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HomeMy WebLinkAboutCT 82-15; Alicante Hills; Tentative Map (CT) (3)DATE: DECEMBER 9, 1985 TO: CITY MANAGER FROM: PLANNING DEPARTMENT SUBJECT: CT 82-15/CP-212 - ALICANTE HILLS CROSSROADS TENTATIVE MAP EXTENSION This project, consisting of 490 dwelling units on a 39.2 acre previously graded site was approved by the City Council on October 5, 1982. The project's density was 12.5 du/ac which was towards the low end of the site's General Plan designation of RMH, 10-20 du/ac. This density would put it in the midrange of the site's present General Plan designation of RMH 9.1-15 du/ac. The project's density was calculated on its gross acreage in which density credit was provided for slopes in excess of 40 percent. A slope analysis was not prepared when this project was approved in 1982. Staff does not know how much of the site consists of slopes in excess of 40 percent. However, staff believes that there are not enough slopes in excess of 40 percent on this site to have a significant impact on this project's density. This project has three product types; 324 condominium units arranged in four large building clusters along the frontage of •-- Corte De La Vista, 134 fourplex units adjacent to the golf course and 32 split level units between the other two product types. Several active and passive common recreation areas have been provided. In addition, most of the units have private patios or balconies. The proposed project appears to be in conformance with the development standards and design criteria of the Planned Development Ordinance. This project was accompanied with a zone change from R-l-10000 to RD-M. Staff had some concern about the impacts on traffic and circulation caused by the proposed zone change. A traffic study was prepared by Pringle and Associates, however, which indicated that even with the additional traffic generated by the project, surrounding streets would still be below maximum capacity levels. This study only appeared to address traffic in the immediate vicinity of the project. The study did indicate that the signalization of Alicante and Alga Roads may be warranted when the project is completely built out. This signalization has already occurred. Memorandurn- CT 82-15 - Alicante Hills Page Two Staff's primacy concerns with respect to the design of the project involve visual impacts and offsite grading impacts. Staff had concerns about the massive appearance of the large condominium structures in the upper portion of the project adjacent to Corte De La Vista. This portion of the project consisted of two tiers of three story condominium units. Staff had concerns that these would appear to be massive six story buildings when viewed from the golf course or the south side of La Costa. The applicant mitigated much of this concern by offsetting the lower levels from the upper levels, and increasing the separation between the levels while proposing dense landscaping between the two levels. Staff also had concern about the 390,000 cubic yards of dirt proposed to be exported from this site. The applicant felt that this was necessary because this site had been previously graded and a soils report showed that the dirt had not been properly compacted. Staff believed that this grading was acceptable because the earth moving operation would occur solely on property owned by the Daon Corporation and would only have to. cross three public streets. Approximately 70,000 cubic yards would be exported to the adjacent Alicante Hills (CT 81-29) site while the remainder would be exported to the nearby Alga Hills property. A number of conditions which would help mitigate the impacts of the offsite grading operation were included in the Planning Commission Resolution approving this project. As the Council is aware, there is a growing concern about traffic congestion in the La Costa area. This is probably the largest project approved in this portion of La Costa. As mentioned previously, the traffic study prepared for this project only addressed the impacts this project would have on the streets in the immediate vicinity of this project. This project did not address intersection capacities or traffic impacts on La Costa Avenue. At the December 3, 1985, City Council meeting, the CT 85-10/PUD-81 Rice, was continued until the City could complete a detailed traffic study for the La Costa area. The City may not have that option with this project since the map would expire before the traffic study could be completed. MH:ad MEMORANDUM DATE: OCTOBER 3, 1985 TO: ENGINEERING DEPARTMENT FROM: LAND USE PLANNING OFFICE SUBJECT: REQUEST FOR EXTENSION OF TENTATIVE MAP CT 82-15/CP-212 ALICANTE HILLS The Land Use Planning Office can support the requested extension of CT 82-15, but has two major concerns; traffic and grading. The proposed project will add traffic to La Costa Avenue which is already heavily congested. The addition of the condition requiring the developer to enter into an agreement with the City to pay traffic impact fees should help to alleviate future traffic impacts at congested intersections in the La Costa area. However, this-fee will do little to-.mitigate existing and future congestion on La Costa Avenue. Staff also has concerns about the massive amounts of grading proposed for this project and would have trouble making the finding that it was sensitive to the existing topography. The proposed project requires approximately 390,000 cubic yards of export, most of which would go to the recently approved Alga Hills project. This would require approximately 16,250 truckloads of dirt to be exported over a four month period. The map was originally conditioned to mitigate adverse impacts on adjacent residences as much as possible. The Land Use Planning Office could recommend extension of this tentative map if the following standard conditions of approval were added: 1) A 500" scale map of the subdivision shall be submitted to the Land Use Planning Manager prior to the recortation of the final map. Said map shall show all lots and streets within and adjacent to the project. 2) 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 Land Use Planning Manager. 3) 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 Land Use Planning Manager and Building and Planning Director. 4) 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 Land Use Planning Manager. 5) 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. 6) 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. 7) 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 Land Use Planning Manager. 8) 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. Engineering; 9) Developer shall, prior to final map approval, enter into an agreement with the City for the developer to pay a traffic impact fee for the developer's share of mitigating anticipated future traffic problems at and near the intersection of El Camino Real and Olivenhain Road, and at and near the intersection of El Camino Real and La Costa Avenue. The interim fees to be collected, at the time of building permit issuance, shall not exceed $250 per single family housing unit, nor $200 per multiple family housing unit. The amount of such fees shall be determined by the City Council based on an area traffic impact study to be undertaken by the City and concluded within six months after approval of applicant's tentative tract map. MH:bn CITY OF CARLSBAD Inter-Office Correspondence TO : L FROM: C SUBJECT;of cr OFFICE DATE: MESSAGE: / /-:- < •:--> '/c^., _ ,. ;< '.-- ., A v,.. ,_. _ ><•'/•/"3 Attachments: REPLY : Reply requested: I U5f an coA$t\a\ -fee poU>c la.o <* •n «HI3.ST. Aroval Date:f /or porcv or i .3 ..Signature;' August 21, 1985 Mr. Gene Donovan City Engineer CITY OF CARLSBAD 1200 Elm Avenue Carlsbad, California 92008 Re: Tentative Map no. CT 82-15, including CP-212 - Alicante Hills Dear Mr. Donovan: A request is hereby made for a one-year extension of the above-referenced map. For your information, on October 16, 1985, the City Council of the City of Carlsbad approved an extension of time for the tentative map, subject to certain conditions. This action is embodied in Resolution No. 7779. Pursuant to Chapter 20.12.110 of the Carlsbad Municipal Code, I, as owner of the project, am requesting an additional one-year extension. This request is being filed at least 20 days but not more than 90 days before the tentative map is due to expire on October 19, 1985. Additionally, I agree to meet all other conditions required to qualify for and request an extension and execute necessary instruments evidencing those facts. The reason this request is made is that I am currently engaged in developmental activity and further studies directed to bring the project in conformity with the City's General Plan and to meet all other requirements of the tentative map. This activity, due to its complexity and scope, has caused certain delays. As a result, the project and final map presentation cannot be accomplished by the time the tentative map expires. These circumstances necessitate an extension of time. The