HomeMy WebLinkAboutLCPA 96-03; Poinsettia Properties; Local Coastal Program Amendment (LCPA)The City of CARLSBAD Planning Department
A REPORT TO THE PLANNING COMMISSION
ItemNo. @
I I Application complete date: May 22, 1996
P.C. AGENDA OF: November 5,1997 Project Planner: Adrienne Landers
Project Engineer: Ken Quon I I
SUBJECT: EIR 96-01IGPA 95-06LCPA 96-03/ZC 95-06/SP 210LFMP 87-22(A) -
POINSETTIA PROPERTIES SPECIFIC PLAN - Request for the certification
of a Program Environmental Impact Report, and approval of Candidate Findings
of Fact, Statement of Overriding Considerations, Mitigation Monitoring and
Reporting Program, General Plan Amendment, Local Coastal Program
Amendment, Zone Change, Specific Plan and Local Facilities Management Plan
Amendment. This project has been designed as a 92-acre Transit-Oriented
Development which includes the following uses: tourist commercial; mixed-use
(commercial-touristhesidential); multiple family residential; and small-lot, single
family residential. The project site is generally located west of Avenida Encinas,
east of Carlsbad Boulevard, north of Lakeshore Gardens Mobilehome Park and
the Ponto Road area, and south of the NCTD Poinsettia Transit Station and
Lanikai Lane Mobilehome Park in Local Facilities Management Plan Zone 22.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 41 57
RECOMMENDING CERTIFICATION of EIR 96-01, ADOPT Planning Commission
Resolutions No. 4158, 4159, 4161, and 4162, RECOMMENDING APPROVAL of GPA 95-
06, LCPA 96-03, ZC 95-06, SP 210, and LFMP 87-22(A), based on the findings and subject to
the conditions contained therein.
11. INTRODUCTION
This application proposes a Specific Plan for the development of the Poinsettia Properties project
as a transit-oriented development. The Specific Plan provides a comprehensive set of guidelines,
regulations, and implementation programs for guiding and ensuring the orderly development of
the project site in accordance with the City’s General Plan. The Specific Plan defines the
allowable type and intensity of land uses in each planning area, and provides detailed planning
area development standards, requirements, development phasing and the method by which
development of the Poinsettia Properties Specific Plan will be implemented. The proposed land
uses for the Specific Plan reflect a mix of residential and non-residential uses. Proposed uses
include single family residential, multi-family residential, travel recreation (commercial), and
open space. The proposed project actions are in compliance with all applicable plans, ordinances
and policies. The primary issues on this project include: (1) the allocation of 560 “excess
dwelling units” to the project site; (2) the relocation of commercial uses from Parcel C to Parcel
A (see Attachment 15); and, (3) general neighborhood concerns. These issues are discussed in
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detail in the analysis section below.
111. PROJECT DESCRIPTION AND BACKGROUND
A. GENERAL BACKGROUND
The applicant is requesting approval of a specific plan for an area totaling 92 acres. Approval of
the project will allow the development of a Transit-Oriented Development (TOD) project which
will include tourist commercial uses, mixed-use (commercidresidential) development, multiple
family developments and small lot single family developments. The following is a list of the
approvals requested as part of this project:
1. Certification of the Environmental Impact Report. A Program Environmental Impact
Report (EIR) was prepared for the project. The EIR analyzed the potential impact of
development pursuant to the proposed specific plan and related actions. The
environmental issue areas analyzed in the EIR are Land Use Compatibility;
Population/Housing; Traffic/Circulation; Air Quality; Noise; Biological Resources;
Archeological and Paleontological Resources; Agricultural Resources; Visual
AesthetidGrading; Public Services and Utilities; and Water Quality/Hydrology .
2. General Plan Amendment. The applicant is requesting an amendment to the General
Plan Land Use Map as follows (these changes are shown on Attachment 13):
Existing General Plan Land Use Desimations:
Residential Medium/Office (WO)
Residential Medium High (RMH)
Residential Medium HighRravel Recreation Commercial (RMH/TR)
ProDosed General Plan Land Use Designations:
Residential Medium (RM)
Residential Medium High (RMH)
Residential High (RH)
Travel Recreation Commercial (TR)
Open Space (OS)
Travel Recreation Commercial/Residential High (TR/RH)
3. Local Coastal Program Amendment. The proposal includes an amendment to the
Mello I1 Segment Land Use Plan map and Policy No. 6A of the Mello I1 Land Use Plan
(LUP). Also proposed is an amendment to the implementation plan which consists of a
zone change, as described below. These changes will ensure consistency between the
General Plan and Zoning designations, the Poinsettia Properties Specific Plan and the
Local Coastal Program.
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4. Zone Change. A zone change is proposed to make the zoning consistent with the
proposed General Plan and Local Coastal Program land use designations. The requested
zone change is as follows (these changes are shown on Attachment 14):
Existing Zoning Designations:
Residential Density Multiple, Qualified Development Overlay Zone (RDM-Q)
0 Commercial Tourist, Residential Density Multiple, Qualified Development Overlay
Zone (CT-QmDM-Q)
ProDosed ZoninP Designations:
5.
Residential Density Multiple (RDM)
Commercial Tourist (CT)
Open Space (OS)
Poinsettia Properties Specific Pian. The proposed Specific Plan has been designed as a
Transit-Oriented Develop (TOD) project. A TOD is a project which integrates
development with transit facilities. The overall objective of a TOD is to arrange land
uses and transit facilities so that they are mutually supportive. It is intended that this
project, along with similarly designed TOD projects within the region, will reduce
reliance on the automobile, decrease traffic congestion in the region, reduce auto-related
air pollution and noise, and decrease energy consumption. In addition to helping to attain
regional goals of congestion management and pollution control, transit-oriented
communities can be more desirable places to live. This is because they allow their
residents a diversity of travel options, thereby reducing the dependence on any one way
of getting around.
The Poinsettia Properties Specific Plan capitalizes on the unique opportunity provided by
to the projects' proximity to the Poinsettia Transit Station. The vision of the specific plan
is to create a self-sufficient, transit-oriented development, which, when developed and
occupied, will minimize the use of the automobile, and maximize the opportunities for
pedestrians. The project has been designed with not only housing, but shops, services
and gathering places. The various uses are located within walking distance, in a
deliberate, pedestrian-scaled pattern to encourage people to walk and bicycle. The
proposed mix of housing, business and recreation is intended to allow residents to
accomplish many of their daily activities without driving. The key design principles of
this specific plan include: creating a pedestrian-friendly environment; making pedestrian
facilities a priority; designing building sites to serve many users; providing a mixture of
land uses; providing appropriate densities; creating interconnected street systems;
designing narrower neighborhood streets; and, integrating transit into the community.
TOD Development Standards Summary, Attachment 12, outlines the general policies and
design standards used in the preparation of this TOD project. Consistent with the TOD
policies and standards, this specific plan includes changes to the permitted uses on the
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site under the existing General Plan and Zoning designations. In general, the proposed
specific plan will eliminate ofice uses on the property, relocate tourist-oriented
commercial uses closer to the transit station (making them readily available to transit
users), and, increase the residential unit allocation to the site by 560 units. for a total of
1,009 units within the specific plan area.
6. Local Facilities Management Plan Amendment (Zone 22). The amendment is
proposed to reflect the changes in land use proposed as part of the specific plan. The
Zone 22 LFMP has been updated consistent with the proposed uses of the specific plan.
B. SITE DESCRIPTION
The project site is located within the southwest quadrant of the City, within Local Facilities
Management Zone 22. The project site consists of three distinct parcels (Parcels A, B and C, see
Attachment 15). Parcels A and B are located north of Poinsettia Lane and Parcel C is located
south of Poinsettia Lane. The site is bounded on the north by Avenida Encinas and the North
County Transit District rail station, on the east by Avenida Encinas, on the south by Lakeshore
Gardens Mobilehome Park and on the west by Carlsbad Boulevard. Local access is provided via
Poinsettia Lane, Avenida Encinas, and Carlsbad Boulevard.
