Loading...
HomeMy WebLinkAbout1977-10-12; Planning Commission; ; SUBDIVISION TO PROVIDE 40 SINGLE FAMILY RESIDENTIAL LOTS ON APPROXIMATELY 17 1/2 ACRES, ' ' . ~ • STAFF REPORT DATE: October 12, 1977 TO: Planning Commission FROM: Planning Department CASE NO.: CT 77-15 APPLICANT: Ken Reynolds REQUEST: Subdivision to provide 40 single family residential lots on approximately 17½ acres SECTION I: BACKGROUND Location and Description of Property The 17.54 acre parcel is located on the west side of El Camino Real between Kelly Drive and the Rancho Carlsbad mobile home park. The site is generally characterized by a predominant high point from which the topography slopes down to the Agua Hedionda floodplain to the·south, drainage_courses on the west and north. There are a number of existing structures on the site, including two houses (one occupied, the other vacant) and a covered swimming pool (not in use). The site contains mature vegetation in the form of eucalyptus trees, fruit trees and shrubs. There is an existing access road that serves the on-site structures in a loop fashion. A portion of this road is paved and is used for access to four single family homes on property to the north of the subject property. These four homes front onto ECR, but take access from an easement on the subject property. A major San Diego Gas and Electric transmission line easement (including power poles) runs generally through the middle of the property. A portion of the property on the east is located in the floodplain of the Agua Hedionda drainage area. ,_._ Existing zoning: Subject Property: North: South: East: West: R-A-10,000 and F-P E-1-A (County)/R-A-10,000 E-1-A (County) E-1-A (County)/R-A-10,000/F-P R-1-7 500 . , Existing Land Use: Subject Property: RLM North: RLM South: RLM East: RLM West: RLM • History and Related Cases: • Special Use Permit 2 is a companion action to determine the effects this development will have on the floodplain. This is a requirement of the Floodplain Overlay zone that is on a portion of the property. Environmental Impact Information: An Environmental Impact Assessment has been received and a Negative Declaration issued for the subject project based on the following findings. 1. The -project site is adjacent to existing urban development. 2. The proposed project is consistent with the adopted General Plan. General Plan Information: The General Plan Land Use Plan Map designates the subject site for Residential Low Medium Density (0-4 dwelling units per acre) uses. Public Facilities: Confirmation regarding acceptance of the septic tank system has been received from the County Health Department. Water is available to the site through a high pressure water line in El Camino Real. A pressure reducing station would be necessary to allow water availability, unless the applicant can submit acceptable alternative plans. In a letter dated September 12, 1977, the Public Health Director has stated that septic systems will be allowed if each lot has an individual tank. The letter further recommended that dry sewers be installed so when public sewers become available the connections can be made immediately. School facilities have been guaranteed as per letter from Carlsbad Unified School District dated October 6, 1977. -2- • • Major Planning Considerations: 1. Is the proposed circulation system adequate? 2. Will the development as proposed be in character with the established development in the area? 3. Given the topography of the area, and the established uses, is the density proposed reasonable? 4. Is the proposal in compliance with the General Plan and the Agua Hedionda Specific Plan? SECTION II: DISCUSSION The subject property is a 17+ acre site that can be described as an island surrounded by floodplain and valleys. Access to the site is presently limited to an easement from El Camino Real. This easement serves 4 lots, three homes that have frontage on El -Camino Real (no physical access however) and the two homes existing on the subject site. Tne present character of this island is "rural". The four lots along El Camino Real average a little less than one acre and have horse corrals. The subject subdivision will be adjacent to these four lots but will generally be single-family subdivisions with lots over 10,000 square feet. However, a line of lots along the SDG&E easement will be approximately½ an acre in area. It is anticipated that these lots will resemble the four adjacent lots. Therefore even though this appears to be an island of single-family homes intruding in this rural area, there will be a degree of rural character in the development. In addition, staff has suggested a condition for an access street connection to the development to the west. Not only will this reduce the island effect, but also give the necessary additional access to properly service this area. (Please see attachment.) Access as proposed by the applicant is to El Camino Real only, with a stub street for future connection. This is insufficient because the traffic generated by this subdivision will cause a dangerous point of access on El Camino Real and in the future will be blocked off to crossing traffic by a center divider. It is not practical to put a medium opening at the access since there will be medium openings to the south at