HomeMy WebLinkAboutSP 33; Kamar Construction; Specific Plan (SP) (2)MEMORANDUM ' j*fl 53'
TO : Frank Aleshire, City Manager
FROM : David L. Bradstreet, Parks and Recreation Director
DATE : May 27, 1980
SUBJECT: Parks and Recreation Commission Recommendation - Hosp Grove
On May 22, 1980 the Parks and Recreation Commission held a
special meeting to discuss the Hosp Grove park development
issues. After hearing presentations made by staff and
representatives from Broadmoor Homes, and taking a tour of the
amphitheater park area, the Commission agreed unanimously with
staff's previous recommendation to keep the area in as passive
and natural state as possible, with the following conditions:
1) A minimum 20 ft. set-back be allowed from the property
owner's boundary line to the edge of the amphitheater bluff.
2) No grading on or around the perimeter of the bluff.
3) No walkways around the perimeter of the bluff.
4) Appropriate fencing (i.e. split rail type) be installed
around the perimeter of the bluff, either by the City or
the developer.
The developer has agreed to do the following:
1) Clear and grub the area.
2) Perform needed work to stabilize any slopes and prevent
erosion.
3) Landscape around the parking area between the west side
of the park and Monroe Street.
4) Do walkways as shown on the approved tentative map in
the park areas and in the open lots maintained by the
association with access granted to.the public.
5) Do additional walkways within the main park area to
make the site usable and safe for the public.
If you have any questions regarding this matter, please contact
me at Extension 5571 at your convenience.
DLB:vlh
cc Bill Baldwin, Assistant City Manager
Attachments (1)
MJ? M 0 R A N D U M
TO : James Hagaman, Planning Director
FROM •, David L, Bradstrset, Parks and Recreation Director
DATE : September 27, 1979
SUBJECT: Hosp'Grove Development
As per your request., the following are ray thoughts of possible
recreational uses and development/maintenance suggestions for , ..
the 'area designated as Hoop Grove.
BACKGROUND
AccordTing to the current CIP program description, Hosp Grove would
consist of natural open spaces, an outdoor amphitheater, trails
and benches. The park and amphitheater are. contained in the
Parks and Recreation Element of the Carlsbad General Plan. The
facility would serve as a passive community park, with an out-
door amphitheater for community presentations in a natural open-
air atmosphere. The large slope, and amphitheater area, would
be enhanced by trails, rest areas and benches. The amphitheater
would ba placed in a natural bowl and as such, would not be
too large. • ;;
_
I have discussed the development, of this project with the Parks
and ' Recreation Commission arid the previous Paz'ks and R.ecreat:Lon
Director, all of whom have given n:<e some insight into the intent
of the development of Hosp Grove. It appears that the development
concepts are to keep this area in as passive arid natural a state
as possible, utilizing cost effective development and maintem.an.ce
measures.
Keeping in'mrnd comments, made by the Parks, and Recreation. Commission,
previous Parks and Recreation Director', City Manager and citizens
of Carlsbad, I am reccrrnn arid ing the follow ing i
A. Slop_e Area R^nnin^^rrom_J^?^_A^e^'tb' ,T
l~~~^C^eliT37b'n~Trf""ar craiT~sy"stem runnTng~~froTrrE"lra Ave . to
Jefferson St.. These trails are to be constructed for
equestrian and pedestrian use,' only. The trails should
be constructed in a manner that utilizes existing natural
contours as much as possible, with a minimum removal of
trees. The trail should be approximately 10 ft. wide and
have a vertical clearance of 10 - 12 ft. The grade should
not exceed 15%. Steeper grades may be acceptable for
short distances , where rugged topographical conditions
exist. These standards may be viaived when unusual
' . circumstances are present. The trails should connect:
to entrances and exits throughout the. slope area., such
as Buena -Vista., Forest St. and. the entrance, to the
amphitheater area.
2'. There are certain large open areas on these slooes that ••.-> j, x
could lend themselves to a possible rest /picnic area.
These areas could have picnic tables, benches, drinking
.i fountains and possibly restrooms.
3.1 It is recommended that no additional landscape improvements
'-.' be made, at' this subject area , However, ..it should be noted
that because "of dried leaves "/ weeds y etc.. there ; is a
, tremendous .fire.. potential in the area.
.4. The maintenance of this area could be the responsibility
• of the Parks and Recreation. Department /City, outside
maintenance contractors or a homeowners association.. All
of these possibilities should, be investigated as soon
; as possible.
._. ,__
Thi~s~"is the area, that "nouses the natural araphi theater and the
following is suggested for its development:
1. A parking lot: should, be constructed, adjacent to Monroe
St. at the entrance to the 'amphitheater.
2. Provisions should be made for pedestrian and equestrian
traffic to cross from the slope area to the amphitheater
area across from Kon.ro e St., i.e. footbridge, pedestrian
crossing, traffic light.
3. A 10 ft. wide trail loop should be constructed, running
from the parking lot, ai^ound the amphitheater and back to
the parking lot. This loop should be. constructed to permit
maintenance vehicle traffic. Construction of the trail
should utilize natural contours and vegetation, with a
minimum removal of trees and brush.
4; Possible recreation activities that: could be conducted
throughout the Kosp Grove area are natmral environmental/
interpretive programs, i.e. identification of plants, trees,
shrubs, flora., fauna.
5. A restrootn should be constructed immediately east of the
parking lot, adjacent to the amphitheater entrance.
6. East of the restroora, there is an area where possibly a
,,.. small turfed area consisting of a tot lot arid rest/ picnic
area with benches and tables could be constructed.
7. It is my .recommendation that the amphitheater be left -in
its natural state, and be used- on an informal, unscheduled
basis. It is rny understanding that the total area will ba
developed with dwelling units, and the amphitheater could
_ 9
' 1, possibly have a noise, pollution impact if used, on a
scheduled basis. 1 am also concerned with the steepness
of the existing.bank, possible soil erosion/migration and
the potential safety hazzard it poses to area residents
who may fall over these extremely steep banks and slopes.
The developer should be required to clean up the trash and
debris, dress-up tlie existing slope and grub and clear
the area.
8. The maintenance of this particular area is still'in question.
Possibilities include an open-space maintenance district,
where the area residents pay the City a maintenance fee,
contracting out for maintenance services, or having the
Parks and Recreation Department responsible for maintenance.
If you have any questions regarding the above concepts, please
contact me at: your convenience.
DLB-/11V - '
- 3 -
INTER-DEPARTMENT MEMORANDUM
REPLY ON THIS SHEET
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July 27, 1972
City of Carlsbad
Carlsbad, California 92008
Attention: Margaret Adams
City Clerk
Dear Margaret:
I wish to appeal the recent Planning Commission approval of
the 532 unit Kamar Hosp Grove Development for the following
reasons:
1. Violation of the Carlsbad General Plan
2. Violation of the County Regional Park Plan
3. Violation of the Kamar Hosp Grove Master Plan
4. Violation of the Carlsbad Subdivision Ordinance
I will appreciate receiving information regarding the correct
procedures for making such an appeal, as requested in my
communication of July 12, 1972.
:•, Jr.
3836 Cherry Avenue
Long Beach, California 90807
RECEIVED
JUL £8 1972
PITY CLERK'S OFFICE
ejTY OF CARLSBAR
July 10, 1972
^MEMO:
To: Mr. Jack Arnold, City Manager
From: Chief GIrard W. Anear
Subject: Street Widths - 532 Unit Residential Development - Hospe Grove
In the Staff Report Dated July 11, 1972 for the above development,
under "Conditions of Approval , Item Number 12 -"!',' it states:
Minimum street widths shall be:
1. With parking both sides 36' curb to curb.
2. With parking one side only 32f curb to curb.
3* Without parking 28' curb to curb.
We do not think 36' is wide enough,, It should be [{,0' for the following
reasons,,
1. Our fire trucks, trash trucks, moving vans, campers, and
recreational vehicles, measuring from mirror to mirror are
a minimum of 10f wide.
2. Exterior width on full size automobiles is now approximately
7 feet wide.
