HomeMy WebLinkAbout1986-09-17; Planning Commission; ; EIR 86-04|CT 85-23A|CP 320A|GPA/LU 86-10|ZC 348|MP 1C|SDP 86-10|GPA/LU 86-11|ZC 350 - HOSP GROVEDATE:
TO:
FROM:
STAFF REPORT
SEPTEMBER 17, 1986
PLANNING COMMISSION
PLANNING DEPARTMENT
SUBJECT: EIR 86-4/CT 85-23{A)/CP-320(A)/GPA/LU 86-10/ZC-348/MP-
1 (C)/SDP 86-10/GPA/LU 86-11/ZC-350 -HOSP GROVE -Request for
approval of: A tentative map and condominium permit for 108
units on Parcel D of Hosp Grove Master Plan; General Plan
amendment and zone change from RMH to C, O and OS and a site
development plan for Commercial Center on Parcel E; General Plan
amendment and zone change from RMH to OS on Parcel F; and,
revisions to the Hosp Grove Master Plan. Also requested is
certification of an Environmental Impact Report on property
located south of Marron Road and Jefferson Streets, near the
Plaza Camino Real Shopping Center and Buena vista Lagoon.
I • RECOMMENDATION
That the Planning Commission adopt Resolution No. 2614
recommending CERTIFICATION OF EIR 86-4 and ADOPT Resolution Nos.
2615, 2617, 2618, 2619, 2620, 2621 recommending APPROVAL OF CT
85-23(A)/CP-320(A)/GPA/LU 86-10/ZC-348/SDP 86-10/GPA/LU 86-11/ZC-
350/MP-1(C) based on the findings and subject to conditions
contained therein.
II. BACKGROUND & PROJECT DESCRIPTION
The proposed project involves development proposals for and
revisions to the remaining undeveloped portions of the Hosp Grove
Master Plan, (Parcels D, E, & F). Parcel D (16 acres) is located
on the high bluff on the south side of the Plaza Camino Real
Shopping Center, next to Hosp Way. Immediately to the west of D,
Parcel E (25.5 acres) also is across the street from the shopping
center and is bisected by Monroe Street. Further west, fronting
on Marron Road and Jefferson Street, next to Buena Vista Lagoon
(duck area), lies Parcel F (9 acres). The existing General Plan
for these parcels is RMH. The Zoning is PC which required the
preparation of the existing Hosp Grove Master Plan (MP-1).
Earlier this year, a residential development proposal for 216
units on Parcel E was heard before the Planning Commission and
City Council. The City Council directed that an Environmental
Impact Report (EIR) be prepared for the project and the
undeveloped areas of the Master Plan, analyzing various project
alternatives for the three parcels. The Master Plan also was to
be reviewed and any recommended revisions were to be processed
concurrently when the project was reconsidered by the Council.
Finally, Council directed staff to explore the possibility of
acquiring Hosp Grove. A Council Committee, working in
conjunction with the property owners and concerned citizens,
negotiated two alternatives that they felt would resolve the
issues associated with development in the Grove. The first
alternative is a ballot measure for a bond issue to purchase the
approximately 50 acres of undeveloped property. If that measure
is not passed by the voters, a second alternative was agreed upon
by the City and the property owners: Parcel D would be developed
with 108 dwelling units; Parcel E would have a commercial
development of 96,000 square feet clustered at the corner of
Marron and Monroe; and, Parcel F would be purchased by the City
for parkland. The second alternative although allowing some
development, would yield more overall open space than would the
proposed project or future development under the existing Master
Plan.
Based on that agreement between the City and the property owners,
revised plans were submitted to the City for a 96,000 square foot
commercial center on Parcel E (versus the 216 unit residential
project) and a 108 unit condominium project on Parcel D (versus
128 units as originally proposed). Staff has worked within the
parameters established by the above described negotiations, i.e.
96,000 square feet of commercial and 108 dwelling units, in
analyzing these projects, with the understanding that the overall
benefit to the City will be increased areas of tree preservation
and open space in Hosp Grove. Each of the proposals is described
below --the planning analysis which follows will be discussed
parcel by parcel, concluding with the proposed amendments to the
Master Plan.
Parcel D
The proposal for Parcel Dis a 1 lot/108-unit tentative tract map
and condominium permit, located on 15.6 acres. The General Plan
designation for the site is Residential Medium High (RMH), or 8-
15 du/acre. The density for Parcel Dis 14.2 du/ac; General Plan
designated open space (7.3 acres) and 40% slope areas (.7 acres)
are not included when figuring density.