The project site is composed of generally flat terrain on Parcel A, with a few small knolls and flat
terrain on Parcels B and C. The project site has been disturbed by agricultural operations, and
contains ruderal vegetation limited to non-native grasses and small shrubs. Elevations on the site
range from approximately 48 feet above mean sea level on the eastern portion of the site, to 70
feet above mean sea level in the western portion of the site. The site is currently vacant with the
exception of the southeastern portion of Parcel A, which is utilized for the storage of boxed trees.
No permanent structures exist on the site. ,
The proposed project is subject to the following plans, ordinances, standards and policies:
A. Environmental Protection Procedures (Title 19) and the California Environmental
Quality Act (CEQA)
B. Carlsbad General Plan
C.
D.
E. Poinsettia Properties Specific Plan
Mello I1 Segment of the Carlsbad Local Coastal Program
Zone Change, Chapter 2 1.52 of the Carlsbad Municipal Code
F. Growth Management Ordinance (Zone 22 Local Facilities Management Plan).
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IV. ANALYSIS
The recommendation of approval for this project was developed by analyzing the project's
consistency with the applicable policies and regulations (as amended) listed above. The
following analysis section discusses compliance with each of these regulations/policies utilizing
both text and tables.
A. ENVIRONMENTAL PROTECTION PROCEDURES (TITLE 19) AND THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
A Program Environmental Impact Report (EIR) was prepared for the project in compliance with
the Environmental Protection Procedures (Title 19) of the Carlsbad Municipal Code and the
California Environmental Quality Act (CEQA). The EIR addresses the environmental impacts
associated with all discretionary applications for the proposed project including ultimate buildout
of the entire project. In addition to the sections required by CEQA, the EIR analyzed the
following areas of potential environmental impact:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Land Use Compatibility;
Populatioflousing ;
Traffi c/Circulation;
Air Quality;
Noise;
Biological Resources;
Archeological and Paleontological Resources;
Agricultural Resources;
Visual AestheticdGrading;
Public Services and Utilities; and
Water QualitylHydrology
The conclusion reached on the 11 areas of potential impact fell into one of three different
categories. The three categories are (1) unavoidable significant environmental impacts, (2)
significant environmental impacts that can be avoided or mitigated, and (3) impacts considered in
the EIR but found to be less than significant.
1. Unavoidable Significant Environmental Impacts
Based on the data and conclusions of the EIR, it has been found that the project will result in
significant cumulative impacts to air quality and traffic which cannot be fully mitigated. These
cumulative impacts are regional in nature and occur in areas outside the jurisdiction of the City.
Cumulative unavoidable traffic impacts occur on certain segments of SR-78 and 1-5.
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2. Significant Environmental Impacts That Can Be Avoided or Mitigated
Mitigation measures are proposed for the following environmental impact areas to mitigate
significant environmental impacts: (1) Air Quality, (2) Agricultural Resources, (3)
Archaeological and Paleontological Resources, (4) Biological Resources, (5) Noise, (6) Visual
Aesthetics/Grading, and (7) Water Quality/Hydrology. The mitigation measures are contained in
the EIR as well as the Mitigation Monitoring and Reporting Program (including all feasible
mitigation measures relating to cumulative air quality and trafWcirculation impacts) attached to
Planning Commission Resolution No. 4157 for EIR 96-01.
3. ImDacts Found To Be Less Than Significant
The following environmental impact areas were analyzed in the EIR but found to have impacts
which are less than significant: (1) Land Use Compatibility, (2) PopulatiodHousing, (3)
Traffic/Circulation at the project level, and (4) Public Services and Utilities (Fire Protection
Services, Police Protection, Services, Sewer and Wastewater Treatment Facilities, Water
Supply/Reclaimed Water, and Schools).
In order to approve the project, a Statement of Overriding Considerations must be adopted
pursuant to Sections 15093 and 15126(b) of the CEQA Guidelines. A Statement of Overriding
Considerations has been prepared and is attached to the Planning Commission Resolution No.
4157 for the EIR. Staff is requesting that the Planning Commission recommend that the City
Council certify the EIR and adopt the proposed CEQA Findings and Statement of Overriding
Considerations.
Primarv Issues Raised in EIR
In response to comments on the draft EIR, several neighborhood issues were raised including: (1)
Ponto Drive access to Carlsbad Boulevard; (2) visual impacts; (3) new, signalized access to
Parcel B and the Lanikai Lane Mobilehome Park; and, (4) compatibility of land uses adjacent to
the Lanikai Lane Mobilehome Park. The following is a discussion of these issues.
1. ComDatibility of Land Uses Adiacent to the Lanikai Lane Mobilehome Park
Residents of the Lanikai Lane Mobilehome Park object to the proposed, multi-family residential
development proposed on Parcel B, based on their contention that the multiple family use is not
compatible with their mobilehome park. The Existing General Plan designation is proposed to
be changed from RMH (8-15 ddac, growth control point of 11.5) to RH (18-23 ddac, growth
control point of 19); the existing zoning designation is proposed to be changed from RDM-Q to
RDM.
Although the proposed general plan change of RMH to RH will allow more units to be
constructed on the site, the use of the property as a multi-family product location will remain the
same. Furthermore, as noted above, the zoning of this site will essentially remain the same -
from RDM-Q to RDM. The “Q” denotes a requirement for a Site Development Plan application
A 1
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which is proposed to be deleted. This requirement was deleted because the stipulation for further
discretionary review has been included in the text of the Specific Plan. In addition, the site will
be developed under the more stringent development standards of the Specific Plan developed
specifically to address the issues related to the subject site and to provide compatibility with
nearby development. Special design standards of the Specific Plan include: (1) an SO-foot
habitable structure setback adjacent to the Lanikai Lane Mobilehome Park (non-habitable
structures, not to exceed one-story or 18-feet in height, are permitted in this area); (2) 40-foot
landscape setbacks adjacent to Carlsbad Boulevard and Poinsettia Lane; (3) low-impact lighting
standards adjacent to the Lanikai Lane Mobilehome Park; (4) varied roof-lines for multiple story
buildings to reduce building massing; and (5) juxtaposed building footprints to reduce the “wall
of buildings” effect and to reduce massing impacts. These measures will ensure that the
proposed multiple family uses on the site will be compatible with the adjacent mobilehome park.
.
2. Visual ImDacts
Concerns regarding potential visual impacts have been raised by nearby residents and the State
Parks and Recreation Department. The Specific Plan has been prepared with detailed
development standards to address the compatibility of proposed uses with existing uses. Such
standards include the provision of compatible architectural styles, enhanced landscaping and the
reduced massing of structures along Carlsbad Boulevard. They also include increased setbacks
adjacent to the Lanikai Lane Mobilehome Park. A profile analysis of the project was prepared as
part of the Draft EIR. These view cross-sections indicate that the project will be visible from
existing projects to the east (including Harbor Pointe), and that existing views of the ocean may
be partially obstructed by the development of the project site. In determining the significance of
visual impacts, a determination is made as to whether implementation of the proposed project
would result in an obstruction of any scenic vista or view open to the public or result in the
creation of an aesthetically offensive site open to public view. The visual analysis in the Draft
EIR demonstrates that the project will not obstruct public views or create an aesthetically
offensive site open to public view. As designed, the project will not have a significant impact on
public views. The City of Carlsbad has no policies to protect private views.
3. New Signalized Access to Parcel B and Lanikai Lane Mobilehome Park
Residents of the Lanikai Lane Mobilehome Park have expressed concern over the new,
signalized access to Parcel B on Carlsbad Boulevard which is also intended to provide access to
their Park. Existing access to Lanikai Lane is from a cul-de-sac on Surfside Lane, located north
of the mobilehome park. To gain access to the mobilehome park, Lanikai Lane residents
currently utilize the Carlsbad Boulevardhsland Way intersection and then traverse south on
Surfside Lane through the La Costa Downs residential tract to the existing access point at the end
of the cul-de-sac.