3. The State Vehicle Code allows you to park within 18" of
the curb.
Thus with a full size automobile legally parked you can be 9|-' from the
curb. With a truck, camper, etc,, you can be approximately 10-|-' from
the curb. Call this an average of 20' used by two vehicles parked
opposite each other on the street, and the remaining roadway left is
only 16f. 16' will not allow two vehicles to safely pass each other,
particularily if one of the vehicles over-size as mentioned above.
Title 25 State of California "Housing and Community Development" states
under Section 5>072 Driveways: (Mobilehome Parks, etc.) (a) No driveway
shall be less than 32 feet in width if car parking is permitted on one
side of the driveway and not less than l(.0 feet in width if car parking
is permitted on both sides of a driveway.
If x\re subtract 10' from the 32' of driveway for a single lane of parking,
our remaining roadway is 22' wide, or two lanes 11' wide. Each 11f
lane is 3' wider than our 8' lane that we would have under the 36 f
figure.
It doesn't make sense to me to say x-,re only need 36' to park on both
sides, but we need 32' if we allow parking only on one side] Or 28'
with no parking on either side]
I strongly recommend we set our street standards at 1{0' for all types
.of subdivisions where parking is allowed on both sides. This would
be in conformity with the State's requirements. In the past we have
been requiring 1^0' streets, why are we reverting back to 36' streets?
Girard W. Anear, Chief
Carlsbad Fire Dept.
c.c. Engineering Dept.
Planning Dept.
June 23, 1972
City Council
CANNON DE LOS ARBOLES - CARLSBAD TRACT
In his letter of June 16, 1972 Mr. Robert L. Rombotis refers to -
Cannon de Los Arboles and certain "unfair requirements placed on
the subdivision by the staff of the City of Carlsbad." While I
heartily concur with Mr.' Rombotis' comments regarding a study com-
mittee or, for that matter, an adjourned study session of the Plan-
ning Commission, it is my sincere belief that a statement regarding
"unfair requirements" warrants a response from the other point of
vi ew.
This development has been under discussion with Mr. Jerry Rombotis
for some six months. Long before the final staff meeting with the
Rombotis Brothers, Mr. Jerry Rombotis had concurred that the ex-
tension of Elm Avenue from Valley to Monroe, to service the pro-
posed development, was a reasonable request. During the meeting
on the subject proposal with the Rombotis Brothers, the staff indi-
cated that it felt improvement or future street agreement for that
portion of Elm Avenue east of Monroe Street was a fair condition
for the development. This was based on similar requirements placed
on other developers in other portions of the community. The Rom-
botis -Brothers were in complete disagreement with this condition
and so indicated. When your staff left the meeting they were under
the impression that the developer would be objecting to this parti-
cular condition.
At the Planning Commission meeting the City staff was caught com-
pletely unaware when the developer indicated, through legal counsel,
that he objected to any improvement of Elm Avenue. This was one of
the reasons why the hearing on this development expended the time
it did before the Planning Commission meeting. Fire Chief Anear and
I are quite concerned about the possible conflagration hazards cre-
ated by this development within the wooded part of Hosp Grove. In
our opinion, Elm Street, between Valley and Monroe, should be ex-
tended with the first unit of this development, and all fire lines
should be placed, together with fire hydrants, and energized prior
to commencement of framing.
In this regard we might note that the Kamar Construction Company has
been most cooperative with the Fire Department in energizing their
water lines so that they are available during the framing operation.
Ordinarily we would concur with the developer that perhaps the ex-
tension of Elm Avenue could be delayed until the second or third
phase of the development.
City Council - 2 - June 23, 1972
With the amount of residential construction presently underway, and
with the evident fact that we will be lagging in providing police
and fire protection services to these areas, it is vital that our
public safety services, namely the fire and police departments, have
direct road access to such developments to make best use of our man-
power in these two departments. The amount of residential construc-
tion now occurring in Carlsbad mandates that the City Council support
the staff in these requirements in order to protect the public safety.
With the potential danger that Hosp Grove could place on a good por-
tion of the community should'a conflagration occur, it is vital that
fire equipment be able to have direct access from our station on Elm
Avenue to the Grove area without a circuitous routing around the C a r 1 s •
bad High School. In a situation such as this, minutes are of vital
concern, and I believe that all councilmen can visualize a situation
where our fire equipment is forced to detour around the high school
to reach Hosp Grove at -a time when the students are exiting Carlsbad
High School and are clogging the streets with vehicles.
w /
J^ck B. Arnold
:ity Manager
JBA:hl
cc: Kamar Construction'Co
Fire Chief
Police Chief
City Engineer
Planning Director
June 20s 1972
fir. Robert L. Ronbotis
Kanar Construction Company
P. 0. Box 1155 .
Carlsbad, California 92003
Dear Bob: .
Although I have not had a chance to go into the matter in
detail, your suggestion in letter of June 16, 1972S for a
Pro-hearing Subdivision Review Committee seens like an ex-
cell ant idea which nay solve some of the problems and allevi-
ate some of the headaches which seem to arise from time to
tinie in processing subdivisions.
I v/ill bring this matter up at the Council Meeting tonight
and plan to appoint Vice-Mayor McCor.ias, Councilman Chase,
end Planning Chairman Jose to an ad hoc committee to meet
with you anc! other interested parties to formulate recommenda-
tions from your suggestion to present to the Council at an
early date.
.Sincerely, ,
DAVID n. DUNNE
Mayor .
DflDing
' "T1"" ;.''ijUA^L/'
P^VT^X1
BUILDERS 6? DEVELOPERS
KAMAR CONSTRUCTION CO., INC.
325 Elm Avenue, Post Office Box 1155, Carlsbad, California 92008
Phone 729-7911
June 16, 1972
:
-\'
The Honorable David M. Dunne
M'ayor of Carlsbad ...
City Hall . '
Carlsbad, California 92008
Dear Dave: • .
We are appealing to you again as Mayor and also to your fellow Council-
men for the-establishment of a pre-hearing subdivision review subcom-
mittee of three people selected from your Planning Commission members.
It would also be appropriate that another three members be appointed
to the Zone and Variance Subcommittee from the same body.
Our thoughts stem from the Planning Commission meeting of June 13 on
the Buena Woods subdivision as part of the Hosp Grove development. Our
hearing for our project for the specific plan of the heretofore approved
planned development plan took slightly over two and one-half hours of
public hearing before the Carlsbad City Planning Commission; the bulk: of
the time before this body dealt with the unfair requirements placed upon
the subdivision by the staff of the City of Carlsbad.
Because of the seriousness of some of the requirements, we again felt
it necessary to hire the services of a local attorney to represent us
in the rebuttal of the requirements placed upon the subdivision. Evi-
dently our concepts were correct as we obtained a six to one vote for
the elimination of the'objections with which the staff had "burdened
this subdivision. We unofficially obtained a seven to nothing approval
of the total concept for the subdivision.
The City of Oceanside and many other cities in San Diego County have
established these subcommittees which are attended by three Planning
Commission members, all appropriate members of the city staff, such as
an engineer, planner, fire department representative, water department
representative and the applicant and his engineer. The meetings take
place one week prior to the formal meeting of the scheduled Planning
Commission Hearing. The entire project is discussed at this time and
all department heads and committee members have the opportunity to
discuss the application freely. Adjustments and compromises can be
reached prior to the formal discussion before the Planning Commission
Hearing.
The Honorable David M. Dunne - 2 -June 16, 1972
We believe that the City as well as the applicant benefit from these
pre-hearing reviews by obtaining a better subdivision for the City.
We are a long-established business in the North County area and find
it distasteful to resort to the tactics that we have found it neces-
sary to use in the past number of months in the City of Carlsbad.
The hiring of an attorney in order to obtain approval of a good pro-
ject which had been previously approved seems an unwarranted expense
and an unwarranted method of doing business in our fair city.
We strongly urge you and your fellow Councilman to again consider the
establishrrrant of the two subcommittees as I have previously suggested
in order that the City of Carlsbad may gain in public respect and pre-
vent the public abuse of City officials, Planning Commission members
and City Councilman during your hearings.