The project will consist of four, eight and twelve unit
buildings, two and three stories in height. Carport and open
parking will be provided, as will a central recreation area with
a pool, spa, barbeque area, and restrooms. The units are all
two-bedroom and range in size from 966 to 985 square feet.
Access will be taken from Hosp Way. As can be seen on the site
plan and tentative map, the proposed development is clustered as
closely as possible in the top, flatter portions of the site,
covering approximately seven acres. The steep western and
northern slopes will remain as open space. A walking trail and
outlook point will be provided on the north slope.
-2-
Surrounding land uses include patio homes to the south, three-
story apartment buildings to the east, undeveloped open space to
the west, and Plaza Camino Real Shopping Center to the north. As
noted earlier, this is one of the three remaining parcels of the
Hosp Grove Master Plan and together with Parcels E and F, it
comprises the last vestiges of the Hosp eucalyptus forest, which
has been an aesthetic landmark in Carlsbad for many years. The
Master Plan, approved in the early 1970's, would allow 130 units
to be built on Parcel D.
Parcel E
The proposal for Parcel E is a change of land use on the General
Plan, from residential {RMH) to Office {O), Commercial (C) and
Open Space ·(OS). The discretionary actions include general plan
and Master Plan amendments, a zone change, and a site development
plan. The proposed project is a 96,000 square foot specialty
commercial center and office complex, located on 10.8 acres at
the intersection of Monroe Street and Marron Road. Office uses
would be located entirely on the west side of Monroe {33,850
square feet), with retail commercial and some office on the east
side {62,150 square feet). Up to three restaurants could locate
within the center east of Monroe; however, there would be no fast
food or drive-thrus. Specialty commercial uses would be small
retail establishments, not grocery or drug stores.
Most of the center will be one-story buildings, except for one
building on the east side which will have a second level of
offices. A rural ranch architectural theme is proposed. The
larger buildings will be located against the rising slopes of
eucalyptus trees, with smaller buildings and parking areas
located next to the streets. The primary entrance will be off of
Monroe Street, 600-feet south of Marron Road. Another right-
turn-in only entrance is further north on the west side of
Monroe, and a right-turn-in, right-turn-out driveway in on Marron
Road.
The commercial proposal allows more open space area to remain
than would the 216-unit residential project. Essentially, the
agreement was that the development was not allowed to encroach
any further south than the primary entrance location {600' south
of Marron). About six acres more of the grove will be preserved
with this proposal versus the original residential project, for a
total of almost fifteen acres to remain as open space.
Parcel F
This nine acre parcel is presently designated 8-15 du/ac on the
General Plan and Local Coastal Program, and is allowed 180 units
by the old Master Plan. The proposed project would redesignate
and rezone Parcel F to Open Space and would allow the City to
purchase the property in conjunciton with the approval of
commercial use on Parcel E and 108 dwelling units on Parcel D.
-3-
ENVIRONMENTAL IMPACT REPORT 86-4
Certification of an Environmental Impact Report (EIR) is
requested. The EIR addresses the environmental impacts
associated with the Hosp Grove Master Plan in terms of two
former development proposals for Parcels D & E and also
alternatives that included the currently proposed pojects on D,
E, and F. Major areas of possible environmental concerns are
discussed below:
1 . Traffic Circulation
Development under the existing Master Plan would generated 4400
Average Daily Trips (ADT). The proposed alternative, i.e. a
combination of commercial, residential, and open space, would
generate 7854 trips, or an additional 3646 trips. The analysis
showed that the level of Service (LOS) for 8 road segments in
the vicinity remained the same with the alternative project as
with the existing Master Plan: 5 segments did not exceed LOS
"C", 3 did, for reasons stated in the EIR, but neither short nor
long term significant impacts are expected.
Intersection LOS also was analyzed for the Master Plan which the
alternative can be compared to --with the exception of the
intersection of Marron Road and Jefferson Street, the LOS will
remain at "c" or above. An explanation for the Marron/Jefferson
intersection is given later in this report under the zone change
discussion for the commercial site. Short and long term impacts
are not expected to be significant overall. However, because an
increase in trips is obvious, mitigation is proposed in the
form of public improvements and has been incorporated into the
conditions of approval, as deemed applicable by City Staff.
Short term truck impacts caused by the export of dirt from
Parcel E can also be mitigated so that disruption of the
Marrion/Monroe intersection is minimized.
2 • Topography and Visual Aesthetics
Significant impacts were identified for all three parcels if
development occurred in accordance with the Master Plan.
Mitigation for Parcel D included not cutting into or putting
development an the edge of the high north facing slope and
providing a buffer of trees. The 108 unit project has
accommodated this mitigation. Parcel E, as a residential
project, mitigated impact to an acceptable level by landscaping
and site design measures. As an alternative, the commercial
project was considered environmentally preferable to the
residential because of the larger overall area of trees that
would be retained which would help more so to maintain the
existing aesthetic character of the grove. Parcel F could only
mitigate impacts by a change in land use and the Open space
proposal will obviously acheive that.