the future Cannon Road and to the north at Rancho Carlsbad Mobile Home Park. The condition for additional access is flexible in allowing the applicant the choice of connecting to the stub street of Via Hinton, Kelly Drive or El Camino Real through Cannon Road extension (See Ex. Y attached). -3- • • All of these off-site street options require development through the Agua Hedionda Specific Plan area. The Agua Hedionda Specific Plan does indicate this access. Although the Agua Hedionda Specific Plan has not yet been adopted by the Coastal Commission, it has been given approval in concept by the City Council. Also the Specific Plan follows closely our General Plan especially as to the connection of Cannon Road. Staff not only related this project to the General Plan but also the Agua Hedionda Specific Plan. (See Exhibit "X" for the Agua Hedionda Land Use.) To develop 40 lots on 17 acres will require heavy grading with the removal of most existing trees and structures. However, the finished project will appear similarly to the grading that has occurred to the existing development to the west. The Parks and Recreation Element indicates a hiking trail on this property. As conditioned, this trail system shall be provided with the development of this tract. It will be used by the residents of the project and in the future connect the· Hub Park to the Lake Calavera area. SECTION III: RECOMMENDATION It is recommended that CT 77-15 be denied for the following finding: 1. The applicant has not complied with the Public Facilities Element in that school facilities have not been guaranteed. However, if the applicant completes agreement with the school district, the staff recommends approval for the following reasons and with the following conditions: FINDINGS CT 77-15 1. The proposed map is consistent with the General Plan because: a. The Land use Plan Map designates the subject site for Residential Low-Medium density (0-4 dwelling units per acre). The subject project will provide approximately 2.3 dwelling units per acre. 2. The design or improvement of the proposed subdivision is consistent with the General Plan because: a. b. The project will provide orderly residential development; and The project will not cause excessive expansion of public facilities and/or expense to the taxpayer; and -4- • • .. 3. The site is physically suitable for the type of development because: a. The proposed development will not effect any unusual topographic or geologic features on the site; b. No significant natural vegetation exists on the site. 4. The site is physically suitable for the proposed density of development because: a. Proposed dwelling units per acre do not exceed the allowable maximum. b. There are no significant physical features on the site that would hinder development as planned. 5. The design of the subdivision or the imposed improvements are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat because: a. There is very little natural habitat existing on the subject property. 6. The design of the subdivision or the type of improvements are not likely to cause serious public health problems because: a. Conditions of approval will insure the above. 7. The design of the subdivision or the type of improvements will not conflict with the.easements required by the public at large ~or access through or use of property within the proposed _subdivision because: a. Conditions of approval will insure the above. 8. The subdivision will not prohibit reasonable access to public waterways, rivers, streams, lakes, reservoirs, coastlines or shorelines because: a. The subdivision does not front on any of the above. 9. The subject application has complied with the requirements of the Carlsbad Environmental Protection Ordinance of 1972 because: a. A Negative Declaration has been issued for the project based on the following findings: 1. The project site is adjacent to existing urban development. 2. The proposed project is consistent with the adopted General Plan. -5- • • 10. The proposed tentative tract map is consistent with applicable City Public Facilities Policies and Ordinances because: a. The Planning Co:rmnission finds that sewer service is not available for this development as of the date of this approval. However, sewer service may be available in the future. The Planning Co:rmnission will by inclusion of an appropriate condition to this Tentative Subdivision Map approval, insure that the final map will not be approved unless the City Council finds that sewer service is available to serve the project. In addition, the Planning Commission will add a condition that a note be placed on the final map providing that building permit may not be issued for lots in the subdivision unless the City Engineer determines that sewer service is available. Since the final map cannot be approved unless sewer service is available and building cannot occur within the subdivision unless sewer service remains available, the Planning Commission is satisfied that the requirements of the Public Facilities Element of the General Plan have been met insofar as they apply to this Tentative Subdivision Map approval. b. All other public facilities are available or will be required by conditions of approval. -6- • • '' CONDITIONS 1. The approval is granted for the land described in the application and any attachments thereto and as shown on the plot plan submitted labeled Exhibit A, dated B/22/70 or as modified herein. 