The project proposes a new signalized intersection (see Attachment 18) to be located
approximately 1,900 feet south of the Carlsbad BoulevarMsland Way intersection. This new
intersection would provide access to an entry road leading to both Parcel B of the project and to
the Lanikai Lane Mobilehome Park. Recent discussions with Lanikai Lane residents have also
x c
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led to the inclusion of a right-idright-out-only access point at the main entrance to the
mobilehome park. This access will provide residents with a separate entry but will also afford
them the opportunity to utilize the new signalized intersection if they wish to travel south. The
shared, signalized access on Parcel B would result in a better distribution of traffic on Carlsbad
Boulevard. The signalized intersection, the right-idright-out access and the Surfside lane
approach will permit Lanikai Lane residents to have several safe points of ingress and egress to
their mobilehome park.
4. Ponto Drive access to Carlsbad Boulevard
Owners of property located south of Parcel C and adjacent to Ponto Drive, have expressed
concerns over potential future Ponto Drive access to Carlsbad Boulevard (see Attachment 18).
Properties in this area currently have full access to Carlsbad Boulevard from the signalized
intersection at Avenida Encinas and Carlsbad Boulevard. Limited access is also available from a
northbound-only acceleration lane on Ponto Drive that merges with Carlsbad Boulevard.
The project proposes a new signalized intersection on Carlsbad Boulevard, located
approximately 1,400 feet south of the Poinsettia Lane intersection. This new street will provide
an entry road for access to Parcel C. In the future, Ponto Road may be extended so that
properties located south of Parcel C also have access to this entry road and the signalized
intersection. To avoid traffic conflicts, installation of this new intersection necessitates removal
of the existing northbound only acceleration lane on Ponto Drive. A cul-de-sac bulb would be
constructed at the northern end of Ponto Drive, eliminating direct northbound access to Carlsbad
Boulevard. This area will continue to have full access to Carlsbad Boulevard from the signalized
intersection of Avenida Encinas and Carlsbad Boulevard.
The traffic analysis prepared for the proposed project assumes that all traffic generated from
properties adjacent to Ponto Drive will have access to Carlsbad Boulevard at the two locations
previously discussed (the new signalized intersection located approximately 1,400 feet south of
the Poinsettia Lane intersection, and the existing Avenida Encinas signalized intersection). Both
the A.M. and P.M. peak hour levels of service at these two locations are estimated to be well
within the growth management performance standard for intersections.
The placement of the new signalized intersection and the location of the existing Avenida
Encinas intersection is consistent with -a study performed by the City which identifies
intersection locations along Carlsbad Boulevard in conjunction with the realignment of Carlsbad
Boulevard. The location of the new Parcel C access road at Carlsbad Boulevard provides for the
safe and efficient flow of traffic on Carlsbad Boulevard; meets City standards for intersections
spacing; provides for an additional future access road at Carlsbad Boulevard to the south; and,
provides for access at Carlsbad Boulevard to property to the south (via the proposed future
extension of Ponto Road). For this project, no additional access locations for Parcel C are
needed or recommended.
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B. GENERAL PLAN AMENDMENT
LAND USE ELEMENT
The proposed General Plan Amendment (see Attachments 13 and 16) will change the existing
designations of the project site fiom commercial, office and residential to land uses consisting of
primarily residential uses with support/tourist-oriented commercial uses and open space. The
proposed project will require modifications to the General Plan Land Use designations as
depicted in the General Plan Land Use Summary, Table 1, below. The proposed land uses are
compatible with the surrounding existing commercial, transit station and residential uses of the
area.
TABLE 1
GENERAL PLAN LAND USE SUMMARY
‘1
I I 449 I 1.009 II 11~ I . .. _.___ . # I1 an estimates which are different from LFMP 22 estimates.
Assumes 50 percent mix between residential and nonresidential.
Units were allocated under LFMP 22 for PAS 1-6 as one Parcel (Parcel A) at a maximum of 134
units. Units have been proportionately distributed to each PA for illustration purposes only.
Proposed units exceed allowed units under growth management by 560 units (1,009 - 449 =
560). See discussion, below, Density Increase.
2
4
The Poinsettia Properties Specific Plan implements the Goals of the Land Use Element as
illustrated below:
1. Goal A. 1 (Land Use Goals) “A City which preserves and enhances the environment,
character and image of itself as a desirable residential, beach and open space oriented
community.” The project proposes active open space including an extensive trail system,
a tourist oriented commercial area for residents and commuters of the area, and detailed
transit-oriented development standards thereby satisfying this general plan goal.
2. Goal A.3 A (Land Use Goals) “A City which provides for land uses which through their
arrangement, location and size, support and enhance the economic viability of the
community.” The project proposes a variety of land uses which have been carefully
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3.
4.
5.
6.
7.
planned to maximize the best use of the site, and contribute to the reduction of traffic
trips within the City.
Goal A.l (Growth Management and Public Facilities Goals) “A City which ensures the
timely provision of adequate public facilities and service to preserve the quality of life of
residents.” The specific plan includes provisions which ensure that all necessary public
facilities will be available concurrent with demand. The specific plan has been developed
to be consistent with, and implement the Zone 22 Local Facilities Management Plan, as
amended.
Goal A.4 (Commercial Goals) “A City which promotes recreational and tourist oriented
land uses which serve visitors, employees of the industrial and business centers, as well
as residents of the City.” The tourist-oriented commercial uses are intended to
accommodate residents of the area, in addition to meeting the needs of visitors and transit
users.
Goal A.l (Agriculture Goal) “A City which prevents the premature elimination of
agricultural land and preserves said lands wherever possible.” The specific plan will
result in the conversion of the project site to urban uses. The project will not however,
result in the conversion of prime agricultural land to urban uses and no significant impact
to prime agricultural farmland is anticipated. The project has been conditioned (see
Mitigation Monitoring Program) to mitigate the conversion of non-prime agricultural
lands by the payment of a mitigation fee pursuant to the requirements of the Mello I1
Segment of the Local Coastal Program.
Objective C.5 (Residential) “Locate multi-family uses near commercial centers,
employment centers, and major transportation corridors.” The proposed project includes
three planning areas (PAS 5,6, and 7) which will contain multiple family projects. These
planning areas are adjacent or in close proximity to the Poinsettia Transit station.
Objective C. 1 1 (Residential) ‘‘ Require new residential development to provide pedestrian
and bicycle linkages.. .” The proposed project includes an extensive system of pedestrian
and bicycle trails which will link each of the planning areas to commercial services and
the transit station.
HOUSING ELEMENT
The proposed project is consistent with Program 3.6b of the Housing Element which states that,
“A minimum of fifteen percent (15%) of all approved units in any residential specific plan or
qualified subdivision shall be made affordable to lower income households.” The inclusionary
requirement for this project is based on 15% of the maximum number of units (1009) proposed
for development within the specific plan area. This equates to 152 units and was reached in the
following manner:
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Affordable Housing 0 bligat ion
152 reauired affordable units
The applicant is proposing to meet this requirement through the ‘implementation of three
affordable housing components as follows:
units of which 9 must be rent-restricted affordable units.
however, only 20% of the overall (152) affordable units in the
specific plan may be constructed as rent-restricted secondary
As can be seen fiom the above table, if the maximum affordable units permitted in the specific
plan were actually constructed, there would appear to be 29 “excess” affordable units in the
project. This is unlikely to happen because, typically, construction occurs with a fewer number
of units than were originally approved. Moreover, the Inclusionary Housing Ordinance requires
a minimum of 15% affordable units but does not specify a maximum number which must be
provided. A developer may choose to provide more affordable units than necessary, but in
doing so, he is not creating “excess” units which could then be available for sale to other
developers. The specific plan does NOT include provisions to allow the sale of any affordable
housing units within the specific plan area should the developer construct more affordable units
than needed to fulfill his affordable housing obligation.
The specific details on the location, number of units provided within each planning area, timing
and phasing of affordable units will be provided for in the required affordable housing agreement
for the project. This project would therefore be consistent with the Housing Element of the
General Plan.
