HomeMy WebLinkAbout1991-05-29; Planning Commission; ; MP 177D|LCPA 90-06|CT 90-15|HDP 90-20 - AVIARA PLANNING AREA 24APPLI<.. .... ION COMPLETE DATE:
November 4, 1990
STAFF REPORT
DATE: MAY 29, 1991
. TO: . PLANNlNG COMMISSION
FROM: PLANNING DEPARTMENT
SUBJECT: MP-177CD)/LCP A 90-6/CT 90-15/HDP 90-20 -AVIARA PLANNING AREA 24
-Request for a Master Plan Amendment/Local Coastal· Program Amendment
for Planning Area 24 of Avfara Master Plan 177 to: (1) change permitted
single family lot sizes from small lot (minimum 5000 SF) to minimum 7500
SF, (2) reduce maximum dwelling unit potential from 193 du's to 118 du's,
(3) increase open space by 4.3 acres and (4) modify Master Plan
development standards and design criteria. The approval of a 54.6 acre/122
lot/118 dwelling unit Tentative Tract Map and Hillside Development Permit
for Planning Area 24 is also being requested. The project site is located at the
southeast comer of the intersection of Alga Road and future Poinsettia Lane,
in Local Facilities Management Zone 19.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3227
recommending APPROVAL of the Mitigated Negative Declaration issued by the Planning
Director and ADOPT Planning Commission Resolution No's 3228, 3229, 3230 and 3231 ·
recommending APPROVAL of MP-177(D)/LCPA 90-6/CT 90-15/HDP 90-20, based on the
findings and subject to the conditions contained therein.
n. PROJECT DESCRIPTION AND BACKGROUND
This project is a Master Plan Amendment, Local Coastal Program Amendment, Tentative
Tract ~;tap, and Hillside Development Permit for Planning Area 24 of the Aviara Master
Plan 177. Planning Aiea 24 is located at the southeast comer of the intersection of Alga
Road and future Poinsettia Lane. The subject property is zoned PC and is under a
Combination General Plan Designation of RLM/RM/0S/RC/N. The existing Master Plan
designates the site for a maximum density of 3.6 du/ac.
As shown on Exhibits "A" and "B", the Tentative Map includes 118 minimum 7500 SF
single family residential lots and 4 open space lots (15.2 acres) over the 54.61 acre
Planning Aiea. The project open space areas are predominantly comprised of dense coastal
sage and chaparral covered slopes .. The northwestern comer of the Planning Area (a
• MP-177(O)/LCPA 90-6/CT 90-15/HDP 90-20 -AvtARA PA 24
MAY 29, 1991
PAGE 3
lll. ANALYSIS
MASTER PLAN AMENDMENT -MP-177(O)
Planning Issues
1. . Are the proposed land use changes consistent with the intent of Master Plan 177?
2. · Will the proposed land use change from small lot single family (minimum 5000 SF)
to standard single family (minimum 7500 SF) be consistent with the General Plan?
3. Are the proposed land use changes compatible with surrounding uses?
4. Are the proposed development standards revisions consistent with the intent of
Master Plan 177?
DISCUSSION
As proposed, the land use changes (small lot single family to R-1-7500 single family) and
development standards revisions in Planning Area 24 are consistent with the intent of
Master Plan 177 and would be consistent with the General Plan. This proposed land use
change would be consistent with the Master Plan goal of ensuring that development is
compatible with existing and future surrounding uses. Specifically, the properties to the
west and south (Aviara Planning Areas 25 and 26 respectively) are planned for the
development of R-1-7500 single family residential, and the properties to the north and east
have a General Plan designation of RLM (Residential Low Medium 3.2 du/ac.) Although
this land use change would reduce the number of potential small lot single family
residences within Master Plan 177 from 15% to 10% of total Master Plan dwelling units,
the Master Plan housing product mix (63% multi-family/37% single family) would be
unchanged through this proposed amendment. Therefore, this revision would be consistent
with the Master Plan goal of providing "a well balanced and functional mix of residential
uses.
This land use change will result in the reduction in permitted number of dwelling units
within Planning Area 24 from 193 to 118. The site density will be reduced from 3.6
du/ac. to 2.16 du/ac. This density would be consistent with the combination General Plan
designation of (RM/RLM/OS/RC/N) over the Master Plan. In addition, the reduction in
density of this Planning Area to 2.16 du/ac. would ensure compatibility with surrounding
properties, which are designated RLM (3.2 du/ac.).
As discussed above, the proposed land use revisions from small lot (minimum 5000 SF)
single family to standard single family (minimum 7500 SF) would be compatible with
surrounding future single family residential.
MP-l 77(D)/LCPA 90-6/CT 90-15/HDP 90-20 -AVIARA PA 24
MAY 29, 1991
PAGE 4
The proposed development standards revisions for Planning Area 24 would also be
consistent with the intent of Master Plan 177. The revised development standards would
be as or more restrictive than the standards of the R-1-7500 zone, and would ensure
consistency of all R~l-7500 Master Plan neighborhoods. The specific development standard
changes include the following: ·
1. Revise the maximum structural height limit from 28 feet as measured to the
midpoint of the roof to 30 feet as measured to the peak of the roof. This revision
will likely reduce the heights -of the single family residences proposed in this
Planning Arefi.
2. Require that 15% of the dwelling units constructed in this Planning Area be a
maximum of one story (22 feet measured to the highest roof peak) in height. This
Planning Area currently does not require any one story dwelling units.
3. Require that all dwelling units be setback a minimum of 30 feet from the SDG&E
easement which is located within the northeast comer of the Planning Area. This
setback would ensure utility setback consistency with all other Aviara Planning
Areas.
4. Require that 36 of the proposed 120 dwelling units have a 24 foot front yard
setback instead of the required 20 foot front yard setback. This amendment will
create variety in the neighborhood street scene.
5. Replace all existing Planned Development standards with R-1-7500 development
standards.
LOCAL COASTAL PROGRAM AMENDMENT-LCPA 90-6
Planning Issues
1. Is the proposed Local Coastal Program Amendment consistent with the zoning and
General Plan designation of the subject property?
DISCUSSION
California State Law requires that the Local Coastal Program, General Plan and zoning
upon a subject property be consistent. The project site is located within the Mello I Local
Coastal Program. Master Plan 177 constitutes the zoning for the subject property, and also
functions as the implementing ordinance for this section of the Mello I Local Coastal
Program. As discussed above, the change from small lot single family to standard single
family lots (minimum 7500 SF) would be consistent with the Master Plan's combination
General Plan designation of RM/RLM/OS/RC/N. In that Master Plan 177, as amended and
..