-4-
3 . Archaeology
Redevelopment of Parcels D & E will impact several identified
archaeology sites. Further studies are required to mitigate
these impacts. Parcel F will not have significant impacts if it
remains in Open Space.
4 . Biological Resources
Although no direct impacts will occur to biological resources
with development of any of the parcels, the proximity to Buena
Vista Lagoon requires sedimentation and grading measures to be
incorporated into the proposed plans for Parcels D and E.
Parcel F, as Open Space, would not result in any impacts to the
lagoon.
5 • Public Services
Police protection and library services will be incrementally
impacted by the increase in population; additional police
equipment and future additions to the library will mitigate
these concerns. The school district will charge a developers
fee to provide future school facilities.
6 • Hydrology and Water Quality
The greatest increase in erosion and sedimentation will occur
during grading and construction of Parcels D and E. In
addition, if upstream erosion is not adequately controlled by
the time the desiltation basin is removed, significant impacts
could occur to the lagoon. Measures will be included in the
conditions of approval to assure no significant impacts occur to
the lagoon.
7 • Geology and Soils
Development of Parcels D and E could result in impacts relating
to groundwater, settlement, landslides, liquifaction, or
dewatering if adequate measures are not taken to assure that
proper geologic conditions exist before grading or construction
begins. The conditions of approval reflect the concerns
identified by the report which will mitigate potential hazards.
8 • Air Quality
Any increase in air pollutant emissions are considered
significant in the San Diego Air Basin. The commercial land use
will increase the number of vehicle trips above what is
anticipated in the Master Plan, and thus, in the Regional Air
Quality Strategies. Mitigation measures that encourage public
transportation and minimize dust and air pollution during
construction are incorporated into the conditions of approval.
-5-
Staff feels that EIR 86-4 was prepared in accordance with the
requirements of the California Environmental Quality Act and has
adequately identified and discussed the environmental impacts.
For these reasons, staff is recommending certification of EIR 86-
4 .
III. ANALYSIS
Planning Issues
PARCEL D -CT 85-23(A)/CP-320(A) (Applicant: Odmark Development
Company)
1) Is the proposed project in conformance with the General Plan
designation?
2) Does the proposed project conform to the development
standards of the Planned Development Ordinance?
3) Does the project conform to the design criteria of the
Planned Development Ordinance?
4) Does the project address the environmental sensitivities of
the site?
General Plan/Master Plan
The project complies with the General Plan and Master Plan
designation for the site, which is 8-15 du/ac. The proposed
density is 14.2 du/ac --general plan open space and 40% slopes
are not included. The project is at the high end of the density
range for Parcel D. In determining justification for density,
however, the entire alternative (Parcels D, E and F) must be
considered. Because overall, more open space is being provided,
staff feels that justification can be made for the density of the
residential portion of the alternative on Parcel D. Parcel F
will be preserved as open space (9 acres) and Parcel E will
dedicate approximately 14.7 acres of open space to the City.
That open space totaling almost 24 acres, in addition to the
almost 9 acres on Parcel D, will retain about 33 acres, or 2/3 of
the remaining area of Hosp Grove, in its present form. That
scale of preservation appears to have been the goal of the
concerned citizens and the City when agreeing upon the proposed
alternative uses for the Master Plan. There are no changes to
the General Plan, Master Plan or zoning proposed for Parcel D.
Development Standards and Design Criteria
For approval of the condominium permit, the standards of the
Planned Development Ordinance must be met, including parking
requirements, building setbacks from open parking areas,
screening of parking areas, streets, usable recreational space,
storage space, and refuse areas. As proposed, the project will
meet these standards.
-6-
The project is required to provide 216 resident parking spaces
and 30 guest spaces, totaling 246 spaces. One covered carport
space will be provided per unit. Guest parking has been
distributed equitably throughout the development. Building
setbacks from the parking areas are a minimum of ten feet (five
feet required) and typically more than that. Open parking areas
will be screened by landscaping. Private streets will be
utilized, with 26 feet minimum street widths. As shown on the
site plan, two cul-de-sacs provide access to the units from the
driveway entrance on Hosp Way. Adequate turnarounds at the end
of the cul-de-sacs in the form of a hammerhead configuration,
will allow large vehicles to easily maneuver.
The proposed project exceeds the minimum requirements for usable
recreational space. Every unit has a patio or balcony; there one
major recreation area with a pool, spa, and barbeque area; and a
trail and lookout point on the north side. Each unit would be
provided with adequate storage space to meet minimum code
requirements.
