HomeMy WebLinkAboutLCPA 96-03; Poinsettia Properties; Local Coastal Program Amendment (LCPA) (9)c -
de City of CARLSBAD Planning Departmeut
P.C. AGENDA OF: November 19,1997
A REPORT TO THE PLANNING COMMISSION
Application complete date: May 22, 1997
Project Planner: Adrienne Landers
Project Engineer: Ken Quon
SUBJECT: EIR 46-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 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-touristesidential); 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. 4157
RECOMMENDING CERTIFICATION of EIR 96-0 1, 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 staff report addresses a revised application for the Poinsettia Properties Specific Plan heard
at the Planning Commission meeting of November 5, 1997. In response to citizen concerns, the
applicants are proposing several changes to the specific plan. The revised plan includes the
following revisions: 1) reduction of the overall number of residential units from 1009 to 923; 2)
reduction of density in one planning area; 3) increase of density in another planning area; 4)
modification of a product type from multi-family to single family dwellings in one planning area;
and, 5) relocation of a commercial planning area. All issues have been resolved.
111. PROJECT DESCRIPTION AND BACKGROUND
Recently, the applicant on the Poinsettia Properties Specific Plan proposed a number of changes
to the specific plan in response to comments raised by community groups, the City Council, and
EIR 96-01/GPA 95-06LCi A 96-03/ZC 95-06/SP 210LFMP 87-22t~) - POINSETTIA
PROPERTIES SPECIFIC PLAN
NOVEMBER 19,1997
the Coastal Commission. These changes reduce impacts and create a superior land use design
that is more compatible with the surrounding neighborhoods. The revised project was presented
at the Planning Commission meeting of November 5, 1997; however, because revisions had
occurred so late in the review process, it was not possible to revise the specific plan and modify
the staff report and accompanying resolutions. The November 5* meeting also included public
testimony on the project. A revised specific plan and accompanying revised resolutions will be
reviewed at the November 19’” meeting. The staff presentation on November 19’h will briefly
review the highlights of the revised project followed by staff responses to the earlier public
testimony.
Project Revisions
The applicants are proposing several revisions to the Poinsettia Properties Specific Plan which
will result in a reduction in the potential number of dwelling units from 1009 to 923. Specific
changes can be found on the attached redline-strikeout matrix, Table 1, and Tables 2 and 3,
however, the changes are also discussed briefly below.
1. Reduced Density on Parcel B/Chang;e of Product TvDe
The applicant is proposing to revert the proposed general plan designation on Parcel B from RH
(15-23 ddac, growth control point of 19) to RMH (8-15 ddac, growth control point of 11.5)
which would result in a reduction of units on this parcel from 356 to 215. The product type will
then change from multi-family dwellings to single family dwellings with a subsequent reduction
in building height (from a potential of 35’ to a maximum of 30’ or two stories).
2. Increased Density on Parcel A
The reduction in density on Parcel B and the relocation of Planning Area 1 (see Item No. 3
below) will result in an increased density on Parcel A. The number of units on Parcel A would
increase by 66 additional units within Planning Area 2. Residential general plan designations
would remain the same; however, the applicants .would be permitted to build to the maximum
density within the range rather than to the growth control point. This would allow an increased
number of units to achieve one of the goals of Transit Oriented Developments-that of increased
density near a transit station. Single family and two family dwellings (with a maximum building
height of 30’ or two stories) are proposed in Planning Areas 2 and 4.
3. Relocated Commercial Site
In response to Coastal Commission staff concerns, the applicants have relocated Planning Area 1
from the southeast corner of Parcel A to the southwest comer of Parcel C. During the project
review process, Coastal staff indicated that they wanted to see a commercial “presence” along
Carlsbad Boulevard. Although City staff supported the location of Planning Area 1 (commercial
site) at the corner of Avenida Encinas and Poinsettia Lane, the project was conditioned to be
redesigned should the Coastal Commission deny the proposal. Rather than take this risk, the
applicant met with Coastal staff and agreed to modify the site design to include a commercial site
EIR 96-0 l/GPA 95-06/LC* .i 96-03/ZC 95-06/SP 2 1 OLFMP 87-2%\,) - POINSETTIA
PROPERTIES SPECIFIC PLAN
NOVEMBER 19,1997
at the southern end of Parcel C, relocating the proposed intersection approximately 200-250’ to
the north. City standards with regard to intersection spacing requirements are maintained. The
proposed land uses remain the same. Although the applicants have expressed a desire to put a
gas station at this location, staff indicated that the proposal could not be supported for the
. following reasons:
a.
b.
c.