Our organization, doing business in both the City of Oceanside and the
City of Carlsbad and being reasonably familiar with the workings of
the City of Oceanside, would be most happy to arrange an informal
luncheon with you and Planning Commission members of Oceanside so that
you may receive the unofficial comments of the members regarding the
inter-workings of the subcommittees as organized by the City of Ocean-
side.
May we urge you to consider our request immediately in order that
these long overdue committees can be appointed promptly.
Very truly yours,
KAMAR CQKSTRubTIOH CO.,
RLR:mb
cc: Carlsbad Councilmen
Robert C. Frazee
Louis Chase
Claude A. Lewis
Glenn E. McComas
Robert L. Rombotis
TO: Planning Department
FROM: . Public Works Director'
SUBJECT: C.T. 72-12 - Tentative Map
Approval is recommended subject to the following conditions:
1. That sidewalks, street lights, median curb and gutter and the
final lane of paving be installed on the half of El Camino Real
bordering the tract.
2. That a median break, including a north bound L.T. pocket, be
installed on El Camino Real opposite "A" street.
3. That a three leg fully actuated traffic signal be installed at
El Camino Real and "A" street at such time as the City Traffic
Engineer determines the signal is needed. The developer shall enter
into a separate secured agreement guaranteeing installation.
4. All public improvements shall be installed as required by Ordinance
and the City Engineer and shall be designed in accordance with City
Standard Design Criteria.
5. That the method of handling drainage be subject to the review and
approval of the City Engineer as part of the project improvement plans.
6. The water distribution and sewer collection system shall be ded-
icated to the City together with the necessary easements free of
liens and encumbrances.
7. On-site fire hydrants and fire protection appurtenances shall be
constructed in accordance with Fire Department requirements.
8. The interior streets are proposed to be private. The following
special conditions shall apply:
a. Provisions for maintaining the streets, satisfactory to
the City Engineer and City Attorney, shall be provided
prior to issuance of any occupancy permit.
b. The design of all streets shall be approved by the Public
Works Department and all street construction shall be'in-
spected by the Public Works Department and a standard in-
spection fee paid.
-2-
c. All streets shall be designed for a structural section
in accordance with City of Carlsbad Standard Design
Criteria.
d. Provision for accommodating pedestrian traffic satis-
factory to the Planning Director and City Engineer shall
be provided.
e. Lighting adequate for pedestrian and vehicular safety
and sufficient to minimize police problems shall be
provided.
f. Where it is proposed to reduce street widths by elimin-
ation of curb-side parking, equivalent parking in addi-
tion to the normal off-street requirement shall be pro-
vided by other means.
g. All head-in parking spaces shall be 10' x 18.5' minimum.
Design of parking layouts shall meet or exceed standards
outlined in Highway Research Board Special Report 125
"Parking Principles".
h. The City will assume no responsibility for enforcement
of traffic control. Provisions satisfactory to the
City Attorney shall be made for private enforcement of
no parking requirements.
i. Minimum street widths shall be:
•1) With parking both sides 36' curb to curb
2) With parking one side only 32' curb to curb
3) Without parking 28' curb to curb
9. Sidewalks shall be provided to connect each dwelling unit to major
points of pedestrian attraction. Materials to be used shall be sub-
ject to approval of the staff.
10. Separate screened facilities for trailers, boats and campers
shall be provided.
11. That provision be made for the future installation of cable tele-
vision as follows:
a. Conduit and pull boxes shall be installed to serve each
dwelling as required by the City.
b. Each dwelling shall be designed the facilitate future
installation of sicrnal cable.
-3-
12. All weather access shall be provided to all manholes and
cleanouts.
13. The intersection of the most easterly private drive west of "A"
Street shall be redesigned to permit trash and delivery vehicles to
turn east without entering the westbound lane.
14. Arrangements satisfactory to the City Attorney and City Engineer
shall be made for the future construction of full % street public
improvements, including grading, on Elm Avenue bordering the site.
HUNTER T. COOK
HTC:j z