In addition, the project is in compliance with Housing Goal 2, which provides that new projects
be developed with a diversity of types, prices, densities and locations sufficient to meet the
demands of anticipated City and regional growth. The proposed project provides a variety of
housing types, and densities including multiple family and single family developments at
densities ranging from 7-1 9 dwelling units per acre.
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GENERAL PLAN ISSUES
There are four primary issues related to the proposed General Plan Amendment: (1) an
elimination of office uses on Parcel A; (2) an increase in the amount of residential development
within the boundaries of the Specific Plan; (3) an allocation of 560 units from the “excess
dwelling unit bank”; and (4) the relocation of tourist-oriented commercial uses from Parcel C to
Parcel A. These issues are discussed as follows:
1. Elimination of Ofice Uses
Parcel A is currently designated for development with a mixture of Residential Medium and
Office Uses. The proposed General Plan amendment will eliminate the Office (0) designation
from this site, and allow it to be developed with a combination of residential and tourist-oriented
commercial uses. The elimination of the “office” land use designation would preclude multi-
tenant, professional office buildings that would be most likely to develop on this site. The
Economic Development Department indicates that there is no shortage of professional office
space in the City and that the department has not received inquiries regarding this type of office
use. The elimination of office uses will also reduce office employment types of opportunities on
the project site; however, there will be many commercial employment opportunities offered in
Planning Area 6 - the mixed use area. In addition, based on the fiscal impact analysis prepared
for this project; this change will not result in significant fiscal impacts to the City. Although
office uses have been eliminated and residential density has increased, implementation of the
project will not result in the overall increase of land use intensities. Furthermore, the proposed
land use changes do not result in any significant changes in public facilities requirements.
2. Increased Residential DeveloDment
The proposed General Plan amendment will increase residential densities on all parcels of the
Specific Plan. The existing €and use designation on Parcel A is a split designation of Residential
Medium High and Office (RMWO). For facility planning purposes under Growth Management,
it was assumed that 50 percent of Parcel A would be utilized for residential purposes. As such,
Parcel A was allocated 134 units in the Zone 22 Local Facilities Management Plan. In the
Poinsettia Properties Specific Plan, Parcel A is planned to accommodate up to 503 units. Parcel
B is proposed to be re-designated from RMH to RH in the Specific Plan. This change will allow
356 units on the site, an increase of 141 units over the 215 units permitted pursuant to Growth
Management. Parcel C has a split designation of Residential Medium High and Travel
Recreation Commercial (RMHRR). For Growth Management purposes, it was assumed that 50
percent of Parcel C would be utilized for residential purposes. Parcel C is planned to
accommodate up to 150 units, an increase of 50 units over the 100 units permitted pursuant to
Growth Management. The increased number of residential units, allocated from the “excess
dwelling unit bank” is discussed further under Item 3, below. See Table 2, below for a summary
of the total unit increase (by Parcel) to the Specific plan.
,-
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November 5, 1997
The proposed land uses will be compatible with existing and proposed off-site land uses. Parcel
A is planned for high density residential and mixed-use/commercial uses. These uses will not
impact existing commercial, office and industrial uses to the north and east of the project site. as
they are compatible land uses. Additionally, no land use compatibility impact is anticipated
between proposed development in Parcel A and the Lakeshore Gardens Mobilehome Park to the
south as these land uses are separated by grade and Poinsettia Lane..
’
Proposed land uses in Parcel B consist of high density multi-family residential development. As
designed with increased setbacks, special design standards and height restrictions along the
northern boundary of the site, the proposed project is compatible with the mobilehome park to
the north.
Proposed land uses in Parcel C consist of medium high density multi-family residential and/or
single family residential development. Land uses proposed in this parcel are compatible with the
existing mobilehome park to the east, single family/mixed uses to the south and the campground
to the west.
TABLE 2
DENSITY INCREASE SUMMARY
3. Allocation of Excess Dwelling Units Under Council Policv 43
City Council Policy 43 establishes priorities for the allocation of excess dwelling units within
each quadrant of the City (see Attachment 11, City Council Policy 43). On April 4, 1997, Policy
43 was amended to allow excess dwelling units to be transferred to transit-oriented
developments, such as the Poinsettia Properties Specific Plan. Policy 43 establishes three
priority levels for allocating excess dwelling units. The priorities were provided as a way to
address the issue of having only a minimal number of excess units available in a quadrant, at any
one particular point in time. As stated in Policy 43: “If there are only a minimal number of
excess units available in a quadrant, then the units should only be used for a First Priority project.
Conversely, if there are a substantial number of excess units available in the quadrant, allocation
to a Second or Third Priority project is acceptable.” Transit-Oriented Development projects are
Priority 2 projects under Policy 43. There are currently 1,448 units in the “excess dwelling unit
bank” for the southwest quadrant. This number is likely to increase due to projects in the
quadrant continuing to build below their Growth Management Control Point.
EIR 96-0 l/GPA 95-06LCrA 96-03/ZC 95-06/SP 210LFMP 87-22tA) - POINSETTIA
PROPERTIES SPECIFIC PLAN
November 5,1997
The approved Zone 22 Local Facilities Management Plan allocated a maximum of 449 units to
the specific plan area. As proposed, with 1,009 units, the project exceeds the Growth
Management Control Point by 560 units. As discussed above, this project has been designed as a
TOD project, a primary goal of which is to increase densities near transit facilities. As such, the
applicant has proposed a density increase of 560 units to the project, as may be approved by City
Council under City Council Policy 43. The transfer of 560 excess dwellihg units to this site will
leave 888 dwelling units in the City's "excess dwelling unit bank" for the Southwest Quadrant.
The additional 560 units requested from the excess dwelling unit bank are for the sole purpose of
developing a TOD project and not for the development of affordable housing units. The project
is subject to the standard 15% inclusionary housing requirement on the total units proposed in the
Specific Plan area. Staff supports the requested density increase as the project has been designed
as a transit-oriented development, is consistent with regional growth management goals, is
consistent with General Plan goals, is compatible with surrounding existing land uses, and is in a
quadrant with a substantial number of excess dwelling units.
4. Relocation of Tourist-Oriented Commercial Uses
Currently, Parcel C of the Specific Plan has a split General Plan designation of RMWTR which
would allow this site to be developed with a mixture of residential and travel recreational uses.
The proposed General Plan amendment will relocate these travel recreational uses to two
separate locations - one adjacent to the Poinsettia Rail Commuter station (Planning Area 6) and
the other at the comer of Poinsettia Lane and Avenida Encinas (Planning Area 1). As discussed
below in Section C.2, the travel recreation uses have been relocated to better serve users of the
transit station, the traveling public, and residents of the Specific Plan area. The proposed
designations will allow for the creation of a transit-oriented development containing residential
and traveh-ecreational commercial uses which are compatible with each other, as well as with the
existing uses on surrounding properties. This TOD project is designed with mixed-use
(commercial/residential) development adjacent to the transit station, and with higher density
residential land uses located in close proximity to the station. As shown on Exhibits H and I,
Surrounding General Plan and Zoning Designations, respectively, the proposed project is
compatible with surrounding commercial, office and residential uses. Detailed design guidelines
have been included in the specific plan to ensure project compatibility with nearby projects. The
findings contained in Planning Commission Resolution No. 4158, for GPA 95-06, demonstrate
that the proposed land use designations and the project are consistent with the General Plan. See
Section C, Mello I1 Segment of the Carlsbad Local Coastal Program (below), for a detailed
discussion of coastal issues related to the relocation of tourist commercial uses from Parcel C to
Parcel A.
.
C. MELLO I1 SEGMENT OF THE CARLSBAD LOCAL COASTAL PROGRAM
The proposed project is located within the Mello I1 Segment of the City's Local Coastal Program
(LCP). The LCP includes both land use designations (illustrated on a map similar to the General
Plan Map) and land use policies (found in the Land Use Plan). In addition, the LCP is
implemented in part by the City's Zoning Ordinance. For this reason, zone code amendments or
specific plans adopted by ordinance create the need for Local Coastal Program Amendments-to
h -_
EIR 96-0 1 /GPA 95-06LCrA 96-03/ZC 95-06/SP 2 1 OLFMP 87-22(A) - POINSETTIA
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November 5,1997
Page 15
provide consistency between documents. LCP amendments can cause the need for subsequent
actions by creating the potential for changes in Coastal Development Permit ordinances. land use
policies or procedures, and eventually, changes to the Post-certification LCP Map.