MP-l 7-7(D)/LCPA 90-6/C 1 ';}0-15/HDP 90-20 -AVIARA PA 24
MAY 29, 1991
PAGE 5
the underlying Mello I Local Coastal Program must be found to be in conformance, staff
concludes that LCPA 90-6 is consistent with the zoning and the General Plan.
TENTATIVE TRACT MAP/HILLSIDE DEVELOPMENT PERMIT -CT 90-15/HDP 90-20
Planning Issues
1. Does the proposed Tentative Map satisfy all requirements of the Subdivision
Ordinance and the State Map Act?
2. Does the proposed Tentative Map comply with the requirements of the Hillside
Ordinance (Chapter 21.90 of the Carlsbad Municipal Code)?
3. Is the proposed project in compliance with the [nterim Open Space Ordinance?
4. Does the proposed project adequately mitigate encroachment into previously deed
restricted coastal resource areas?
5. Is the proposed project in compliance with the Mello I Local Coastal Program?
6. Is the proposed project in compliance with the Zone 19 Local Facilities Management
Plan?
DISCUSSION
Tentative Map -CT 90-15
The 54.6 acre, 122 lot ( i.e. 118 residential and 4 open space) Tentative Tract Map
conforms with all requirements of the R-1-7500 zone, Carlsbad's Subdivision Ordinance and
the State Map Act. All proposed residential lots will front on publicly dedicated streets,
have been designed to drain adequately and meet the minimum development standards of
the R-1-7500 zone. Specifically, all lots are:
1. A minimum of 7500 square feet in area;
2. A minimum of 60 feet in width;
3. A minimum of 90 feet in depth; and
4. Do not exceed a depth to width ratio of 3:1.
Hillside Development Permit -HOP 90-20
The Tentative Map for Aviara Planning Area 24 generally complies with all development
and design provisions of the Hillside Ordinance. Consistent with the design guidelines of
the Hillside Ordinance, the Tentative Map has been designed to: (1) preserve significant
environmental· resources, (2) incorporate terraced lots and curvilinear streets into the
project's design, and (3) maintain all major steep slopes in open space.
MP-l 77(D)/LCPA 90-6/CT 90-15/HDP 90-20 -AVIARA PA 24
MAY 29, 1991
PAGE 6
Total project grading would include 375,000 cubic yards of cut and 590,000 cubic yards
of fill (including the existing onsite stockpile which totals 215,000 cubic yards) over 37.80
acres (15,616 cubic yards per disturbed acre). Of the total project fill, 457,500 cubic yards
(77%) is required for the development of Unit 4 of this Tentative Map (See Exhibit "D").
Master Plan 177 designates Unit 4 of Planning Area 24 for residential development. The
Master Plan Environmental Impact Report (EIR 83-2A) identified no significant
environmental resources in this area of the Master Plan.
As discussed in Attachment "A", the grading required for the development of Unit 4 of CT
90-15 is directly a consequence of two Circulation Element Roads (Alga Road and
Poinsettia Lane). Specifically, the natural topography of Unit 4 (without the existing
stockpile) is up to 50 feet below the existing grades of Alga Road and Poinsettia Lane. In
order for Unit 4 to be developed, consistent with Master Plan 177, it must be raised to an
adequate elevation to drain and gravity sewer to existing utility systems in Alga Road.
Development of the Unit 4 site at an elevation lower than that proposed, would: (1)
require the use of a sewer pump station (in violation of City Engineering Policy) and (2)
would create a "sump" drainage condition. In accordance with these findings, this grading
is exempted under Section 95.070(2) of the Hillside Ordinance. Deduction of this grading
amount, results in a net project grading total of 7407 cubic yards per disturbed acre. This
amount of grading is defined as "acceptable" under the Hillside Ordinance.
A slope analysis study was conducted for the proposed Tentative Map (See Exhibits "G"-
"H"). As designed, the project does not encroach into any major 40% slope areas. To a
large degree, these slope areas have already been placed under an open space deed
restriction by the California Coastal Commission.
The proposed Tentative Map includes one manufactured slope (north of lots 100-102)
which exceeds a height of 30 feet. The construction of this maximum 50 foot high slope
is necessary to prevent grading encroachment into an offsite canyon to the north. Although
the Conceptual Development Plan for Planning Area 24 (Aviara Master Plan -pg. 164)
anticipated offsite grading into this canyon, subsequent environmental study indicates that
this canyon merits preservation in open space based upon the sighting of Blacktailed
Gnatcatchers within this coastal sage scrub and chaparral vegetated canyon. ln that this
manufactured slope as proposed, preserves this native canyon, it is exempted from
complying with the 30 foot high manufactured slope height limit of the Hillside Ordinance
(Section 21.95.070(3)).
The project applicants are proposing to enhance the appearance of all manufactured slopes
through a landscape program (See Exhibits "I"-"!'). ln addition, a widened landscaped
parkway (15.5-20 feet wider than the required right-of-way) along Alga Road and
Poinsettia Lane is proposed to enhance the appearance of the project .
•
--·
MP-177(O)/LCPA 90-6/CT 90-15/HDP 90-20 ~ AVIARA PA 24
MAY 29, 1_991
PAGE 7
Interim Open Space Ordinance
The project as proposed is in compliance with the City's Interim Open.Space Ordinance.
As shown on Exhibit "K'', although the project does encroach into open space areas
identified on the City's "Comprehensive Open Space Network Map", all necessary findings
can be made to support this encroachment. Specifically:
1. -The project encroachment (0.68 acres) will be mitigated through a project give back
of 5.01 acres (a net acreage gain of 4.33 acres).
2. On an acreage basis, the replacement open space is environmentally superior to that
open space which is being encroached upon, as noted below.
Habitat ''Take Areas" "Give Back Areas"
Coastal Sage Scrub 0.68 acres 5.01 acres
3. The proposed replacement open space areas are also located in close proximity to
other existing open space areas as shown on Exhibit "K".
On April 25,1991,.~roposed open space exchange was reviewed and unanimously
approved by the C~pen Space Advisory Committee.
Local Coastal Program
Planning Area 24 is located within the Mello I Local Coastal Program. When Master Plan
1 77 was approved by the California Coastal Commission in April of 1988, it became the
implementing ordinance. for this Local Coastal Program. As a condition of this approval,
open space deed restrictions were placed over 248 acres of the Aviara Master Plan site.
