1J1@ Street. The applicant has provided staff with a plan that would reduce the height of these slopes yet would require more intrusion
into the open space area. In this instance, staff believes that it is more appropriate to let the slopes exceed 30 feet in height to preserve natural open space.
The street system, although basically the same, has also been
modified by the proposed revision. The original plan had a
number of private streets which would have to be maintained
by the homeowners' association. All of the streets in the
proposed revision will be public streets. The loop road approved in the previous project has been redesigned to provide direct access to the large vacant property surrounding Lake Calavera to the north of this site. This
neighborhood with duplex units while the original project had
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DECEMBER 16, 1987 CT 82-12/WD-102
PAGE 3
area is presently zoned 0-S, Open Space, and staff does nc
know when, how, or if this property will ever be developec
leading to this site to buffer dwelling units backing ont this road from potential future traffic.
Revisions have been made to this project to comply with tF
revised Planned Development Ordinance. Small passil recreation areas have been provided to breakup long rows c
lots and provide neighborhood recreational opportunities. 21 shown by Exhibit rrD", there will be three types of passiv
recreation areas: tot lot areas, open play areas, an community court areas. A large, active, common recreatic area will be provided adjacent to the intersection of BB an
CC Streets in the south central portion of the project. Thi
area will include a swimming pool, spa, cabana, clubhouse
half basketball court, tot lot, barbecues, lawn area, an
parking.
The homes will have a mediterranean style of architectur
with stucco siding and tile roofs. To add Variety and
softening tone to the project, an occasional home will hav
siding more to the ranch style and a darker toned roof Exhibits "Gtl through "X" showing the proposed elevations anc floor plans have been photo reduced and bound for thc Commission's convenience. Full scale copies of each exhibi.
are on file at the Planning Department.
Some of the existing conditions of approval are no longe valid due to changes made in the project to comply witi recommendations made by the Citizen's General Plan Land Us6
Review Committee. Others may need to be modified to refleci
changes that have been made to this project. The Planninc
Director and City Engineer will review any changes to thc
conditions of approval to ensure that the final map for thi!
project is in substantial conformance with the origina.
tentative map. Exhibit "Z" lists the modified conditions 01 approval that will be applied to this project in order tc comply with the conditions of approval placed on this project
when it was originally approved and extended by the Citj Council.
Overall, staff believes that the new project is a significant
improvement over the previously approved project. The revisions show that a major project can be designed ir
conformance with the revised Planned Development Ordinance
and the Hillside Development Ordinance. Staff believes that
the new project complies with the condition added by Citi
Council requiring compliance with all recommendations cominc from the Citizens' Committee. Given the City Council's
However, extra setbacks have been provided on the mi
e 0
DECEMBER 16, 1987 CT 82-12/PUD-102 PAGE 4
direction and the fact that the project has the same basic design, staff believes that this project 1s in substantial
conformance with the previously approved project.
ATTACHMENTS
1. Location Map
2. Agenda Bill No. 8927 #1
3.
4. Staff Report, dated July 28, 1982
5. Exhibits "A" - "Xtt, dated December 1, 1987
6, Exhibits lrYll and ~~2~~. dated December 2, 1987
MH:dm
Findings justifying grading in excess of 8,000 cy/ac.
11/3 0/87
CARLSBAD HIGHLANDS 1 CT 82-1
AB#-
MTG. 7/7/87
DEPT. ENGR
DEPT. H&
CITY ATTYl TOLLING REQUEST
'CARLSBAD TRACT NO. 82-12, PUD 42
TITLE:
CITY MGR~ . (CARLSBAD HIGHLANDS)
4 e 0
Hunsaker G Associates San Diego, j - Planning 8 Engineering 8 Surveying -4B December 1, 1907
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009-4859
ATTN: Mike Howes
RE : Carlsbad Highlands
Dear Mike:
The following are a list of findings to justif
exceeding the 8,000 c.y./acre. As you know the total gradin
for the project is 1,700,000 c.y. which is 8,600 c.y./ne
acre.
1) Trying to keep the revised tentative map in
substantial conformance with the existing
tentative map.
2) Keeping the main collector roads in conformance
with engineering design standards and tentative
map conformance.
3) Cannon Road as a major arterial requires major
grading affecting the grading quantities
significantly. 4) In adhearing to slope criteria of the hillside ordinance we feel in this case additional
grading per acre is required.
Should you have any questions please feel free to call.
Very truly yours,
HUNSAKER AND ASSOCIATES
SAN DIEGO, INC.
-.
Stephen W. Tate
Pres id en t
City of Carlsbad
SWT:ky
W.O.# 270-45 K.2M
6122 Nancy Ridge Dr, Suite 101 San Diego, GI 92121 (619) 535-2150 Offices: San Diego 8 Imine Ontario
Stephen Tate *Jack Hill Dauid Datis 8 Dave Hammar
i 4 &CCATICN SUBMI'ITAL e JUNE 15, 1982
T
STAFF REPORT
DATE: July 20, 1982
TO : Planning Commission
FROM: Planning Department
SUBJECT: CT 82-12/PUD-42, CARLSBAD HIGHLANDS - Request for a 5
lot; 893 unit Tentative Tract Map and Planned Unit
Development on property generally located south of La Calavera and approximately one mile east of El Camino Real in the R-A-10,000 zone.