undersigned will make himself fully available to the City or your department to expand upon or discuss any matters connected with the tentative map. Thank you for consideration of the request. Sincerely XHERMAN K. BEEBE trf' HKB:dsm r: -:• 00 .nQ'--.o \*«- tffi^-"" RICK ENGINEERING COMPANY 3088 PIO PICO DR. . SUITE 202 . CARLSBAD, CA 92008 P.O. BOX 11 29 . PHONE . AREA CODE 619 • 729-4987 August 9, 1983 Bill Hofman Planning Department CITY OF CARLSBAD 1200 Elm Avenue Carlsbad, California 92008 RE: ALICANTE HILLS CROSSROADS C.T. 82-15 (J#8681D) Dear Bill: Please find enclosed two bluelines of the Alicante Hills Crossroads exhibit for offsite grading dated August 5, 1983. This revision reflects the change that you reviewed on the exhibit sent to you on July 28, 1983. Per our phone conversation, this letter and the new exhibit will be placed in the City's Alicante Hills Crossroads project file. The letter you wrote dated July 8, 1983 will also approve this latest revision unless we receive a letter from you stating otherwise. Thank you for your assistance in this matter. Sincerely, John Brand JB:cg Enclosures (2) cc: Bill Storm/Daon Corp. J, rtf"/ * 1 ^*3 QjUA\rf t0 t -I / ' .„; -^ rvv;'-f d"' •! A Ptwgfe cuul TRAFFIC & TRANSPORTATION ENGINEERING June 23, 1982 Mr. John Brand Rick Engineering Company P.O. Box 1129 Carlsbad, CA 92008 RICK ENG. Date Received 'JUK241982 Dear Mr. Brand: This letter summarizes our review of traffic factors related to the proposed Alicante Hills Crossroads project in the La Costa area of the City of Carlsbad. The study is based upon information provided by you, discussions with City Staff and previous studies in the area. The project is located on the southeast corner of Alicante Road and Corte de la Vista (Alfil Way). A total of 490 condominium units are proposed for the site. In addition to Corte de al Vista, vehicular access is proposed from Alicante Road by a street which parallels Corte de la Vista and loops to intersect Corte de la Vista tasterly of Bolero Street. The site location and road system arc illustrated on Figure 1. EXISTING CONDITIONS The site is currently undeveloped except for Corte de la Vista which is constructed and terminates easterly of Bolero Street. Construction of 38 single family detached dwelling units has been approved on the north side of Corte de la Vista. Alicante Road/El Fuerte Street is fully improved and loops from Alga Road southwest of the site to Alga Road northwest of the site. Current dnily traffic on Alicante Road at Alga Road is approximately 3300 vehi- cles. The intersection of Alga and Alicante Roads is a "T" intersection with a STOP sign for Alicante Road traffic. Partial development of residential areas is completed along the Alicante Road/El Fuerte Street corridor. 2651 EAST CHAPMAN AVENUE SUITE HO FULLERTQiV CALIFORNIA 92631 •r14) 871 2931 PROJECT LOCATION a TRIP DISTRIBUTION WESTON PRtNGtE AND ASSOCIATES FIOURE 1 -2- TRIP GENERATION In order to examine the traffic factors related to the project, it is necessary to estimate the number of trips that would be generated. Studies have been conducted by government agencies and consultants to determine trip generation characteristics at various land uses. The rates utilized in this study are listed in Table 1 and conform to rates previously utilized in the Ln Costa area with some adjustment as requested by the City Tryffie Engineer. By applying the rates in Table 1 to the 490 dwelling units proposed for the site, an estimate of project trip generation is obtained. As indicated in Table 1, the project is estimated to generate 3,900 daily trip ends with 395 occurring during the PM peak hour. TRIP DISTRIBUTION AND ASSIGNMENT Geographic trip distribution patterns have been developed for previous projects in the La Costa area. These previous distributions were reviewed and modified to reflect the anticipated trip distribution for this project. The project trip distribution is illustrated on Figure 1. By applying the distribution from Figure 1 to the estimated project traffic in Table 1, project traffic was assigned to the road system. Project traffic volumes anticipated on roads in the area are indicated on Figure 2. EXTERNAL TRAFFIC ANALYSIS Project and project plus existing traffic volumes are indicated on Figure 2 for the external road system. Alicante Road is classified as a Secondary Arterial with a daily capacity of 5,000 to 20,000 vehicles. As indicated on Figure 2, the total daily traffic with the project is less than 6,000 which is well within the capacity of