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HomeMy WebLinkAboutCT 99-04; Villages of La Costa Oaks & Ridge; Tentative Map (CT) (6)cr 7-/-03 June 29, 2003 Mm PANNING DEPARTMENT ^ City Of AJ /,vi / Tom C. Dyke Drilling and Blasting Company • < P.O. Box 352 Alpine, CA 91903 Dear Sir or Madam: 'o^. ,-.. ? \,& Subject: Blasting damages on residential property On May 4, 2003, we wrote a letter in regards to the subject mentioned above. We have not received any type of response yet. In a Blasting Notification dated December 3, 2002 from TOM C: DYKE DRILLING AND BLASTING COMPANY; Mike Burkett, it was stated that you are required by the City of Carlsbad Blasting Ordinance to respond within 10 days. This has not happened. We are hoping for a prompt response in this matter. Sincerely, Per Ame Lagervall 3525 Calle Gavanzo Carlsbad, CA 92009 Work Ph: (760) 602-7217 Home Ph: (760) 632-7638 E-mail: plaqervall@adelphia.net Anita Lagervall Enclosure: Copy of letter dated May 4, 2003, from Per and Anita Lagervall to Tom C. Dyke Drilling and Blasting Company CC: City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 Allstate Insurance Company Attn. Roger Adams 7040 Avenida Encinas, suite 205 Carlsbad, CA 92009 May 4,2003 Tom C. Dyke Drilling and Blasting Company P.O. Box 352 Alpine, CA 91903 Dear Sir or Madam: Subject: Blasting damages on residential property As part of the development work for the Villages of La Costa project in Carlsbad, CA there has been a substantial blasting operation. The blasting events have been felt in the neighborhood and the strength of the shock waves hitting the residential area has made the houses swing and shake. Whether the minimum requirements established in the City of Carlsbad Engineering Department Policy No. 15 have been met or not is not known by us but the blasting has without doubt caused both inconvenience and, in some cases, damages. It is obvious that the blasting have had a negative impact on our own residential property with damages as a consequence. Noticeable are cracks appearing both on the outside and inside of the house. If there are any damages causing weaknesses in the basic structure of the house we cannot, and should not be expected to, judge. However, our concern for hidden structural damages has been raised even further since a dose neighboring property has gotten a big crack in the patio part of the base concrete slab. Also, we have had water pipes breaking at two occasions without any obvious reason, with costly repairs as a consequence. These costs have been covered by the property insurance but in turn made the insurance company to select not to renew the policy. As a less severe problem it .should be mentioned that items have fallen down from shelves during the actual blasting. The rate at which cracks started to occur had its peak in January-February of 2003. This is the time when the blasting was at its closest to our property. This certainly shows the connection between blasting and damages. We request the property to be re-inspected and the result to be compared with the pre-blasting inspection done earlier, at your expense. Proper action should then be based on the damage assessment. We also request the rights to compensation for any hidden damage(s) being found in the future. Sincerely, Per Ame Lagervall Anita Lagervall 3525 Calle Gavanzo Carisbad, CA 92009 Work Ph: (760) 602-7217 Home Ph: (760) 632-7638 E-mail: plaqervall@adelphia.net CC: City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 Sempra Energy RECEIVED APR 13 2001 ENGINEERING DEPARTMENT City of Carlsbad 2075 Las Palmas Drive Carlsbad, CA 92009 Attn: City Engineer April 10, 2001 RE: CITY OF CARLSBAD TENTATIVE MAP No. 99-04 " Please be advised that the division of the property shown on Tentative Map No. 99-04 will not unreasonable interfere with the free and complete exercise of any easement(s), held by San Diego Gas & Electric Company within the boundaries of said map. This letter should not be construed as a subordination of the Company's rights, title and of the provisions contained in said easement(s), or a waiver of costs for relocation of any interest in and to said easement(s), nor should this letter be construed as a waiver of any affected facilities. In the event that the development requires relocation of facilities, on the subject property, which facilities exist by right of easement or otherwise, the owner or owner/developer will be requested to bear the costs of such relocation and provide SDG&E with suitable replacement rights. Such costs and replacement rights are required prior to the performance of the relocation. If additional information is required in connection with the above mentioned subject, please call Rolanda Hayward at (858) 654-1256, I am employed by Sempra Energy as a duly authorized agent for San Diego Gas & Electric. Respect fl#w* y- sr^f' Rolanda F. Hayward Administrative Associate Duly Authorized Agent for SDG&E Land Management Cc: O'Day Consultants Sempra Energy July 10,2001 City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008-7314 Attn: Don Neu, Project Planner Re: CT 99-04/HDP 99-02/SUP 01-003 Villages of La Costa - The Ridge & Oaks Dear Mr. Neu: This letter is to inform you that San Diego