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
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DATE:
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..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'
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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.
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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.