2. Park-in-lieu fees shall be paid to the City, to the satisfaction of the Parks and Recreation Director, prior to approval of the final map. 3. street trees shall be provided as required by the Parks and Recreation Director. 4. The applicant shall submit a landscaping and irrigation plan to the Parks and Recreation Director for his approval covering all denuded natural and constructed slope areas prior to approval of the final subdivision grading plan. Special landscape treatment shall be proposed for the El Camino Real frontage of Lot 27 in.keeping with the Scenic Corridor designation. Slopes on Lots 12 through 27 shall have special landscape screening for a buffer between the project and the natural area of the floodplain and proposed wildlife refuge. Said plan shall include a statement of installation phasing and shall include landscaping that will satisfy erosion and fire hazard control. A final landscaping and irrigation plan shall be submitted prior to the issuance of building permits. All final landscaping shall be installed prior to final occupancy. 5. This subdivision is approved on the express condition that the final map shall not be approved unless the City Council finds as of the time of such approval that sewer service is available to serve the subdivision. 6. This subdivision is approved upon the express condition that building or grading permits will not be issued for development on the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such permit and will continue to be available uhtil,,ti~e of occupancy. If the City Engineer determines that sewer facilities are not available, building permits will not be issued until arrangements satisfactory to the City Council, can be made to guarantee that all necessary sewer facilities will be available prior to occupancy. This condition shall be noted on the final map. 7. This Tentative Subdivision Map shall be subject to any further approvals as may be necessary in connection with such plan for the allocation of sewer service among competing ·uses as the City Council may adopt. If an allocation plan is adopted prior to final map approval, the applicant shall satisfy the requirements of such plan as a further condition of this Tentative Subdivision Map approval. 8. Public Easements shall be granted to the City for a pedestrian/ equestrian trail system. This trail shall be improved at time of development of the project as follows: -7- • • a) Trail will be constructed to provide proper drainage. b) A cross slope is to be maintained not to exceed one inch in 18 inches, with berms and ditches utilized to prevent washouts of cuts and fills. c) A 10' graded trail is recommended as the standard width. d) Surface treatment of path should be compacted decomposed granite 4" thick, contained by 2X4 redwood headers. e) Trail entrance signs should be posted at street crossings and trail entrances. f) Where contigous with a side walk, a 3'6" high rail fence should be placed next to the side walk for safety puposes. g) A wood retaining wall abutting the trail shall utilize 4x4 posts and 2xl2 planks to prevent sloughage from cut or fill banks. Construction design will have to be approved by the Building Department. h) The trail grade should be limited to a maximum of 20%. 9. Prior to recordation of any final map for the subject property, a study of the noise levels of the project lots along El Camino Real shall be made by an acoustical engineer experienced in noise attenuation. Said study shall determine if attenuation measures are necessary to bring noise levels within 65 dB(A) outdoors and 45 dB(A) indoors. Said study shall recommend such attenuation measures as deemed necessary and approved by the Planning Director. Said measures shall be incorporated in the site design and building plans for said lots as a condition of the Specific Plan or added as conditions to the Tentative Map approval. 10) If the sewer system is to be septic or other alternative method, dry sewer line shall be installed. Prior to issuance of building permits, the owner shall notarize and record an agreement to connect to the public sewer within 30 days after public sewer becomes available. 11) Lots shall have a layout of the subsurface sewage disposal system, approved by the San Diego County Department of Public Health, prior to approval of a building permit. 12) Grading plans shall be submitted that specifically minimize surface erosion, thereby ensuring that sedimentation does not adversely impact the proposed wildlife preserve. 13) Pad heights shall vary and be designed so the appearance is of a natural hill with varied pad elevation (should have the apP,earance of "stepping stones") . Where applicable -slopes over 5' in height shall be contour graded. 14. Street names as shown are not approved. Street names shall be submitted to the Planning Director for approval pursuant to the Street Name Policy (City Council Policy No. 20) prior to approval of the final map. -8- • • '' 15) The improvement and grading plans shall include a report of a geological investigation and a complete grading plan of the entire site when required by the City Engineer. The report and plan shall be prepared by civil engineers licensed by the State of California, and experienced in erosion control, who shall be acceptable.to the City Engineer. They shall certify that they have investigated the site and prepared data with full consideration of the con- sequences to the included and neighboring properties and in confor- mance with the Geologic and Seismic Safety Element of the General Plan. 16) Waterline improvements shall include loop system outside the unit boundary and iterim appurtenances, such as blowoffs, as required by the City Engineer. 17) All buildings not conforming to setback requirements must be removed or relocated, or lot line adjusted prior to if.dmal map approval. 18) SDG&E utility poles that are too close to the public street shall be relocated as approved by the City Engineer. As an alter- native, minor realignment of the proposed street, in accordance with City standards, to adequately clear the utility poles may be approved by the City Engineer. 19) No structures shall encroach on the SDG&E easement unless approved by SDG&E. 20) Prior to the issuance of grading permits, the City Engineer shall approve a plan submitted by the applicant for enterim erosion con- trol on all constructed slopes in excess of five feet created by this subdivision. Prior to this issuance of grading permits, the applicant shall post bonds and agreements ensuring the installation and maintenance of the erosion control system until permanent landscaping is installed and maintained. 21) Half street improvement, as shown on the Tentative Map, shall be based on¾ of the street section plus a 12 foot traveled lane in accordance with the Subdivision Ordinance.~ All necessary offsite street dedications shall be provided by the applicant to the City free and clear of liens and encumbrances. 22) El Camino Real shall be dedicated and improved along the subdivision frontage on the basis of a 126-foot street section, according to city of Carlsbad standards, and shall include a waiver of direct access right along the frontage of Lot 27. Street lighting along El Camino Real shall be the Mission Bell type (20,000 lumen). 23) Access to and from El Camino Real shall be right turn in-right turn out when the median is constructed along El Camino Real. 24) The applicant shall conform to the conditions of approval and standards outlined by the County of San Diego Department of Heal th letter to the City of: Carlsbad dated September 12, 1977. 25) All slopes shall be 2:1 unless approved by the City Engineer. -9- • • ., 26) In order to provide for reasonable fire protection during the construction period, the subdivider shall maintain pas8 able vehicular access to all buildings and adequate fire hydrants with required fire flows shall be installed as recommended by the Fire Department. 27) Ornamental street lighting shall be provided for as required by Municipal Ordinance. The developer shall deposit cash in the amount necessary to energize said street lights for an eighteen- month period after construction to permit the incorporation of the subdivision into a maintenance district. 28) All land and/or easements required shall be granted to the City of Carlsbad without cost to the City and free of all liens and encumbrances orA1pproved by the City Engineer. No easements shall be recorded prior to recordation of the Final Map unless approved by the City Engineer. 29) An additional street shall be extended to the west, to the limits of the subdivision, in the vicinity of Lots 13-16. In addition, the proposed "A" Street shall be relocated easterly in the vic- inity of Lot 22. CDG:ar 10/7/77 EXHIBITS Exhibit A, dated 8/22/77 Location Map Exhibit X, Land Use -Agua Hedionda Specific Plan Exhibit Y, Proposed Circulation System Traffic Analysis -applicant submitted -10- . . . ' r •·• _$ . •• t ~OFEET , t • ... : \ Case· N~ .¢I 17;..IS-oa·te Rec'd: z/Jtji·i occ Date :_~/77 PC . J . . • FORM PLANNING 52 • • • l I ~ 1. f· l I h-i • E CT 77-15, 9/29_/77 EXl-flBIT X · ._ ---------. --------~-------~--~--------LAND USc -~ EL CAt't\tNO REAL RLM ?-~0 J WILDLIFE t-J 0 LEGEND RL ., •••• LOW DENSITY (O-l~du/oc) RLM, •.• LOW MEDIUM DE:NSITY(0-4dll/, RMH., •• MEDIUM HIGH D~NSITY(10-20- . N •••••. NEIGHBORHOOD COMM, RC_. •.•. RECREATION COMM. OS ..... OPEN SPACE E .• : •.• ELtH.!ENTARY SCHOOi. -- oS .,. 1' RL . soo SOURCES: AGUA HEblONDA SPECIFit f'l.A~ GENE~AL PLAN --. ----------. ----·····-. --------- ~-- 0 0 ., . ' 0 o 0 o 00 0 0 CT 77-15 ~ 9/29/~7 EXHIBIT Y . ----------------------· -------------··-····----------. ---------------------------- j" ' E\.. CAMtN 0 REAL ,, 0 .,, 0 ,, 0 0 0 ST RE ET NETWO.RK PLPiN 000 POSSIBLE CONNECTION TO KELLY OR DD D POSSIBLE EXTENSION OF CANNON ---POSSIBLE EXTIZ.NTION ---OF VIA HINTON ---S OG a E EASEMENT ------, POSSIBLE FOO"':" TRAIL n- 0 soo' --~--- SOURCES: AGUA HEOlONOA SPECIFIC Pl.AN GEtlERAL PLAN -. -- ,. - ..... .... .,,.. . :. • • I , -I. • September 26, 1977 7145 Little Harbor Drive Huntington ~each, California 92648 Ken Reynolds 9421 Leilani Drive Huntington Beach, Calif. 