The design criteria used to formulate the site plan included
several constraints --preservation of the existing landform
above Marron Road, retention of a tree buffer along that same
ridge top, and provision of and adequate setback from the single
family patio homes to the south. The intent of the plan is to
cluster the development in the interior of the site and thus
maintain an appearance of "the grove" from offsite, especially to
the north. As shown on the site plan and tentative map, the
basic criteria have been met. The height of the north facing
essentially slope will be retained. The areas of trees to be
preserved plus eucalyptus tree landscaping on the existing
slopes, and the location of parking versus buildings on the
northern edge will provide opportunities to create another
eucalyptus grove to shield the development. Finally, the closest
distance between the buildings on Parcel D and the home to the
south is 60 feet, and more commonly 115-150 feet.
working within the parameters established by City negotiations
(108 units) has caused two somewhat negative aspects of the
project: The development has been pushed out to the west, causing
large fill slopes (up to 70 feet) and the subsequent removal of
some trees in the open space corridor; and, the site plan is
crowded with little openness and three-story buildings within the
developed area. These concerns cannot be resolved without a
reduction in the number of units, however, these aspects of the
project allow for increased open space in Parcels E and F. It
is acknowledged that while 8.5 acres were buildable, according
to the Master Plan, the proposed plan only has developed seven
acres.
The landscape plan will help to maintain the unique character of
the site by using a eucalyptus (or otherwise Australian) tree
theme for landscaping. Landscape features will include special
-7-
planting treatment for the recreation area, the entry to the
project, entries to the building, outlook point and the perimeter
of the site. Crib walls will be used for retaining walls. The
project has been conditioned to plant the north facing slopes and
the ungraded areas on the ridge top, with eucalyptus trees within
five months after approval of the tentative map.
The architecture of the buildings is appropriately basic for the
purpose of blending into the grove. The buildings will use
stucco and wood and will be painted muted colors, i.e. beige,
brown and gray. Architectural features such as mouton windows,
varying roof lines, and balcony railings add interest to the
elevations. The three-story buildings are designed so that the
second story is basically level with the interior street, has a
catwalk going across, and looks like a two-story building from
one side. On the site plan, buildings numbered 3, 6, 7, 9 and
10 are two-story.
Environmental Considerations
The proposed design addresses the environmental sensitivity of
the site as much as possible with the108-unit development.
Aesthetics and grading were identified as environmental issues.
In response to these issues, the project has been designed to
retain the existing north facing slope and a 50-foot buffer of
trees along the top. The tentative map shows five areas that
have significant clusters of trees --identified in addition to
these areas, most of the remainder of the top of the slope will
not be disturbed, allowing for an intensive planting program to
occur.
PARCEL E -GPA/LU 86-10/ZC-348/SDP 86-10 (Applicant: Collins
Development Company)
1. Does the proposed commercial and office designation meet the
standards for that type of development as delineated in the
Land Use Element of the General Plan?
2. would a commercial and office land use designation and zone
be compatible with surrounding land uses?
3. Is the property suitable in size and shape to accommodate
development permitted in the proposed zone?
4. Is the street system serving the project adequate to handle
any increase in traffic generated by the zone change and
General Plan amendment?
5. Has the site development plan met the requirements of the
Carlsbad Zoning Ordinance and will the development standards
ensure a high quality commercial development?
-8-
General Plan/Zoning/Master Plan
The applicant has proposed a joint designation of Commercial/
Office (C/O) and corresponding zoning (C2-O-Q) for the property.
As shown on the site plan, office uses are proposed for the west
side of Monroe and commercial uses on the east side. Parking
ratios also reflect those uses. The office uses envisioned for
the second story of the east side commercial center will be
afforded appropriate choices from the diverse uses allowed in the
C-2 and c-1 zones. Staff therefore feels that there should not
be a joint designation, but rather office (O) on the west side
and commercial (C) on the east side. This recommendation is
shown on Exhibit "1 ". The Master Plan would also be amended to
reflect these changes.
On the west side of Monroe Street 3.5 acres is shown as an office
(O) General Plan designation with a corresponding O-Q zone. On
the east side, 7.3 acres are shown as community Commercial (C),
with C2-Q zoning. ("Q" requires a site development plan.) The
remaining area, about 14.5 acres will be designated Open Space
(OS).
The proposed Community Commercial and Office designations and
zones comply with the criteria established in the Land Use
Element of the General Plan. The proposed site development plan
includes specialty retail, office, financial and restaurant uses,
all of which are considered appropriate and compatible within the
commercial and office categories. The site is located at the
intersection of two secondary arterials, i.e. Marron and Manroe
Streets, and is across the street from a regional shopping mall.