Gas & Electric Company is interested in the above referenced development by virtue of three existing electric transmission easements within or adjacent to the subject development. Due to the restrictive nature of these electric transmission easements, any grading or other improvements around the transmission easements or that may affect vehicle access to and along the transmission easements will require written consent from SDG&E. Since there is potential for unacceptable impacts to our electric transmission easements, SDG&E requests that you red flag the project and not issue a grading permit until we review the project with the developer to resolve any conflicts. Once negative impacts to our electric transmission easements/access have been eliminated, SDG&E may issue a "Letter of Permission for Grading". A meeting has been scheduled with the developer and his agent to discuss the project in relation to our electric transmission easements. Early discussions could very likely eliminate delay causing design changes in the later stages of the plan approval process. Thank you for your cooperation in this matter. Should you have any questions regarding SDG&E land rights, please call me at (858) 654-1201. Sincerely, Michael J. Wrlfetms Land Management Representative Duly Authorized Agent for SDG&E cc: Hunsaker & Associates Carlsbad CT 99-04HDP 99-02SUP 01-003.doc •^^^ "^^ City of Carlsbad Planning Department March 16, 2001 Fred Arbuckle Morrow Development P.O. Box 9000-685 Carlsbad, CA 92018-9000 SUBJECT: CT 99-04/HDP 99-02 - VILLAGES OF LA COSTA THE OAKS & RIDGE All of the items requested of you earlier have not been received and therefore your application is still deemed incomplete. Listed below are the item(s) still needed in order to deem your application as complete. This list of items must be submitted directly to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, February 3, 1 999, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact your staff planner, Don Neu, at (760) 602-4612, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL Planning Director ILLER MJH:DN:cs Adrienne Landers, Principal Planner Clyde Wickham, Associate Engineer Glen Van Peski, Consultant Engineer Jack Henthorn, Jack Henthorn & Associates Lex Willamin, Hunsaker & Associates File Copy ^ Data Entry Planning Aide 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. CT 99-04/HDP 99-02 - VILLAGES OF LA COSTA THE OAKS & RIDGE Planning: 1. Final action on the Villages of La Costa Master Plan (MP 98-01), the amendment to the La Costa Master Plan (MP 149(0.)), a General Plan Amendment (GPA 98-01), an amendment to the Local Facilities Management Plan for Zone 11, and Certification of an Environmental Impact Report (EIR 98-07) for the project are required prior to the proposed master tentative map and related applications being deemed complete. This is necessary so as to establish the standards by which the Master Tentative Map and related applications are to be reviewed. 2. Please submit a letter requesting that zone change application ZC 98-01 be withdrawn and the application fees refunded. 3. A Floodplain Special Use Permit is required pursuant to Sections 21.110.060 and 21.110.130 of the Municipal Code. All information required by the ordinance ad the Floodplain Special Use Permit application must be submitted along with an application and the required fee. 4. Clearly show and label the 100 year flood line for the after development condition. 5. Please provide the required certification listed in Section 21.110.150(4) of the Municipal Code signed and sealed by a registered Civil Engineer or other appropriately liscensed professional. 6. Provide a preliminary landscape plan addressing the items listed on the application checklist. Slopes which will not be regraded should be planted with permanent landscape materials selected from the planting palette contained in the draft master plan. Temporary slopes must have erosion control landscaping. 7. Please show on the tentative map the distance between all intersections and medium and high use driveways for the project's frontage on Alga Road. 8. Include on the title sheet a reference to the traffic report or Environmental Impact Report for the average daily traffic generated by the project. 9. Provide a typical street section for Alga Road. 10. Provide proof of availability of sewer from the Leucadia County Water District and Vallecitos Water District. 11. Provide the proposed density in dwelling units per acre for Master Plan Neighborhoods 3.8 and 3.9. 12. Plot the location of all major vegetation, and undisturbed native vegetation on the plan sheets. Refer to the vegetation constraints maps for The Greens Master Tentative Map for an example. 13. Assurance of slope analysis and slope profile accuracy. Both the slope analysis and slope profiles shall be stamped and signed by a registered civil engineer indicating the datum, source and scale of topographic data used in the slope analysis and slope profiles, and attesting to the fact that the slope analysis and slope profiles have been accurately calculated and identified. 