When the proposed project is reviewed by the Coastal Commission, land use changes. zone
changes and modifications to development standards proposed in the Specific Plan will be
evaluated for consistency with the Coastal Act. The current LUP designations will be revised to
establish consistency with the proposed General Plan land uses designations creating an
immediate change to the Mello I1 Land Use Plan Map (LUP). Zone changes and LCP
implementation changes to achieve consistency with the proposed LUP designations are also
proposed. These changes are shown graphically on Exhibits “E and “E-1”.
In addition to land use changes, a minor revision is proposed to Policy 6-9 of the Mello I1
Segment. Currently, Policy 6-9 states, “Mixed use development (i.e., residential and
recreational-commercial) shall be permitted by right on properties fionting Carlsbad Boulevard
across from South Carlsbad State Beach...”. The proposed revision would add language as
follows: “Mixed use development (i.e., residential and recreational-commercial) shall be
permitted by right except as provided by a specific plan or master plan adopted to implement
LCP policies on properties fronting Carlsbad Boulevard across from South Carlsbad State
Beach ...” This revision provides consistency between the LCP and the Specific Plan and is
necessary because the Specific Plan restricts commercial development along Carlsbad Boulevard
for reasons explained in Section 2 below.
The proposed LCP amendment will establish consistency between the General Plan, the Zoning
Map, the Poinsettia Properties Specific Plan and the LCP. Major coastal issues are discussed
below.
1. Mello I1 Segment - Conversion of Agricultural Land
The Mello I1 LCP Segment contains special provisions regarding the conversion of agricultural
land to non-agricultural uses. The three parcels are designated as Coastal agriculture in the
City’s LCP, therefore, the developer will be required to pay agricultural mitigation fees in
compliance with the requirements of Chapter 21.201 of the Carlsbad Municipal Code and Policy
2.1 of the Mello I1 Segment of the Carlsbad Local Coastal Program.
2. Mello I1 Segment - Tourist Commercial Land Uses
As explained in the General Plan section above, the Specific Plan will relocate the potential
tourist-serving uses fiom Parcel C of the Specific Plan to two planning areas (PA 1 and PA 6) on
Parcel A. Parcel C (PA 8) of the Poinsettia Properties Specific Plan (see Exhibit C) has a split
General Plan designation of RMWTR, which permits the property to be developed with a mix of
residential and tourist commercial uses. These designations were established in 1985, as a result
of the Seapointe Land Use Study. The staff report for that 1985 General Plan amendment noted
that the split designation was placed on the site due to the uncertainty of how property in the area
would develop. The Seapointe Study indicated that the site could be used for hotel/motel and
EIR 96-01/GPA 95-06LCfA 96-03/ZC 95-06/SP 21 OLFMF' 87-22(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
November 5,1997
visitor-serving purposes. The major reasons for this recommendation were based on the location
of the site at a major intersection (Poinsettia Lane and Carlsbad Boulevard) and the proximity of
the site to the Batiquitos Lagoon Educational Park (BLEP). The study concluded that tourist-
oriented commercial uses on this site could complement the uses of the educational park;
however, the Batiquitos Lagoon Educational Park did not come to fruition. The new Poinsettia
Shores Master Plan now proposes tourist-oriented commercial uses 'on the land adjacent to
Carlsbad Boulevard.
The development of the Poinsettia transit station in the area surrounded by the Poinsettia
Properties Specific Plan area has provided the City with an opportunity to plan a comprehensive
TOD project. The proposed TOD project includes a mix of land uses, including 10.1 acres of
commercial tourist uses. The land use mix has been arranged to comply with TOD design
principles. In general, the design principles call for the development of transit-serving
commercial uses and high density residential within 500-feet of the transit station, with
residential densities decreasing the farther the land is removed from the transit station.
The California Coastal Commission staff does not support the proposed relocation of commercial
uses from Parcel C to Parcel A due to their belief that more commercial areas are needed on
Carlsbad Boulevard. The following is the rationale for Planning staff support of the relocation of
commercial uses from Parcel C to Parcel A.
a. Transit Oriented SDecific Plan
This project has been designed as a livable community with a transit-oriented focus to
take advantage of the property's proximity to the Poinsettia Transit Station. This is a
very unique opportunity, because most land near transit centers is already developed
making the creation of a true transit-oriented development community difficult to
achieve. In addition, this TOD project implements the recommendations of the Land Use
Distribution Element of SANDAG's Regional Growth Management Strategy by placing
transit facilities and service development near a transit station. The project has been
designed to meet specific TOD design principles which include locating commercial uses
near the transit station and increasing residential densities around the transit station. The
commercial land uses have been relocated from Parcel C to Parcel A to: allow
commercial development to be more accessible to residents, as well as commuters and
tourists using the train or the freeway.
'
b. Access to Commercial on Parcel C
Carlsbad Boulevard is designated as a major arterial in the Carlsbad General Plan. The
Engineering Department has requested that the access to Parcel C (see Attachment 15) be
provided on the southem boundary of the parcel, to avoid more than one additional
signalized access to Carlsbad Boulevard between Poinsettia Lane and Avenida Encinas.
In addition, no access will be permitted on Poinsettia Lane. The placing of the only
access point to Parcel C on the southern boundary, forces any commercial uses on that
Parcel to be located at the southern end of the site. This is due to the need for commercial
uses to have direct and easy access from major roadways. In addition to poor
accessibility, there is concern for the viability of commercial uses located on the southern
EIR 96-0 1 /GPA 95-06LCrA 96-03/ZC 95-06/SP 2 1 O/LFMP 87-22tA) - POINSETTIA
PROPERTIES SPECIFIC PLAN
November 5,1997
portion of Parcel C due to the visibility of the site and compatibility with uses to the
south. Further, the State campground has an existing store that caters to the needs of
campers, including general store items and beach equipment rentals, so it is unlikely that
users of the campground will venture across Carlsbad Boulevard for similar tourist-
oriented services.
C. Carlsbad Local Coastal Promam
The Mello I1 segment of the City’s LCP discourages the loss of commercial uses within
the coastal zone. As designed, this project will include 10.1 acres of commercial tourist
uses (8.75 acres of commercial uses were estimated on Parcel C in the Zone 22 LFMP),
all located within the coastal zone, and easily accessible to tourists, transit users and
residents of the area. Based on the proposed access location on Parcel C, the commercial
uses within Planning Area 1 of Parcel A, will be just as close to users of the State
campground as would be commercial uses designed on Parcel C. There are no policies
within the LCP which require that commercial uses be developed on Carlsbad Boulevard,
however, Policy 6-9 of the Mello I1 Segment, allows for mixed uses by right along
Carlsbad Boulevard (although the existing General Plan designation and zoning do not).
As designed, the project does comply with all policies and goals of the Coastal Act and
LCP.
d. Adequate Nearbv Tourist-Oriented Commercial ProDertv
With the adoption of the Poinsettia Shores Master Plan (replacing the BLEP), 12.1 acres
of the land west of the railroad tracks has been designated for tourist-oriented commercial
uses. In addition, there is 1 1.3 acres of Unplanned Area (UA) designated in the Poinsettia
Shores Master Plan, which may also be developed with tourist-oriented commercial uses.
These areas have good access and visibility, are all located adjacent to one another, and
thus, have the potential to create a well planned and integrated tourist-oriented
commercial node. The uses in this commercial area may include hotels, time share units,
restaurants, and general tourist-oriented commercial businesses. These properties are
located directly across from South Carlsbad State Beach which is a heavily .used public
beach with parking and restroom facilities. There is a signalized intersection at Avenida
Encinas, which provides safe and convenient pedestrian access to these commercial sites
from the beach. With a total of 23.4 acres of potential tourist-oriented commercial uses
along Carlsbad Boulevard, there is adequate potential for future commercial development
on Carlsbad Boulevard which is within 2,500-feet of Parcel C. Finally, if Parcel C were
designated for commercial uses, the potential exists to create a long “strip” of commercial
development along Carlsbad Boulevard, from the Batiquitos Lagoon to Poinsettia Lane,
which goes directly against City policies regarding “strip” commercial development.