the road. Alga Road is classified as a Major Arterial with a daily of 20,000 to 40,000 vehicles. The anticipated project plus existing volume on Alga Road is less than 10,000 and also well within the capacity of the road. LEGEND 235O PROJECT (565O) EXISTING + PROJECT DAILY VOLUMES WESTON PRINGLE AND ASSOCIATES FIOUPE 2 -3- Table 1 TRIP GENERATION PERIOD f-i) ~~ RATE^ 'TRIPDaily 8.0 PM Peak Hour 39°° In 0.6 295Out 0.2 100 Trip Ends per Dwelling Unit (2) Based upon 490 Dwelling Units CITY OF CARLSBAD Inter-Office Correspondence TO: FROM: SUBJECT:2>2- - OFr lit DATE: MESSAGE: Attachments REPLY: Date: 10/83 Reply Requested:Signat ure: \^ SCkLE 1" - 500' 3 SUBJECT PROPERTY 300' RADIUS MAP RICK ENGINEERING COMPANY 111 PLANNERS- CIVIL ENGINEERS-LAND SURVEYORS 3(20 FRIARS ROAD SAN DIE 60, CALIFORNIA 3oee PIO PICO DRIVE. SUITE IOZ.CARLSBAO, SANWE60-(ri4)29l-0707/CARLSBAD-(7l4} 729-498 SCALE :l!f500j DATE tAzgQzSgJ PRQJ. -4- The need for signalization of Alga Road and Alicante Road was also examined. Warrants for the installation of traffic signals based upon estimated daily volumes have been developed by CalTrans and are listed in Table 2. As indi- cated in Table 2, the project traffic would result in the intersection satis- fying Warrant Number 1, "Minimum Vehicular Traffic". It is recommended that the intersection be signalized prior to full development of the project. Based upon the warrants in Table 2 and the daily volumes on Figure 2, no other intersections would warrant signalization as a result of the project. ON-SITE CIRCULATION The on-site circulation system is restricted by the topography of the site. This restriction results in Corte de la Vista and the parallel road providing internal circulation and access. Connections are planned between these two roads and they intersect east of Bolero Street; however, the grades and align- ments of these connections would not result in their being utilized as principal circulation facilities. These connections do provide routes for emergency vehicles and other un-site i-in-u lat ton iK-etl:;. The on-site circulation system is illustrated on Figure 3 along with estimated daily and PM peak hour volumes at selected locations. In general, the internal road system is adequate to accommodate project traffic. There are some specific concern?; whcili arc ruvie-wed in Lhe io 1.1 owing paragraphs. The on-site collector road is proposed to be 26 feet in curb-to-curb width with no parking. This width is adequate to accommodate projected traffic and dis- courage on-street parking. As indicated on Figure 3, volumes increase from east to west on this road. An increase of approximately 50 percent occurs at the first northerly driveway on the collector road. It was recommended by City Staff that a 36 foot width be provided from this driveway westerly. This would allow a left turn pocket for eastbound traffic turning north. We concur with this recommendation to improve traffic operations and safety. 9-6 , Ap/.'l, 1977 T.-ible 2 SIGNALS AND LIGHTING -'j- TRAFF1C MANUAL Fiyure 9 1C TRAFFIC SIGNAL WARRANTS (Based on Estimated Average Daily Traffic — See Note 2) URBAN RURAL . x 1. Minimum Vehicular Satisfied . . Not Satisfied Number of lanes for moving traffic on each approach Major Street Minot Street 1 . . . . 1 2ormor- . . 1 2§00 2 or more /OPv . . . 2 or more 1 ..... 2or more 2. Interruption of Continuous Traffic Number of Ion rs tor mo viny troffi c on each approach Major Street Minor Stu-.-t 1 . . ... 1 2 or mort 7000, . 1 .2800 2 or more . 2 or more 1 2 o r m o r L* 3. Combination No one warrant satisfied but following warrants fulfilled 3r>~- "r mo"> 1 2 Minimum Requirements EADT Vehicles per day on major street (totol of both upproochcs) Urban Rural 8,000 5,600 9,600 6,720 9,600 6,720 8,000 5,600 Vehicles per day on major street (total of both approaches) U.lxm Kuuil 12,000 8,400 14,400 10,080 14,400 10.080 12,000 8,400 2 Warrants Vehicles per day on higher— volumeminor- street approach (one direction only) Urban Rural 2,400 1,680 2,400 1,680 3,200 2,240 3,200 2,240 Vehicles per day on higher- volume minor- street approach (ono direction only) Urlxin Rural 1,200 850 1,200 850 1,600 1,120 1,600 1,120 2 Warrants NOTE: 1. Left turn movements from the major street may be included with minor street volumes if a separate signal phase is to be provided for the left-turn movement. 