Easy access to nearby freeways (I-5 and Hwy-78) is provided, and
many residential areas are located within a 1 1/2 mile radius.
Finally, ten acres is within the typical area required for such a
center in accordance with the Land Use Element.
Land Use compatibility
As stated earlier, the proposed Commercial Center is compatibly
located across the street from a regional shopping center, Plaza
Camino Real. The proposed project will provide more services and
shopping facilities to nearby residents as well as those regional
mall shoppers. The development would be clustered at the corners
of two secondary arterial streets. The designation and zone
would be placed only on 10.8 acres of Parcel E. The remainder of
the land would be designated Open Space, which would provide a
large buffer between residential development located to the east,
south, and west. Elevation changes i.e. steep slopes, would
further enhance the buffer between the commercial and residential
land uses. Thus, the proposed designation and zone change at
this location would be compatible with other uses in the
vicinity.
-9-
Physical Characteristics of Site
As with Parcel D, design parameters were agreed upon between the
City and the property owners. Not more than approximately 10.8
acres of gross site area (includes graded slopes) and 8.8 acres
of net site area (buildings, etc ... ) were to be disturbed, and
that area could not extend further south than about 600 feet from
the Monroe/Marron intersection, where proposed Street A is
located. Slightly less than 96,000 square feet was the agreed
upon amount of commercial floor space allowed.
The area to be developed on the west side of Monroe Street is
relatively level. The proposed building locations would encroach
slightly into the east-facing slopes; the encroachment is
minimized by retaining walls that raise from 3.5 to 10 feet high.
The topography is quite different on the east side of Monroe.
The land slopes gently upward toward the east and includes a 90
foot high knoll which drops off sharply into a 40% slope. This
knoll and small ridgeline will be cut down 60 feet to accommodate
the commercial development. Also necessary are a cut slope of
about 40 feet behind the eastern buildings and a retaining wall
up to 13.5 feet high. These design features typically indicate
that too much development is proposed on a constrained site. A
reduction in square footage could have pulled the development
away from the slopes. Thus, with high cut slopes, retaining
walls and elimination of the existing knoll, the site is able to
accommodate the proposed use. The positive aspect of this,
however is the increased amount of undisturbed open space the
City and neighbors are obtaining in other parcels.
Street System
The EIR analyzed the traffic impacts created by a commercial
development in this location and concluded that the levels of
service (LOS) at six intersections in the vicinity would not
change significantly in comparison with residential development
under the Master Plan. The LOS at three of the intersections
remained the same; the other three dropped but not lower than
"C". The intersection at Marron and Jefferson will operate at
LOS "D" with either residential or commercial development on
Parcel E. However, the EIR points out that a conservative
approach was used in analyzing that intersection by assuming that
all additional traffic going to the new Hughes Commercial Center
would use the intersection of Marron and Jefferson, when in
reality traffic will use some of the other available entrances.
In computing the trip generation, the EIR assumed a separate
generation rate for each proposed use. That approach is
conservative in that some trips made to a specialty commercial
center would be combined, i.e. shopping and banking, banking and
eating, etc ... Thus, the trips generated are higher than what
would occur realistically. In summary, the street system is
adequate to handle the additional traffic generated by the
proposed commercial development.
-10-
Site Development Plan
Issues examined in reviewing the site plan included driveway
locations, internal circulation, parking, setbacks, landscaping,
architecture and fire safety. The primary entrance is located on
Monroe Street 600 feet south of the Marron intersection; this
location meets intersection spacing policies for secondary
arterials. Two other entrances provide access to the center --
on the west side of Monroe, about 280 feet from the intersection
is right-turn-in only driveway and on Marron a right-turn-in,
right-turn-out is located 360 feet from the intersection.
Because deceleration and acceleration lanes will be provided,
these entrances were considered workable and safe. The driveway
throats are long enough to get cars quickly and safely inside the
center before decisions have to be made by drivers as to where to
park. Internal circulation is facilitated by several aisles
with parking bays in-between, which is a basic and functional
design.
Parking requirements were computed based on the two separate land
uses --office on the west side of Monroe, i.e. 1 :250 and
commercial on the east side, which is 1 :200. The spaces needed
are 447 and that is exactly the number provided.
setbacks were important at the corner of Marron and Monroe to
retain a feeling of visual openness. Therefore, the two
freestanding buildings are set back 40 feet from Monroe and 30
feet from Marron. In this way, there will be adequate space for
a special landscape entry statement. The landscape plan, which
is conceptual at this point, proposes a basic eucalyptus tree
theme with accent trees that compliment the eucalyptus. Boulder
groupings and split rail fences will add interest to the
landscaping around the perimeter. A bermed, or undulating lawn
will soften the appearance of the slopes along Monrore and
Marron. The graded slopes behind the center will be replanted
with eucalyptus trees in accordance with standards in the City's
landscape manual and with input from the Fire Department.