The proposed amendments to the Mello I1 Land Use Plan Map will revise Local Coastal Plan
designations to be consistent with the proposed General Plan land uses. The amendment is
shown graphically on the exhibits attached to Planning Commission Resolution No. 4 159 for the
Local Coastal Program Amendment. The Poinsettia Properties Specific Plan will become the
implementation plan for this area of the Mello I1 Segment of the LCP. Considering the above,
the proposed project is consistent with the applicable policies of the Mello I1 Local Coastal
EIR 96-01/GPA 95-06LCrA 96-03/ZC 95-06/SP 2 1 OLFMP 87-2~(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
November 5,1997
Page 18
Program Segment. Therefore, staff recommends that the commercial uses be allocated as
designated in the Specific Plan. If the Coastal Commission denies the proposed project or
recommends approval of the project with substantial changes, the applicant will be required to
process an amendment to the Specific Plan to reflect such changes.
D. ZONE CHANGE, CHAPTER 21.52 OF THE CARLSBAD MUNICIPAL CODE
The applicant is requesting approval of a zone change (see Attachments 14 and 17) as described
in the project description and background section, above. The zone change is necessary to
achieve consistency with the proposed General Plan, Local Coastal Program amendment, and
Specific Plan designations. The residential and tourist-oriented commercial uses allowed by the
proposed zone change are compatible with the existing, surrounding commercial and residential
uses. The specific design standards of the Specific Plan and required discretionary permit
approvals for each planning area will ensure that allowed uses are compatible with surrounding
land uses and conform to the requirements of the Poinsettia Properties Specific Plan.
The Poinsettia Properties Specific Plan takes precedence over the proposed zones as it contains a
modified list of permitted uses as well as detailed design guidelines not found in the zoning
ordinance. The proposed zone change is consistent with the goals and policies of the various
elements of the General Plan, in that the rezoning of the site to the proposed designations will:
a. Provide for the development of a community which has been carefully planned to
promote, encourage and accommodate a variety of transportation modes as
alternatives to the automobile in compliance with the Goal of the "Alternative
Modes Of Transportation" section of the Circulation Element.
b. Permit the development of a transit-oriented community, along with commercial
uses, which promotes economic development for commercial, industrial, office
and tourist-oriented land uses in conformance with Goal A.3 (Commercial Goals)
of the Land Use Element.
E. POINSETTIA PROPERTIES SPECIFIC PLAN
Government Code Section 65451 governs the content of specific plans. The Poinsettia
Properties Specific Plan contains all information required by state law. The plan consists of both
a text and diagrams which specify the following in detail: (1) distribution and location of land
uses, (2) infrastructure, (3) development standards, (4) implementation measures including
financing measures, and (5) a statement of the relationship of the Specific Plan to the General
Plan.
The Specific Plan proposes the creation of eight planning areas. Development standards and
design guidelines are specified for each planning area. The proposed planning areas are as
follows (see Attachment 17):
-. -.
EIR 96-01/GPA 95-06/Lc‘~.A 96-031ZC 95-06/SP 21 O/LFMP 87-22tA) - POINSETTIA
PROPERTIES SPECIFIC PLAN
November 5,1997
Page 19
1.
2.
3.
4.
5.
6.
7.
8.
Planning Area 1 - Travel recreation and transit-oriented development
Planning Area 2 - Single-family residential
Planning Area 3 - Private recreation area for Planning Areas 2 and 4
Planning Area 4 - Single-family residential
Planning Area 5 - Affordable housing (apartments)
Planning Area 6 - Mixed use of residential and commercial/retail uses
Planning Area 7 - Multi-family residential
Planning Area 8 - Multi-family or single-family residential.
It is envisioned that the Poinsettia Properties Specific Plan area will develop as a small seaside
village. Special design standards have been incorporated into this plan to ensure that the unique
opportunities to develop a livable TOD community are achieved. Some of the special design
features of the plan include the following:
1. As a TOD project, the land uses have been planned to support the transit station. Land
uses supporting the transit station include high density residential and mixed-use
commercial. Directly adjacent to the transit station is a mixed-use planning area (PA 6).
This planning area will contain commercial facilities and services that meet the needs of
transit users as well as residents of the area. Uses encouraged include a day care facility,
restaurants and coffee shops, dry cleaners, book stores and similar uses. Gathering areas
are required within the mixed-use site. These gathering areas could be used for dining,
resting or entertainment.
2. Special architectural standards have been included in the plan which require buildings to
be designed with the pedestrian in mind. These standards address building massing and
orientation, use of front porches to encourage interaction. : . ilding articulation, pedestrian
scale lighting and signage, and pedestrian-fi-iendly street design.
3, A pedestrian parkwaydtrail system has been designed to link all planning areas to one
another, as well as with the transit station. Special design considerations have been given
to the pedestrian experience, and as a result, development standards have been included to
ensure that the trails will be convenient, safe and pleasant to use. Canopy trees will be
planted along the identified pedestrian parkways and “gathering places” will be provided
for the users of the trail system.
The development standards and design guidelines provided in the specific plan are adequate to
properly develop the project site. The standards and design guidelines will be implemented
when the required planned development permit or site development plan for each planning area
is submitted. The proposed standards address typical zoning issues such as permitted uses,
setbacks, lot coverage and building height and will be adopted by ordinance superseding the
normally applicable zoning standards. In addition, the design guidelines address character and
urban design issues relative to the proposed development program, such as, building orientation,
building form and massing, architectural character, building materials, and landscape materials.
EIR 96-01/GPA 95-06/LLrA 96-03EC 95-06/SP 2 1 O/LFMP 87-2~(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
November 5,1997
If approved, the Poinsettia Properties Specific Plan will become the controlling document for the
site. It implements the General Plan, Zoning, and Mello I1 LCP Segment. The plan provides a
comprehensive program for the development of the Poinsettia Properties Specific Plan area.
F. GROWTH MANAGEMENT ORDINANCE (LOCAL FACILITIES MANAGE-
MENT PLAN ZONE 22 AMENDMENT)
An amendment is proposed to the Zone 22 Local Facilities Management Plan (LFMP) to reflect
the proposed changes in land use. The amended zone plan is consistent with the maximum
buildout possible under the Poinsettia Properties Specific Plan. A fiscal impact analysis study,
completed for the project, identified the fiscal impact of the project for the proposed uses and
required public facilities. The study concluded that the proposed primarily residential project has
a negligible net impact on the City of $6,600.00. The study has been reviewed by the Finance
Director and it has been determined that this impact is insignificant. All impacts to facilities
have been analyzed in the proposed amendment to the Zone 22 LFMP (based on new land uses).
It has been determined that impacts to facilities are insignificant and that all facilities will be
provided prior to or concurrent with need pursuant to the facilities performance standards of
Growth Management. The impacts of the proposed project and compliance with the adopted
performance standards are summarized below:
TABLE 3
LFMP ZONE 22 SUMMARY
c -
EIR 96-01 /GPA 95-06/LC'rA 96-03/ZC 95-061SP 2 1 OLFMP 87-22(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
November 5,1997
Page 21
The primary difference in impacts between the previously approved facilities plan for Zone 22
and the proposed amendment is traffk generation. The following table compares the traffic
generation of the approved Local Facilities Management Plan for Zone 22 with the proposed
amendment:
TABLE 4
TRAFFIC GENERATION SUMMARY
APPROVED PROPOSED ZONE
ZONE 22 22 LFMP
LFMP
DIFFERENCE
TOTAL ADT 2 1,600 14,358
(Average Daily Trips)
A.M. PEAK HOUR 1,540 909
TOTAL ADT
P.M. PEAK HOUR 1,690 1,345
TOTAL ADT
-7242
-63 1
-345
As is evident from the comparison of traffic generation, the proposed project will result in a
reduction of traffic generation from what was previously planned for the Specific Plan Area. The
amended supplement for the Zone 22 LFMP is intended to update the previously approved zone
plan. The project is in compliance with all growth management performance standards.
