HomeMy WebLinkAboutLFMP 87-22A; Poinsettia Properties Specific Plan; Local Facilities Management Plan (LFMP)e City of CARLSBAD Planning Departm
A REP01 THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: December 3,1997
Application complete date: May 22,1996
Project Planner: Adrienne Landers
Project Engineer: Ken Quon
SUBJECT: EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22fA) -
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-tourist/residential); 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 96-01, ADQPJ_Planning Commission
Resolutions No. 4158, 4159, 416L 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.
II. BACKGROUND
The Poinsettia Properties Specific Plan was reviewed by the Planning Commission on November
5 and November 19,1997. These meetings included a presentation by staff, a presentation by the
applicant, public testimony, submittal of revised documents, response to comments and
discussion by the Commission. Public testimony was closed on November 19th; however the
meeting was continued to December 3rd to allow staff time to revise the approving resolutions to
reflect modified conditions and errata. These changes have been made and are incorporated hi
the attached documents. Any required text changes to the specific plan will occur after final
approval by the City Council, should the specific plan be approved.
Cra 96-03/ZC 95-06/SP 210/LFMP 87-22^f)EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22TA) - POINSETTIA
PROPERTIES SPECIFIC PLAN
Decembers, 1997
Page 2
ATTACHMENTS:
1. Planning Commission Resolution No. 4157 (EIR)
2. Planning Commission Resolution No. 4158 (GPA)
3. Planning Commission Resolution No. 4159 (LCPA)
4. Planning Commission Resolution No. 4161 (SP)
5. Planning Commission Resolution No. 4162 (LFMP)
6. Draft Addendum to Final Program EIR
ATTACHMENT 6
POINSETTIA PROPERTIES SPECIFIC PLAN
DRAFT ADDENDUM TO FINAL PROGRAM EIR
NOVEMBER 13,1997
DRAFT ADDENDUM TO FINAL PROGRAM EIR
A final program environmental impact report (City of Carlsbad EIR 96-01) for the Poinsettia
Properties Specific Plan was completed in July 1997. An addendum has been prepared to provide
additional and updated information to EIR 96-01. Since completion of the EIR, the project applicant
has modified the project to reduce the intensity of development and address other concerns raised
during the public review process. This addendum described the revised project, considers its
environmental effects and mitigation measures, and provides additional information in response to
issues raised at the November 5, 1997 Planning Commission public hearing.
Introduction
' V -
Under the California Environmental Quality Act (CEQA) and the CEQA Guidelines (California
Administrative Code section 15164), an addendum to an EIR may be prepared when:
(A) The EIR requires minor technical changes or additions; and
(B) None of the following conditions described in CEQA Guidelines section 15162 calling
preparation of a subsequent EIR have occurred:
(1) Substantial changes are proposed in the project which require major revisions of the EIR
due to the involvement of new significant environmental effects or substantial increase in the
severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR due to involvement of new
significant environmental effects or a substantial increase in the severity of previously
identified significant effects; and
(3) New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
completed shows any of the following:
• The revised project will have one or more significant effects not discussed in the
previous EIR;
• Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
• Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative; or
• Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative.
Poinsettia Properties Specific Plan City of Carlsbad
Draft Addendum to Final Program EIR 1 November 13. 1997
CEQA Guidelines section 15164 (b) and (c) also indicate that an addendum need not be circulated
for public review, but can be included in or attached to the final EIR, and that the decision making
body shall consider the addendum with the final EIR prior to making a decision on the project.
An addendum to Final EIR 96-01 is appropriate because the proposed revision to the project
analyzed in the EIR requires only minor technical changes or additions to the document and none
of the conditions described in CEQA Guidelines section 15162 calling for preparation of a
subsequent EIR have occurred. This conclusion is supported by substantial evidence identified
within the Final EIR and this addendum.
Revised Project Description
The applicant has revised the project description to reduce the intensity of development and address
other concerns raised during the public review process. The project addressed in final EIR 96-01
and the revised project associated with this addendum are described below in Tables A-l and A-2:
Table A-l
Comparison of Poinsettia Properties EIR Project and Revised Project by Planning Area
Planning Area(a)
Planning Area 1
Planning Area 2
Planning Area 3
Planning Area 4
Planning Area 5
Planning Area 6
Planning Area 7
Planning Area 8
Total Specific Plan
Development
EIR Project Development
Non-Residential ( acres or bldg sq. ft) '
Residential (dwelling units)
Travel Recreation - 40,000 sq ft of
building floor area
Residential Medium Density - 1 14 du
Open Space - 1.4 acres
Residential Medium High Density - 186
du
Residential High Density - 142 du
Travel Recreation/Commercial/Mixed-
Use/Multi-Family Residential - 61 du &
80,000 sq ft of commercial building floor
area
Residential High Density - 356 du -
building height limit - 35 ft
Residential Medium High Density - 150
du
91.9 acres/120,000 sq ft of building
floor area/1,009 du/1.4 acres open
space
Revised Project Development
Non-Residential (bldg sq. feet)
Residential (dwelling units)
Travel Recreation - 21,780 sq ft of
building floor area
Residential Medium Density - 180 du;
building height limit - 30 ft/2 stories
Open Space - 1 .4 acres
Residential Medium High Density - 178
du; building height limit - 30 ft/2 stories
Residential High Density - 139 du
Travel Recreation/Commercial/Mixed-
Use/Multi-Family Residential - 61 du &
80,000 sq ft of commercial building floor
area
Residential Medium High Density - 215
du; building height limit - 30 ft/2 stories
Residential Medium High Density - 1 50
du; building height - 30 ft/2 stories
91.9 acres/101,780 sq ft of building
floor area/923 du/1.4 acres open space
Notes: (a) For the EIR Project, Planning Areas 1 - 6 are located on Parcel A, Planning Area 7 on Parcel B, and
Planning Area 8 on Parcel C. For the Revised Project, Planning Areas 2 - 6 are located on Parcel A, Planning
Area 7 on Parcel B, and Planning Areas 1 and 8 on Parcel C.
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR
City of Carlsbad
November 13, 1997
Comparison of Poinsettia Properties EIR Project and Revised Project by Parcel
Parcel
•
Parcel A
-
Subtotal - Parcel A
Parcel B
Subtotal - Parcel B
Parcel C
Subtotal - Parcel C
Total Specific Plan
Development
EIR Project Development
Non-Residential ( acres or bldg sq. ft.)
Residential (dwelling units)
Travel Recreation - 40,000 sq ft of
building floor area
Residential Medium Density - 1 14 du
Open Space - 1.4 acres
Residential Medium High Density - 186
du
Residential High Density - 142 du
Travel Recereation/Commercial/Mixed-
Use/Multi-Family Residential - 61 du &
80,000 sq ft of commercial building floor
area
55.7 acres/120,000 sq ft of building
floor area/503 du/1.4 acres open space
Residential High Density - 356 du -
building height limit - 35 ft
18.7 acres/356du
Residential Medium High Density - ISO
du
17.5 acres/150 du
91.9 acres/120,000 sq ft of building
floor area/1,009 du/1.4 acres open
space
Revised Project Development
Non-Residential (bldg sq. feet)
Residential (dwelling units)
Residential Medium Density - 180 du
Open Space - 1.4 acres
Residential Medium High Density - 178
du
Residential High Density - 139 du
Travel Recreation/Commercial/Mixed-
Use/Multi-Family Residential - 61 du &
80,000 sq ft of commercial building floor
area
Building height limit in PA 2 and 4
limited to 30 ft/2 stories
55.7 acres/80,000 sq ft of building floor
area/558 du/1.4 acres open space
Residential Medium High Density - 215
du; building height limit - 30 ft/2 stories
18.7 acres/215 du
Travel Recreation - 21,780 sq ft of
building floor area
Residential Medium High Density - 150
du
Building height limit - 30 ft/2 stories
17.5 acres/21,780 sq ft of building floor
area/150 du
91.9 acres/101,780 sq ft of building
floor area/923 du/1.4 acres open space
Proposed General Plan and zoning designations for the revised project are shown in Figures A-l and
A-2 at the end of this addendum.
Environmental Impact and Mitigation Measures
The revised project decreases the amount of non-residential building square footage proposed by
18,220 square feet (a reduction of approximately 15 percent) and the number of residential dwelling
units by 86 (a reduction of approximately 8.5 percent). The amount of proposed open space (1.4
acres) remains the same. 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.
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR
City of Carlsbad
November 13, 1997
for traffic/circulation, air quality, noise, visual aesthetics/grading, 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 impact for the EIR
project and the revised project are provided in Table A-3 below:
Table A-3
Comparison of EIR Conclusions for Poinsettia Properties EIR Project and Revised Project
Environmental Impacts
and Mitigation,
Alternatives and Long-
Term Effects
Land Use Compatibility
Population/Housing
Traffic/Circulation
Air Quality
Noise
Biological Resources
Archaeological and
Paleontological Resources
Agricultural Resources
Visual Aesthetics/Grading
Public Services and
Utilities
Water Quality/Hydrology
EIR Project
91.9 acres/120,000 sq ft of building floor
area/1,009 du/1.4 acres open space
Less than significant impact
Less than significant impact
Less than significant impact
Significant, but mitigable impact
Significant, but mitigable impact
Significant, but mitigable impact
Significant, but mitigable impact
Significant, but mitigable impact
Significant, but mitigable impact
Less than significant impact
Significant, but mitigable impact
Revised Project
91.9 acres/101,780 sq ft of building floor
area/923 du/1.4 acres open space
Impact similar to EIR project - less
than significant impact
Impact similar to EIR project - less
than significant impact
Impact less than EIR project (fewer
vehicular trips generated) - less than
significant impact
Impact less than EIR project (fewer
mobile and stationary source emissions
generated) - significant, but mitigable
impact
Impact less than EIR project (fewer
vehicular trips generating less noise
along roadways) - significant, but
mitigable impact
Impact similar to EIR project -
significant, but mitigable impact
Impact similar to EIR project -
significant, but mitigable impact
Impact similar to EIR project -
significant, but mitigable impact
Impact less than EIR project (fewer
structures on Parcel B) - significant,
but mitigable impact
Impact less than EIR project (less
demand for services/facilities) - less
than significant impact .
Impact similar to EIR project -
significant, but mitigable impact
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR
City of Carlsbad
November 13, 1997
Table A-3
Comparison of EER Conclusions for Poinsettia Properties EIR Project and Revised Project
(continued)
Environmental Impacts
and Mitigation,
Alternatives and Long-
Term Effects
EIR Project
91.9 acres/120,000 sq ft of building floor
area/1,009 du/1.4 acres open space
Revised Project
91.9 acres/101,780 sq ft of building floor
area/923 du/1.4 acres open space
No Project/No
Development Alternative
Environmentally superior to EIR
project, but does not meet basic
objective of establishing TOD
Similar to EIR project -
environmentally superior to revised
project, but does not meet basic
objective of establishing TOD.
Existing GP/LCP
Alternative
Not environmentally superior to EIR
project and does not meet most
objectives of establishing TOD
Similar to EIR project - not
environmentally superior to revised
project and does not meet most
objectives of establishing TOD
Increased Density
Alternative
Not environmentally superior to EIR
project, but does meet most
objectives of establishing TOD
Similar to EIR project - not
environmentally superior to revised
project, but does meet most
objectives of establishing TOD
Alternative Location Environmentally superior to EIR
project and does meet basic
objective of establishing TOD, but
outside City jurisdiction
Similar to EIR project -
environmentally superior to EIR
project and does meet basic
objective of establishing TOD, but
outside City jurisdiction
Cumulative Impacts Significant cumulative air quality
and traffic/circulation impact
Similar to EIR project - significant
cumulative air quality and
traffic/circulation impact
Growth Inducement Not growth inducing Similar to EIR project - not growth
inducing
Significant Irreversible
Environmental Change
Consumption of nonrenewable
resources
Similar to EIR - consumption of
non-renewable resources
Areas of No Significant
Impact
Land use compatibility
Population/housing
Traffic/circulation (project-level)
Public services and utilities
Geology/soils
Energy and mineral resources
Recreation
Similar to EIR project - ,
Land use compatibility
Population/housing
Traffic/circulation (project-level)
Public services and utilities
Geology/soils
Energy and mineral resources
Recreation
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR
City of Carlsbad
November 13, 1997
Justification for Addendum
The EIR requires only minor technical changes or additions to incorporate the revised project in place
of the EIR project. In total, the revised project is less intensive than the EIR project, because it
proposes 18,220 square, feet less of non-residential building floor area and 86 fewer residential
dwelling units than the EIR project, while maintaining the same 1.4 acres of open space. As shown
in Table A-3, environmental impacts associated with the revised project are less than or similar to
those attributable to the EIR project. As a result, no substantial changes are proposed for the project
requiring major revisions of the EIR due to the involvement of new significant environmental effects
or increases in the severity of previously identified significant effects.
Since the final EIR was completed recently (July 1997), no substantial changes have occurred with
respect to the circumstances under which the project is undertaken which will require major revisions
of the previous EIR due to involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects.
No information of substantial importance has been identified indicating that the revised project will
have significant effects not already discussed in the EIR or that the significant effects previously
examined in the report will be substantially more severe. In addition, no information of substantial
importance has been identified indicating that mitigation measures or alternatives which are
considerably different or were previously found infeasible, are now feasible and would substantially
reduce significant impacts.
Poinsettia Properties Specific Plan City of Carlsbad
Draft Addendum to Final Program EIR 6 November 13, 1997
RESIDENTIAL-
MEDIUM DENSITY
RESIDENTIAL-
MEDIUM-HIGH DENSITY
RESIDENTIAL-
HIGH DENSITY
OPEN SPACE
TRAVEL/RECREATION
COMMERCIAL
Figure A-1
Proposed General Plan Designations
Poinsettia Properties Specific Plan
Draft Addendum to Final Program E1R
City of Carlsbad
November 13, 1997
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
OPEN SPACE
Figure A-2
Proposed Zoning Designations
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR
City of Carlsbad
November 13, 1997
IB City of CARLSBAD Planning Departm
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: November 19,1997
Application complete date: May 22, 1997
Project Planner: Adrienne Landers
Project Engineer: Ken Quon
SUBJECT: EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22fAl -
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-tourist/residential); 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 96-01, 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.
II. 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 hi 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.
HI. 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 95-06/L<SR 96-03/ZC 95-06/SP 210/LFMP 87-2l|[) - POINSETTIA
PROPERTIES SPECIFIC PLAN
NOVEMBER 19,1997
PAGE 2 '
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 5th meeting also included public
testimony on the project. A revised specific plan and accompanying revised resolutions will be
reviewed at the November 19th meeting. The staff presentation on November 19th 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/Change of Product Type
The applicant is proposing to revert the proposed general plan designation on Parcel B from RH
(15-23 du/ac, growth control point of 19) to RMH (8-15 du/ac, 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 corner 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 96-01/GPA 95-06/LcfH 96-03/ZC 95-06/SP 210/LFMP 87-2^1) - POINSETTIA
PROPERTIES SPECIFIC PLAN • . . '
NOVEMBER 19,1997
PAGE 3 ; ; -
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. There are six existing or proposed gas stations within a two mile radius;
b. There would be considerable traffic, light and noise impacts from a gas station
located so closely to a residential neighborhood;
c. 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 Implications
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 oh 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/LCTO. 96-03/ZC 95-06/SP 210/LFMP 87-22TA) - 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 Impacts
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 aesthetics/grading, 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 11.
ATTACHMENTS;
1. Revised Planning Commission Resolution No. 4157 (EIR)
2. Revised Planning Commission Resolution No. 4158 (GPA)
3. Revised Planning Commission Resolution No. 4159 (LCPA)
4. Revised Planning Commission Resolution No. 4161 (SP)
5. Revised Planning Commission Resolution No. 4162 (LFMP)
6. Revised Staff Report Tables 1-7
7. Revised Background Data Sheet
8. Revised. Local Facilities Impact Assessment Form
9. Revised Existing/Proposed General Plan Designation
10. Revised Existing/Proposed Zoning Designation
11. Draft Addendum to Final EIR, dated November 13,1997
12. Revised Specific Plan, dated November 19,1997
Table 1
Note I he number of units in a (Manning Area may exceed the Growth Control Point.
. provided however, they are within the General Plan density range, (except Planning Area 5which may exceed the density range) die total number of dwelling unit within die
Poinsettia Properties Specific Plan may not exceed JAM 123
POINSETTIA PROPERTIES SPECIFIC PLAN
LAND USE SUMMARY
PlanningArea
Parcel A
ParcelB
Parcel C
2
3
4
$
6
7
1
8
General Plan
Designation
RM~4-8du/ac
OS
RMH- 8-15 du/ac
RH-IS-23du/ac
TR/RH
15-23 du/ac
RMH-S-lSdu/ac
TR
RMH- 8-1 5 du/ac
Development Type andReview Process
SFD TM/PD,
Open Space
SFD TM/PD
MF- affordable units PD/SDP
Travel Recreation SDP
Commercial/Mixed Use/MF
MFSro PD/SDPfTM
Travel Recreation SDP
MfYSFD PD/SDP/TM
Total Specific Plan (Including affordable units)
Acres
Gross
2e-82J.«
1.4
18.6
56
6.5
18.7
3*7.5
+*5/&fl
91.9
Net
(Net of existing
slopes at
Poiosettla)
V&23.3
1.4
18.6
5.6
6.5
(Assumes 50%
of land as MF
residential )
18.7
a*/.5
•rfc5/A0
91.6
Residential (Units)
Growth
Management
Control Point
tr»/40
(6.0 du/ac)
0
213
(II. 5 du/ac)
106
(19 du/ac)
61
(19 du/ac)
356 215
(W 71.5 du/ac)
0
2»t l»4
(11.5 du/ac)
t#55919
Poinsettia Properties
Specific Plan (1)
•H4/«0
W6/W
(t) includes up to o* seeonaaiy uinis
(l)(2) 44SM9
(3)61
3567/5
0
ISO
(4)*#n923
Non-Residential (Sq. Ft.)
Poinsettia Properties
Specific Plan
Open Space rec area for PA 2 & 4
Up to 80,000 s.f. retail/commercial building-,
space
Up to 46#ee2/,7S0 s.f. of building space
(1/3 coverage) ' j
UP to meee 101. 7*0 s.r. or
retail/commercial service building space
.
(1) Units are permitted to be transferred to Planning An* 5 provided thai total units in the specific plan does not exceed •fcMO 923
(2) Under Section 21 86 060(g) of the Density Bonus Ordinance and other provisions, these units may be permitted to exceed the General Plan density range
(3) Up to 61 apartments, condominiums and/or live work units with residential use
(4) A maximum a/59 tecondary tula maf be located in Planning Area 2,4, Tmt«. Tke exact distribution shall be tainanta through tht affordablt housing agreement which thai be signed prior to approval of the fint final map
Affordable Housing note All residential units are subject to affordable housing requirements which are calculated on the following page based on a requirement ofl 5% affordable units (See continuation of Exhibit 6 on following page)
TABLE 2
DENSITY INCREASE SUMMARY
PARCEL
PARCEL A
PARCEL B
PARCEL C
Totals
GMCP
UNITS
134
215
100
449
DENSITY INCREASE
UNITS
369
141
50
560
PROPOSED
TOTAL UNITS
503
356
. 150
1,009
TABLES
GENERAL PLAN LAND USE SUMMARY
PAs
1
2 .
3
4
5
6
7 -
8
TOTALS
NET
ACRES'
1.5
23.3
1.4
18.6
5.6
6.5
18.7
17.5
91.6
CURRENT
GP
RMH/TR
RM/O
RM/O
RM/O
RM/O
RM/O
RMH
RMH/TR
PROPOSED
GP
TR
RM
OS
RMH
RH
TR/RH
RMH
RMH
EXISTING
GMCP"
11.5/NA
6.0/NA
6.0/NA
6.0/NA
6.0/NA
6.0/NA
11.5/NA
11.5/NA
PROPOSED
GMCP
NA
6.0
NA
11.5
19.0
19.0/NA
11.5
11.5
EXISTING
MAX
GMCP UNITS'
9
49
4
40
15
17
215
100
449
PROPOSED
MAX GMCP
UNITS'
0
180
0
178
139
61
215
150
923
Net acres based on Specific Plan estimates which are different from LFMP 22 estimates.
2 Assumes 50 percent mix between residential and nonresidential.
3 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.
4 Proposed units exceed allowed units under growth management by 474 units (923 - 449 = 474).
See discussion, below, Density Increase.
Table 4
Affordable Housing Obligation
Current General Plan Units
449 du X 15% = 67 required affordable
units
After Policy 43 Transfer of Units
923 (449 du + 474 du transfer) X 15% =
139 required affordable units
The applicant is proposing to meet this requirement through the implementation of three
affordable housing components as follows:
Table 5
Planning
Area
5
6
2,4,7
and 8.
Method of Implementation
This site is designated for a maximum of 139 affordable
apartments .
This mixed-use site may provide a maximum of 61 live- work
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
TOTAL
# of Units
139
. 9
148
TABLE 6
LFMP ZONE 22 SUMMARY
FACILITY
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water
IMPACTS
3,209 sq.ft.
1,712 sq. ft.
938 EDU
6.4 ACRES
Batiquitos Lagoon & Canyon de
Las Encinas watersheds
12,779 ADT
Station #4
1 .4 Acres
CUSD; 462 students
206,360 GPD
252,690 GPD
COMPLIANCE
W/STANDARDS
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
TABLE?
TRAFFIC GENERATION SUMMARY
TOTAL ADT
(Average Daily Trips)
A.M. PEAK HOUR
TOTAL ADT
P.M. PEAK HOUR
TOTAL ADT
APPROVED
ZONE 22
LFMP
21,600
1,540
1,690
PROPOSED ZONE
22 LFMP
12,779
819
1,222
DIFFERENCE
8,821
-721
-468
CASE NO:
BACKGROUND DATA SHEET
EIR 96-01/GPA 9S-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22fA)
CASE NAME: Poinsettia Properties Specific Plan
APPLICANT: HSL/BP/Michan L.P.
REQUEST AND LOCATION: Certification of Program EIR. approval 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 Lane. ; •
LEGAL DESCRIPTION: A portion of Lots 2 and 3. the North 1/3 of Lot 4. portions 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. County of San Diego. State of California
APN: 214-150-17. 18. and 21 Acres: 91.9 Proposed No. of Lots/Units: 923
GENERAL PLAN AND ZONING
Land Use Designation: KM, RMH. TR/RH. RH. OS. TR
Density Allowed: 449 units Density Proposed: 923 units
Existing Zone: RDM-O. CT-O/RDM-O
Site
Proposed Zone: RD-M C-T, O-S
North
South
East
West
Zoning
See Above
RMHP,PM/O
PC,RMHP
C-2, RMHP, C-2-Q
OS
GP
See Above
RM/PI/O
RM/RMH/TR
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 residences/mixed-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): 938 EDU
Public Facilities Fee Agreement, dated: April 8. 1996
ENVIRONMENTAL IMPACT ASSESSMENT
[ | Negative Declaration, issued
Certified Environmental Impact Report, dated,
Other, / '
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A^
- Poinsettia Properties Specific Plan
LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: RH.RMH. RM.
TR/RH. RH. OS. TR
ZONING: RD-M.C-T.O-S
DEVELOPER'S NAME: HSL/BP/Michan L.P.
ADDRESS: 2892 Jefferson Street. Carlsbad CA 92008
PHONE NO.: (760} 729-1677 ASSESSOR'S PARCEL NO.: 214-150-17.18.21
QUANTITY OF LAND USE/DEVELOPMENT (AC.. SO. FT.. DUV. 9 1 .9 acres
Demand in Square Footage = 3.209 sq. ft.
Demand in Square Footage = 1.712 sq. ft.
938 EDU
6.4 acres
n/a
D
12.779
A. City Administrative Facilities:
B. Library:
C. Wastewater Treatment Capacity (Calculate with J. Sewer)
D. Park: Demand in Acreage =
E. Drainage: Demand in CFS =
Identify Drainage Basin =
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. =
H. Open Space: Acreage Provided =
I. Schools:
(Demands to be determined by staff)
J. Sewer: Demands in EDU
.Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD =
L. The project is 474 units above the Growth Management Dwelling unit allowance.
1.4
462
938 EDU
North Batiquitos
Interceptor
252.690
ATTACHMENT 9
PROPOSED GENERAL PLAN DESIGNATIONS
PARCEL A: T-R/RH, RH, RMH,
OS, RM, T-R
PARCEL B: RH
PARCEL C: RMH
RESIDENTIAL-
MEDIUM DENSITY
RESIDENTIAL-
MEDIUM-HIGH DENSITY
RESIDENTIAL-
HIGH DENSITY
OPEN SPACE
TRAVEL/RECREATION
COMMERCIAL
EXISTING GENERAL PLAN DESIGNATIONS
PARCEL A: RM/O
PARCEL B: RMH
PARCEL C: RMH/T-R
P.A.4
RM/O
PARCEL A
RESIDENTIAL-
MEDIUM DENSITY
RESIDENTIAL-
MEDIUM-HIGH DENSITY
OFFICE & RELATED
COMMERCIAL
TRAVEL/RECREATION
COMMERCIAL
ATTACHMENT 10
PROPOSED ZONING DESIGNATIONS
PARCEL A: C-T, RD-M, OS
PARCEL B: RD-M
PARCEL C: RD-M
P.A.4
RD-M
PARCEL A
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
OPEN SPACE
EXISTING ZONING DESIGNATIONS
. PARCEL A: RD-M-Q
PARCEL B: RD-M-Q
PARCEL C: C-T-Q/RD-M-Q
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
QUALIFIED DEVELOPMENT
OVERLAY ZONE
The City of CARLSBAD Planning Department
Item No.
P.C. AGENDA OF: November 5,1997
Application complete date: May 22, 1996
Project Planner: Adrienne Landers
Project Engineer: Ken Quon
SUBJECT: EIR 96-01/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-tourist/residential); 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 96-01, ADQPT_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.
II. 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 hi 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
oEIR 96-01/GPA 95-06/LCTF A 96-03/ZC 95-06/SP 210/LFMP 87-22(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
Novembers, 1997
Page 2
detail in the analysis section below.
III. 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 (commercial/residential) 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
Aesthetics/Grading; 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 Designations:
• Residential Medium/Office (RM/O)
• Residential Medium High (RMH)
• Residential Medium High/Travel Recreation Commercial (RMH/TR)
Proposed General Plan Land Use Designations:
• Residential Medium (RM)
• Residential Medium High (RMH)
• Residential High (RH)
• Travel Recreation Commercial/Residential High (TR/RH)
• Travel Recreation Commercial (TR) ,. '
• Open Space (OS)
3. Local Coastal Program Amendment. The proposal includes an amendment to the
Mello II Segment Land Use Plan map and Policy No. 6A of the Mello II 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.
EIR 96-01/GPA 95-06/LCTX 96-03/ZC 95-06/SP 210/LFMP 87-2^) - POINSETTIA
PROPERTIES SPECIFIC PLAN v'^^ «r , -.
Novembers, 1997 ,
Page 3 : : : : , •
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)
• Commercial Tourist, Residential Density Multiple, Qualified Development Overlay
Zone (CT-Q/RDM-Q)
Proposed Zoning Designations:
• Residential Density Multiple (RDM)
• Commercial Tourist (CT)
• Open Space (OS)
5. Poinsettia Properties Specific Plan. 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
D - OEIR 96-01/GPA 95-06/LbKA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
Novembers, 1997
Page 4
site under the existing General Plan and Zoning designations. In general, the proposed
specific plan will eliminate office 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. Mello II Segment of the Carlsbad Local Coastal Program
D. Zone Change, Chapter 21.52 of the Carlsbad Municipal Code
E. Poinsettia Properties Specific Plan
F. Growth Management Ordinance (Zone 22 Local Facilities Management Plan).
-2^EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-27^A) - POINSETTIA
PROPERTIES SPECIFIC PLAN <'w'rtr ,,;-,,, J ,
November 5,1997
Page 5
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:
I. Land Use Compatibility;
2- Population/Housing;
3. Traffic/Circulation;
4. Air Quality;
5. Noise;
6. Biological Resources;
7. Archeological and Paleontological Resources;
8. Agricultural Resources;
9. Visual Aesthetics/Grading;
10. Public Services and Utilities; and
II. Water Quality/Hydrology . ->
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.
EIR 96-01/GPA 95-06/LbA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
Novembers, 1997
Page 6 .
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 traffic/circulation impacts) attached to
Planning Commission Resolution No. 4157 for EIR 96-01.
3. Impacts 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) Population/Housing, (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.
Primary 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. Compatibility of Land Uses Adjacent 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 du/ac, growth control point of 11.5) to RH (18-23 du/ac, 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
-CPA 96-03/ZC 95-06/SP 210/LFMP 87-2^;EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22IA) - POINSETTIA
PROPERTIES SPECIFIC PLAN -;;^« '-'-
Novembers, 1997
Page 7
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 80-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 Impacts .
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 Boulevard/Island 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 Boulevard/Island 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
EIR 96-01/GPA 95-06/lWA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
Novembers, 1997
PageS
led to the inclusion of a right-in/right-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-in/right-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 Pohto 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.
,CPAEIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LEMP 87-:
PROPERTIES SPECIFIC PLAN r^*55 (V tu
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%A - POINSETTIA
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 from 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
PAs
1
2
3
4
5
6
7 " ,
8
TOTALS
NET
ACRES'
3.6
19.7.
1-4
18.6
5.6
6.5
18.7
17.5
91.6
CURRENT
GP
RM/O
RM/O
RM/O
RM/O
RM/O
RM/O
RMH
.RMH/TR
PROPOSED
GP
TR
RM
OS
RMH
RH
TR/RH
RH
RMH
EXISTING
GMCP-
6.0/NA
6.0/NA
6.0/NA
6.0/NA
6.0/NA
6.0/NA
11.5
11.5/NA
PROPOSED
GMCP
NA
6.0
NA
11.5
19.0
19.0/NA
19.0
11.5
EXISTING
MAX
GMCP UNITS'
9
49
4
40
15
17
215
100
449
PROPOSED
MAX GMCP
UNITS'
0
114
0
186
142 ,
61
356
150
1,009
Net acres based on Specific Plan estimates which are different from LFMP 22 estimates.
2 Assumes 50 percent mix between residential and nonresidential.
3 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.
4 Proposed units exceed allowed units under growth management by 560 units (1,009 - 449 =
560). See discussion, below, Density Increase.
The Poinsettia Properties Specific Plan implements the Goals of the Land Use Element as
illustrated below:
1. Goal A.I (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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Page 10
planned to maximize the best use of the site, and contribute to the reduction of traffic
trips within the City.
3. Goal A.I (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.
4. 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.
5. Goal A.I (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 II
Segment of the Local Coastal Program.
6. 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.
7. Objective C. 11 (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 Obligation
Current General Plan Units
449 du X 15% = 67 required affordable
units ,
After Policy 43 Transfer of Units
1009 (449 du + 560 du transfer) X 15% =
152 required affordable units
The applicant is proposing to meet this requirement through the implementation of three
affordable housing components as follows:
Planning
Area
5
6
4
Method of Implementation
This site is designated for a maximum of 142 affordable
apartments .
This mixed-use site may provide a maximum of 61 live-work
units of which 9 must be rent-restricted affordable units.
This site may provide a maximum of 64 secondary units;
however, only 20% of the overall (152) affordable units in the
specific plan may be constructed as rent-restricted secondary
units .
TOTAL
# of Units
142 -
9
30
181
As can be seen from 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 7-19 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 Office 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 (O) 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 hi 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 Development
The proposed General Plan amendment will increase residential densities on all parcels of the
Specific Plan. The existing land use designation on Parcel A is a split designation of Residential
Medium High and Office (RMH/O). 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 (RMH/TR). 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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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
PARCEL
PARCEL A
PARCEL B
PARCEL C
Totals
GMCP
UNITS
134
215
100
449
DENSITY INCREASE
UNITS
369
141
50
560
PROPOSED
TOTAL UNITS
503
356
150
1,009
3.Allocation of Excess Dwelling Units Under Council Policy 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.
o . oEIR 96-01/GPA 95-06/LGPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) - POINSETTIA
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Page 14
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 dwelling 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 RMH/TR 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 corner 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 travel/recreational 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 II 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 II SEGMENT OF THE CARLSBAD LOCAL COASTAL PROGRAM
The proposed project is located within the Mello II 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
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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 II 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-l".
In addition to land use changes, a minor revision is proposed to Policy 6-9 of the Mello II
Segment. Currently, Policy 6-9 states, "Mixed use development (i.e., residential and
recreational-commercial) shall be permitted by right on properties fronting 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 II Segment - Conversion of Agricultural Land
The Mello II 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 II Segment of the Carlsbad Local Coastal Program.
2. Mello II Segment - Tourist Commercial Land Uses
As explained in the General Plan section above, the Specific Plan will relocate the potential
tourist-serving uses from 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 RMH/TR, 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
n . O
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Page 16
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 Specific 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 southern 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
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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 Program
The Mello II 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 LGP which require that commercial uses be developed on Carlsbad Boulevard,
however, Policy 6-9 of the Mello II 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 Nearby Tourist-Oriented Commercial Property
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 11.3 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 II 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. 4159 for the
Local Coastal Program Amendment. The Poinsettia Properties Specific Plan will become the
implementation plan for this area of the Mello II Segment of the LCP. Considering the above,
the proposed project is consistent with the applicable policies of the Mello II Local Coastal
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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/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN '-<V^—
November 5,1997 .
Page 19 ; . ; ;
1. Planning Area 1 - Travel recreation and transit-oriented development
2. Planning Area 2 - Single-family residential
3. Planning Area 3 - Private recreation area for Planning Areas 2 and 4
4. Planning Area 4 - Single-family residential
5. Planning Area 5 - Affordable housing (apartments)
6. Planning Area 6-Mixed use of residential and commercial/retail uses
7- Planning Area 7 - