HomeMy WebLinkAbout1990-06-06; Planning Commission; ; EIR 86-02|MPA 149O|MP 88-01|GPA/LU 88-01|ZC 88-03|CT 88-03|PUD 88-04|HDP 88-08|SDP 89-18|SUP 89-03|SUP 90-08|ROI 181 - ARROYO LA COSTA-~
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--
DATE:
TO:
FROM:
STAFF REPORT
JUNE 6, 1990
PLANNING COMMISSION
PLANNING DEPARTMENT
EXHIBIT 6
G-w'
APPLICATION COMPLETE DATE:
August 29, 1988
CD REVISED
SUBJECT: EIR 86-2/MPA 149(O)/MP 88-1/GPA/LU 88-1/ZC 88-3/CT 88-3/PUD 88-4/HDP
88-8/SDP 89-18/SUP 89-3/SUP 90-8/ROI 181 ARROYO LA COSTA -Request for
the certification of an Environmental Im act Re ort and)nusrov:alrof:::acMiti ted
I.
p p :-:-:-:-:-:-:-:-.-:-:)'"'-#;t'.\-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:-:•:•:•:•.·:-:-:-:-:•:•:-:-: g'? ... :-... N~~ti~ B~~BRPJ ~~:~naJ;equest for approval of a General Plan/Land Use
Amendment, Zone Change, Master Plan Amendment, Master Plan, Tentative Tract
Map, Planned Unit Development Permit, Hillside Development Permit, Special Use
Permits, Site Development Plan, and a Cityf initiated Resolution of Intention aii.<i
on property located east of El Camino Real, nonh of Olivenhain Road, and west
of Rancho Santa Fe Road in the PC Zone and in Zone 12.
RECOMMENDATION
That the Planning Commission ADOPT Resolution No. 3039 recommending certification of EIR
86-2 amt••r~~&.•• fq~pn !}~;?!MP<?~ ~% ~Q~13~£P.~~w.Ag !9m1"C>~/R! ,?M!~pted
N~gati~p~claration, and ADOPT Resolution Nos. 3028, 3029, 3030, 3031, 3032, 3033, 3034,
3035, 3636,3037, recommending Approval of MPA 149(0), MP 88-1, GPNLU 88-1, ZC 88-3/CT
88-3, PUD 88-4, HDP 88-8, SDP 89-18, SUP 89-3, SUP 90-8 and ROI 181, and based on the
findings and subject to the conditions contained therein.
n. PROJECT BACKGROUND AND DESCRIPTION
The applicant is requesting a number of discretionary approvals for a 529 acre Master Plan
community located between El Camino Real, Olivenhain Road, and Rancho Santa Fe Road. This
area is currently a part of the La Costa Master Plan (MP-149(G)) and is known as La Costa
Southwest. Through the proposed actions, the applicant is requesting approval to withdraw from
the La Costa Master Plan and form a new Master Plan, known as Arroyo La Costa (MP 88-1).
In addition, the applicant is also proposing a Tentative Map/Planned Unit Development Permit
to allow the construction of 1,076 single family dwellings and accompanying recreational facilities.
To accomplish these actions, the applicant is requesting the following discretionary approvals:
A. Certification of an Environmental Impact Report addressing all the discretionary
~!.•·• ·••:::•~~~;:~~=i~;~:t!~;t~tiiiif,;:i;=rl!~?!----A Master Plan Amendment to the existing La Costa Master Plan to delete all
CD.
references to the area previously known as La Costa Southwest (now Arroyo La
Costa) and to place certain restrictions on remaining future development.
A new Master Plan, in compliance with all current ordinances and standards, for
the area previously known as La Costa Southwest (now Arroyo La Costa).
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 2
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A General Plan Amendment to revise land use designations within the Arroyo La
Costa Master Plan area.
A Zone Change from R-1 to P-C for a small area just north of the Arroyo La Costa
Master Plan area to incorporate it into the Arroyo La Costa Master Plan as Open
Space.
A Tentative Tract Map, Planned Unit Development and Hillside Development
Pennit for the area covered by the Arroyo La Costa Master Plan.
A Site Development Plan for the common recreation/ daycare facility.
A Special Use Pennit for the construction of improvements in the 100-year flood
plain.
A Special Use Pennit to demonstrate compliance with the El Camino Real Corridor
Standards .
A Resolution of Intention to declare an intent for a future change in the land use
designation on the railroad parcel from Travel Services/Utility (TS/U) to a
residential land use.
Due to the complex nature of the proposed project, all discretionary actions and related planning
issues are discussed individually below and may be found on the following pages:
Project Background
EIR 86-2
MPA 149(0)
MP 88-1
GPNLU 88-1
zc 88-3
CT 88-3/PUD 88-4/HDP 88-8
SDP 89-18
SUP 89-3
SUP 90-8
Growth Management
ROI 181
Page
244
4~
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76 ~19
~19 mo
:2.l-22
2Z23
2Z23 :•:>:.;.;. 24?:&
The La Costa Master Plan covers approximately 5,282 acres, divided into four areas as follows:
The Developed Area
The Northwest Area
The Southeast Area
The Southwest Area
2888 acres
744 acres
1121 acres
529 acres
See Exhibit X-1, pg. 27, for the location of each of these areas.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 3
Because the overall La Costa Master plan is 17 years old, the document does not adequately
address current environmental concerns nor does it comply with City standards and policies. To
correct these inconsistencies, in 1985 the City Council directed staff to work with the owner of
the undeveloped portions of La Costa to revise and update the La Costa Master Plan. Because
the owners of the undeveloped portions of La Costa are not yet ready to develop all of their
properties, staff and the developer have agreed to first address the Southwest area of the Master
Plan (now called the Arroyo La Costa Master Plan).
To simplify matters, the overall La Costa Master Plan is being amended concurrently with the
preparation of the Arroyo La Costa Master Plan and will eliminate all references to the Southwest.
The overall La Costa Master Plan will remain in effect for the Developed, Northwest and
Southeast areas. The only La Costa Master Plan areas which will not be impacted by this revision
are areas not owned by the applicant within the Southeast and Northwest portions of the Master
Plan. These areas that have either approved projects or projects that are pending have been
considered exempt. All other vacant property has been conditioned to comply with the Master
Plan requirements.
It is anticipated that the Southeast portion of the La Costa Master Plan will be the next area
considered for development. When that occurs, a separate Master Plan will be prepared and all
references to that area will be removed from the overall La Costa Master Plan. Although the
Ranchero Estates area was originally included in the "Developed Area" of the overall La Costa
Master Plan, it was subsequently included in the Zone 11 Local Facilities Management Plan and
therefore will be incorporated into the Southeast Master Plan. Similar procedures would take
place when the Northwest area is developed. This would have the end result of eliminating the
overall La Costa Master Plan and replacing it with three detailed, up-to-dare Master Plans.
The Master Plan includes the area which was previously approved by Tentative Map CT 85-6 and
Planned Development Permit PUD 80 for 789 dwelling units. This project was a mix of multi-
family units and small single family lots. Approval of this project will be revoked and superseded
by the new Tentative Map and Planned Development Permit. Approval of the proposed Master
Plan and related Tentative Map and Planned Development Permit will include a condition that
the previously approved Tentative Map and Planned Development Permit shall be superseded and
therefore revoked.
Project Description
The 529 acre Arroyo La Costa site consists of primarily undeveloped land between El Camino
Real and Rancho Santa Fe Road. Agricultural and urban land uses characterize much of the
surrounding landscape; however, a particularly important natural area, the Green Valley and
Encinitas riparian systems remain adjacent to the site on the west side of El Camino Real.
Elevations are relatively low and relief is minor on the site. The lowest point is along the western
property line at about 64 feet above mean sea level, and the highest point is in the east-central
area at 273 feet. Small, steep slopes occur on sandstone soils in the western portions and in
several of the small ravines. Approximately 60% of the site is covered in grasslands. Small
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ARROYO I.A COSTA
JUNE 6, 1990
PAGE 4
Eucalyptus and Oak woodlands are located in the northern portions of the site. A third woodland
feature is the riparian zone in the central valley. The site contains several drainage areas which
are ttibutary to Green Valley, some of which contain enough moisture to support riparian
vegetation.
The Master Plan consists of 16 residential Villages, 9 Open Space Planning areas, 2 school sites,
and a church site. When built out, the Arroyo La Costa Master Plan will consist of a maximum
1,076 single family homes. These residences will be located on lots that range from 5,000 to over
23,000 square feet in size with the majority of the lots over 7,500 square feet in size. The
minimum size of the flat, usable portion of each lot will be 5,000, 6,000 or 7,000 square feet
depending upon the village in which each lot is located.
Features of the Arroyo La Costa Master Plan include a pedesttian/bike trail which will be used
to provide access from the various neighborhoods to a centrally located common recreation/ day
care facility. Passive recreational lots will be located in most of the villages to provide open space
as well as access to the trail system. A pedesttian/bike bridge will span Calle Barcelona from a
common recreation/ day care center to the nearby junior high school The trail system has been
designed to provide links to other portions of Carlsbad as well as provide bicycle and pedesttian
circulation within the Master Plan area.
The Master Plan has been designed to preserve the onsite environmental resources which include
the riparian habitat and the oak grove. A portion of the pedestrian/bicycle trail system will be
constructed along each side of the enhanced riparian corridor. The oak grove will be
incorporated into the design of the adjacent village as a natural, passive recreation area.
ENVIRONMENTAL IMPACT REPORT
Certification of an Environmental Impact Report is being requested. The Environmental Impact
Report addresses the environmental impacts associated with the Master Plan and the related
applications. In response to the draft EIR, the Arroyo La Costa Master Plan conceptual land use
plan has gone through substantial revision. In addition a Local Facilities Management Plan,
(Zone 12) which covers required public facilities for this property has been prepared.
Environmental review has been completed pursuant to the California Environmental Quality Act
and mitigation measures identified in this EIR and the Zone 12 Plan have been incorporated into
the provisions of the Master Plan.
The EIR Project Summary identifies project impacts as well as appropriate mitigation measures.
It also assesses impacts after the application of the mitigation measures. These measures have
reduced the impacts to a level of insignificance in all cases except for Au QYality N9ise<:and
Aesthetics. These issues are discussed below: • .w
Air Quality ~.t??s.~
The EIR identifies short term co~truction noise impacts ~~$ SQ~t.:ty.~t:iOTl as not being
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 5
mitigated to a level of insignificance. Staff disagrees with this position because application of
standard measures to control n.i.g:itiua d~."t aad aR'Wi,io~ pp~yu:l~~!'~:~µ;, during
consnuction will, as in all other projects in the City, reduce tlus type ofhnpact to "a. level of
insignificance.
Aesthetics
The EIR states that the project will change the visual nature of the area from open space to urban
uses which will result in significant adverse impacts. Staff disagrees with this position. Since
annexation into the City, the area has been designated for residential land uses on the General
Plan and Zoning Map. Because the site is surrounded by existing development, leaving the site
as open space is not a feasible solution nor is it consistent with the projected urbanization of the
area. It is staffs position that the proposed residential development is consistent with the planned
land uses and that the project will not create significant adverse impacts, with respect to
aesthetics.
In conclusion, based on the environmental analysis contained in EIR 86-2 plus staffs position on
the issues of air quality n<>ise and aesthetics, staff is recommending that the Planning Commission
find that all identified project related impacts can be reduced to a level of insignificance by the
application of mitigation measures and conditions contained in the EIR and the amended Zone
12 plan. Therefore, project approval would not require the decision makers to make findings of
overiding consideration.
MASTER PI.AN AMENDMENT -(MP 149(0)
Planning Issues
1. Is the proposed amendment consistent with the goals of the La Costa Master Plan?
2. How will the proposed amendment impact development within the La Costa Master Plan
Area?
Discussion
The proposed amendment to the La Costa Master Plan addresses two major revisions as follows:
1. Elimination of any reference to the area previously known as Southwest (Arroyo
La Costa).
2. Stipulation that updated Environmental Impact Reports and new Master Plans be
required prior to future development occurring in the Northwest and Southeast
Areas of La Costa. --=~-
The proposed Master Plan Amendment is consistent with the goals of the La Costa Master Plan
because it maintains residential land uses and ensures the provision of a variety of housing types
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ARROYO I.A COSTA
JUNE 6, 1990
PAGE 6
within the overall Master Plan area. In the overall Master Plan, the Southwest Area was intended
solely for residential development. The proposed amendment will allow for residential
development that is more compatible with surrounding single family homes. No non-residential
land uses such as commercial, office, nor industrial uses are proposed except for residential
support facilities such as schools, recreation/ daycare center and a church.
The proposed amendment will impact development by providing a mechanism for creating up-
to-date master plans for the La Costa area. The existing La Costa Master Plan is out-of-date and
does not address many of the present ordinances and policies. For example, all development is
currently required to process a La Costa Development Plan. Parking standards are less restrictive
and not consistent with the present ordinance, and other ordinances relating to Planned
Development, Growth Management and Hillsides are not addressed. The proposed Arroyo La
Costa Master Plan will correct this situation for the Southwest Area by addressing all current
;~a;;~1~~:;~:.ai~~~i!II€i~t=~~~:~=~:=t~li~iT.~~~
~~~t;~;j![,1~~!1fh~-~;:=~=e u~at~~c;;~~~'::~~~st:;~ "~~~~
r0q:uir0d prior to review ·otfuiuie "dev~lopment.In the Northwest or Southeast Areas of La Costa.
Each of these Master Plans will also be required to comply with all ordinances and policies in
effect at the time of approval. As discussed in the overall La Costa Master Plan, there are several
properties in these areas that have either been approved or are currently under review. These
projects have been considered exempt from the new Master Plan/EIR requirement but must
comply with all current ordinances and policies. As stated earlier, all other vacant properties have
been conditioned to comply with the Master Plan requirement.
After the approval of the last Master Plan the "Developed Area" (LFMP Zone 6) of La Costa will
no longer be covered by a Master Plan (See page 3, paragraph 3). However, as indicated in the
Citywide Plan, Zone 6 is considered an infill area. Similar to other infill areas of the City,
individual properties are still subject to a number of discretionary reviews including: tentative
tract maps, planned development ordinance, hillside, site development plan, and grading and
building plan check. These review mechanisms will ensure that all the developable areas of La
Costa will be reviewed in accordance with current requirements.
MASTER PLAN {MP 88-1)
Planning Issues
1. Does the Master Plan properly implement the General Plan, Zoning and appropriate
policies governing the site?
2. Are the general development plan and the standards provided in the Master Plan
adequate to properly develop~0 the property?
Discussion
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 7
Upon approval, the Master Plan will become the controlling document for the Southwest Area.
(Exhibit X-4, page 30). It implements the General Plan, Planned Community (PC) zone, by
establishing land uses and maximum development intensities based on a detailed analysis of the
opponunities and constraints of the site. As required by the General Plan, consideration was first
given to potential school sites, existing riparian areas, and the alignment of Circulation Element
roadways (eg. Calle Barcelona). The proposed locations for these uses are consistent with the
School Location Plan, the Open Space Element, and the Circulation Element. As discussed in the
"General Plan Amendment" section, the proposed Master Plan also ensures the provision of multi-
family and affordable housing thereby complying with the Housing Element Mitigation measures
incorporated into the project also ensure adherence with appropriate ordinances and policies such
as the Hillside Ordinance and the Noise Policy. The location and phasing of all required public
facilities is discussed in the Zone 12 Plan and demonstrate compliance with the Growth
Management Ordinance.