V. ENVIRONMENTAL REVIEW
A Program Environmental Impact Report was prepared for the project as described previously in
this report. The Program EIR was prepared in accordance with the California Environmental
Quality Act (CEQA) of 1970; the Guidelines for the Implementation of the California
Environmental Quality Act (CEQA Guidelines) published by the Resources Agency of the State
of California; and the City of Carlsbad Environmental Protection Ordinance (Chapter 19.04 of
the Carlsbad Municipal Code). Eleven environmental issue areas were analyzed. Significant
non-mitigatable cumulative impacts to air quality and traffic were identified. A statement of
overriding considerations must be adopted to approve the project and has been prepared.
ATTACHMENTS:
1.
2.
3.
' 4.
5.
6. Location Map
Planning Commission Resolution No. 4 157 (EIR)
Planning Commission Resolution No. 41 58 (GPA)
Planning Commission Resolution No. 4 1 59 (LCPA)
Planning Commission Resolution No. 4161 (SP)
Planning Commission Resolution No. 4 162 (LFMP)
-
EIR 96-01/GPA 95-06LCrA 96-03/ZC 95-06/SP 21 OLFMP 87-2~(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
November 5,1997
Page 22
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
AL:kr
Background Data Sheet
Local Facilities Impact Assessment Form
Disclosure Statements
City Council Policy 43
TOD Standards Summary
ExistingProposed General Plan Designation
ExistingProposed Zoning Designation
Specific Plan Map
Adjacent General Plan Designations
Adjacent Zoning Designations
Access on Carlsbad Boulevard
Poinsettia Properties Specific Plan, dated November 1 997 (Previously distributed; copy
on file in the Planning Department)
Zone 22 Local Facilities Management Plan, dated August 1, 1997 (Previously distributed;
copy on file in the Planning Department)
Poinsettia Properties Specific Plan Final Program Environmental Impact Report, dated
April 1997 (Previously distributed; copy on file in the Planning Department).
@ WORTH
POINSETTIA PROPERTIES
EIR 96-01lGPA 95-06lLCPA 96-031
ZC 95-06lSP 21 OILFMP 87-22(A)
4 -
BACKGROUND DATA SHEET
CASE NO: EIR 96-01 IGPA 95-06fLCPA 96-03fZC 95-06fSP 2 1 OLFMP 87-22(A)
CASE NAME:
APPLICANT: HSL/BP/Michan L.P.
REQUEST AND LOCATION: Certification of Promam EIR auuroval of Suecific Plan and related
actions on uroDertv located south of Lanikai Lane Mobilehome Park, west of Avenida Encinas, and east
of Carlsbad Boulevard with 74.4 acres located north of Poinsettia Lane and 17.5 acres located south of
Poinsettia Lane.
LEGAL DESCRIPTION: A uortion of Lots 2 and 3. the North 1/3 of Lot 4. uortions of the East
Half of Section 29 and a uortion of the West Half of Section 28, Townshit) 12 south. Range 4 west. San
Bernardino Meridian, in the City of Carlsbad, Countv of San DiePo. State of California
AF": 2 14- 150-1 7. 18. and 2 1 Acres: 91.9 Proposed No. of LotslUnits: 1.009
Poinsettia Prouerties Suecific Plan
GENERAL PLAN AND ZONING
Land Use Designation:
Density Allowed: 449 units Density Proposed: 1.009 units
Existing Zone: RDM-0, CT-O/RDM-0 Proposed Zone: RD-M, C-T, 0-S
RM. RMH. TR/RH. RH. OS. TR
See Above See Above
RMHP, PWO WJ/O
PC, RMHP RM/RMH/TR
Site
North
South ,
East
West
Vacant except for the southeastern portion of
Parcel A which is used for the storage of
boxed palm trees
Lanikai Lane Mobilehome Park and the
NCTD rail station
Single-family residencesfmixed-uses and
Lakeshore Gardens Mobilehome Park
C-2, RMHP,'C-2-Q CfTR Commercial development, including motels,
Kaiser Permanente offices, auto dealerships
and Lakeshore Gardens Mobilehome Park I OS
os Carlsbad Boulevard and the Carlsbad State
Beach Campgrounds
PUBLIC FACILITIES
School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity):
Public Facilities Fee Agreement, dated:
1.089 EDU
Auril 8, 1996
ENVIRONMENTAL IMPACT ASSESSMENT
0 Negative Declaration, issued
Certified Environmental Impact Report, dated
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
- Poinsettia ProDerties SDecific Plan
LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: RH, RMH, RM,
TR/RH, RH, OS. TR
DEVELOPER’S NAME: HSLh3PMichan L.P.
ADDRESS: 2892 Jefferson Street. Carlsbad CA 92008
FILE NAME AND NO: EIR 96-011GPA 95-06LCPA 96-03/ZC 95-06/SP 210kFMP 87-22(A)
ZONING: RD-M. C-T. 0-S
PHONE NO.: (760) 729-1677 ASSESSORS PARCEL NO.: 214-150-17.18.21
QUANTITY OF LAND USELDEVELOPMENT (AC., SQ. FT., DU): 91.9 acres
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
City Administrative Facilities: 3.508 sq. ft.
Library: Demand in Square Footage = 1.87 1 sa. ft.
Wastewater Treatment Capacity (Calculate with J. Sewer) 1,089 EDU
Park: Demand in Acreage = 7.0 acres
Demand in Square Footage =
Drainage: Demand in CFS =
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
Fire:
Open Space: Acreage Provided =
Schools:
(Demands to be determined by staff)
Sewer: Demands in EDU
Served by Fire Station No. =
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
n/a
14,358
4
489
1.089 EDU
North Batiauitos
InterceDtor
237,150
The project is 560 units above the Growth Management Dwelling unit allowance.
- -
City -- of Carlsbad
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all
applications which will require discretionary action on the part of the City
Council or any appointed Board, Commission or Committee.
The following information must be disclosed:
1.
2.
3.
4.
APPLICANT
List the names and addresses of all persons having a financial interest in the
application.
HSL/BP/Michan, L.P.
5055 Avenida Encinas, Ste. 210
Carlsbad, CA 92008
(see attached sheet for additional names and addresses)
OWNER
List the names and addresses of all persons having any ownership interest in the
property involved.
HSL/BP/Michan, L.P.
5055 Avenida Encinas, Ste. 210
~~~~ ~~~
Carlsbad, CA 92008
If any person identified pursuant to (1) or (2) above is a corporation or partnership,
list the names and addresses of all individuals owning more than 10% of the shares
in the' corporation or owning any partnership interest in the partnership.
Douglas M. Avis Humberto S. Lopez
5055 Avenida Encinas, Ste. 210
Carlsbad, CA 92008 Tucson, A2 85711
1037 South Alvernon, Ste. 200
(See attached sheet for additional names and addresses)
If any person identified pursuant to (1) or (2) above is a non-profit organization or a
trust, list the names and addresses of any person serving as officer or director of
the non-profit organization or as trustee or beneficiary of the trust.
__ @ 2075 Las Palmas-Dr - Carlsbad. CA 92009-1576 (619) 438-1161 FAX (G19) 438-0894
1 5. Have you had TT cted with any member of
City staff, Boards, Commissions, Committees and/or Council within the past twelve
(1 2) months?
Yes
than $250 worth of business tra
No If yes, please indicate person(s): Evan Becker, former
Director of Housing and Redevelopment
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social .club,
fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city
and county, city municipality, district or other political subdivision or any other group or
combination acting as a unit."
NOTE: Attach additional sheets if necessary.
Signature of owner/date Signature of applicant/date
HSL/BP/Michan, L.P. HSL/BP/Michan, L.P.