14. The plan must include contour grading as required by Zoning Ordinance Section 21.95.120(F) and as illustrated in the Hillside Development and Design Guidelines. Please revise the plans to include additional contour grading in areas previously discussed. 15. Area or extent of grading. To define the area or extent of grading, the area in acres of both cut and fill areas shall be calculated. This calculation shall be noted on the particular cut or fill area on the project plans. 1 6. Development of natural slopes of over forty percent gradient and slope heights greater than forty feet in height are proposed which is not in compliance with the limitations of the Hillside Development Ordinance. In order for the application to be complete and for staff to consider this further please provide the written findings and plans required by Sections 21.95.130 and 21.95.140 of the Carlsbad Municipal Code. Draft exhibits and justifications for these areas have previously been reviewed at project meetings. The information should be finalized based on direction provided by City staff and the material submitted as a separate plan set from the remaining exhibits. ISSUES OF CONCERN Planning: 1. The area of several of the proposed lots listed on the lots and in the Table on Sheet 3 of the Master Tentative Map is not consistent with the areas provided in the Draft Villages of La Costa Master Plan and the EIR. The two must be consistent. This is important to the density calculations for each individual neighborhood. 2. Please revise the lot numbering to start at number 1 and use consecutive whole numbers. 3. Please revise the grading quantities on all exhibits so that the tentative map and associated exhibits reflect the same volumes as the Environmental Impact Report and Master Plan. 4. Some revisions to trails depicted on the master tentative map are necessary to be consistent with the master plan. 5. The master tentative map does not indicate that multiple final maps are proposed. Please add the necessary notes and modify the village phasing legend on sheet 1 to clarify if multiple final maps are proposed. 6. Section 21.95.120(F) of the Hillside Development Regulations requires that all manufactured slopes which are greater than twenty feet in height and two hundred feet in length and which are located adjacent to or are substantially visible from a circulation element road, collector street or useable public open space area shall be contour graded. Please revise the plan to include additional contour grading in those areas where it has previously been agreed that contour grading can be achieved. 7. Several separate lots are proposed in the location of possible recreation facilities depicted in the master plan. Please provide a justification for creating these lots on the master tentative map as opposed to on the individual neighborhood tentative maps. 8. Please show the SDG&E tower locations and access roads for the easement areas located within the project. 9. Show how access will be provided to Lot 3.05 the Community Facilities Neighborhood. 10. On the "Project Map" on sheet 1 of the Hillside Development Permit Master Constraints Map please show the section locations to make it easier for the plan reviewers such as the Planning Commissioners and City Councilmembers to interpret the sections provided. 11. Please revise the design of Lot 3.06 to expand to the southeast corner of Neighborhood 3.6 north of Street "H" due to notification from the Fire Department of the intent to acquire Lot 3.08 as the permanent site for Fire Station 6. 12. Modify the Rancho Santa Fe Road sections to be consistent with the Master Plan and the Parks and Recreation Commission modification of the median, sidewalk and landscape standards for this area. 13. Several of the residential lot areas adjacent to Rancho Santa Fe do not comply with the Master Plan standard that residential lot lines be located a minimum of 50 feet from the right-of - way of Rancho Santa Fe Road primarily because of deceleration lanes. 14. Please show the Neighborhood 3.8 and 3.9 boundaries on sheets 5 and 6 of the Master Tentative Map. It appears as though 90 residential lots are proposed in Neighborhood 3.8 and a maximum of 88 are permitted by the master plan. 15. Revise Lots 4.41, 4.43, 4.59, and 4.129 to comply with the required minimum 33 foot street frontage and 50 or 60 foot width at the required front setback dependent upon whether they are located in Neighborhood 3.8 or 3.9. 1 6. When that portion of existing Rancho Santa Fe Road west of Neighborhoods 3.8 and 3.9 is vacated it appears that it should be an open space lot. Please include this revision on the master tentative map. 17. Creation of a separate HOA Lots along Rancho Santa Fe Road adjacent to Neighborhood 3.2 and 3.6 causes a problem with the master plan that references setbacks to the property line. Revision of the master plan text may be appropriate so that the HOA lots with the resulting uniform standards of maintenance along Rancho Santa Fe Road can be accomplished. 18. The eastern Corintia Street street gate location should be moved west if possible so that the sewage treatment plant is located outside the gate. The proposed location also appears to require some street vacation to make the area a private street. 