The Arroyo La Costa Master Plan Area is divided into separate planning areas and three phases
as shown on Exhibit X-5, page 31. The land use summary for the property is shown on Exhibit
X-9, page 35. Approximately 135.8 acres (26 percent) of the Master Plan Area is composed of
open space. Otherwise, individual single family neighborhood developments are proposed
throughout the remainder of the property. Each village or planning area is designed to be
compatible with surrounding development and product types. In addition to sites for a church,
elementary school, and junior high school, the Master Plan also provides for several features that
have not been incorporated in previous Master Plans in the City, including:
1. A large, community recreation area rather than individual recreation areas for each
village;
2. An extensive bicycle and pedestrian trail system including a pedestrian bridge across
Calle Barcelona; and
3. A large daycare center incorporated into the community recreation site.
The common recreation/daycare center will be tied to the rest of the Master Plan by an extensive
trail system. Titls trail system will include the first pedestrian bridge in the City. The bridge will
span Calle Barcelona and link the common recreation/ daycare center with the junior high school
·site. Titls trail system has been designed so that it could be connected to a future citywide trail
system. The applicant has provided plans showing how pedestrian bridges could be constructed
at some future date across Rancho Santa Fe Road and .El Camino Real to link this trail system
with other parts of the City. These trails were designed in accordance with the recommendations
of the City's Open Space Committee. The details of the trail system are provided in the Open
Space chapter of the Master Plan. During review of the Master Plan the applicant proposed the
formation of a maintenance district for the maintenance of the trail system and pedestrian bridge.
The applicant believes that a maintenance district is necessary for the establishment of a trail
system that links the various neighborhoods of Carlsbad. It is the applicant's position that it
would be difficult for a homeowners' association to maintain a trail system that was open to
persons not residing within the project.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 8
The applicants have indicated that if a cityWide maintenance district is not formed they would
prefer to redesign the trail system to serve only the residents of the project. At this time,
however, the applicant (through a proposed Master Homeowners Association (MHOA)) has been
required to provide maintenance in perpetuity for the trail system. If a citywide maintenance
district is formed in the future, the MHOA will have the option of joining.
Details of the common recreation/daycare center will be discussed in the portion of this report
that addresses the Sire Development Plan which is being processed concurrently with the Master
Plan.
In addition to the comprehensive development plan, the Master Plan provides the development
standards to adequately develop the property. Normally, a Master Plan is implemented through
subsequent tentative maps or Planned Development Permits; however, because a Tentative Map
and Planned Development Permit are being processed concurrently with the Master Plan a greater
level of detail has been provided than would ordinarily be submitted with a Master Plan. With
these mechanisms the applicant has provided architectural details and individual site designs for
every unit proposed in the Master Plan.
In conclusion, staff believes that the Master Plan implements the General Plan, zoning and all
appropriate policies governing the site. The Master Plan also provides a detailed set of
development standards and ensures that an adequate mixture of single family, multiple family and
affordable housing will be provided in the La Costa area.
GENERAL PLAN AMENDMENT -(GPA/LU 88-1)
Planning Issues
1.
2.
3.
4.
Is the proposed amendment consistent with the maximum number of dwelling units
allowed under the existing General Plan?
Will the proposed change in General Plan/Land Use designations from RMH to RM
and RLM adversely impact the mix of housing types in the City?
Does the proposed amendment protect the environmental resources of the site?
ls the proposed change in Open Space boundaries consistent with the City's Interim
Open Space Ordinance?
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 9
Discussion
Exhibit X-2, page 28, illustrates the existing and proposed General Plan land use designations for
the subjecr property. The proposed amendment will:
1.
2.
3.
4.
Go,inJ. PilJ! ·. ··•. •··· .
Eliminate four pockets of RMH, Residential Medium High Density (8-15 du/ac).
Total of 25.0 acres.
Increase the amount of RLM, Residential Low Medium (0-4 du/ac) and RM
Residential Medium (4-8) du/ac) within the master plan area. Toral of 327.23
acres.
Establish the exact locations of two previously floating school locations.
Redefine the boundaries of Open Space within the Master Plan area.
GENERAL PLAN LAND USE COMPARISON FOR
UNDEVELOPED AR.EAS OF ARROYO LA COSTA MASTER PLAN
EJCist.ing Propo~
MuiiB1JJ1J·• :··• ••••·: :•·.: ... ··:-:-:,·,
AJJCWtlhle••••·••·••••·• • • • •• JJ~ )F>:.A1,,,.,,.,~•:;.••\i>I ·• ,,A,,,.,.."···.·••· FutmoDlJS}
RLM 259.4
RM 105.6
RMH 28.0
ELEM.
JR. HIGH
OPEN SPACE
TOTAL•
213.2
91. I
25.0
329.S
-Gross acres minus coll6U'llinu
•-Growth MUJageme.at Cootro/ PoiDt
3.2
6.0
1/.5
682
547
288
Although the proposed General Plan amendment would allow 1,363 dus, after the subtraction of
179 units for density transfer (previously allowed by Growth Management and discussed in the
LFMP for Zone 12) and 39 units for overbuilding in Rancho del Ponderosa only 1,145 units could
actually be constructed in the Arroyo La Costa Master Plan area. The project is proposing 1,076
dwelling units.
Land Use Impacts
During review of the proposed project it was determined that the subject -site was more
appropriate for single family development based on the fact that the Southwest is actually an infill
area and is surrounded on three sides by single family homes. Staff also examined other areas
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ARROYO I.A COSTA
JUNE 6, 1990
PAGE 10
of the La Costa Master Plan to determine suitability for multi-family and affordable housing. It
was decided that both the Northwest and Southeast areas were more appropriate for the following
reasons:
1.
2
3~.
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The Northwest allows closer accessibility to a major employment center;
Both ai@a& ai@ locat@d clo&ir to primi ar.tiri~;
Both areas are located closer to designated commercial sites; and
Both the Southeast and Northwest will be closer to full service Community Parks
(Stagecoach, Alga Norte).
~~c~y~~~~~==~-~~=l(~~~=~iiii~~~ if~tBi{E1iiililS,sa
'!'h~~°'!~Alm~ff ~Pn!!:~~PPf.9!ru !<?!:!~)y;:~ef ~:~1~ g~:~:m~ !PPP~~
enterinto an·•agreementwith: the:Git.Y•to :pl'ovide theMaster•Plan's prop:>ttionalshareofthe City's
<:t:>Il:lpl~g ptj()rJ9.: fiitaj P!fill ~PPffl~ To guarantee the required variety of housing types, the
pioject has beeri.conditioiied t6 prepare separate master plans for Northwest and Southeast La
Costa. Each of these master plans will be required to provide multi-family and affordable housing
as defined by the City. Prior to recordariorl of the SoYthwe,t tinal map, tlw will be detailed iJl
a "HoY,ing Elemerlt 4gi::eement" betwee;R. the deueloper and the Ci~, and to e~yre compliai:tce
~ ag+@@m@Rt iwl bi r@corded a, a liei;:i oi;:i me diu@lopir', So\lilieast Mamir Pl~ property
Future changes in land use designations to provide multi or affordable housing within the
Northwest or Southeast will not result in an increased gross density in these areas, unless
approved by the City Council. Such an increased density would be possible if the City Council
detennined that affordable housing was in the best interests of the City and if the dwelling unir
cap for the Southeast Quadrant were not exceeded.