92646 Dear Ken, Subject: Traffic Analysis Thunderbird Ranch Tract City of Carlsbad I have· completed my review of the subject tract with regard to traffic circulation and access. The following is my analysis of the traf£1c aspects of this proposed development. Traffic Generation and Distribution Based on 40 lots in this subdivison, approximately 400 vehicle trips per day will be generated. During the morning peak hour, approximately 25 vehicles will leave the tract. About 15 of these vehicles wi11·turn right and 10 will turn left at El Camino Real. In the afternoon peak hour, approximately 25 ... vehicles will enter the tract. About 15 of these vehicles will turn'left and 10.vehicles will turn right off-El-caJnino Real. Access·-to El Camino Real It is my understanding the staff of the city of·carlsbad has some reservations as to the safety of vehicles entering El Camino Real. from the tract or turning left off that highway into the tract. . , ·. My inve·stigation of existing conditions in the field showed that vehicles waiting to turn onto El Camino Real have unlimited sight distance to the south-and over 700 feet to the north. Table 17.10 · of· the 1965 Edition of the .,Traffic Engineering Handbook'" describes sight distance along the major road from the intersection (as viewed by a driver_ .. in the normal stopped position on the minor road) that is recommended for safe crossing. The table shows that a sight distance of 600 feet is recommended for a four l~ne highway with a design speed of· 50 MPH. This is the maximum speed shown in the table. . . . . . ... . . . -~ ' . • • If the table was.interpolated to a speed of 55 MPH which is the pre- vailing speed on El Camino Real, the recommended sight distance would still be less than the 700 feet which exists at this intersection. This analysis shows that vehicles turning left onto El Camino Real will have adequate sight distance to make this movement.safely. Vehicles turning right onto El.Camino Real can easily make that movement safely. Vehicles turning left into the tract from El Camino Real will have over 800 feet of sight distance which is more than adequate to easily make that movement. In.summary, access to El Camino·Real from the proposed develop- ment is more than adequate from a safety standpoint. Circulation Within Tract The layout of the street system within the tract will create no problems. Grades on the streets range from one to ten percent. The steeper grades are over relatively short distances. The provision of an alternate access point to serve as an' emergency route when surrounding property ~evelops is desirable as long as the development of the circulation system on the surrounding property does not encourage traffic generated outside the. property to travel on the streets of this tract. ,, The provision of a secondary access street to serve t~is forty lot subdivision at· this time appears totally unnecessary. In case of emergency, vehicles can use an existing driveway from Thunderbird Circle to El Camino Real at the north end of the property although it is highly unlikely this will ever be necessary. Summary ,,. . My analysis of this proposed subdivision shows that circulation and access is entirely adequate. Please call me if you have any questions on this matter. - PEC:mc --,. • •• • PAULE, COOK -Consulting Traffic Engineer EDUCATION: Unive.rsity of M[1ine, B.S.C.G. Univers·ity of Southern C~lifornia, N.P.A. REG 1-STRAT I ON: ~egistered Civil Engineer, State of Cal1fornia .. PROFESSIONAL ORGANIZATIONS:. National Socieiy of Professional Engineer~ American Society of Civil Engineers American Public Works Association American Society for Public Administration Institute of Traffic Engineers Orange County Traffic Engineers Councii, Past Chairman PROFESSIONAL ~XPERIENCE: ;, CITY OP CLAREMONT, Director of Public Works/City Engineer Res:ronsi ble for q.ll public works and engineering with the city. CITY OF INGLEIVOOD, City Traffic Engineer Responsible for all traffic engineering ~nd transportation planning in the city including maintenance of traffic faciliti_es. · Planned_ and constructed such innovative projects· as the $500,000 Prairie Avenue reversible line syst~m and the -$1.5 million city-wide computerized traffic control system. Completed $3 million city-wide arterial street lighting systein and a downtown parking s~ructure. Created unique methods of handling heavy'traffic g~nerated by two sport complexes, the Forwn and Hollywood Park Racetrack. CITY OF HUNTINGTON 13EACII, C.Lty Traf fie Engineer . . , Responsible for all traffic engineering and transportation planning for th~ city. Installed traffic signals at.sixty intersections throughout the city. Planned annual highway improvements. Worked closely with developers as the city -grew from a population of 70,000 to 140,000 in five yiars. r ~ .,_ .. .. ' 'l .. PAUL E. COOK I ,,. -~ ·• •· Continued Page 2 ORJ\.i\JGE COUNTY RONJ DEPARTMENT, Assistant Cow1 fr Traffic Engineer . Responsible for transportation planning for the road department. Conducted major transportation studies · throughoµt the county. Supervised complex traffic analyses c;m proposed deve_lopments such as the Irvine Ranch, ~loulton Ranch, Mission V-iej o, ancl. Laguna Niguel.· Analyzed and wrote comprehensive reports on proposed . freeways and inter_change_s throughout the county. · CALIFORNIA DIVISION OF IIIGII\\'AYS,. Highway Engineer, Los. Angeles, California Ro~ated through five departments learning all ph~ses of highway engineering. --,.