2. To be used only for NEW INTERSECTIONS or other locations where actual traffic volumes cannot be counted. TS-1O-C 15 MINIMUM TANGENT TURN CHANNELIZATION I75O DAILY VOLUMES 135/45 PM PEAK IN / PM PEAK OUT ON-SITE CIRCULATION a VOLUMES WESTON PRINGLE AND ASSOCIATfS FIGURE 3 -6- The collector road has a relatively Ions tangent section which could result in speeding problems. Designs of this type generally result in complaints from adjacent residents of excessive speed. In order to mitigate this potential problem, it is recommended that median islands be placed along this section to reduce the travel way and speeds. The design of these islands should be reviewed and approved by the City Engineer. A final concern is the lack of a tangent section on the collector road at its intersection.with Corte de la Vista. The normal tangent section cannot be provided due to topography and grading restrictions. Due to the minor traffic volumes on both Corte de la Vista and the collector at this point, the lack of a standard tangent is not felt to be a significant problem. It is recommended that a minimum of 15 feet of tangent be provided to increase the safety of this intersection. SUMMARY This study has examined the traffic factors related to the proposed Alicante Hills Crossroads project in the La Costa area of the City of Carlsbad. Esti- mates have been made of trip's to be generated by the project and their po- tential impact upon the road system evaluated. On-site circulation was also examined and recommendations developed to improve traffic operations and safety. In general, the project was found to be acceptable from a traffic circulation and safety viewpoint, with the recommended mitigation measures. Principal findings of the study are the following: 1. The project would generate 3,900 daily trip ends with 395 occurring during the PM peak hour. 2. The existing external road system has adequate capacity available to accommodate the development traffic. 3. On-site circulation provisions were found to be adequate with the recommended mitigation measures. -7- MITIGATION MEASURES The following measures are recommended to mitigate potential traffic impacts from the development. 1. Signalization of the Alga Road/Alicante Road intersection would be warranted at the completion of this development. 2. The intern;)! collector ro;id should have a 36 foot curb-to-curb width from Alicante Road to the first northerly driveway to allow separate left turn lanes. 3. Islands should be installed on the internal collector to reduce the travel way and speeds at selected locations and as approved by the City Engineer. 4. A minimum tangent of 15 feet should be provided on the collector road at its intersection with Corte de la Vista. We trust that this report will be of assistance to you in the development of this project. If you have a'ny questions or require additional information, please contact us. Respectfully submitted, WESTON PRINGLE & ASSOCIATES •7 „ Weston S. Pringle, P.E. Registered Professional Engineer State of California Numbers C16828 & TR 565 WSP:bas #1351 If after the informatics, ^wi have submitted has been that further informatic^f^T required, you will be so f it is determined APPLICANT: DAON CORPORATION AGENT: MEMBERS: Name (individual, partnership, joint venture, corporation, syndication) 1241 Elm Avenue. Carlsbad, Ca. 92008 — _.,.! Business Address 43^578 Telephone Number James L. Goff Name 1241 Elm Avenue, Carlsbad, Ca. 92008 Business Address (714) Telephone Number Name -(individual, partner, joint venture, corporation, syndication) Home Address Business Address Telephone Number Telephone Number .Name Home Address Business Address Telephone Number Telephone Number (Attach more sheets if necessary) I/We declare under penalty of perjury that the information contained in this dis- closure is true and correct and that it will remain true and correct and may be1 relied upon as being true and correct until amended. DAON CORPORATION \Applicant 'Agent, • Owner, DEVELOPMENTAL SERVICES D Assistant City Manager (714) 438-5596 D Building Department (714) 438-5525 D Engineering Department (714) 438-5541 D Housing & Redevelopment Department 3096 Harding St. (714)438-5611 D Planning Department (714)438-5591 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 City of Cartebab NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: Alicante. South side of Corte de la Vista, east of PROJECT DESCRIPTION: 1) A zone change from R-1-10,000 to RDM and 2) a 493 unit tentative tract map and condominium permit on 41 acres. 