Included within these 248 acres of open space were: (1) areas containing steep slopes
(25% or greater) which also possess endangered species and or Coastal Sage Scrub or
Chaparral plant communities (referred to as "Dual Criteria Areas") and (2) other areas such
as Eucalyptus groves or Coastal Sage Scrub which do not meet the "Dual Criteria" but were
placed in open space as mitigation for "Dual Criteria" encroachment on the Phase I hotel
and Planning Area 13 sites. Both the Coastal Commission and City of Carlsbad.
unanimously supported this mitigation program because it resulted in the preservation of
82 additional acres of open space, over and above that which would be preserved through
a strict interpretation of the existing Mello I Coastal Program "Dual Criteria" requirement.
As shown on Exhibit "F", Planning Area 24 contains 14.S acres of coastal deed restricted
area. Grading associated with the PA 24 Tentative Tract Map proposes encroachment into
a total of 2.0 acres of this Coastal deed restricted acreage. This encroachment is labeled
as "Take Area" on Exhibit "F". This project proposes to "Give Back" 2.80 acres of non-deed
restricted area as mitigation for this encroachment. A biological study of these ''Take" and
MP-l 77(D)/LCPA 90-6/CT 90-15/HDP 90-20 -AVIARA PA 24
MAY 29, 1991
PAGE 8
"Give Back" areas (see Attachment "B") concludes that the "Giv~ Back" acreage is
biologically superior habitat (a net increase of 1.21 acres of Coastal Sage Scrub).
Encroachment into "Dual Criteria" habitat area has largely been avoided. Only .008 acres
of the 2.01 acre encroachment meets the "Dual Criteria". This .008 acr~ area (''Take Area
G" as shown on Attachment "A") is in a cut slope required for the construction of
Nightshade Drive. The roadway elevation at this point, and the corresponding slope height
is necessary to prevent a sump drainage condition. The City of Carlsbad and California
Coastal Commission have both allowed Coastal deed restricted tradeoffs within the Aviara
Master Plan provided that the tradeoff does not reduce the net acreage of deed restricted
area, and the biological value is maintained. In view of the fact that this mitigation
program appears to accomplish these goals, staff concludes that the project as proposed,
adequately mitigates project encroachment into Coastal deed restricted areas. Other
encroachment mitigation incorporated into the project includes a Habitat Enhancement
Program, which revegetates 5.36 acres of manufactured slopes with native vegetation (see
Exhibit "I"-"J'').
Otherwise, in that Master Plan 177 is the implementing ordinance for this section of the
Mello I Local Coastal Program, approval of this Master Plan Amendment request will ensure
compliance. Because the Planning Area 24 Tentative Tract Map also either avoids, or
adequately mitigates project encroachment into Coastal deed restricted habitat areas, it is
also found to be in compliance with the underlying Local Coastal Program.
Growth Management Ordinance
The project is located in Local Facilities Management Zone 19 in the southwest quadrant.
At the project dwelling unit count (118 units) the proposed project is 75 dwelling units
below that allowed per Local Facilities Management Zone 19. All public utilities and
services will be available to serve the project.
MP-177(D)/LCPA 90-6/CT 90-15/HDP 90-20 -AVIARA PA 24
MAY 29, 1991
PAGE9
The impact on public facilities created by the proposed project and compliance with
adopted performance standards are summarized below:
FACILITY IMPACT COMPLIANCE WITH STANDARD
City Administration 437.37 SF YES
Library 233.40 SF YES
Waste Water 118 EDU YES
Parks .874 Acres YES
Drainage NIA YES
Circulation 1180 ADT YES
Fire Station #4 YES
Schools NIA YES
Sewer Collection System 118 EDU YES
Water Distribution System 25,960 GPO YES
Open Space NIA YES
IV. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project with the implementation of
mitigation measures, will not have a significant impact on the environment and, therefore,
has issued a Mitigated Negative Declaration on March 28, 1991. The environmental
analysis, along with the field checks by staff, identified that because: (1) the project site
has already been reviewed with the Aviara Master Plan EIR 83-2(A); (2) as proposed the
project implements all recommended mitigation measures of EIR 83-2(A); (3) the lot size
revisions as proposed will be compatible with surrounding existing or future uses; (4) the
project will either preserve in open space or replace with comparable quality and acreage
the previously coastal deed restricted habitat; and (5) the project as proposed preserves an
additional 4.3 acres in open space than originally anticipated under MP 177, no significant
environmental impacts are anticipated. However, mitigation measures shall be required
to be implemented with this project. These include: (1) implementation of a cultural
resources data recovery program at site SDI 6753; (2) full landscaping of all major
manufactured slopes; (3) prohibition of grading during the Black Tailed Gnatcatcher
breeding season (March 1 -June 1); ( 4) a requirement to deed restrict in open space all
"Give Back" areas; (5) a requirement to field-stake all deed restricted areas prior to the
issuance of grading permits and (6) a requirement to implement all sound attenuation
measures identified in the Acoustical Analysis for P.A. 24 (Mestregreve, 1990).
MP-l 77(D)/LCPA 90-6/<... 90-15/HDP 90-20 -AVIARA PA 2-'t
MAY 29, 1991
PAGE 10
In summary, staff is recommending approval of the following:
-
1. Approval of MP-177(D) because the proposed land use changes and development
standards revisions are consistent with the General Plan and the intent of Master
Plan 177, the proposed land use changes are compatible with surrounding uses, and
the proposed land uses changes will result in a balanced mix of housing within the
Master Plan and City.
2. Approval of LCPA 90-6 because the LCPA is consistent with the zoning ~d General
Plan.
3. · Approval of CT 90-15/HDP 90-20 because the project is in compliance with the
Subdivision Ordinance, State Map A<;t, Hillside Ordinance, underlying Local Coastal
Programs and Zone 19 Local Facilities Management Plan.
ATTACHMENTS
1. Planning Commission Resolution No. 3227
2. Planning Commission Resolution No. 3228
· 3. Planning Commission Resolution No. 3229
4. Planning Commission Resolution No. 3230
5. Planning Commission Resolution No. 3231
6. Location Map
7. Background Data Sheet
8. Disclosure Form
9. Attachment "A", dated March 21, 1991 -Justification for Hillside Ordinance
Compliance .