I. PROJECT DESCRIPTION AND PAST HISTORY
The applicant is proposing a 561 lot; 893 unit tentative tract
map and planned unit development to be built in 7 phases on 26
acres of land located as described above. The proposed projec will consist of single-family dwellings, duplexes, townhouses, flat-on-flat units and condominiums arranged in 10 villages.
The northern third of this site is relatively flat and is pre- sently being used for agricultural purposes. Most of the rema
ing portion of the site is made up of moderate to steep hillsi covered with native vegetation consisting of chaparral, coasta sage scrub, southern California grassland and riparian woodlan
As this project is proposed, over half of these natural habita will be preserved. Wherever possible, development has been
concentrated in the already disturbed areas and in areas with habitat value.
The subject property is zoned R-A-10,000 (residential agri-
cultural - 10,000 square foot minimum lot size). The project will have a density of 3.4 du/ac, which is in conformance with the RLM (0-4 du's/acre) land use category designated for the
majority of this site.
A previously proposed project for this site was denied without prejudice by the City Council at their meeting on March 19, 15
Although the Council did not feel the project was premature,
they felt it was not an acceptable or good planned unit
development. Specifically, the Council had concerns with.:
1. the lack of design tradeoffs for a planned unit
2. the destruction of most of the natural habitats;
3. the alteration of the site by grading; and 4. The lack of variety of housing types.
development; and
t e e
The Council denied the project and directed the applicant and staff to work together and return with a revised development plan.
11. ANALYSIS
Planning Issues
1. Does the project conform with the development standards of the Planned Development Ordinance?
2. Does the project conform with the design criteria of the Planned Development Ordinance?
Discussion
Development Standards
This project meets 01: exceeds all of the development standards of
the Planned Development Ordinance. Access to the units will be
provided by a system of public streets, private streets and private driveways. All of the single-family dwellings, duplexes and townhouses will have attached two car garages. All of the
condominiums and flat-on-flat units will have one covered and one
uncovered parking space within 150' of the unit. The multiple
family neighborhoods will provide all of the required guest
parking within their parking areas. Extra guest parking will be available on all of the public streets within this project.
Additionally, this project exceeds the recreation requirements of
the Planned Development Ordinance. Active common recreation areas will be provided in seven locations as shown by Exhibit
''D". Details of the common recreation areas are shown by
Exhibits "H" and "I". In addition, each unit will have a private recreation area consisting of balconies, patios and fenced rear yards e
All other development standards are met by this project.
Design Criteria
The applicant has worked closely with staff to ensure that this project is site sensitive and that it meets the intent and pur- pose of the Planned Development Ordinance's design criteria. Development has been concentrated on the flatter, already dis-
turbed portions of the site. This has had several beneficial effects. It has allowed the applicant to reduce the amount of grading by 25% from his previousy proposed project. The amount of natural habitat being preserved has increased from 19.5 acres to 75.4 acres, which represents over half of the existing natural
habitats on the site. In addition, the natural areas that are
being preserved are the best natural habitats on the site.
-2-
LL a 0
A notable feature of the project is that it provides a variety housing types, including single-family dwellings, duplexes, tot houses, condominiums and flat-on-flat units. All together the1 will be five housing types with a total of twenty floor plans. Many of the concepts from the Design Guidelines Manual of the Planned Development Ordinance have been incorporated into the
design of this project.
Staff believes that this is a good example of what can be accon
plished using the new Planned Development Ordinance and rec- ommends approval of the project.
111. ENVIRONMENTAL REVIEW
The Planning Director has determined that the impacts of this project were addressed in previously-certified environmental documents and that the additional number of units will not have significant impact on the environment and, therefore, has issue a Notice of Prior Environmental Compliance on July 19, 1982.
IV. RECOMMENDATION
It is recommended that the Planning Commission ADOPT ResoLutior No. 1989 recommending APPROVAL of CT 82-12/PUD-42 to the City
Council based on the findings and subject to the conditions
contained therein.
ATTACBMENTS
1. PC Resolution No. 1989
2. Location Map
3. Background Data Sheet
4. Disclosure Form 5. Environmental Documents
6. Reduced Exhibits 7. Exhibits "A" - "W", dated June 15, 1982
MH/ar
7/20/82
-3-
w e 1 ,*
.
Exhibit **Y ** December 2, 19e
CT 82-12/PUD-42 Carlsbad Hicrhlands
Original vs. Revised
Design Comparison
Oricrinal Revised
1. Unit Count
893 units (3.86 du/ac) 740 units (3.2 du/ac)
2. Earthwork
Quantity 1,800,000 cubic yards 1,700,000 cubic yards Earthworkjacre 9045 cubic yards 8,629 cubic yards/a
3. Streets
Original project had All streets are
private streets. . 14,650 linear feet of public.
4. Planned Development Ordinance
Portions of the project did not
comply with the Revised Planned complies with th
Development Ordinance. Revised Planned
The revised project
Development Ordinance.
5. Slopes
The original project had The revised project has
exceeding 30' in height. exceeding 30' in height
5,320 linear feet of slope 970 linear feet of slop
6. Natural Open Space
24% 25%
63.81 ac 65.73 ac
7. Product TvDe
152 single family
217 duplex 102 duplex 524 multiple family
638 single family