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 Conditional Negative Declaration (declaration that the project will not have a significant impact on the environment based upon mitigating measures being incorporated into project) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Conditional Negative Declaration with supportive documents is on file in the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. DATED: August 9, 1982 CASE NO: ZC-262/CT 82-15/CP-212 APPLICANT: Daon Corp. PUBLISH DATE: August 11, 1982 MICHAEL J. BOLZMKLER Land Use Planning Manager ND-4 5/81 DEVELOPMENTAL SERVICES D Assistant City Manager (714) 438-5596 D Building Department (714) 438-5525 D Engineering Department (714) 438-5541 D Housing & Redevelopment Department 3096 Harding St. (714)438-5611 Citp of Planning Department (714) 438-5591 PUBLIC NOTICE OF PREPARATION 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 PLEASE TAKE NOTICE: The Planning Department of the City of Carlsbad intends to prepare a Negative Declaration for the following project: Project Description: 1) A zone change from R-1-10,000 to RDM and 2) A 493 unit condominium project on 41 acres of land. Project address/Location: The south side of Corte de la Vista, east of Alicante Road. Anticipated significant impacts: None We need to know your ideas about the effect this project might have on the environment and your suggestions for ways the project could be revised to reduce or avoid any significant environmental damage. Your ideas will help us decide what issues to analyze in the environ- mental review of this project. Your comments on the environmental impact of the proposed project may be submitted in writing to the Planning Department, 1200 Elm Avenue, Carlsbad, CA 92008, no later than July 30, 1982. DATED: July 12, 1982 CASE NO: ZC 262/CT 82-15/CP 212 APPLICANT: DAON Corporation PUBLISH DATE: July 17, 1982 MICHAEL J. HOLZMI&LER Land Use Planning Manager ND 3 5/81 RECEIVED WOODSIDE KUBOTA & ASSOCIATES, INC. ENGINEERS 2465 Pio Pico Drive • P.O. Box 1095 • Carlsbad, California 92008 • (714) 729-1194 CITY OF CARLSBAD Planning Department August 23, 1982 HAND DELIVERED Planning Commission City of Carlsbad 1200 Elm Avenue Carlsbad, CA 92008 Subject: Carlsbad Tract 82-15/CP 212 -- Alicante Hills Crossroads - Daon Corporation -- Costa Real Municipal Water District Mr. Chairman and Members of the Planning Commission: Thank you for this opportunity for the comments and recommendations of the Costa Real Municipal Water District with respect to this proposed new development which is actually a resubdivision of an original residential single-family dwelling unit known as Alicante Hills. As a part of the original subdivision, the development constructed an extensive public water system that is now owned and operated by the Water District and public water service would be provided from that existing system in ac- cordance with all of the rules and regulations and policies of the Water District. In view of the importance of specific policy direction, the Water District has for your consideration the following comments and recommendations with respect to your review of the subject tentative subdivision map: 1. Under the terms of a recently approved "interim agreement" between the City of Carlsbad and the Water District as well as following the requirements of Resolution No. 256 of the Water District and applicable State law, public water service will be provided to this proposed new subdivision in its entirety by the Costa Real Municipal Water District. 2. The development will be required to construct all of the necessary onsite public water system facilities so that water service will be provided to all of the residential developments in accordance with the applicable rules and regulations of the Water District for service to condominium-type developments. In Orange County, Santa Ana Planning Commission City of Carlsbad August 23, 1982 Page 2 ENOINEERS The development will be responsible for all of the financial obli gations in connection with the construction of the public water system, installation of the services, payment of all of the water service charges and other District charges, and all of the pro- ceedings relating to this new subdivision development. We further recommend that there be a specific condition included within the resolution of approval for the subdivision, if such is granted, setting forth the fact that public water service will be provided by the Water District and the requirement for the adher- ence to all of the rules and regulations of the Water District. We welcome the opportunity to respond to any questions of the department staff or the Planning Commission for this