1 O. Attachment "B" -Biological Study and Map of Coastal ''Take" and "Give Back" areas
11. Attachment "C" -"Noise Analysis for Aviara PA 24"
12. Exhibits "A"-"K:', dated April 12, 1991.
April 11, 1991
CDD:vd:rvo
BACKGROUND DATA SHEET
CASE NO.: MP-177(0)/LCPA 90-6/CT 90-15/HDP 90-20
CASE NAME: AVIARA PLANNING AREA 24
APPLICANT: AVIARA LAND ASSOCIATES
REQUEST AND LOCATION: Master Plan Amendment/Local Coastal Program Amendment to:
(1) change permitted single family lot sizes from small lot to minimum 7500 square feet, (2) reduce
maximum dwelling unit potential from 193 du's to 118 du's, (3) increase open space by 4.3 acres,
and ( 4) modify Master Plan development standards and design criteria. The approval of a 54.6
acre/118 du Tentative Tract Map and Hillside Development Permit is also being requested.
LEGAL DESCRIPTION: Portions of Section 22. 26. 27, 28, 33 and 34 in Township 12 south. Range
4 west. in the City of Carlsbad APN:_2=1 ..... 5 __ -0._4"""0 __ -1 .... 6'---_______ _
(Assessor's Parcel Number)
Acres 54.6 Proposed No. of Lots/Units -=1=2=2.._/-=-1=18""----------
GENERAL PLAN AND ZONING
Land Use Designation RLM
Density Allowed 3.6 du/acre Density Proposed 2.16 du/acre
Existing Zone -=-P-=C.__ ____ Proposed Zone .... P--C _____ _
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Site
North
South
East
West
School District Carlsbad
Zoning
PC
LC
PC
LC
PC
PUBLIC FACILmES
Water District Carlsbad
Land Use
undeveloped
Agriculture/Open Space
Alga Road
Agriculture/Open Space
undeveloped PA 25 -Residential
Sewer District Carlsbad
Equivalent Dwelling Units (Sewer Capacity) _________________ _
Public Facilities Fee Agreement, dated ...:A~p~ril~· ~3~0u.,...::1""9""9.:.1 ______________ _
ENVIRONMENTAL IMPACT ASSESSMENT
~ Mitigated Negative Declaration, issued ...:M=ar~c~h...::2=.::8u.,...::1""9""9 .... 1 ____________ _
_ Certified Environmental Impact Report, dated _______________ _
Other,-------------------------------:::::-::-CDC:vd
City of Carlsbad
-:J ?. ! I j • 11 • t. I. 24. E j;. , , t?i I' I
D!SCLOSURE. STAT.:.ME.?IT
.A.P!='UC:......-:-S S":'~1:::ME.N'i' OF OIS::t.CSURS OF C£=-i.UN OWNSIISHIP wn:r.ESTS ON ALL APPUC,.i1ONS W~ICH W1W.. i=.Eou1i:.e
. ::iis.:i:.e-;,oN.,:.;.y ACi"lON ON i'I-IE PA1.i CF il"fc C.'T'r' COUNOl.. OR A/-.Y ..a.,opelNTS:J SOAriO, COMMISSlON OFI C::MMri';"""'=-:.,
(.=iease Prinr)
T.,e f cf lowing ir.for.'iiation mi.:st be disclosed:
. :.
2.
~ ....
4.
A:clicarrt
Lls~ t.,e r.ames and adcresses of all persons having a fir.aric:al interest in the application. Aviara Land Associates Limited Partnersh_i_p _____________ _
2011 Palomar Airport Rd.
Suite 206
Carlsbad, CA 92009
Owner
L.:st t,e names and addresses of all persons having any ownership interest in the prope~ involved.
Ayi ara Land Cornpany, a Del aware.
corporation
450 Newport Center Drive
Suite 304
Newport Beach, CA 92660
Rep11bJic.Dexe1orment Co , a California corporation
180 N. Riverview Drive
Suite 130
Anaheim, CA 92808
:t a.ny person identified pursuant t0 (1) er (2) above is a corporation or partnership, list the. names and
ad cresses of all individuals owning mere than 10% ct the shares in the corporation or owning any partnership
interest in the partnership.
Henry Hillman 450 Newport Center Drive
Suite 304
Newport Beach, CA 92660
If any person idernffied pursuant tc (1} or (2} above is a non-profit organization o_r a trust. list the names anc:
adcresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary
of t.-ia trust.
(Over)
D:sd:::sure Statemer.t ?2ge 2
r:: ~ave you had 17iOre ~an S2.50 wor:."'1 of bt..:.siness trar.sac.:ed wi~ any r.ier.-::ier ::t City s:a~. :::::a:-:::
Cor.:m:ssicr.s, Committees and Cou.ncl within the pa.st t,,,;eive mor:t:"'.s?
Yes _ No ...!._ tf yes, please indicate person{s} _____________________ _
.::.~.,,., ia c:alir,..: &a; •,-rry inc:Md1.1&l. !i~ ,:aoa:-:,ershi:. ioir.t-n:ue. ~or.. aoci&I d\:::. tr.I~ ~-i:..-,,, =~oraccn, ••~re. ::-.:r.
;::;;:;::,, rrnc:ic:.AI•, ::,ia a.nc ar,y =• i:i:i.imy. e., &I'd c:=1.1r.:y, =y mw,;.:.p,aS~. ~ or -~cal .....:,,,c;.,,,-_ or ..,.,., cl:"1-, ;roui:i ot
=m::iina::cn ac-..nc:; u a 1,.snr.. •
Aviara Land Associates Limited Partnership,
a Delaware limited partnership
Aviara Land Associates Limited Partnership,
a Delaware limited partnership
BY: __ Aviara Land Cot;npany, a Delaware
corporation, General Partner
J3Y: Aviara Land ~mpany, a Delaware
~~ corporationl General Partner
BY:
f ---7 By: . . I L
S. D. L1,.__Clemefis/ V 1ce President 1gnanirc o v .. uer/Uate
By:..----h ··~ A /\.c:
J?gfia1l-e·or~J;,~~AAZV1ce President
By: ~ ~~1-.11 ~ By: ~e. ~ nt Secretary Signature of Owncr/Uatc
,.z~,il) ~ d'L. I-too ~Assistant Sec. Signature or Applicant a e
By:
resident
By: 0 --r:l J. //-,~-----
Signature or Owner/Date
Ted L, Hoover/Assistant Secretary
Print or Type Name of Owner
Republic Development Co., a
California corpo~ati?n,
6e~al Partner
By:~-
Signature of Applicant/Date
resident
Ted I,, Hoover/Assistant Secreta
Print or Type Name of Applicant
CITY OF CARLSBAD
GROWfH MANAGEMENT PROGRAM
LOCAL FACILmES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO.: Aviara Plannimz Area 24 (MP-177(DVCT 90-15/LCPA 90-6/HDP 90-20'
LOCAL FACILITY MANAGEMENT ZONE: 12... GENERAL PLAN: RL ZONING: PC
DEVELOPER'S NAME: Aviara Land Associates
ADDRESS: 2011 Palomar Airnort Road
PHONE NO.: (619) 931-1190 ASSESSOR'S PARCEL NO.: 215-040-16
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 54.6 Acres/118 DU's
ESTIMATED COMPLETION DATF·
A.