The following example is included for illustrative purposes only. Hypothetically, the proposed
Housing Element Agreement determines that 200 units of multi-family/affordable housing are
required by the Southwest but must be built in the Southeast. These 200 units could not be
added to the Southeast (Zone 11) buildout number. Instead they would have to be subtracted
from the Southeast buildout number after the requirement for multi-family/affordable housing is
met within that Zone
HYPOTIIETICAL EXAMPLE
1000
-200
-200
Buildout dus for the Southeast
Multi/ Affordable housing dus required for Southeast
Multi/ Affordable housing dus required for Southwest
600 Remaining dus available in Southeast.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 11
Basically, in both the Northwest and Southeast, provisions for multi-family/affordable housing
must be determined first. Then other housing types may be considered. Th.is will most likely
result in clustered housing surrounded by large, open space bands again, unless the City Council
allowed an increased density to provide affordable housing. Staff has determined that this
method meets with the requirements of the Housing Element and allows for more compaoble
development in the Southwest, Southeast and Northwest areas.
The proposed General Plan Amendment will also establish the location of two schools which
include a junior high school and an elementary schooL These were previously shown as floating
sites on the General Plan because, although the school districts knew they needed schools in the
general area, they did not know when or where the schools would be needed. During review of
the Master Plan, school locations were established based on input from representatives of both
the San Dieguito and Encinitas Elementary School Disnicts. San Dieguito preferred to locate the
junior high school site south of Calle Barcelona because the site could be graded into a level 20 +
acre pad that was adjacent to Calle Barcelona and away from the riparian habitat area. Encinitas
pref erred an area in the westerly portion of the site because it was farthest away from existing
school sites at Levante Street and Calle Barcelona/Rancho Santa Fe Road. They also wanted to
be separated from the junior high school.
Environmental Resources
The existing General Plan designations do not accurately reflect existing topography or constraints
of this site. Areas shown as open space on the General Plan do not protect the most
environmentally sensitive portions of the site, such as the large riparian habitat in the west-
central portion of the site. It appears that these boundaries were drawn with little or no field
work. The revised open space boundaries are based on extensive field work and detailed
biological surveys of the site. The proposed open space areas will protect and enhance the
existing riparian habitat onsite. This area will serve as a natural open space corridor running
through the project. All of the area west of and within the S.D.G. & E. easement along the
westerly edge of the site will be left in its natural state except for trails and the enhancement of
several eroded areas. As well as preserving several endangered plant species it will serve as a
buff er between El Camino Real and future residences.
Open Space/Interim Ordinance
In December of 1989, the City of Carlsbad adopted an interim ordinance establishing temporary
land use controls to protect open space. The interim ordinance requires that developments
proposing to modify the open space boundaries as shown on the General Plan make four findings.
The proposed project is requesting a modification to the open space boundaries and therefore is
subject to this interim ordinance. The required findings are:
l.
2.
3.
The open space area is of equal or greater area; and
The open space area is of equal or greater environmental quality; and
The boundary modification is made in order to provide an enhancement to an
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 12
2.
environmentally sensitive area; and
4. The adjusted open space is contiguous or within close proximity to the open space
shown on the map.
In addition, the project must not preclude linkage to other designated open space areas.
The proposed change in open space boundaries is illustrated on Figures l and 2, pages
13 and 14. As can be seen on Figure 1, Existing Open Space, the total area encompasses
94.6 acres. The total area of proposed Open Space shown on Figure 2 includes 135.8 total
acres. The proposed plan will thus provide 41.2 additional acres of open space above that
called for, thereby satisfying the first of the four required findings referred to earlier.
The open space areas shown on Figure 1 were established in the mid-1970's, and although
they may have been based to a degree on the environmental resources of the area, their
primary purpose was to accommodate "a string of parks". Key environmental resources,
such as the large riparian area in the west-central part of the property (OS-5 on Exhibit
2) were not shown on the vegetative maps accompanying the original La Costa Master
Plan, and there is no indication that this or other environmentally sensitive areas were
used as major determinants in the overall planning process for this part of La Costa. As
a result, much of the open space shown in Figure 1 may have been useful as linkages
or parkland under the concept of small community parks. However, as explained later in
this section, the environmental quality of most of the open space areas shown in Figure
1 is generally marginal to low.
The proposed open space boundary change will protect the large central riparian habitat
and form the major element of a continuous corridor linking this area with Canada
Canyon (previously allowed for development). In addition the proposed change will
preserve the existing vegetation under the SDG&E easement and also expand the area to
the north, south, and east to provide a continual link along El Camino Real.
Subsequently, a number of sensitive plant species will be preserved.
The other major areas of disagreement between Figures 1 and 2 involve three long fingers
of open space shown in Figure 1 and not shown in Figure 2. One runs from just below
OS-4 (Figure 2) to the west, encompasses the oak woodland mentioned above, and
terminates at the SOG&E easement just east of El Ca.min~. Real. This open space finger
crosses grassland for its entire length, and except for the oak woodland, no sensitive plant
species occur within the designated open space area. Elimination of the open space
designation for this area in favor of the addition of areas descnbed earlier would therefore
be considered environmentally beneficial.
The second area of disagreement between Figure 1 and Figure 2 involves the long east-
west greenbelt running through the center of the property. The original purpose of this
greenbelt was to provide a pedestrian, bicycle and possibly an equestrian trail linking small
parks within the project area together and providing access to an elementary school site.
--
I-'
v-1
-----------------
L/~,0-·-. /, ,
,\.0 \,;\ 4:,. • ~~ ~ ' •v <A -·-•' m.. u • ~·. = LFMP ZONE 12
~ • ••• I fl_
•
l !!.. I • • I • •
b
ti,
()
11 .... 1 • .. •
-----~:.__
~ ( \ i------·-·-
~ • • I • " I • • I
~ .
.
@7 . .
• 'I
,_ __ N_' -/
::, ,
i.: , 0 .
0 ..,., ••
~ y : 1::: ./ ~·· . I ' ~~ ~ •• ~'l> , i~/ Legend I '-• ~ • c:J Open Space
: ~O Thr Oprn Sparr is a cornpo,ile of general plan
I 1',§'v open space, app,oved Mauer Plan open ipau,
/ ~ and envisonmcn1ally tonsuaincd arus. ihe
t , dimensions arc general, and based on the scale ol
: t /" 11u, map. 111cy are not i111rnd,J 10 1rp1tsen1
••--------••---------•-------•.J,......•-p1tris.~ or l,gal bounJaries.
Figure 1
92.0ac.
4.4ac.
2.6ac.
99.0ac.
-◄.4ac
94.6&C
General Plan Open Space
£ ,.a .• uno o.P.
Mesler Plan Open Space
Em•ironrnentally Constrained O.S.
(Rib•• 1•". w • 11•,-.d • .t loodot•ln .P• r fl'en•"'
body ot ••••••ott.•r •n_.,,. f•••a.••>
lOTAL
Minus Existing Rancho Del Ponderosa O.S.
Arroyo La Costa
Existing ·comprehensive Open Space Netwo1h Map,.
ml
@
•••
Major Open Space Areas To 8e Linked
Polcnlial Pedes1rian Crossing
Ove,pa,1/Un,krpa1s
Volcotial Primary 1"r.til Syslcm
CJl ,,
........ -..... G.)
mC ........ :D c.om
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~
FIGURE 2
5/16/90
LFMP ZONE 12
RLM-6
F
EX I STING DEVELOPMENT
ANO OPEN SPACE
RLM-3
B
GENERAi:. PLAN SUB AREA
PLANNING AREA
LEGEND
E2] OpmSpK:e
The ~ Space identified is a composite of
proposed ~ plan ~ space. Master plan
open space. and environmenta.lly constrained areas.
e e e e Primary Trail System
II II II II r Secondary Trail System
'TOTAL
Zone 12
96.3 ac
43.9 ac
0.0 ac
140.2 ac
Arroyo La
Costa·
96.3 ac
39.S ac
0.0 ac
13S.8 ac
General Plan Open Space
(Proposed G.P.J
Master Plan Open Space
(Calle Barcelona Screetscape--1 s·
on either side. Open Space Lots)
Environmenta.lly Con.strained O.S.
