HomeMy WebLinkAboutCT 99-04; Villages of La Costa Oaks & Ridge; Tentative Map (CT) (6)cr 7-/-03
June 29, 2003
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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
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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.