B.
City Administrative Facilities:
Library:
Demand in Square Footage =
Demand in Square Footage =
C. Wastewater Treatment Capacity (Calculate with J. Sewer)
0.
E.
F.
G.
H.
I.
J.
K.
Park:
Drainage:
Demand in Acreage =
Demand in CFS =
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADTs =
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. =
Open Space: Acreage Provided -
Schools:
(Demands to be determined by staff)
Sewer: Demand In EDUs -
Identify Sub Basin -
(Identify trunk line(s) Impacted on site plan)
Water: Demand in GPO -
N(A
DC
1180
#4
N/A
N(A
UB
19A
25960
L. The project is _ units (above/below) the Growth Management Dwelling unit allowance.
CDC:vd
ATT~"A"
JUSTIFICATION FOR HILLSIDE ORDINANCE COMPLIANCE
PLANNING AREA 24
UNIT 4
AVIARA LAND ASSOCIATES
P & D TECHNOLOGIES
3/21/91
JUSTIFICATIONS FOR HILLSIDE ORDINANCE COMPLIANCE:
UNIT 4 PLANNING AREA 24
The following outlines the unique conditions under which Unit 4 of PA 24 has been
designed.
I. EXISTING GIVEN CONDITIONS:
A The subject site is an existing canyon, slightly higher in elevation at the
northerly end than at the southerly end at Alga Road (Attached Exhibit 1).
It is surrounded by higher land in all directions. It is shown as a single family
development area on fill material in the Aviara Master Plan.
B. Alga Road, an existing circulation element road, forms the western and
southern boundary of the planning area. It is from Alga Road that vehicular
and utility access to the site must occur. Alga Road has been constructed on
a 60 foot fill in this area, across the same canyon described in paragraph IA
above.
C. There are existing sewer mains and storm drain lines in Alga Road, to which
this site must drain. The sewer main is at elevation 232. The residential
area must be designed to sewer to this point.
D. Existing City Engineering policy prohibits sewer pump stations, therefore
residential elevations must be designed to gravity sewer to the point in IC
above.
E. The future alignment for Poinsettia Lane, a circulation element road, forms
the northwest boundary of the site.
F. The off-site canyon to the north (Exhibit 2) has been identified by City staff
as worthy of preservation ( avoid any grading disturbance) due to the
occurrence of LCP dual criteria habitat.
~--.-. ____ --------
\_ CANYON AREA TO j,;;-t 1 BE PRESERVED ~I~
/
(,,....-✓ -----
NO SCALE
·-------
_ _/·
COASTAL RESOURCE AREA
?" --------~---("' ~ -------4\ -------------J ?' ,--_../ <SEE EXfHBll 3
__. / CROSS SECTION Bl
Extuhtt 2
PLANNING AREA 24
:::""CA1'1YON AREA
PRESERVED AS
PART OF
PHASE II PLANS /
,.,..,-✓ ___,
,----J
P&D Technologies
4Ul VJ,~sl f, Slrt.,""'el. Swlf' ~•'.,{111
l,ar1 [ i1t-l·1c, ( A. fJ?101 {il~~-;· L'•-+.!f-£)
·'·
,,.
II. DESIGN ISSUES:
A The connection of the PA 24 residential local street, Nightshade Drive, (and
utilities) at Alga Road must be located in the location proposed on the
Tentative Map for the following reasons:
1. The intersection spacing requirements of 600 foot minimum along Alga
Road from Poinsettia Lane.
2. This is the point of lowest elevation to connect to utility systems in Alga
Road. The low point of connection is important to minimize the fill in
Unit 4.
3. This location avoids disturbance of the coastal habitat along the Alga
Road frontage immediately south of the proposed Nightshade Drive
access location.
B. The proposed grading of the PA 24 area is the minimum necessary to allow
gravity drainage of sewage to the mains presently located in Alga Road. The
alternative of further lowering this area (less fill) would produce a sump
condition which would require a sewer pump station to pump the sewage to
the Alga Road main. Current plans show sewer grades ranging 1.1 % to
2.0%. The road grades on the Unit 4 residential cul-de-sac are the same.
C. The elevation of the existing Alga Road sewer main at the point located in
Paragraph IC above, elevation 232, sets the minimum elevation of the
neighborhood (Exhibit 3). All residential lots (Unit 4 ) sewering to this main
must be designed at an elevation higher than this point. To avoid excessive
fill, however, they are designed only at a minimum (1.1 % to 2.0%) higher.
To access this sewer main, 28 feet of fill must occur at the Nightshade Drive
access to Alga Road.
D. Following the 1.1 % to 2.0% utility (and pad) grade to the northerly end of
the neighborhood, 50 feet of fill must occur at this northerly point. This is
the minimum amount of fill possible to maintain positive sewer line slope in
the area.
E. As a result of the prohibition of off-site grading into the northerly canyon as
was contemplated in the Master Plan (p. 164 ), a maximum 50 foot fill slope
at the northerly property line results. Filling of this off-site canyon would
avoid this slope condition. This slope is at the minimum height possible
considering it is necessary for these units to sewer and drain to the Alga
Road main.
STORM CURLEW CURLEW DRAIN &
ALGA RESIDENTIAL T RRACE HESIDENTIAL LOTS TER. ACCESS
RD LOT ESMT
\
\ \·; FILL ---
EXISTING \ MATERIAL / "-------
ALGA ROAD .} . . > -/' "'-ORIGINAL GRADE SLOPE BANK/'\... ---
SECTION "A"
TYPICAL SECTION THROUGH UNIT 4
ALGA NIGHTSHADE CURLEW TERRACE
RD OR.
SECTION 118 11
SECTION/PROFILE ALONG PROPOSED STREET
HORIZONTAL SCALE -1"=200'
VERllCAL SCALE -1•,,50•
STORM DRAIN
& ACCESS
ESMT
Exhibit 3
PROPOSED DEVELOPMENT
CROSS SECTION
,.