(11\is Reflects Only Those Areas ~oc
Prnerved within G.PJM.P. O.S.i
•Noce: Arwyo La Com D~ do DO< include Rm,cho dcl Pondaos.a Acreage
Proposed •comprehensive Open Space Network Msp"
ARROYO LA COSTA
-14 -
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 15
3.
4.
s.
With regard to the habitat value and environmental quality of this existing greenbelt, a
comparison of the two areas indicate that the existing green belt would save only a small
part of the exisimg riparian area near Rancho Santa Fe Road (0S-3 in Figure 2), and
would cross grassland, chaparral and coastal sage scrub habitat. A small portion of two
sensitive plant species would be saved.
The proposed open space boundary changes will produce a higher quality of environmental
resources and wildlife habitat than would be possible if the area were developed using the
existing open space designations shown on the City's Comprehensive Open Space Network
Map. The proposed plan therefore meets the second requirement of the Interim Open
Space Ordinance (i.e., that the new area be of "equal or greater quality").
The third finding of the interim policy is satisfied by the proposed linkage of two natural
open space areas (OS-4 and OS-5) via an enhanced and revegetated riparian corridor and
wildlife habitat. By retaining OS-3, 4, 6, 7, and 8, sensitive plant species and other habitat
were preserved.
With regard to proximity, major portions of the east-west greenbelt and trail system shown
in Figure 1 are completely consistent with the linkages shown in Figure 2 (near the
eastern end and in the large riparian area). Furthermore, the linkage and trail
opportunities that were being sought when this greenbelt was originally proposed in 1975
will still exist, although some portions of the primary trail will be moved southerly into
the landscaped buffer areas adjacent to Calle Barcelona. A continuous linkage from east
to west through the center of the project area will thus still remain under the proposed
open space plan.
In addition, because the City's stance on small, neighborhood parks versus larger
community parks has changed since 1975, much of the justification for creating the
greenbelts shown in Figure 1 no longer exist. Given this, and the fact that much of the
open space proposed in Figure 2 closely corresponds, or is in reasonably close proximity
to that shown in Figure 1, leads to the conclusion that the intent of Item 4 of the City's
Interim Open Space Ordinance is being fully met by the proposed plans.
The proposed project includes provisions for trails, thus the requirements of Section 2 of
the City's Interim Open Space Ordinance can readily be met. This Section of the
Ordinance is designed to prevent or defer action on any developments which "would
preclude linkage of the larger open space areas shown on the "comprehensive Open Space
Network Map".
As can be seen by comparing Figures 1 and 2, the open space and trail system proposed
for Arroyo La Costa is in full conformance with this requirement. Provision has been
made for a primary trail system through the center of the project which could be linked
to properties both east and west of the boundaries of Arroyo La Costa. Additionally, if
desired, this trail system can also be made to interface with the pedestrian crossing at El
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 16
Camino Real shown in the City's map. In addition to this primary east-west trail system,
a series of secondary trails are also shown in Figure 2.
Therefore, as can be seen from the foregoing discussions, the proposed open space and trail
system for Arroyo La Costa is in full conformance not only with Section 1, Items 1 through 4 of
the City's Interim Open Space Ordinance, but also with Section 2 regarding the linkage of large
open space areas within the City.
ZONE CHANGE (ZC 88-3)
Planning Issues
1. Is the proposed zone change m conformance with the site's General Plan
designation?
2. Would the uses allowed by the proposed Zone Change be compatible with the
surrounding land uses?
Discussion
The proposed Zone Change will change the zoning from R-1 to PC (Planned Community) on an
8.42 acre parcel, shown on Exhibit X-3, page 29. Tiris area was created as a remainder parcel
when the subdivision to the north was created in the 1970's. The proposed zone change area will
be incorporated into and regulated by the Arroyo La Costa Master Plan.
Both the proposed GPA and the proposed Arroyo La Costa Master Plan designate this finger of
land as Open Space (OS). Because the site is surrounded on three sides by existing single-family
homes it can only be accessed from the south through the Master Plan area. In response to
neighborhood concern, the Master Plan proposes to leave the area (small mesa and arroyo) in its
natural state. One of the trail systems within the Master Plan will terminate in a viewpoint at
the proposed open space. The open space use has been determined to be the most compatible
with existing and future development and the most appropriate for the site.
TENTATIVE TRACT MAP/PLANNED DEVELOPMENT/HILLSIDE DEVELOPMENT PERMIT -
CT 88-3/PUD 88-4/HDP 88-8
Planning Issues
1. Does the proposed tentative subdivision map satisfy all requirements of the
Subdivision Ordinance and the State Map Act?
2. Does the proposed project comply with the Master Plan?
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 17
3., Does the proposed residential development meet the standards of the Planned
Development Ordinance?
4. Does the proposed tentative map comply with the requirements for the City's
Hillside Development Ordinance (Chapter 21.90 of the Carlsbad Municipal Code)?
Discussion
Tentative Map
As mentioned earlier, the applicant is requesting approval of a 1,076 unit Tentative Tract Map,
Planned Unit Development and Hillside Development Permit for all of the undeveloped area
within the Arroyo La Costa Master Plan. As explained in the introduction, this tentative map
includes the area that was covered by the previously approved tentative map CT 85-6/PUD 80.
The proposed tentative map conforms with all requirements of the Carlsbad Zoning Ordinance,
Subdivision Ordinance, and State Map Act. All lots will front on publicly dedicated streets and
meet minimum lot width and depth requirements. All lots will range in size from 5,000 feet to
over 23,000 square feet in size with the majority of the lots over 7,500 square feet in size.
Primary access to the project will be from the construction of Calle Barcelona, a secondary arterial
identified in the Circulation Element. This 64' wide roadway within an 84' right-of-way will also
have an additional 15' easement on both sides for additional bicycle lanes and meandering
sidewalks. During the EIR process, the applicant redesigned the Tentative Map and alignment of
Calle Barcelona in response to citizen input by the residents of Santa Fe Ridge. Some residents
claimed that although a portion of the street was already built when they bought their homes that
Calle Barcelona was designated as a local street and not a collector. ln response, the applicant
redesigned the alignment farther to the north, away from existing residences.
Internal traffic circulation is provided by standard local streets having pavement widths of 48', 40'
and 36'. Pedestrian circulation will be accommodated by standard contiguous sidewalks as well
as a pedestrian bridge over Calle Barcelona, which has been provided for safe access to the junior
high school site. This bridge is being provided for public safety, although the City recognizes that
there is no guarantee all pedestrians will utilize the bridge. Connection to existing developments,
via local streets, will be made at El Bosque Avenue, Corte Carolina, Segovia Way and Palenque
Street. These connectors are being required to improve circulation for the surrounding area, to
provide emergency vehicle access and to meet the City's secondary access policy.
This development will also improve El Camino Real from Levante Street to Olivenhain Road to
three, full, north bound lanes and a full raised and landscaped median. Olivenhain Road will
also be improved to an interim four lanes from El Camino Real to Rancho Santa Fe Road. These
improvements will be done with the first phase of development.
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ARROYO LA COST A
JUNE 6, 1990
PAGE 18
Both the Tentative Map and Planned Development comply with the requirements of the Master
Plan. The Master Plan specifies lot size, setbacks, architectural style, amenities, community
identity elements, and a sign program, all of which are implemented in the Tentative Map and
Planned Development Permit.
Planned Development
The proposed project also complies with all requirements of the Planned Development Ordinance.