There are six existing or proposed gas stations within a two mile radius;
There would be considerable traffic, light and noise impacts from a gas station
located so closely to a residential neighborhood;
A gas station would not be considered a visually aesthetic structure appropriate
along a scenic corridor - Carlsbad Boulevard.
Analysis
Staff has reviewed the land use implications of the proposed revisions and has completed an
Addendum to the Environmental Impact Report to evaluate the environmental impacts of the
related changes.
Land Use Imdications
The revised project will be more compatible with nearby residential development than the
previous project. Although principles of transit oriented development seek higher density near
transit stations, the proposed reduction of 86 units will not severely weaken achievement of this
goal in Carlsbad. The overall increase of 446 units (transfer permitted by City Council Policy
43) to the project area is still a significant step in achieving the goal of a live/work/ride
development. In addition, the relocation of units to Parcel A further supports this concept by
moving residents closer to the transit station and the mixed-use commercial site.
The maximum building height of two stories on Parcel B and C will be more harmonious with
the single story homes in the neighborhood. A lower building height will also reduce visual
impacts for development to the east as well as for the traveling public on Carlsbad Boulevard.
The relocation of the commercial site to Parcel C will ensure consistency with Coastal
Commission policies to provide commercial services to tourists using the beach and traveling
along Carlsbad Boulevard. The proposed site also provides the opportunity to serve as the first
link for tourist-serving commercial development to the south. This land use decision is also
consistent with City land use policies for the area while maintaining intersection spacing
standards along Carlsbad Boulevard.
On October 23, 1997, the proposed project was reviewed by the Housing Commission which
unanimously approved the affordable housing components of the specific plan. These
components remain the same, however, the affordable housing requirement has been reduced
from 152 to 139 units to reflect the reduced project density (Tables 4 and 5).
EIR 96-01/GPA 95-06/LC1 A 96-03/ZC 95-061SP 210LFMP 87-22(~) - POINSETTIA
PROPERTIES SPECIFIC PLAN
NOVEMBER 19,1997
PAGE 4
Due to the reduction in density, impacts to public services and facilities continue to be less than
those created by existing land use designations and less than those created by the previous
project (Tables 6 and 7).
Environmental ImDacts
Although implementation of the revised project reduces certain environmental impacts identified
for the earlier project analyzed in the EIR, the conclusions of the EIR regarding overall impact
and mitigation remain unchanged for the revised project. For traffic/circulation, air quality,
noise visual aestheticdgrading, and public services and utilities, the revised project will have less
impacts than the EIR project, while other impacts of the revised project are similar to the EIR
project. Even though the revised project will create less traffic and air quality impacts at the
project level, cumulative impacts remain significant and unavoidable. EIR project alternatives
compare similarly to the revised project and long-term effects are comparable for the EIR project
and revised project. A summarized comparison of environmental impacts for the EIR project
and the revised project are provided in the Draft Addendum to Final EIR, Attachment 1 1.
ATTACHMENTS:
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
Revised Planning Commission Resolution No. 41 57 (EIR)
Revised Planning Commission Resolution No. 4158 (GPA)
Revised Planning Commission Resolution No. 41 59 (LCPA)
Revised Planning Commission Resolution No. 41 6 1 (SP)
Revised Planning Commission Resolution No. 41 62 (LFMP)
Revised Staff Report Tables 1 - 7
Revised Background Data Sheet
Revised Local Facilities Impact Assessment Form
Revised Existing/Proposed General Plan Designation
Revised ExistingProposed Zoning Designation
Draft Addendum to Final EIR, dated November 13,1997
Revised Specific Plan, dated November 19,1997
Table 1
Development Type and Review Proras
RM -- 4 - 8 ddac SFD TWD
' os Open Space
1 RMH - 8-15 ddac SFD TMPD
POINSETTIA PROPERTIES SPECIFIC PLAN Nutc I tu numher uf uniu in a Planning Area may exceed the Growth Cuntrol Ywnt.
provided. houever they are within he (iencral Plan dcnsit ran e (excc I Plannin Area 5 whrch may exceed Ihc densriy range) rhc tuul number o!dwefiiing unie within &e
Poinxnii Properties Specific Plan may not exceed W 92J.
LAND USE SUMMARY
Acres Rerldentlal (Units) Nom-Resideatlal (Sq. Ft.)