This slope situation is very similar to the slope near PA 25 in the Phase II
area. In this situation the 60 foot slope height at Kestrel Drive could have
been reduced but it would require filling the canyon and reduction of the
canyon natural open space. In this case we concurred with City Staff
recommendations and the preserved open space took precedence over the
slope height. The condition in Unit 4 of Planning Area 24 is a version of this
same issue. The open space in the off-site canyon will be preserved.
ill. CONCLUSION:
Section 21.95.0S0(c)(2) of the Hillside Ordinance allows that;
"applications which propose development .... requiring
grading in excess of the grading necessary to provide
roadways, utilities, building foundations, parking areas or
recreation areas in conformance with this chapter, shall
submit for review specific written findings justifying the
reasons for the excess grading, subject to the approval or the
decision making body".
In conformance with this section, we offer the following applicable findings:
1. The Aviara Master Plan identifies the subject site as a development area for
single family detached housing. EIR 83-2( a) reviewed this development plan
and found no adverse environmental impacts associated with single family
development of Unit 4 of Planning Area 24.
2. Current City Engineering Policy disallows the use of sewer pump stations.
Development of the site at lower grades would necessitate the utilization of a
pump station.
3. The primary determinant in the proposed design and the amount of fill
required to develop the site in conformance with the Master Plan is the
existing vertical location of the utilities within Alga Road, a circulation
element roadway. This is a modification category identified in section
21.9S.070(2) of the Hillside ordinance.
4. The proposed design allows the preservation of natural open space in two
locations. Off-site to the north, the canyon is left undisturbed. Also, the
Alga Road frontage south of Nightshade Drive is preserved. ff these areas
were not preserved, the northerly slope exceeding 30 feet in height would
disappear, and the overall amount of fill earthwork could be reduced because
access to the existing Alga Road main could occur at a more southerly, lower
elevation. This is in conformance with the Hillside modification category
section 21.95.070(3).
5. An additional landscape parkway (Exhibit 4) along Alga Road and Poinsettia
Lane frontage serves as mitigation for any visual impacts associated with the
proposed amount of grading.
PIK/er
hillside.alcz
10'
5.5'
Roadway Sidewalk
17.5'
Zone
45' 2'
POINSETTIA LANE
TYPICAL LANDSCAPED SETBACK
1"=5"
Horozonlal & Verllcal
Residential lot
[]
Exhibit 4
POINSETTIA LANE TYPICAL LANDSCAPED SETBACK
CHOSS SE.CTIOt~
•
~ERCE
Mr. Paul Klukas
Hillman Properties
2011 Palomar Airport Road, Suite 206
Carlsbad, California 92009
ERC Environmental and
Energy Services Co. Inc.
91-743-356
March 7, 1991
ATTACl-f.1ENT ''8" .
5510 MorehOuse Drive
San Diego Calitorn1a 92 i 2, •
Telephone 619-458-9044
Fax 619-458-0943
Re: Proposed Alteration of Coastal Resource Areas, Aviara-Area 24
Dear Paul:
At your request on behalf of the City of Carlsbad, we reviewed the proposed
alternatives of natural open space on the Aviara project. A total of nine "Take" areas
(decreasing open space) and eleven "Give" areas (increasing open space) were evaluated
for their biological resources value and relevance to the larger open space system. The
habitat type and acreage of each Take and Give area is presented in Table 1 and is shown
on the accompanying map.
The total acreage of Take and Give areas varies by 0.78 acre in the favor of the give
back acreage. The increase in natural open space to be preserved is positive biologically
based on acreage alone and is positive based on habitat type or value. The increase of sage
scrub habitat protected totals 1.21 acres. A reduction of 0.43 acre of chaparral brings the
balance to the 0.78 acre increase of natural open space. The increase of sage scrub is
potentially beneficial to the California gnatcatcher which utilizes this habitat type in the
A viara project. The exchange of acreage does not significantly affect the design or viability
of the open space system to be preserved nor does the exchange affect the previous
sensitive plant evaluation for the project.
I hope this assessment satisfactorily addresses any biological concerns associated
with the proposed exchange. Please call me if you have any questions.
SL/ct
Attachements
2::u~~,/ _v.,Z~n B. L:Cyf
Manager,
Biological Resources Department
,,.
Table 1
ACREAGES AND HABITATS
OF PROPOSED GIVE AND TAKE AREAS WITHIN
A VIARA • PLANNING AREA 24, COAST AL RESOURCES AREAS
TAKE AREAS
A
B
C
D
E
F
G
H
I
I
IDrAL
GIVE AREAS
1
2
3
4
5
6
7
8
9
10
11
TOI'AL
*HABITAT TYPES
SS = Sage Scrub
C ·= Chaparral
HABITAT TYPE* ACRES
ss 0.19 ss 0.43 ss 0.02 ss 0.05 ss 0.47
C 0.66
C 0.01 ss 0.13 ss 0.04 ss
2.01
HABITAT TYPE* ACRES
ss 0.13 ss 0.06 ss l.69 ss 0.02 ss 0.02 ss 0.47 ss 0.01
C 0.01
C 0.23 ss 0.11 ss 0.04
2.79
NOTTO SCALE
I
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'. l
~ ,;.
,,
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, ' .' / /
. /
I./,.•-,_
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.,._,.-•-~ ,1 ' ~~-/
\, ,,
: ... ·.·.
. .. ~ ....
/:~:·\
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i'.
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i:
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r !
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\..; . .· "'·'\ fr:),
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P.A. 24
Coastal Resource
Give Back/
Take Areas
II Area of Take
• Area of Give Back
FIGURE 1
•
PRELIMINARY
NOISE ANALYSIS FOR
A VIARA AREA 24
CI1Y OF CARLSBAD
Report #91-75
March 25, 1991
Prepared For:
Hillman Properties West, Inc.
2011 Palomar Airport Road
Suite 206
Carlsbad, CA 92009
Prepared By:
Vincent Mestre, P .E.
Dennis Bilodeau
MESTRE GREVE ASSOCIATES
280 Newport Center Drive
Suite 230
Newport Beach, CA 92660-7528
(714)760-0891
ATTACt-MENT "C"
SUMMARY FOR AVIARA AREA 24
Mestre Greve Associates
Report #91-75
Page 1
MINIMUM REQUIREMENTS TO MEET CITY OF CARLSBAD STANDARDS
Report #91-75
March 25, 1991
EXTERIOR NOISE LEVELS
The residential units in the project must comply with the City's 60 CNEL exterior noise
standard. Without mitigation, rear yard observers along Alga Road would experience a
worst case traffic noise level of 69.7 CNEL at Lot 1. A number of exterior living areas
in the project will require mitigation to comply with the 60 CNEL exterior noise
standard. Those exterior living areas which will require mitigation are listed below in
Table S 1. The data used in the noise barrier analysis is shown in the Appendix.