19. On sheet 1.4 a note indicates that the realignment of Corintia and Melrose will require existing entry signage and landscaping for the Brookfield neighborhood to be relocated. Please note if this will be done as part of the City project or this private development project. 20. The Non-HCP lots of Neighborhood 2.2 should be revised to be a single lot on the master tentative map. 21. On Sheet 17 please revise the trail to be consistent with the master plan and to locate it away from the existing single family residence on El Fuerte Street. 22. Enclosed is a redined checkprint of the Master Tentative Map, Hillside Development Permit Exhibits, and Constraints Map containing additional plancheck comments. Revise the plans to address all the comments noted on the checkprints. Please return the redlined checkprints with 3 complete sets of revised plans to assist city staff in the review of the project. Engineering: We have completed our review of the tentative map for CT 99-04 dated Dec. 20, 2000 and have the following comments. As discussed previously, the project cannot be considered "complete" because of the concurrent processing of the master plan. The project does have issues that must be resolved prior to approval of the project. To expedite issue resolution and project processing, we are moving forward with review of the tentative map while the master plan and EIR issues are being resolved. 1. Lot 3.06 only shows a single point of access which is inadequate for 171 units. No access will be permitted to Rancho Santa Fe Road, so applicant will need to make arrangements with the University Commons project to coordinate access. 2. Even though Street "C" is not anticipated to be extended, provide a preliminary alignment and grade study to show a feasible extension. This is necessary to ensure that the constructed portion does not preclude future extension options. 3. The tentative map references several "letters of permission to grade to be obtained" for off site improvements and/or grading. A letter of permission is required prior to approval of the tentative map. Prior to approval of the final engineering, a temporary easement will need to be recorded. 4. The grading needs to be updated to conform to the latest hillside development permit information in the EIR. No verification of slopes was done during this review. 5. Revise water system to conform to latest water master plan revisions being prepared by Wilson Engineering. No check of the water system was done during this review. 6. Revise sewer system to conform to latest sewer master plan revisions being prepared by Wilson Engineering. No check of the sewer system was done during this review. 7. There appear to be significant discrepancies between the grading quantities shown on the tentative map, EIR and master plan. Please cross-check and decide which are the real figures. 8. There are Inconsistencies between the hydrology calculations, EIR, master plan and tentative map regarding the storm drain system. All maps, documents and calculations need to be consistent, especially the tentative map and the hydrology calculations. 9. The tentative map shows grading within the San Marcos Creek floodplain. Show the post-development 100-yr. flood limits on the tentative map. A Floodplain Special Use Permit will be required concurrent with approval of the tentative map, and preparation and processing of a CLOMR through FEMA will be a condition of development. 10. Clarify which lot the applicant is expecting to access from Rancho Santa Fe Road, per General Design Note 12. 11. Clarify the filing of multiple maps - whether the applicant is proposing to final multiple final maps for the large lots on the master tentative map, or just planning area 3.8 and 3.9. 12. Please clarify by note on the tentative map that the estate lots created by the master tentative map in PA 2.2 are a part of the PUD, do not have frontage on a public street, and cannot be developed apart from the PUD. 1 3. The project map on sheet 1 does not reflect a traffic signal at Corintia and El Fuerte, but the EIR indicates one will be constructed. 14. Gated entrances shall conform to City standards for turning radius, lane widths, stacking and median widths. 15. Section "I" on sheet 2 indicates that 56'-wide streets are permitted for "loop" streets in addition to cul-de-sacs. The master plan does not mention a reduced width for loop streets. For short loops this may be acceptable, but the large loop street in PA 3.14 and 3.1 5 appears to be better suited to a conventional local street cross-section. 1 6. Change the heading "PROP USE" to "PAD AREA" on lot area table. 17. The road to Lot 3.07 appears to become the emergency spillway for Mahr Reservoir. Was this addressed in the EIR? 18. Correct the CT number on all sheets. 19. Please see the attached redlined copy of the tentative map for further comments. Applicant must return the redlined print with the next submittal. Do not resubmit the tentative map until the discrepancies with the hydrology study, master plan and EIR are resolved, and until the grading has been changed to reflect the hillside development permit. GEOCON INCORPORATED GEOTECHNICAL CONSULTANTS Project No. 06401-12-02 August 16, 2000 Morrow Development, Inc. c/o Villages of La Costa PMB #685 6965 El Camino Real, Suite 105 Carlsbad, California 92009 A «f^i/ Attention: Subject: References: Mr. Fred Arbuckle VILLAGES OF LA COSTA THE GREENS, THE OAKS AND RIDGE CARLSBAD, CALIFORNIA CONFIRMATION OF CURRENT REPORTS 1. Supplemental Soil and Geologic Investigation [For] Villages of La Costa - The Greens, Carlsbad, California, prepared by Geocon Incorporated, dated March 24, 2000 (Project No. 06403-12-02). 