substantial and complex condo- minium type development with respect to public water service. truly yours, ^ubota, District Engineer \Co>€a Re'al Municipal Water District cc: Costa Real Municipal Water District Daon Corporation Rick Engineering Company, Carlsbad JYK:paf CMWD 82-405 RICK ENG. Date Received 1 5 1982 ROSS IKEMIRE / ARCHITECTS, INC. MEMORANDUM ALICANTE HILLS - CARLSBAD, CALIFORNIA TO: Wayne Thompson FROM: Tom HiaCt JOB //: 8208 , DATE: 6/6/82 PARTICIPANTS: John Brand - RICK ENGINEERING Tom Hiatt - ROSS IKEMIRE/ARCHITECTS Wayne Thompson - DONDI Van Boxtel - VALUE PLUS IND. Jim Goff - DAON CORPORATION Jim Draughon Bill Hofman - CITY OF CARLSBAD Mike Holtzmiller - CITY OF CARLSBAD Ross Ikemire . . DISCUSSIONS/CONCLUSIONS The city was receptive to the site and building revisions presented Friday morning. It was decided that the hillside building should have a 10' split between the upper and lower levels. The fire marshal and planner indicated that they could support the plan pending the resolution of the grading/re- taining problems as presented by John Brand. It was decided that John would have a grading plan penciled out by Wednesday, June 9, for your review. Retaining walls would be used in a number of locations Large banks would be split into a series of 5'-6' walls. Walls would be incor- porated into existing structures where possible. Landscaping will be used to enhance the retaining walls and minimize the look of massive walls. John Brand will also review the street design in areas of critical slopes and revise them for optimal efficiency. The final grading may dictate that some of the recreation/club buildings be relocated to areas with less critical slopes. The grading plan will be reviewed with concern to a height variance as required along Corte de la Vista. The City Staff indicated that the zoning ordinance has a.height limitation of 35' above existing grade. The city said they could support a variance of 1 story above the closest street. However, if we encoun- ter a problem, there is a question at what is existing grade if the site was already graded. Tom Hiatt xc: Jim Gof'f John Brand Van Boxtel riAl I A« T*YAR 7*7V) • <?H\ 7X1-OQT3 Tine DEVELOPMENTAL SERVICES D Assistant City Manager (714) 438-5596 D Building Department (714) 438-5525 D Engineering Department (714) 438-5541 D Housing & Redevelopment Department 3096 Harding St. (714)438-5611 JZTPIanning Department (714) 438-5591 June 25, 1982 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 Cttp of Cartebab DAON Corporation 1241 Elm Avenue Carlsbad, CA 92008 ATTENTION: Jim Goff SUBJECT: Dear Jim: ALICANTE HILLS CROSSROADS - NOTICE OF INCOMPLETE APPLICATION - ZC 2Q2/CT 82-15/CP-212 This notice is written pursuant to California Assembly Bill 884 notifying you that your application is incomplete. The following items must be submitted to complete your application: 1. Twelve additional copies of all large exhibits including the tentative map, site and landscape plans, and elevations. Twelve additional copies of the floor plans is not necessary. These plans should be submitted prior to July 12, 1982 in order to stay on the August 11, 1982 Planning Commission Agenda. 2. Two sets of stamped, labeled envelopes of all property owners and tenants within 300 feet of the subject property. The City of Carlsbad Planning Department at 1200 Elm Avenue, Carlsbad 92008, ' should be indicated on the return address. This requirement has been in effect for over a month and you may wish to pick up some new application forms for your office. 3. One copy of a reduced elevation for the "Hillside" units. June 25, 1982 Page Two Your item has been scheduled for the August 11, 1982 Planning Commission meeting. We cannot notice this item for the public hearing until we receive these items. Please call me if you have any questions. City of Carlsbad Sincerely, BILL HOFMAN Associate Planner BH: bw DI^SKT CMPIMCTDIMr' rT\MDAMV PLANNING CONSULTANTSTCi^bsMiL tr«ljirNttr\HNla i^UIVlrArNY AND CIVIL ENGINEERS 3088 PIO PICO DR. . SUITE 202 . CARLSBAD, CA 92008 P.O. BOX 1129 . PHONE . AREA CODE 619 • 729-4987 June 20, 1984 Mr. Ron Beckman City Engineer CITY OF CARLSBAD 1200 Elm Avenue Carlsbad, California 92008 RE: ALICANTE HILLS CROSSROADS C.T. 82-15 (J#7914D/8681) Dear Mr. Beckman: This letter is in response to your conversation with Jim Goff two days ago regarding the Alicante Hills Crossroads (C.T. 82-15) offsite haul route. It is our understanding that you have approved the proposed haul route. Please''find, enclosed the following items