In regards to parking, all units will have either a two or three car garage with more than
adequate guest parking available on the public streets. Although not required to comply with the
Small Lot Planned Unit Development Architectural Guidelines in all villages, the applicant has .
demonstrated compliance with these guidelines throughout the project to provide more varied and
articulated street scenes.
The proposed project exceeds the recreation requirements of the Planned Development (PD)
Ordinance. The PD Ordinance requires that 200 square feet of recreation space be provided for
each dwelling unit. In addition, when lots within a project are less than 7,500 square feet in size
both common and private recreation must be provided. As indicated on the chan below this
project is required to provide a total of 4.94 acres of common and private recreation facilities.
The project has provided 13. 73 acres of common recreation area, not including the private rear
yards each home will have. Although each residence has a minimum rear yard of 15' x 15', the·
majority of the lots have substantially more.
PASSIVEl..4CTNE RECREATION
Trails Only:
-19,000 It. at 6 ft. widtb
-8,4/XJ It. at 8 ft. widtiJ
-6,4/XJ ft. (DG) at 8 ft. widtb
ladividu.l ()pea Sp,,ce Lea
ViJ/qe I: Pauive recratioa uea
Rocremioa/D•yQre Facility•
Neta:
• Exc/udt:. driveway &Dd pukmg arm .
.. la Mldiaoa. o«b wut provide;,• .min.imum 15' x 15' roar yard.
2.62
1.54
1. 18
2.SO
1.10
3.29
1.SO
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 19
In addition to the rear yards, a common recreation facility (discussed under SOP 89-18), two
passive recreation areas, and 19 individual open space lots have been provided. All of these are
linked with the trail system which is available for walking, jogging, or bicycling.
A common recreation vehicle storage facility is provided per the requirements of the Planned
Development Ordinance within Open Space Area OS-8. This area is not counted toward meeting
the Performance Standard Open Space required for either Zone 12 or the Arroyo La Costa Master
Plan. The RV area, located above El Camino Real and buffered on all sides by landscaped berms,
will not be visible to the public traveling on El Camino Real. The proposed project is required
to provide 20 sq. ft. per unit or 21,520 sq. ft. exclusive of driveways or travel lanes. The
applicant has exceeded this requirement by providing 27,442 sq. feet or a surplus of 5,922 square
feet. Because there is a surplus of space available in the RV area, a portion of the site will be
used to provide RV storage for the upcoming Fairways Project (CT 89-6), also owned by the
applicant. With the Fairways requirement of 2,660 square feet for 133 units, there will still be
a surplus of 3,262 square feet remaining.
In summary, the applicant has greatly exceeded the minimum requirements of the PD Ordinance.
Hillside
As proposed, the Tentative Map and Planned Unit Development comply with all the development
and design provisions of the Hillside Ordinance.
Grading is proposed at 8,850 cubic yards per acre. These amounts are "potentially acceptable"
with the Hillside Ordinance. This figure is calculated over the entire Master Plan area with
overall cut and fill grading amounts at 3,824,000 cubic yards. After the allowed exemption for
grading amounts on Calle Barcelona, the grading quantity per acre then falls within the
acceptable range allowed by the Hillside Development Ordinance.
In addition to looking at cubic yards per acre, an analysis was also done of areas with significant
amounts of grading. As can be seen from Exhibit X-6, page 32, there are only three larger areas
where cut or fill amounts exceed 30'. Areas A and B were permitted to allow construction of
roadways which were constrained on both sides by the SDG&E easement or the riparian area.
Area C was a 30' deep canyon created as a result of runoff from Segovia Way. Large amounts
of grading were required for the construction of Calle Barcelona; however, construction for
improvements of Circulation Element roadways are also considered exempt by the Hillside
Ordinance.
In an eff on to better balance grading onsite, grading is proposed to correspond to the phasing
of development. Phased grading is permitted by City Ordinance when final maps are phased, (i.e.,
Arroyo La Costa, three phases). Typically, the phased grading boundary will coincide with the
appropriate final map boundary. Where the overall benefits outweigh any possible costs, the
phased grading boundary may extend outside the final map boundary. For the Arroyo La Costa
grading, Phase I and III need to export approximately 300,000 cubic yards of earth each and
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ARROYO I.A COSTA
JUNE 6, 1990
PAGE 20
Phase II needs to import the same quantity. The benefit to the city in allowing this phased
grading to extend outside the final map boundary is preventing that 600,000 cubic yards of earth
from being hauled over city streets. Any possible problems will be mitigated by the
implementation of erosion control methods such as desiltation and landscaping. Overall, the
proposed project implements contoured and undulated slopes, enhances views, preserves riparian
areas, and minimizes grading. For these reasons, the project has been detennined by staff to be
in compliance with the Hillside regulations.
SITE DEVELOPMENT PLAN {SOP 89-18)
Planning Issues
1. Does the proposed common recreation/ daycare facility comply with the Master Plan?
Discussion
The applicant is requesting a site development plan for a recreation/ daycare facility within Open
Space Area OS-9 of the Master Plan. The Master Plan designates this Planning Area for
development with a common recreation/daycare center. To comply with the requirements for
common recreation facilities in a planned development, the developer is taking a somewhat
different approach by providing one large facility to provide active recreation opportunities rather
than smaller, scattered facilities. This larger facility will include the following:
1. A Junior Olympic size swimming pool;
2. A 5,653 square foot recreation building;
3. Tirree regulation-size tennis courts;
4. A grass play area of approximately 40,480 square feet; and
5. A 5,080 square foot daycare center with fenced play area.
This recreation area will be easily accessible from other parts of the Master Plan area via a
bike/pedestrian trail system. To increase safety, a pedestrian bridge is proposed between the
recreation facility and the Junior High School site on the opposite side of Calle Barcelona. This
will make it possible for children/pedestrians to cross a major street without encountering
automobile traffic although it is acknowledged that not all pedestrians will use the bridge.
In response to concerns for the need for daycare facilities in Carlsbad, a 5,080 square foot daycare
center is being provided in the common recreation facility. This daycare center has been designed
based on input from local daycare operators to ensure an efficient design. Parking for the
recreation center has been calculated in the following manner.
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ARROYO lA COSTA
JUNE 6, 1990
PAGE 21
AC'IM1Y/USE
. *Day Care Center
*Meeting Room
Pool
Playground
Tennis
DESCRIPTION
for 92 children
2630 sq. ft.
3645 sq. ft.
4800 sq. ft.
2 courts
TOTAL NUMBER OF PARKING SPACES
'
NO. OP PARKING SPACES
STANDARD REQUIRED PROVIDED
I/Employee& 27 27
1/10 children
1/200 sq. ft. 14 14
1/5 people/ 25
150 sq. ft.
1/2 children/ 16
300 sq. ft.
2/COurt 4
41 86
*Please note that only the asterisked items are required by the Zoning Ordinance.
1bis Site Development Plan is being processed as an independent application from the Planned
Development Permit. 1bis will allow for independent review of the Site Development Plan in the
event that a modification is requested at a fixture date.
Overall, the large, common recreational center exceeds both in quality and quantity what would
ordinarily be provided in a Planned Unit Development.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 22
SPEOAL USE PERMIT (SUP 89-3)
Planning Issues
I. Will the proposed development be subject to inundation in a 100 year flood?
2. Will the proposed development within the 100 year flood plain adversely impact other
properties?
3. Will the proposed development adversely impact the riparian habitat within the detention
area?
Discussion
The applicant is requesting approval of a Special Use Pennit because grading work and
construction/improvements of public roadways are proposed within the Flood Hazard Area, Zone
A and subject to inundation during a 100 year flood.
The Federal Emergency Management Agency (FEMA) establishes Base Flood Elevations (BFE) to
determine flood hazard areas. The BFE corresponds to the highest elevation subject to a 100 year
flood. A 100 year flood is a flood level which has 1 o/o probability of being equaled or exceeded
in a given year. Properties are designated by FEMA to be subject to a 100 year flood when their
lowest grade, or lowest finished floor of a structure, is equal to or less than the BFE.
The proposed grading work will have a minimum finished elevation of 13.6 feet and 7.1 feet
respectively above the 100 year flood elevation for the Flood Hazard Area within the project on
the east side of El Camino Real. It should be noted that the existing elevation of El Camino Real,
along the project frontage, is 1.0 feet above the 100 year flood elevation for the Flood Hazard
Area on the west side of El Camino Real. This difference in elevations is caused by the proposed
grading and detention of flood waters on the east side of El Camino Real. (Exhibit X-8, page 34,
is attached to graphically depict these elevations.)
Although FEMA has not yet established a BFE for the affected area of the Master Plan, the county
of San Diego completed a computer analysis in 1981 that'established a 100 year flood elevation
in a critical area west of El Camino Real of 63.4 feet above sea level Rick Engineering Company
completed a computer analysis in 1988 that established a 100 year flood elevation at the same
critical area of 65.6 feet above sea level The City has reviewed and approved the later analysis
as it is the most conservative. Using that higher elevation, the lowest point of El Camino Real
is one foot above the flood elevation on the west side of El Camino Real.
Because it is designed to detain the 100 year flood within the project boundary, the proposed
development will not adversely impact other properties. The designed 100 year flood elevation
on the east side is 76.38 feet above sea level The lowest elevation adjacent to this area is a
proposed public roadway at elevation 83.5. The riparian area would be inundated for a maximum
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ARROYO lA COSTA
JUNE 6, 1990
PAGE 23
duration of 6.5 hours during a 100 year storm. That duration will not cause any significant
damage to the area. In summary, staff believes the proposed project will not have any developed
area inundated in a 100 year flood and would not adversely impact other properties or the
riparian habitat area. The EIR prepared for this project supports these conclusions.
SPECIAL USE PERMIT (SUP 90-8)
1. Does the project enhance the scenic qualities of the El Camino Real Corridor consistent
with the corridor's development standards?
Discussion
The westerly edge of the Arroyo La Costa Master Plan falls within Area 5 of the El Camino Real
Scenic Corridor. The El Camino Real Scenic Corridor study requires approval of a Special Use
Permit for all development within 300 feet of the right-of-way of El Camino Real when an
upslope conditions exists. The majority of the western edge of the Master Plan is above El
Camino Real.
The majority of the area within this 300 foot corridor will remain in its natural state. A small
portion of Village Q falls within this 300 foot area. The Special Use Pennit is required to assure
compliance with the requirements of the corridor's development standards. The applicable
standards refer to design theme signage, grading, setbacks, street furniture and roof equipment.
The standard designates a design theme of "Old California/Hispanic". The architecture of the
units in Village Q will be Contemporary Mediterranean which is companole with Old California.
If the southern portion of Village Q is utilized for church purposes any church designed in the
area will be required to have an "Old California/Hispanic" style of architecture.
The recreational vehicle storage area in Open Space Area OS-8 will also be located within the El
Camino Real Scenic Corridor area. This facility will be surrounded by mounding and landscaping
so it will not be visible from El Camino Real.
• The corridor's applicable building setback requirements are 40 feet from the public right-of-way.
There is an open space area which is in excess of 220 feet in width along the entire length of
the western project boundary adjacent to El Carruno Real, thereby exceeding the setback
requirements.
GROWTI-1 MANAGEMENT
Planning Issues
1. Will the proposed project be consistent with the Growth Management Ordinance?
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 24
Discussion
The subject property is located within Local Facility Management Zone 12, Southeast Quadrant.
The impacts on public facilities created by the proposed project and compliance with the adopted
perf orrnance standards are discussed in the Zone 12 plan and are also summarized in the
discussion below. In addition to the conditions placed on the tentative map all requirements of
the Local Facilities Management Plan as amended for Zone 12 must be complied with in their
entirety.
FACILITY
City Administrative Facilities
Llorary
Wastewater Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Service
Water Service
Parks
COMPLIANCE WITH STANDARD
Yes
Yes
Yes
See discussion below.
See discussion below.
See discussion below.
Yes
Yes
Yes
Yes
Yes
Prior to the approval of the first final map, the applicant will enter into an agreement dedicating
35 acres of park land and providing financing acceptable to the City for the construction and
operation of Alga Norte Park. The park must be functional by 1993 or the performance standard
will not be met and no further residential development will be allowed in the Southeast Quadrant
Drainage
A detailed hydrological study mu.st be completed which anazyzes the capacity of existing drainage
structures and which proposes mitigation alternatives including a flood attenuation study for the
entire drain.age course. The mitigation measures identified in the hydrological study mu.st be
provided concurrent with development so the performance standard will be maintained.
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ARROYO I.A COSTA
JUNE 6, 1990
PAGE 25
Circulation
The following is a list of the existing Circulation Facilities which are currently operating at an
unacceptable level of seIVice (LOS D).
Location
Road Segments -Olivenhain Road
Rancho Santa Fe Road
Intersections -La Costa Avenue and 1-5
Needed lrnprovernenr
Widen to 4 lanes from El Camino Real to Rancho
Santa Fe Road
Widen to 4 lanes from La Costa Avenue to
Melrose Avenue
Construct Interchange
The project has been conditioned in the LFMP to correct these deficiencies. E~r~: m~
itlil\r&!llt~,11\1EI c.p,;np!?~mm room Pm~ M:.m~i~~
RESOLtmON OF INTENTION 181
Discussion
A 4.5 acre parcel of land, owned by the Northwestern Pacific Railroad is located adjacent to the
southwest comer of the Arroyo Master Plan. The site is an island of useable land with El Camino
Real at the west, Olivenhain Road at the south, open space at the north, and a 200' SDG&E
easement at the east. As shown on Exlubit X-7, page 33, the site has split general plan
designations of Travel SeIVice/Utility (TS/U) and is zoned Limited ControVPublic Utility.
In reviewing the proposed Master Plan it was discovered that this parcel was under different
ownership and was outside the Master Plan boundaries. The proposed Arroyo La Costa Master
Plan addresses and completes all planning issues except for land uses on this parcel
I
Although the subject site is partially designated for commercial development, it is constrained by
its topography. Because developable area of the site is 40-50 feet above the roadways, complete
excavation of the site and utilization of high retaining walls would be required to develop the sire
with commercial uses. The other issue constraining development of the site is its proximity to
the intersection of two prime arterials. Because the property has only 180 feet of street frontage
on E1 Camino Real and 150 feet along Olivenhain Road, proper intersection/driveway spacing for
prime arterials could not be maintained .. City Standards require 2,600 feet of spacing on each
respective arterial The only access available to the site will be from a local street (60' wide)
through the proposed single family neighborhood to the east.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 26
The portion of the site designated for Utility uses was reserved many years ago when there was
some indication that the property would be used for a pump station for a major fuel line;
however, the pump station never developed. The Engineering Depamnent indicates that there
is no longer a necessity for such a pump station and concurs with the Planning Department's
intent to redesignate the entire site for residential development.
After a thorough analysis of the site is complete and the Railroad is allowed to comment, staff
recommends that the Planning Commission direct staff to process a General Plan Amendment to
redesignate the property to a residential land use. The attached Resolution of Intention is
included as a separate item rather than an action necessary for the approval of the Arroyo La
Costa Master Plan.