2. Preliminary Geotechnical Investigation For: Villages of La Costa - The Oaks and Ridge, Carlsbad, California, prepared by Geocon Incorporated, dated January 10, 2000 (Project No. 06105-12-01). Gentlemen: In accordance with your request, this letter has been prepared to confirm that the referenced reports are the most current geotechnical studies for the respective proposed developments. The studies included additional field exploratory excavations and laboratory testing which supplemented previous investigations performed by Geocon Incorporated, as identified within each of the respective reports. It is our opinion that the two studies present findings and conclusions and recommendations that remain valid and applicable to the geotechnical aspects of developing the properties as currently proposed. If you have any questions regarding this letter, or if we may be of further service, please contact the undersigned at your convenience. Very truly yours, GE< RCE 22527 AS:DFL:lek (4) Addressee CERT1RED ENGINEERING GEOLOGIST 08/31/01 6960 Flanders Drive • San Diego, California 92121-2974 • Telephone (858) 558-6900 • Fax (858) 558-6159 May 13, 1999 LE COPY City of Carlsbad Planning Department Fred Arbuckle Morrow Development P.O. Box 9000-685 Carlsbad, CA 92018-9000 SUBJECT:CT 99-04/HDP 99-02 - VILLAGES OF LA COSTA THE OAKS & RIDGE The above referenced applications were deemed incomplete in a letter dated March 8, 1999. The incomplete application determination was based on the status of the Villages of La Costa Master Plan as not approved. In that letter it was stated that a detailed listing of additional incomplete items and issues of concern with the applications and materials that were submitted would be provided. The purpose of this letter is to provide this detailed information for the applications. Attached are two lists. The first list is information which must be submitted to complete your application. This list of items must be submitted directly to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. The second list is issues of concern to staff. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, February 3, 1999, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact your staff planner, Don Neu, at (760) 438-1161, extension 4446, if you have any questions or wish to set up a meeting to discuss the application. Sincerj 1ICH Planning Director MJH:DN:mh Gary Wayne Adrienne Landers Clyde Wickham Bobbie Hoder File Copy Data Entry Planning Aide Jack Henthorn Jack Henthorn & Associates 5375 Avenida Encinas, Suite D Carlsbad, CA 92008 David A. Hammar Hunsaker & Associates 10179 Huennekens Street, #200 San Diego, CA 92121 2O75 La Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (76O) 438-O894 LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. CT 99-04/HDP 99-02 - VILLAGES OF LA COSTA THE OAKS & RIDGE Planning: 1. Final action on the Villages of La Costa Master Plan (MP 98-01), the amendment to the La Costa Master Plan (MP 149(Q)), a General Plan Amendment (GPA 98-01), Local Facilities Management Plan for Zone 11, and Certification of an Environmental Impact Report (EIR 98-07) for the project are required prior to the proposed master tentative map and related applications being deemed complete. This is necessary so as to establish the standards by which the Master Tentative Map and related applications are to be reviewed. 2. Provide the address of the property owner on sheet 1 of the master tentative tract map. 3. Include on the master tentative tract map a table indicating the lot number, lot area, and proposed use for each lot. Refer to the master tentative map for The Greens. 4. Revise the notes on sheet 1 in regard to the proposed use of the lots, and the correct water agencies, sewer agencies, and school districts providing service to the project. 5. Include the application numbers in the upper right hand corner of the first sheet of all plan sets. 6. Include on the title sheet the Average Daily Traffic generated by the project, broken down by separate uses. 7. Correct the existing and proposed zoning and General Plan designations for the project as noted on sheet 1. 8. The site acreage listed is different than the site acreage listed in the draft master plan. Please resolve this inconsistency. 9. Provide the name of existing adjacent streets shown on the project plans. 10. Provide typical street sections for all adjacent streets such as El Fuerte, Alga, and La Costa Avenue. 11. On the key map provide the distance between all intersections. Also include the lot number for all proposed lots. 12. Show access points to adjacent lands particularly the fire station site, existing water tanks, the existing reservoir, and impacts on access to the sewer treatment plant. 