Poinsettia Properties ) Net Crowlh Polnsettl. Properties
Specific Plan Gross (Net of erlstiag Management Specific Plan (I)
slopes at Coati01 Point
POhSCtth)
-23.6 E+? 23.3 4-W 140 w iao
(6.0 dulac)
1.4 1.4 0 Open Space rec area for PA 2 & 4
18.6 18.6 213 4% 178
( I I .5 du/ac)
Parcel A
Parcel B
Puce1 c
~
MF- affordable uniis PDlSDPr- I 5 I RH - 15-23 ddac 5.6 I
8 I RMH - 8-15 dulac
Travel Recreation SDP CommcrciaVMixed UsJMF
1.H SFD PDlSDPmM
Travel Recreation SDP
MHSFD PDBDPnM
6.5
18.7
1.s
us 160
-
6.5 (Assumes 50% of land as MF
residential )
18.7
3+ 1.1
I fM 16.0
(3) 61
(I9 dulac)
(i9 /l.S dulac)
O1
0
I
XH 184 I50 (I I .5 ddacl
Up to 8O.OOO s.f. retaiVcommncial building I
Up to
(113 coverage)
21.780 s.f. of building Sp8CC
~~ I Total Spcclflc Plan (lacludlog aRordable ooits) I (4) c;ees 921 I Up to t2WM 1Of,780 s.1. of I 91.9 I 91.6 I W919 I 1 1 1 I I 1 retalUrommercl~l service buildlag space (I) Units uc permitted IO bc lmsfemd to Pluming klc. 5 pmvided thu low uniu in thc spccilic plan docs not exceed W 923. (2) llnder Section 21 86 oso(g) of the DcnsiIy Bonus OrdinvKc and other provisions. lhcx uniu may be permined to exceed the General Plan density range
(3) Up to 61 8pummnS. tandominiurns &or live worL uniu with residentid ure.
(4) A imufnmm of 59 secondmy Units my be lermed In ?lnnnln# Arcu 2.4 7m1d 1. lXe run limibudon rhnll be daerdntdllrough the aflordahlc housing ogreemen1 which shall be ripcdprior lo npprovd oflheJ7ntJ7ndmap.
All midentill unilr uc subject lo affordable housing rcquircments which uc calculated on che followins page based on I wquimcnt of 15% dordablc units (See conlinwlion of Exhibit 6 on following page)
TABLE 2
DENSITY INCREASE SUMMARY
PAS
TOTAL UNITS
NET CURRENT PROPOSED EXISTING PROPOSED EXISTING PROPOSED
ACRES' GP GP GMCP GMCP MAX MAX GMCP
TABLE 3
GENERAL PLAN LAND USE SUMMARY
Net acres based on Specific Plan estimate:
I I GMCPUNITS' I UNITS' 11.5MA I NA I 9 0
6.OMA 6.0 49 180
6.OMA NA 4 0
6.OMA 11.5 40 178
6.OMA 19.0 15 139
which are different from LFMP 22 estimates. 3
Assumes 50 percent mix between residential and nonresidential.
Units were allocated under LFMP 22 for PAS 2-6 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 474 units (923 - 449 = 474).
See discussion, below, Density Increase.
Table 4
Affordable Housing Obligation
The applicant is proposing to meet this requirement through the implementation of three
affordable housing components as follows:
Table 5 11 Planning I Method of Implementation I # of Units
Area
5
6
2,4, 7 and 8
This site is designated
apartments.
units of which 9 must be rent-restricted affordable units.
Up to 20% of the overall 139 affordable units may be provided
as rent-restricted secondary units. The exact distribution of these
units shall be determined prior to first final map
for a maximum of 139 affordable 139
9 This mixed-use site may provide a maximum of 61 live-work
TABLE 6
LFMP ZONE 22 SUMMARY
TOTAL
COMPLIANCE
W/STANDARDS FACILITY IMPACTS
148
City Administration 3,209 sq. ft. Yes
Library 1,712 sq. ft. Yes
Waste Water Treatment 938 EDU Yes
Parks 6.4ACRES Yes
Drainage Batiquitos Lagoon & Canyon de Yes
Las Encinas watersheds
Circulation 12,779 ADT Yes
Fire Station #4 Yes
Open Space , 1.4 Acres Yes
Schools CUSD; 462 students Yes
Sewer Collection System 206,360 GPD Yes
Water 252,690 GPD Yes
TABLE 7
TRAFFIC GENERATION SUMMARY
TOTAL ADT
(Average Daily Trips)
2 1,600 12,779 '
A.M. PEAK HOUR 1,540 819
TOTAL ADT
P.M. PEAK HOUR 1,690 1,222
TOTAL ADT
DIFFERENCE
8,821 .
-72 1
-468
-? ,-
BACKGROUND DATA SHEET
CASE NO: EIR 96-01/GPA 95-06LCPA 96-03/ZC 95-06BP 21 OLFMP 87-22(A)
CASE NAME:
APPLICANT: HSL/BP/Michan L.P.
REQUEST AND LOCATION: Certification of Program EIR, apuroval of Specific Plan and related
actions on Property 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 Lan-e.
LEGAL DESCRIPTION: A Portion of Lots 2 and 3. the North 113 of Lot 4, Dortions of the East
Half of Section 29 and a portion of the West Half of Section 28. Township 12 south, Range 4 west, San
Bernardino Meridian. in the City of Carlsbad, Countv of San Diego. State of California
APN: 2 14- 1 50- 17. 1 8, and 2 1 Acres: 9 1.9 Proposed No. of LotsAJnits: 923
Poinsettia Properties Specific Plan
GENERAL, PLAN AND ZONING
Land Use Designation:
Density Allowed: 449 units Density Proposed: 923 units
Existing Zone: RDM-Q, CT-Q/RDM-O Proposed Zone: RD-M. C-T. 0-S
RM. RMH, TR/RH, RH. OS, TR
Site
North
South
East
West
Zoning
See Above
RMHP, PWO
PC, RMHP
C-2, RMHP, C-2-Q
os
- GP
See Above
RM/PI/O
RM/RMwTR
C/TR
os
Land Use
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 residencedmixed-uses and
Lakeshore Gardens Mobilehome Park
Commercial development, including motels,
Kaiser Permanente offices, auto dealerships
and Lakeshore Gardens Mobilehome Park
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:
938 EDU
April 8, 1996
ENVIRONMENTAL IMPACT ASSESSMENT
0 Negative Declaration, issued
Certified Environmental Impact Report, dated
0 Other,
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
- Poinsettia Properties Specific Plan
LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: RH, RMH. RM,
TR/RH, RH. OS, TR
DEVELOPER’S NAME: HSL/BP/Michan L.P.
ADDRESS: 2892 Jefferson Street, Carlsbad CA 92008
FILE NAME AND NO: EIR 96-Ol/GPA 95-06LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A)
ZONING: RD-M. C-T, 0-S
PHONE NO.: (760) 729-1677 ASSESSOR’S PARCEL NO.: 214-150-17.18,21
QUANTITY OF LAND USEDEVELOPMENT (AC., SQ. FT., DU): 91.9 acres
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
~ ~~~ ~
City Administrative Facilities: Demand in Square Footage = 3.209 SQ. ft.
Library: Demand in Square Footage = 1,712 sq. ft.
Wastewater Treatment Capacity (Calculate with J. Sewer) 938 EDU
Park: Demand in Acreage = 6.4 acres
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 =
da
12.779
4
1.4
462
938 EDU
North Batiauitos
Interceptor
252.690
The project is 474 units above the Growth Management Dwelling unit allowance.
ATTACHMENT 9
PROPOSED GENERAL PLAN DESIGNATIONS
RMH,
- 8 . RESIDENTIAL- 151 MEDIUM DENSITY I OS I OPENSPACE
TFWVEURECREATION
COMMERCIAL
RESIDENTIAL-
MEDIUM-HIGH DENSITY
RES1 DENTIAL-
HIGH DENSITY
1
c -.
EXISTING GENERAL PLAN DESIGNATIONS
OFFICE 81 RELATED
COMMERCIAL
TRAVEURECREATION
COMMERCIAL
RES I DENTIAL-
MEDIUM DENSITY
RESIDENTIAL-
MEDIUM-HIGH DENSITY
2
-
ATTACHMENT 10
PROPOSED ZONING DESIGNATIONS
PARCEL A: C-T, RD-
PARCEL B: RD-M
RCELC: RD-M
Fl OPENSPACE RES1 DENTIAL DENSITY-
MULTIPLE ZONE
COM M ERC IAL-
TOURIST ZONE
.M, OS
1
EXISTING ZONING DESIGNATIONS
-M-Q
QUALIFIED DEVELOPMENT
OVERLAY ZONE
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
2