Table S1
REQUIRED NOISE BARRIER HEIGHTS AND LOCATIONS
TO MEET EXTERIOR NOISE STANDARD
UNIT
(Along Alga Road)
109
110
111 through 113
114 through 116
117, 118
16
1
(Along Poinsettia Lane)
108
BARRIER HEIGHT (Ff)*
60 CNEL @ YARD
10.0
9.5
10.0
9.5
8.0
8.0
8.5
s.s
• Denotes height above top of slope
With the noise barriers listed in Table St, the exterior noise levels at all first floor
exterior living areas in the project will be reduced to below 60 CNEL The noise
barriers shall be located at top of slope. There are no moise barriers required along
Mestre Greve Associates
Report #91-75
Page 2
lots 100 through 107 along Poinsettia Lane. If second story balconies are planned along
.AJga Road or Poinsettia Lane, balcony barriers will be needed for some units. The
required balcony barrier locations and heights can be addressed in a future study when
precise grading plans and architectural drawings become available.
The noise barriers must have a surface density of at least 3.5 pounds per square foot,
and have no openings or cracks. The noise barriers may be a wall, berm, or a
combination of the two. The wall may be constructed of 1/4 inch plate glass, 5/8 inch
plexiglass, any masonry material, or a combination of these materials. Wood and other
materials may be acceptable if properly designed as noise barriers.
INTERIOR NOISE LEVELS
The project must comply with the City of Carlsbad indoor noise standard. With
standard construction practices in California, residential buildings achieve outdoor to
indoor noise reductions of 20 to 25 dB assuming windows are closed. Homes in the
project will be exposed to a maximum noise level of 68.1 CNEL at the second floor of
Lot 1. A number of second floor exterior surfaces in the project will be exposed to
noise levels greater than 65 CNEL, and these homes will therefore require more than 20
dB noise reduction to meet the 45 CNEL interior noise standard. Detailed engineering
calculations are necessary for building attenuation requirements greater than 20 dB. A
future study will be needed to address interior noise levels when precise grading plans
and architectural drawings become available.
MECHANICAL VENTILATION REQUIREMENTS
Since the noise attenuation of a building falls to about 15 dB with windows open, any
buildings within the 60 CNEL contour line will meet the 45 CNEL interior noise
standard only with windows closed, therefore requiring mechanical ventilation.
Mechanical ventilation will be required for those units listed in Table S2.
Table S2
PRELIMINARY MECHANICAL
VENTILATION REQUIREMENTS
LOT NUMBER
102 through 118
16
1
1.0 INTRODUCTION
PRELIMINARY
NOISE ANALYSIS FOR
A VIARA AREA 24
CI1Y OF CARLSBAD
Mestre Greve Associates
Report #91-75
Page 3
The purpose of this report is to show compliance of Area 24 with the noise related
"Conditions of Approval" placed on the project by the City of Carlsbad. The project
calls for the development of single-family units. This report incorporates the 60 CNEL
exterior noise standard recently adopted by the City of Carlsbad. The project is located
in the City of Carlsbad, as shown in Exhibit 1. The project site will be impacted by
traffic noise from Alga Road and Poinsettia Lane. The project is not impacted by
railroad or aircraft noise. This study determines the need for any mitigation measures
to meet the 60 CNEL exterior noise standard, and addresses the 45 CNEL interior noise
standard required by the City of Carlsbad. Mitigation measures that would be required
in order to meet 65 CNEL are also included, for comparison only.
2.0 NOISE CRITERIA
The predominant rating scale now used in California for land-use compatibility
assessment is the Community NOse Equivalent Level (CNEL). CNEL is a 24-hour time
weighted annual average noise level based on the A-weighted decibel. A-weighting is a
frequency correction that correlates overall sound pressure levels with the frequency
response of the human ear. Time weighting refers to the fact that noise that occurs
during certain sensitive time periods is penalized for occurring at these times. The
evening time period (7 PM to 10 PM) penalizes noises by 5 dB, while nighttime ( 10 PM
to 7 AM) noises are penalized by 10 dB. These time periods and penalties were
selected to reflect peoples sensitivity to noise as a function of activity.
The City of Carlsbad requires that outdoor living areas not exceed a noise level of 60
CNEL for a six-foot-tall observer located five feet within the property line. In addition,
interior noise levels may not exceed 45 CNEL.
The site plan for the project (Exhibit 2) was provided by P & D Technologies
("Tentative Map for Planning Area 24, 3/11/91).
3.0 METHODOLOGY
The noise levels projected in the next section of this report were computed using the
Highway Noise Model published by the Federal Highway Administration ("FHW A
Highway Traffic Noise Prediction Model", flIWA-RD-77-108, December 1978). The
FHW A Model uses traffic volume, vehicle mix, vehicle speed, and roadway geometry to
compute the "equivalent noise level". A computer code has been written which
Mestre Greve Associates
Report #91-75
Page 4
computes equivalent noise levels for each of the time periods used in CNEL. Weighting
these noise levels and summing them results in the CNEL for the traffic projections
used. CNEL contours are found by iterating over many distances until the distance to
60, 65, and 70 CNEL contours are found.
Mitigation through the design and construction of a noise barrier (wall, berm, or
combination wall/berm) is the most common way of alleviating traffic noise impacts.
The effect of a noise barrier is critically dependent upon the geometry between the
noise source, the barrier, and the observer. A noise barrier effect occurs when the "line
of sight" between the noise source and the observer is penetrated by the barrier. The
greater the penetration, the greater the noise reduction. The FHW A model was also
used here in computerized format to determine the required barrier heights.
4.0 ROAD\VAY NOISE
The future traffic volumes for Alga Road and Poinsettia Lane were obtained from our
contour analysis prepared for the Carlsbad Noise Element, (Mestre Greve Associates,
April 26, 1990). The future average daily traffic volume for Alga Road between
Poinsettia Lane and Batiquitos Drive is 25,400. A vehicle speed of 40 miles per hour
was utilized. A 4% roadway grade was used for Lots 108 through 118, and a 6%
roadway grade was used for Lots 1 and 16. The future average daily traffic volume for
Poinsettia Lane between Alga Road and El Camino Real is 29,100. A vehicle speed of
50 miles per hour was utilized. Truck mixes for each of the time periods used in the
CNEL calculation are presented in Table 1. These traffic distribution estimates are
based upon traffic surveys, and are considered typical for arterials in Southern
California.