13. Show all existing and proposed street lights and utilities (sewer, water, major gas and fuel lines, major electric and telephone facilities) within and adjacent to the project. 14. Show the location of all fire hydrants within 300 feet of the site. 15. Clearly show the location and width of San Marcos Creek within and adjacent to the proposed subdivision. 16. Clearly show and label the 100 year flood line for the before and after development condition for the FEMA floodplain. 17. A Floodplain Special Use Permit is required pursuant to Sections 21.110.060 and 21.110.130 of the Municipal Code. All information required by the ordinance and the Floodplain Special Use Permit application must be submitted along with an application and the required fee. 18. Provide a landscape plan addressing the items listed on the application checklist. Slopes which will not be regraded should be planted with permanent landscape materials selected from the planting palette contained in the draft master plan. Temporary slopes must have erosion control landscaping. 19. On the constraints map please include major ridge lines, distant views, internal views, intermittent drainage courses (label San Marcos Creek where it occurs), major rock outcroppings, floodplains, archaeological sites, permanent bodies of water, and the acreage of land subject to major power transmission easements. 20. A Corporate Resolution is still required to process a public facilities fee agreement for the project. Please provide this document to allow the necessary agreement to be processed and recorded. 21. Provide proof of availability of sewer from the Vallecitos Water District and the Leucadia County Water District. 22. A circulation impact analysis is required for the project. The analysis must also evaluate the potential impacts of the project on the regional transportation system, including the costs of mitigating the associated impacts, as required by the SANDAG Congestion Management Program (CMP). Please refer to the application checklist for the minimum information required for the study. 23. A Noise Study consistent with the City of Carlsbad Noise Guidelines Manual must be submitted and accepted. 24. Two copies of a preliminary soils/geologic report are required. The reports submitted have a date of January 1990 and December 1991 and are based on a different plan. The report states it should not be relied upon after 3 years. 25. Assurance of slope analysis and slope profile accuracy. Both the slope analysis and slope profiles shall be stamped and signed by a registered civil engineer indicating the datum, source and scale of topographic data used in the slope analysis and slope profiles, and attesting to the fact that the slope analysis and slope profiles have been accurately calculated and identified. 26. The plan must include contour grading as required by Zoning Ordinance Section 21.95.120(F) and as illustrated in the Hillside Development and Design Guidelines. 27. Area or extent of grading. To define the area or extent of grading, the area in acres of both cut excavation and fill areas shall be calculated. This calculation shall be noted on the particular cut or fill area on the project plans. 28. Development of natural slopes of over forty percent gradient, a grading volume in the potentially acceptable range, and slope heights greater than forty feet in height are proposed which is not in compliance with the limitations of the Hillside Development Ordinance. In order for the application to be complete and for staff to consider this further please provide the written findings and plans required by Sections 21.95.130 and 21.95.140 of the Carlsbad Municipal Code. Engineering: Engineering Department staff has completed a review of the above-referenced project. As we have discussed in our bi-weekly meetings with the applicant this project cannot be considered "complete" because of concurrent processing of the master plan. The project does however have major and minor issues that must be resolved. To continue this process and to expedite resolution of issues we have moved forward with review and will continue to process the tentative map while the over-all and master plan & EIR issues are being resolved. During our review we have struggled to visualize the proposed master plan and constantly flip for exhibits or plans to show what is proposed. A large map - one for each area ( The Ridge/The Oaks and The Greens) would be helpful. ISSUES OF CONCERN Planning: 1. Trails depicted in the master plan must be incorporated into the master tentative map and constructed with the master tentative map improvements and grading. 2. Section 21.95.120(F) of the Hillside Development Regulations requires that all manufactured slopes which are greater than twenty feet in height and two hundred feet in length and which are located adjacent to or are substantially visible from a circulation element road, collector street or useable public open space area shall be contour graded. Please revise the plan to comply with this requirement. 3. The master tentative map does not indicate that multiple final maps or phasing is proposed. If multiple final maps are desired please include the necessary notes and indicate the boundaries for each map phase on a separate composite map sheet. 