As mentioned earlier, the architecture for the proposed project
is "rural ranch". As seen on the elevations, the effect is quite
pleasing and blends well with the back drop of the eucalyptus
grove. Building materials will be wood or wood-like with the
design utilizing varying rooflines, open railways and wooden
columns and clerestary windows.
The Fire Department had several concerns which have been
incorporated into the site plan. A five-foot separation between
the buildings and the slope bank behind them was important, as
well as breaks in the buildings to allow convenient access behind
the buildings. Specially marked service spaces for deliveries to
the stores also are shown on the site plan (these spaces are in
-11 -
addition to the required parking). Finally, a wood shingle roof
will not be allowed --only Class A materials (for fire
prevention) will be permitted; the project has been conditioned
accordingly.
In conclusion, the site plan meets the requirements of the
applicable ordinances and has complied with the design parameters
originally agreed upon. With further refinement of the landscape
plan, architectural elevations, and sign program (see
conditions), the result should be high quality commercial
center.
PARCEL F -GPA/LU 86-11/ZC-350 (Applicant: City of Carlsbad)
Planning Issues
1) Are the proposed land use designations and zone appropriate
for the site?
2) Is the proposed land use compatible with surrounding land
uses?
Discussion
As part of the proposed alternative which would allow
residential and commercial development to take place on Parcels
D and E, Parcel F would be acquired by the City of Carlsbad for
permanent open space. The location, adjacent to Buena Vista
Lagoon, is ideal for open space property. The site is used by
people who park their cars to visit the duck feeding area. The
ducks apparently sleep on Parcel Fin the evenings.
The proposed land use would enhance the interface of the property
with the passive human acitivities associated with the Lagoon and
also the wildlife activities. All adverse and potentially
adverse environmental impacts that would occur with residential
development under the Master Plan or General Plan would be
eliminated, i.e. traffic, aesthetics, erosion/sedimentation, land
use, grading, archaeology and noise. Again, this proposal would
only occur if the current proposals for Parcels D and E are
approved.
HOSP GROVE MASTER PLAN -MP-l(C) AMENDMENT (Applicant: Collins
Development Company and City of Carlsbad)
As shown on Exhibit "3" and discussed throughout this report, the
Hosp Grove Master Plan would be amended for Parcels E and F. The
Master Plan originally intended for residential development to
occur in these areas. However, in reviewing the plan based on
the current pr~posals, commercial use is appropriate across from
the regional mall and in exchange for that type of use, more of
the Master Plan area can be preserved as open space. Staff
supports this amendment.
-12-
In conclusion, because the proposed alternative will allow more
of Hosp Grove to be preserved as Open Space and thus maintain the
aesthetic character that is enjoyed locally and sub-regionally,
staff recommends approval of CT 85-23(A)/CP-320(A), GPA/LU 86-
10, ZC-348, SDP 86-10 GPA/LU 86-11, ZC-350, MP-1(C) and
certification of EIR 86-4.
ATTACHMENTS:
1. Planning Commission Resolutions Nos. 2614, 2615, 2616,
2617, 2618, 2619, 2620, and 2621
2. Location Map
3. Background Data Sheets (3)
4. Disclosure Forms (2)
5. Exhibits "A" -"G", dated September 10, 1986
Exhibits "A" -"E", dated September 10, 1986
Exhibits "1" and "2", dated September 10, 1986
6. EIR 86-4
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BUENA
VISTA
LAGOON '
_.,,._
.... OCA TION MA~
_,, PLAZA CAMINO REAL
City of Carlsbad
HOSP GROVE
EIR 86-4
MP-1{C)
CT 85-23(A)
CP-320{A)
SDP 86-10
GPA/LU 86-10
GPA/LU 86-11
ZC-348
ZC-350
PARCEL D
BACKGROUND DATA SHEET
CASE NO: er 85-23(A)/CP-320(A)
APPLICANT: ODMARK DEVELOPMENT CO.
REQUEST AND LOCATION: A proposed tentative map & condominimum permit for 108
dwelling units on Parcel D of the Hosp Grove Master Plan MP-1(C).
LEGAL DESCRIPTION: Portions of Lots 8, 9, 10, 11, 12, 13, 14, 15 and 16 in
Hosp Eucalyptus Forest Company's Tract No. 1, in the City of Carlsbad, county
of San Diego, State of California, according to Map thereof No. 1136, filed in
the Office of the County Recorder of San Diego County, June 8, 1908.