BY: HBM Poinsettia, L.P. a Print or type name of owner Print or type name of applicant
California limited partnership
BY: Benchmark Pacific Management, Inc.
a California corporation, General Partner
BY:
Doug&& M. Avis, President
--
Disclosure Statement 10/96 Page 2 of 2
City of Carlsbad
Disc lo su r e S t a t erne I I I
1. Applicant
HBM Poinsettia, I.. 1’.
5055 Avenida Ell(. i II;IS, Ste. 210
Carlsbad, CA 0;tOOH
HSL Properties
Tucson, AZ 8571 I
1037 South A1vc~t.llt~l~, Ste. 200
Benchmark Pacif It. I’oinsettia, L.P.
5055 Avenida Elit. Iii;is, Ste. 210
Carlsbad, CA 92008
Magellan Corpor:l t ions
2198 E. Came1bnc.k lioad, Ste. 325
Phoenix, AZ 85016
3. Carlos Michan
4250 Executive Stlwire
Suite 440
La Jolla, CA 92037
h ATTACHMENT 10
Page 1 of 2
Policy No. 43
Date Issued 4 &! / 9 7 EffectiveDate 4/97/97 Cancellation Date Supersedes No.
CIlY OF CARLSBAD
COUNCIL POLICY STATEMENT
General Subject: Proposition E 'Excess" Dwelling
Unit Allocation
Specific Subject: Formal Procedure Establishing Guidelines for Allocation of
Proposition E 'Excess" Dwelling Units
Copies to: City Council, City Manager, City Attorney, Department and Division Heads,
Employee Bulletin Boards, Press, File
PURPOSE
To establish guidelines for allocation of "excess" dwelling units when, following the adoption
Df all residential Local Facilities Management Plans within a quadrant, the Proposition E
quadrant cap is greater than the number of dwelling units approved or issued after November
4, 1986, plus the allowable units per the Growth Management Control Points.
STATEMENT OF POLICY
4lthough it should not be mandatory that excess dwelling units be allocated if they become available and it would be desirable to not attain the ultimate residential dwelling unit caps
?stabtished by the adoption of Proposition E, the following criteria is established to determine :ligibility for consideration of "excess" dwelling unit allocation, subject to the required findings
n Proposition E.
Drojects eligible for consideration in order of priority include:
'irst Priority
I. Housing development for lower-income households where allowable housing
expenses paid by the qualifying household does not exceed thirty percent (30%) of
the gross monthly income, adjusted for household size, at eighty percent (80%) of the
county median income.
?. Density transfers, clustering of development and dwelling unit locational adjustments which are proposed in order to preserve larger areas of sensitive habitat.
3. lnfill Single Family Subdivisions that meet all development standards and where
proposed lot sizes-will be equal to or greater than adjacent subdivided properties.
Page 2 of 2
Application of the priority levels should be based on the total number of excess units
available in a quadrant. The purpose of having three priority levels is to address the issue of having only a minimal number of excess units available in a quadrant at any one particular
point in time. If there are only a minimal number of excess units available in a quadrant; then
the units should only be used for a First Priority project. Conversely, if there are a substantial number of excess units available in the quadrant, allocation to a Second or Third Priority
project is acceptable. ' Regarding the use of excess dwelling units for affordable housing, the intent of this policy is
to work in conjunction with and to aid in implementing the programs of the Housing Element
including the lnclusionary Housing Ordinance and the Density Bonus Ordinance. If a substantial allocation of excess dwelling units are being requested pursuant to item no. 1 of the First Priority, the project should then, however, exceed the basic numerical requirements
of these ordinances regarding the provision for lower income units.
1 Second Priority
1. Senior citizen housing as defined by Carlsbad Municipal Code Section 21.18.045.
2. Transit oriented development projects where increased residential density is being placed in close proximity to major transit facilities and commercial support services.
3. Projects within the existing general plan densrty range that provide, without compensation, for some significant public facility not required as part of the
development process.
.. 1 Third Prioritv
1. Housing development for moderate income households where allowable housing
expenses paid by these qualifying household does not exceed thirty percent (30%) of
gross monthly income, adjusted for household size, at 120 percent (120%) of the
county median income..
Projects proposing a zone change from non-residential to residential based upon the
following findings: a. The property was zoned for other than residential use on July 1986. b. The property is compatible for residential use without significant mitigation.
C. The density of the project does not exceed the Growth Management Control Points of any adjacent residential property.
2.
3. lnfill multi-family projects that meet all development standards and where the resulting density does not exceed adjacent, existing multi-family projects.
-
ATTACHMENT 1 I
TRANSIT ORIENTED DEVELOPMENT
STANDARDS SUMMARY
a Key Design Elements of a Carlsbad TOD Project - Land Use Mix
+ CommerciaPmixed use
+
+
Residential projects within 500’ of transit station: 20+ du/ac
Residential projects more than 500’ from transit station: 7-9 du/ac min.
s CommerciaVMixed Use Design Elements
+ Residential above commercial
+ Gathering places
+
+ Pedestrian-friendly design
Residential Projects within 500’ of Station
+ 20+ du/ac
+ Prohibit single-family detached projects
+
+
Residential Projects 500’+ from Station
+ Minimum 7-9 du/ac
+ Encourage second dwelling units
Parking in pockets dispersed throughout project
s
Require neighborhood park or other focal gathering points
Discourage buildings less than two stories
=r
+
+
Encourage innovative designs (alley, zipper lots, zero lot line, wide and
shallow lots, et.)
Require gathering areas or neighborhood park or other focal point
s General TOD Design Characteristics
+ Pedestrian-friendly circulation
+ Transit access
+ Pedestrian-friendly architectural design
+ De-emphasis on importance of parking
i I
I w I
LAND USE
commerciallmixed use
TRANSIT STATION
I
ATTACHMENT 12 -
EXISTING GENERAL PLAN DESIGNATIONS
OFFICE & RELATED
COMMERCIAL
TRAVEURECREATION
COMMERCIAL
RESIDENTIAL-
MEDIUM DENSITY
RESIDENTIAL-
MEDIUM-HIGH DENSITY
-1 -
-.
PROPOSED GENERAL PLAN DESIGNATIONS
RMH,
RES1 DE NTIAL-
MEDIUM DENSITY I 0s I OPENSPACE
TRAVEURECREATION
COMMERCIAL I T-R I RESIDENTIAL-
MEDIUM-HIGH DENSITY
RESIDENTIAL-
HIGH DENSITY
__
-2-
ATTACHMENT 13
EXISTING ZONING DESIGNATIONS
QUALIFIED DEVELOPMENT
OVERLAY ZONE
RESIDENTIAL DENSITY-
MULTIPLE ZONE I C-T J COMMERCIAL-
TOURIST ZONE
-1-
PROPOSED ZONING DESIGNATIONS
-M, os
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
Fl OPENSPACE
-2-
- SPECIFIC PLAN MAP
NOTE: du's L Dwlling Unih
SOURCE: Poinsenia Pmpttkm Specific plen
. I
ATTACHMENT 14
ATTACHMENT 15
ADJACENT GENERAL PLAN DESIGNATIONS
MEDIUM DENSITY RESIDENTIAL Fl
MEDIUM-HIGH DENSITY RESIDENTIAL
COMMUNITY COMMERCIAL
NEIGHBORHOOD COMMERCIAL
TRAVEURECREATION
COMMERCIAL
OFFICE & RELATED
COMMERCIAL
PLANNED INDUSTRIAL
OPEN SPACE
TRANSPORTATION CORRIDOR
ATTACHMENT 16
ADJACENT ZONING DESIGNATIONS
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE Fl ONE-FAMILY RESIDENTIAL
ZONE
RESIDENTIAL MOBILE HOME
PARK ZONE Fl PLANNED COMMUNITY ZONE
pG-1
Fl PUNNED INDUSTRIAL ZONE
[TI NEIGHBORHOOD COMMERCIAL
ZONE 1 C-2 GENERAL COMMERCIAL ZONE
rl OFFICE ZONE
F1 TRANSPORTATION CORRIDOR Fl OPENSPACE
QUALIFIED DEVELOPMENT
OVERLAY ZONE