4. Please provide a separate composite exhibit showing the adjustments to boundaries of the preserve areas of the Habitat Conservation Plan (HCP) and indicate the section of the HCP which provides the authority for the adjustments. Also provide any correspondence and exhibits from the wildlife agencies authorizing the adjustments should such documents exist. 5. Indicate the right-of-way to be vacated on the applicable map sheets and note that pavement will be removed. 6. Show how access will be provided to proposed Lot 37 the community facilities lot identified in the draft master plan. 7. On the key map for the Hillside Development Permit/Constraints Map please plot the location of the cross sections for the slope profiles as well as the lot numbers. 8. Also on the Hillside Development Permit/Constraints Map provide a table listing the gross area per lot, the area within each of the individual constrained land categories (provide the area by each constraint) and the net acreage. The proposed General Plan Land Use Designation must be provided for each lot. The allowable density for each must be consistent with the draft master plan. Keeping proposed lots consistent with the neighborhood boundaries identified in the draft master plan will facilitate easy comparison for density calculations and total dwelling units for each neighborhood. 9. The master tentative map proposes numerous separate contiguous open space lots. In many cases it appears that these lots could be consolidated. In addition, the lot boundaries do not follow the limits of grading in these areas. Please refer to the comments on the redlined checkpoint and revise the plan to address these issues. 10. The master tentative map also proposes separate lots beyond the neighborhoods proposed in the draft master plan. Please revise the lot design to coincide with the master plan neighborhoods being proposed. 11. Enclosed is a redlined checkprint of the Master Tentative Map, Hillside Development Permit Exhibits, and Constraints Map containing additional plancheck comments. Please revise the plans to address all the comments noted on the checkprints. Please return the redlined checkprints with 3 complete sets of revised plans to assist city staff in the review of the project. Engineering: Fire Station: 1. The Fire Station (NAP) on Rancho Santa Fe Road is a part and must be included with the design of this subdivision. Additional discussion should occur on this issue and a meeting is advised with Brian Watson of the City's Fire Department. The LFMP and the previous subdivision may have additional information on this issue. Access, Intersection spacing, habitat mitigation, and utilities are all a concern Traffic & Circulation: 1. An alignment plan is recommended to layout and show overall circulation, access and specific issues associated with this master subdivision. The plan would work well to show lane configuration, alignment, points of access, future signals and a majority of traffic related issues. Collectors, neighborhood links, and arterials should be shown. 2. Melrose Drive is considered a Major Arterial. As stated in the City's Circulation Element of the General Plan, this roadway may be built to secondary or modified standards without modification to the element, but sufficient right of way should be preserved to construct a full width major arterial. Intersection spacing and design parameters are critical in this regard. It appears that the plan submitted has graded full (major arterial) width and has maintained City design standards of this arterial, we support this effort. 3. The base street and collector plan should be provided and access points should be identified to set-up future development. The village lots as future subdivisions create the need for second and larger roadway links up front. Refer to the City's design standards, cul de sac policy and subdivision ordinance for guidelines. 4. The cross sections on sheet 2 are incomplete. Add those cross sections for La Costa Ave., Corintia, Cazadero, and other links or collector streets. 5. Access from Rancho Santa Fe Road will be waived and should be shown as such on the tentative map. 6. The disposition of La Costa Ave. and for Rancho Santa Fe Road should be shown. Lot 3 on sheet 3 has a stub of what appears to be Rancho Santa Fe bypass road that should be either quitclaimed or vacated depending on type of easement. 7. Traffic signals will be required. Locations of proposed signals should be shown. Phasing of construction for these signals should also be noted. "Signals will be designed concurrent with neighborhood development. Installation will occur when warrants are met and as directed by the City Engineer." A master plan connection on this issue with the proposed subdivision would be appropriate. Grading & Drainage: 1. The grading amount per "cut" acre shown on sheet 1 is misleading and considered excessive. The portions of grading required for Rancho Santa Fe Road and for La Costa Ave. as well as other arterials should be separated to give the most advantage to allow for the exemption of arterial grading. The adjusted amount will probably be within an acceptable range. Drop the term "cut" acre. 2. The proposed grading or mass grading of rough pads should be clarified on sheet 1 under quantities. An explanation or note that graded swales have a min. of 2% flowline grade and that setbacks from slopes will be increased to provide for safe drainage. 