APN: 156-08 -15
Acres __ 1_5~._6 __ _ Proposed No. of Lots/Units 1/108 -----------
GENERAL PLAN AND ZONING
Land Use Designation RMH/OS --~------
Density Allowed 8-15 du/ac Density Proposed 14.2
Existing zone P-C Proposed Zone P-C
Surrounding Zoning and Land Use:
zoning Land Use
Site P-C Vacant
North P-C Commercial
South RD-M/Q & R-A-10 Single Family
East P-C Apartments
West P-C Open Seace
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's 108 -----
Public Facilities Fee Agreement, dated _____ J_u_l_y_1_4~,_1_9_8_6 ________ _
ENVIRONMENTAL IMPACT ASSESSMENT
__ Negative Declaration, issued ____________ _
x E.I.R. Certified, dated __ s_e_p_t_e_mb_e_r_1_7~,_1_9_8_6 _____ _
Other,
PARCEL E
BACKGROUND DATA SHEET
CASE NO: GPA/LU 86-10/ZC-348/SDP 86-10/MP-l(C)
APPLICANT: COLLINS DEVELOPMENT COMPANY
REQUEST AND LOCATION: A General Plan amendment & zone change from residential
land use to commercial/office/open space land uses, and a site development plan
for a commercial center and revision to Master Plan for Parcel E of the Hosp
Grove Master Plan.
LEGAL DESCRIPTION: Portions of Lots 8, 9, 10, 16, 17, 18, 22, 23, 24, 25,
Canon Street and of Eucalyptus Street in Hosp Eucalpytus Forest Company's Tract
No. 1, in the City of Carlsbad, County of San Diego, State of California,
according to Map thereof No. 1136, filed in the Office of the County Recorder
of San Diego County, June 8, 1908.
APN: 156-080-18,19
Acres __ 2_5_._5 __ _ Proposed No. of Lots/Units N/A ------'-------
GENERAL PLAN AND ZONING
Existing Land Use Designation RMH/OS
C/OS
Proposed Land Use Designation O/OS
Density Allowed 8-15 du/ac -------'------
Existing Zone ___ P_-_c ______ _
Surrounding Zoning and Land use:
zoning
Site P-C
North C2-Q/C-2
South P-C
East P-C
West P-C
Density Proposed N/A
Proposed zone O-Q, C2-Q
Land Use
vacant
Shopping Center
Single Family
Vacant/Open Space
Single Family
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's N/A -----
Public Facilities Fee Agreement, dated ____ J_u_l_y_1_4~1_1_9_8_6 _______ _
ENVIRONMENTAL IMPACT ASSESSMENT
__ Negative Declaration, issued ____________ _
x E.I.R. certified, dated ______ s_e~p_t_e_mb_e_r_1_7~,_1_9_8_6 ___ _
Other,
BACKGROUND DATA SHEET
CASE NO: GPA/LU 86-11/ZC-350/MP-l(C)
APPLICANT: CITY OF CARLSBAD
REQUEST AND LOCATION: A General Plan amendment and zone change from residential
land use to open space land use for Parcel F of the Hosp Grove Master Plan.
LEGAL DESCRIPTION: Those portions of Lots 19, 20, 21, and 33 and of Eucalyptus
Street in Hosp Eucalyptus Forest Company's Tract No. 1, in the City of Carlsbad
county of San Diego, State of California, according to Map thereof No. 1136,
filed in the Office of the county Recorder of San Diego County June 8, 1908.
APN: 154-140-30 and 156-301-04
Acres 9 Proposed No. of Lots/Units N/A --------------------
GENERAL PLAN AND ZONING
Existing Land Use Designation RMH
Density Allowed 8-15 du/ac
Proposed Land Use Designation OS
------'-------Density Proposed 0 ---------
Existing Zone -----------R-1
Surrounding Zoning and Land use:
zoning
Site R-1
North o-s
South R-1
East C-2-Q
West 0-S
Proposed Zone o-s
Land Use
vacant
Buena Vista Lagoon
Single Family
Commercial
Single Family
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's 0 -----
Public Facilities Fee Agreement, dated _____ J_u_l~y_1_4~,_1_9_8_6 _______ _
ENVIRONMENTAL IMPACT ASSESSMENT
__ Negative Declaration, issued ____________ _
x E.I.R. certified, dated ___ s_e~p_t_e_mb_e_r_1_7~,_1_9_8_6
Other,----------------------------------
APPLICANr:
AGENI':
MEMBERS:
DISCLOSURE FORM
COLLINS DEVELOPMENT CO.