FISCAL IMPACT ANALYSIS
Planning Issues
1. What are the fiscal impacts created by the proposed project?
Discussion
Pursuant to 21.38 of the Carlsbad Municipal Code, a fiscal impact analysis has been prepared
for the proposed Master Plan. That analysis has been reviewed by the City's Finance Depamnent
which has determined th.at the proposed development will have a net zero fiscal impact on the
City. Although the analysis is a reasonable effort to determine the fiscal impacts of development,
any report of this type should be accepted only with the knowledge that it is based on a wide
range of assumptions. Many of these assumptions must be accepted based on a sense of
reasonableness rather than fact or defensible research. Although Staff recommends that the
Planning Commission accept the report, this is done with the caveat that the report must be seen
by the Commission as an approximation, as opposed to an exact calculation, of the fiscal impacts
of this project.
Summazy
The proposed project is consistent with all policies and ordinances governing the subject site. In
addition, it provides a development plan that is comprehensive, cohesive, and well-integrated with
the surrounding environment. Staff, therefore, recommends approval of all the previously
mentioned actions.
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-DEVELOPED
EXHIBIT X-1
Page 27
City of Carlsbad
1,--------------------it I ~--LA COSTA MASTER PLAN MP 149(0)
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Page 29
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SUP 90-8
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ROI 181
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ARROYO LA COSTA LAND USE SUMMARY
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Planniog OcocnJ Plan Zone and Do~ Typo ](;i~\: .. : ve Ania Deai boll for Studard ftovlCIW Proce.. •·~·< Standard,
A RLM Single Family Detached 33.00 EXISTING EXISTING N/A
RM (Santa Fe ltidgc) I0.20 I0.20 EXISTING 0 39 EXISTING NIA
SUBTOTAL EXISTING 43.20 43.20 0 170 ].9
e RLM R-1-6000; Single Family Detached 37.39 34.34 110 100 99 2.6 . 3 p. 131
C RM R-1-6000; Single Family Detached 13.52 12.92 11 .SI 42 3.1 3 p. 13.S
D RLM R-1-7000; Single Family Detached 19.96 18.36 59 63 62 3.1 3 p. 139
E RLM R-1-7000; Single Family Detached 32.4.S 31.1.S 99 99 99 3.1 3 p. 144
F RLM R-1-7000; Single Family Detached 16.4.S I.S.8.S .SI 48 46 2.8 3 p. 149
G RLM R-1-6000; Single Family Detached 2.S.30 2.S.30 81 94 94 3.7 2 p. 152
H RLM R-1-6000; Singlo Family Detached 24.10 22.3.S 71 78 77 3.2 2 p. 156
I RLM R-1-6000; Single Family Detached 43.65 39.95 128 122 118 2.7 I p. 160
J RLM Church Sito 7.60 6.60 21 0 0 0.0 2 p. 165
K RLM R-1-6000; Single Family Detached. 20.90 19.85 63 63 61 2.9 3 p. 169
L RM R-1-6000; Single Family Detached IS.BO 14.60 88 55 48 3.0 3 p. 173
M RM R-1-5000; Single Family Detached 15.IO 13.75 Bl 56 42 2.8 3 p. 177
N RM R-1-5000; Single Family Detached 20.06 18.86 113 76 71 3.5 3 p. 181
0 RM R-1-5000; Singlo Family Detached 12.90 11.20 67 56 48 3.7 3 p. 185
p RM R-1-5000; Sing~ Family Detached 26.10 25.60 153 106 97 3.7 2 p. 189
Q RM R-1-5000; Single Family Detached 17.30 16 . .S.S 99 78 72 4.2 2 p. 193
R E Elementary School 13.30 12.80 • NIA NIA NIA 0.0 2 p. 197
s J Junior High School 27.40 24.50 • NIA NIA NIA 0.0 2 p. 201
OS-I OS NIA 4.00 3.9.S NIA NIA NIA 0.0 EXISTING NIA
OS-2 OS NIA 1.70 1.60 NIA NIA NIA 0.0 3 p. 20.S
OS-3 OS NIA 4.81 3.96 NIA NIA NIA 0.0 3 p. 2()C)
OS-4 OS NIA 12.18 9.68 NIA NIA N/A 0.0 2 p. 212
os-.s OS NIA 28.46 19.36 NIA NIA NIA 0.0 2 p. 21.S
OS-6 OS NIA 21.70 10.05 NIA NIA NIA 0.0 2 p. 219
OS-7 OS NIA 13.44 6.14 NIA NIA NIA 0.0 I p. 222
OS-8 OS NIA 3.56 1.56 NIA NIA NIA 0.0 I p. 225
OS-9 OS Community Recreation Facility 6.4.S 5.60 NIA NIA NIA 0.0 2 p. 229 .,, m
ID X
!SUBTOTAL PlITURB 485.58 426.0 1363 1145 1076 ~:r
[TQTACM~~PLAMA.~CJB(t:J/t:M{ > · :!' ' /:'• \SU,11•· ◄6?.~f•: ;) > ,,,..... :/':•''. <:•,rr••···· .. •• : ;.:. ·.::,·•·•:.' ···••::::;::., ....... /.:;:•·•· .,, )}\:';:•: .• ><•·· c.> CD IJNIT TRANSFER FROM ZONE 12 TO ZONE 11 -1/Y C11 -COMPENSATION FOR OVERBUILT EXISTINOU -39 ~
. •· JH5 1076 ·.:: ....... , :::'::'(•·· ... •./ •. • ·., ........ :·.• : . ··i.··•·, X UICC ecbOoi 111ea are co1111dered conllr■illc>d acreage, they are 1101 incliacled ia the total net acrceac for the Maller Plan. I •• To conpcaMle fo, ZOM 11 proj,,c:U built II lliat..r dcn1iliee prior to edoptioa of the Cul.bad Orowtll Mangemcal Program, the number of allowable unit• in tho Arroyo Lt COiia lllltl be CD red..ud fr<K11 lM Orowtll Mana1<>me11t build ouc projc,ciion by .)9 dwt>lli11111nila. A complete Orowth M•n•gcmcnt build ouC analy1i1 i1 contained in lhe ZoM 12 I.FMP.
... Tllo Raacllo Ponder.-dcvclopntent, co,11lllln1 of 419 1ingle family rNiJcntia.l dwcllina• on llO nd acru, i1 aloo wilhui Zooc 12. It i.1 a,it • JM1f1 of tbc Arroyo I.a COila Muter Plaa.
••u Auoyo La COiia fu11u, D,:n■ily (B111Cd on Proro-J Tcntalive M1p): Oroaa • 1.2 du/a4: Nd • 2.5 Ju/ac
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-I--------------------------
LOCATION MAP Page 36
i ----------------------------1 -1
Palomar
Airport
~ :;...-
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Leucadia 81. 0 C:
E
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Airport Road
Blvd.
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_n..
, City of Carlsbad ~---------------------------1
ARROYO LA COSTA J _________________ ----t
~•R 86-2
jp 149(0)
j PA/LU 88-1
~.., 88-3 I
~p 88-1
CT 88-3
PUD 88-4
HOP 88-8
SUP 89-3
SOP 89-18
SUP 90-8
LFMP 89-12{A)
ROI 181 __________________________ ..,,.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 37
ATTACHMENTS
1. Planning Commission Resolution No. 3039, 3049, 3028, 3029, 3030, 3031, 3032, 3033,
3034, 3035, 3036, 3037, and ROI 181.
2. Background Data Sheet
3. Disclosure Form
4. Local Facilities Impacts Assessment Form
5. Master Plan -Exhibit "Z-1" (previously distnbuted)
6. Amended La Costa Master Plan, Exlubit "Z-2" (previously distnbuted)
7. 200 Scale Tentative Map, Exlubit "Z-3" (previously distnbuted)
8. Exhibits "A" -"CCCC", "A-1" -"A-30", "B-1" -"B-18", and "C-1" -"C-7", dated May 16, 1990
AL:kd