3. The access points to each neighborhood should be graded (and possibly improved) up front. Access from adjacent streets should also be graded up front to be consistent with development approvals. Future points as 2nd or 3rd points of access that exceed the city's requirement could be shown. 4. The 100 year flood condition, detention basins, flooding, and master storm drainage system should be reviewed. A SUP application is required for development proposed in the San Marcos Creek area. The before & after changes with development and the realignment of Rancho Santa Fe Road needs to be addressed. 5. The drainage outlets that are inaccessible should be designed to use D-41 outlet dissipaters instead of rip rap fields. Public systems as well as private drainage systems should be identified. Down stream erosion is also a concern. Each outlet should identify ultimate and temporary flows. Offsite erosion control, energy dissipation and additional improvements should be provided. 6. The Soils report submitted from Ninyo & Moore is 8 years old and is an update of a 1988 report. Conditions have changed, the proposed subdivision has changed, The area covered by the report is approximately 500 acres, the tentative map, CT 98-04 is 1200 acres. The supplemental report by Geocon Inc. is directed for Rancho Santa Fe Road and is acceptable from a preliminary review standpoint for Rancho Santa Fe Road. As for the project a new report is required. Subdivision Design: 1. The proposed lots are complicated and could be simplified for future development. The subdivision design must comply with City Standards regarding boundary, top of slope and setbacks. This issue is subjective and additional discussion should follow this review. Comments noted on sheet 3 are typical of concerns thru-out this subdivision. 2. Relinquishment of access will be required and should be shown on the map and addressed up front. 3. Easement widths are generally 20' wide. Access to drainage facilities, for temporary slope, and necessary construction easements should be shown. Letters of support from affected property owners should be submitted. 4. Future easements or points of access should be shown. Shared intersections or points of access should be shown (La Costa Ave. & MAG Properties). All of these issues could be worked out on a traffic & circulation plan. FILE COPY City of Carlsbad Planning Department March 8, 1999 Fred Arbuckle Morrow Development P.O. Box 9000-685 Carlsbad, CA 92018-9000 SUBJECT: CT 99-04/HDP 99-02 - VILLAGES OF LA COSTA THE OAKS AND RIDGE Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Master Tentative Map and Hillside Development Permit, application no. CT 99-04/HDP 99-02, as to its completeness for processing. The application is incomplete, as submitted. Attached are two lists. The first list is information which must be submitted to complete your application. This list of items must be submitted directly to your staff planner by appointment. All list items must be submitted simultaneously and a copy of this list must be included with your submittals. No processing of your application can occur until the application is determined to be complete. The second list is issues of concern to staff. When all required materials are submitted the City has 30 days to make a determination of completeness. If the application is determined to be complete, processing for a decision on the application will be initiated. In addition, please note that you have six months from the date the application was initially filed, February 3, 1999, to either resubmit the application or submit the required information. Failure to resubmit the application or to submit the materials necessary to determine your application complete shall be deemed to constitute withdrawal of the application. If an application is withdrawn or deemed withdrawn, a new application must be submitted. Please contact your staff planner, Don Neu, at (760) 438-1161, extension 4446, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, MICHAEL J. HOLZMILLER Planning Director MJH:DN:mh Gary Wayne Adrienne Landers Clyde Wickham Bobbie Hoder File Copy Data Entry Planning Aide 2O75 La Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894 r ( tr- LIST OF ITEMS NEEDED TO COMPLETE THE APPLICATION No. CT 99-04/HDP 99-02 - VILLAGES OF LA COSTA THE OAKS AND RIDGE Planning and Engineering: 1. Final action on the Villages of La Costa Master Plan, the amendment to the La Costa Master Plan, a General Plan Amendment, Local Facilities Management Plan for Zone 10, and Certification of an Environmental Impact Report for the project are required prior to the proposed master tentative map and related applications being deemed complete. This is necessary so as to establish the standards by which the Master Tentative Map and related applications are to be reviewed. 2. A detailed listing of additional incomplete items and issues of concern with the applications and materials that were submitted is being prepared by City staff and will be provided to you.