you requested: 1) Haul route exhibit 2) Conceptual grading plan for the disposal site 3) Conditions placed on the original project that are still applicable We would urge an early written response to this request. If we can be of any assistance, please call. Sincerely, John Brand jB:cp cc: Jim Goff/Daon Bill' Hofman/City of Carlsbad, Planning RECEIVED J UN 2 51984 CITY OF CARLSBAD ENGINEERING DEPARTMENT ICUA-I ). DEVELOPMENTAL SERVICES G Assistant City Msn-iopr (714)438-5598 D Building Department (7V.) 43B-5525 D Engineering OapaTtm-anl (714)433-5641 III Housing & Redevnicpntent Department 3098'Harding fit. (714)433-5611 & Planning Department (714) 438-S1.31 Hay 7, 1982 '£\ 's- ') tp of 1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008 DAON CORPORATION 1241 Elm Avenue, Suite B Carlsbad, California 92008 At t e n t i. on: J am e s L , G o f f Subj ect : Dea.r Jim: Pursuant, to our meeting this morning,, I have reviewed the preliminary site plan for the "Alicante Hills Crossroads" project and offer the following comments: 1 . The overall circulation system is very poor and staff could not f-unporL its approval as designed. Specifically, the maze- like configuration and 'lack of convenient access points make;* travel to the individual units very difficult for residents, visitors and emergency vehicles. 2. The project is designed as one entity on a relatively long and narrow lot,. As such- the project is designed, in a linear and monotonous fashion (note the length and amount of driveways and parking areas and the linear configuration of the buildings fronting the golf course). Also, as a result of the drivev.'ay design,, roost units are in a situation where the occupants are forced to back into a heavily trafficked driveway. 3 „ I n in a n y c a sea, the d r i v e w a y g r a d i e n t s a r e e x c e s s i v e . VI e would prefer to see gradients that have less than a 12 percent slope (this is especially important at intersection locations) . May 7, 1982 Mr. James L. Goff Page Two In light of these concerns,, a redesign of the project is recommended. I would suggest you cluster the development into 3 or 4 "neighborhoods", each having its own access and circulation system. These clusters could be tied together by recreation areas. Perhaps a secondary road could tie the entire project together and provide easy access for emergency vehicles. It is important, though, that such a secondary access not be designed to encourage large traffic volumes. Because of these major concerns, I have not reviewed this plan with regard to the detailed development standards of the Condominium Ordinance. I am assuming that the architect has a copy of the city's regulations and will provide all required standards. If you have any further questions regarding this matter, please don't hesitate to call me at this office. Sincerely, CITY OF CARLSBAD I)BILL HOFM&iSr Planner BFIrar cc: Michael Kolzmiller Bob Lad wig Atta^fcient 2 RICK ENGINEERING COMPANY 3088 PIO PICO DR. • SUITE 202 • CARLSBAD, CA 92008 P.O. BOX 1129 • PHONE • AREA CODE 714 • 729-4987 PROPOSED MITIGATION MEASURE FOR ALICANTE HILLS CROSSROADS CT, 82-15, OFF-SITE GRADING/DISPOSAL SITE 0 Stringent hourly dust control 0 Temporary irrigation to establish growth after grading completed. 0 Construction of temporary haul road in dirt areas on Daon property as far away from existing residents as possible. 0 Cash deposit to be placed with City to replace or repair road damage due to dirt hauling. 0 Adequate flagman control for cross-traffic. 0 Possibility of blacktop overlay on existing road to protect existing street. 0 Specific hours of operation to have least conflict with peak hour a.m. and p.m. traffic. Suggest hours of operation from 7:30 to 4:30 maximum. 0 No operation on weekends or holidays. 0 Enforcement ability designated to staff member to give City right to shut job down should contractor not fulfill the mitigation requirements. 0 Require that equipment be maintained in top operating condition with adequate mufflers to mitigate noise impacts. 0 Operation to not work during Santa Ana conditions or conditions of high winds from an easterly direction from the site toward existing residences. 0 Provisions be made for adequate erosion control. 0 Proper notification be given to residents at initial start of hauling operations. 0 Standard grading permit to be required for disposal area. 0 All off-site grading to occur in one operation. 0 Provisions of the City of Carlsbad Grading Ordinance shall be maintained as the minimum standard.