Table 1
TRAFFIC DISTRIBUTION PER TIME OF DAY
IN PERCENT OF ADT
VEHICLE TYPE
Automobile
Medium Truck
Heavy Truck
DAY
75.51
1.56
0.64
EVENING
12.57
0.09
0.02
NIGHT
9.34
0.19
0.08
Mestre Greve Associates
Report #91-75
Page 5
Using the assumptions presented above, the future noise levels were computed. The
results are reported here in Table 2 in terms of distances to the 60, 65, and 70 CNEL
contours. These represent the distances from the centerline of the roadway to the
contour value shown. Note that the values given Table 2 do not take into account the
effects of intervening topography that may affect the roadway noise exposure.
Topographic effects are included in subsequent analyses to determine the actual noise
exposure on the project site. In addition, these projections do not include any future
vehicle noise reduction assumptions to take into account the effects of legislation
requiring quieter vehicles in the future.
Table 2
DISTANCE TO NOISE CONTOURS
FOR FUTURE TRAFFIC CONDITIONS
ROADWAY SEGMENT DISTANCE TO CNEL CONTOUR (FT)
-70--65--60-
Alga Road ( 4% grade)
Alga Road (6% grade)
Poinsettia Lane
46
47
72
100
101
155
215
218
334
The results in Table 2 and the site plan (Exhibit 2) indicate that the exterior living areas
along Alga Road will be exposed to traffic noise levels in excess of 60 CNEL.
Observers along Alga Road will experience a worst case traffic noise level of 69. 7 CNEL
at Lot 1.
5.0 EXTERIOR NOISE MITIGATION
For exterior living areas which are exposed to noise levels greater than 60 CNEL some
form of noise mitigation is required. An effective method of reducing the traffic noise
levels to acceptable levels is with a noise barrier. Representative cross-sections along
the roadway (see Appendix for analysis data) were analyzed utilizing the FHW A Model
to determine the necessary noise barrier locations and heights. The results of the
analysis indicate that in order to meet the 60 CNEL exterior noise standard, noise
barriers are required for a number of exterior living areas facing Alga Road and one
Facing Poinsettia Lane. Required noise barrier locations and heights to meet the 60
CNEL exterior noise standard are listed (in bold type) in Table 3, and shown in Exhibits
3a and 3b. For the sake of comparison, required noise barrier locations and heights to
meet 65 CNEL are also listed in Table 3, and shown in Exhibits 3c and 3d.
Table 3
NOISE BARRIER REQUIREMENTS
BARRIER HEIGHT (Ff)*
LOT YD. 65 CNEL YD. 60 CNEL
(Along Alga Road)
108
110
111 through 113
114
115
116
117, 118
16
1
(Along Poinsettia Lane)
108
7.5
7.0
7.5
7.0
6.5
6.0
6.5
6.0
6.0
5.5
• -Denotes height above top of slope
10.0
9.S
10.0
9.S
9.5
9.5
8.0
8.0
8.5
s.s
Mestre Greve Associates
Report #91-75
Page 6
With the noise barriers listed (in bold type) in the third column of Table 3, the exterior
noise levels at all first floor exterior living areas in the project will be reduced to below
60 CNEL The noise barriers shall be located at top of slope. If second story balconies
are planned along Alga Road or Poinsettia Lane, balcony barriers will be needed for
some units. The required balcony barrier locations and heights can be addressed in a
future study when precise grading plans and architectural drawings become available.
The noise barriers are required to have a surface density of at least 3.5 pounds per
square foot, and have no openings or cracks. They may be constructed of wood studs
with stucco exterior, 1/4 inch plate glass, 5/8 inch plexiglass, any masonry material, or a
combination of these materials. Wood and other materials may be acceptable if
properly designed as a noise barrier.
6.0 INTERIOR NOISE MITIGATION
Mestre Greve Associates
Report #91-75
Page 7
The project must comply with the City of Carlsbad indoor noise standard. With
standard construction practices in California, residential buildings achieve outdoor to
indoor noise reductions of 20 to 25 dB assuming windows are closed. Homes in the
project will be exposed to a maximum noise level of 68.1 CNEL at the second floor of
Lot 1. A number of second floor exterior surfaces in the project will be exposed to
noise levels greater than 65 CNEL, and these homes will therefore require more than 20
dB noise reduction to meet the 45 CNEL interior noise standard. Detailed engineering
calculations are necessary for building attenuation requirements greater than 20 dB. A
future study will be needed to address interior noise levels when precise grading plans
and architectural drawings become available.
7.0 MECHANICAL VENTILATION REQUIREMENTS
Since the noise attenuation of a building falls to about 15 dB with windows open, all
buildings within the 60 CNEL contour line will meet the 45 CNEL interior noise
standard only with windows closed. In order to assume that windows can remain closed
to achieve this required attenuation, adequate ventilation with windows closed must be
provided per Uniform Building code. This can be achieved with mechanical ventilation
to provide fresh air. The system must supply two air changes per hour to each habitable
room including 20% fresh make-up air obtained directly from the outside. The fresh air
inlet duct will be of sound attenuating construction and shall consist of a minimum of
ten feet of straight or curved duct, or six feet plus one sharp 90 degree bend.
Mechanical ventilation will be required for those units listed in Table 4 and shown in
Exhibit 4,
Table 4
PRELIMINARY MECHANICAL
VENTILATION REQUIREMENTS
LOT NUMBER
102 through 118
16
1
OCEANSIDE
VISTA
78
AIRPOAt
Exhibit 1 -Vicinity Map
MESTRE GREVE ASSOCIATES
+ + + )
,,•
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Exhibit 2 -Site Plan
' .. I; .. •
,.. z----•
MESTRE GREVE ASSOCIATES
111111111111111111i BARRIER LOCATIONS
Exhibit 3a -Noise Barriers Required
To Meet 60 CNEL Standard (North Half)
.. :z:-----
MESTRE GRE.VE AS SOCIA TES
111111111111111 BARRIER LOCATIONS
Exhibit 3b -Noise Barriers Required
To Meet 60 CNEL Standard (South HaIO
.. z-----
; ·--.:· ,.
..
111111111111111111i BARRIER LOCATIONS
Exhibit 3c -Noise Barriers Required
To Meet 65 CNEL (North Half)
. i
I !
I
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-::z-----
MESlRE GREVE ASSOCIATES
11111111111111i BARRIER LOCATIONS
Exhibit 3d -Noise Barriers Required
To Meet 65 CNEL (South Half)
; . · ..
' I I '
' : ·,
MESTRE GREVE AS SOCIA T£S
•
.· ..
Homes Requiring
Mechanical Ventilation
Exhibit 4 -Homes Requiring
Mechanical Ventilation
,--...._
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