Name (individual, p:irtnership, joint venture, corporation, syndication)
11750 Sorrento Valley Road, Suite 209
Business Address
619/276-3~80
Telephone Number
SGPA Planning & Architecture
Name
1565 Hotel Circle S. San Diego, CA 92108
Business Address
6J9-297-Q131 Telephone Number
Robert A. Stine, President
Name (individual, p:irtner, joint Home Address
venture, corporation, syndication)
Collins Development Co.
11750 Sorrento Valley Road San.Diego, CA 92121
Business Address
(619) 276-3380
Telephone Number Telephone Number
Bill Tribolet, Vice President Name ------Horne--M--=-=d~r-es_s _____ _
11751 Sorrento Valley Road Suite 209, Sa~ Diego, CA 92121
Business Address
619-276-3380
Telephone Number Telephone Number
(Attach rrore sheets if necessary)
The applicant is required to apply for Coastal Commission Approval
if located in the Coastal lone.
I/We declare under penalty of perjury that the information contained in this
disclosure is true and correct and that it will remain true and correct and may l:e
relied upon as being true and correct until arneooed.
If after the informatio~
t.hat further informatic.
•ou have submitted has been rP"iewed, it is determined
required, you will be so a ed.
APPLICANT:
AGENT:
. MEMBERS:
THE ODMARK DEVELOPMENT CO.
Nallle (individual, partnership, joint venture, corporation, syndication)
1747 Hancock Street, Suite B, San Diego, Ca. 92101
Business Address
(619) 291-7300
Telephone Number
THE WILLIAM N. HOFMAN COMPANY
Name
2521½ So. Vista Way, Suite 122, Carlsbad, Ca. 92008
Business Address
(619)· 727-4534
Telephone Numl:)er
Ted P. Odmark
Name ·(individual, partner, joint.
venture, corporation, syndication)
3100 D Front Street,San Diego
Home Address CA. 9 210 3
1747 Hancock Street, Suite B, San Diego, Ca. 92101
Business Address
(619) 291-7300
Telephone Nu::iber
Wanda K. Quinn
(619_ 295-2950
Telephone Number
6083 Cumulus, San Diego, Ca. 9211
Home Address
1747 Hancock Street, Suite B, San Diego, Ca. 92101
3•.isiness Address
(619). 291-7300 (619) 692-3335
Telephone Nt.:ml:>er Telephone ~iu.":lber
Rosalind E. Odmark 3100 D Front Street
San Diego, Ca. 92103
(619) 295-2950
(Attach more sheets if necessary)
I/We decla=e ur:.der penalty of perjury that the information contained in this dis-
closure is true and correct and that it will remain true and correct and may be·
relied upon a3 being true and corr::ct until amended.
THE ODMARK DEVELOPMENT COMPANY
AREA E
PC
( 0 S)
PC to OS
(RMH to OS)
4.8 ac
PC to 0-Q
(RMH to 0)
3.6 ac
C-2
(RR I)
-·-·-SUB DIVISION BOUND AR Y ARE A
(SJ CHANGED FROM PC TO OPEN SPACE
ZONING
OS-OPEN SPACE
R -1 -R E S I D E N_ T I A L S I N G L E F A ·M I L y
PC-PLANNED COMMUNITY
C-COMMERCIAL
(GENERAL PLAN)
RMH-RESIDENTIAL (8-15)
ARI-COMMERCIAL
O-OFFICE
City of Carlsbad
HOSP GROVE
EXHIBIT 1
SEPT. 10, 1986
PC to C-2-Q
(RMH to C)
7. 3 a C
PC
( 0 S)
ec to os
(RMH to OS)
9.9 ac
1: 3 0 0
ZC-348
GPA/LU 86-10
AREA F
R-1 to OS
(RMH to OS)
7.72 ac
BUENA VISTA LAGOON
OS
( 0 S)
I I
I
\
I
\
EXHIBIT 2
SEPT. 10, 1986
C-2
(RR I)
/\if' '·'& • \
. ·:: .... :: ... ::: ... :: .... :: ... :::
ii:<::>>:····
R-1
(R LM)
.21
PC
(0 S)
(2:;a AREA DESIGNATED (OS) IN CURRENT GENERAL PLAN(approx. 1.2 ac)
-·-·-SU B DIV IS ION BOUNDARY
20 NIN G
R-1-RESIDEN"F-tAL SINGLE FAMILY
OS-OPEN SPACE
(GENERAL PLAN)
RMH-RESIDENTIAL MEDIUM HIGH (15-23)
OS-O°EN SPACE
City of Carlsbad
1: 3 0 0
ZC-350
HOSP GROVE GPA/LU 86~11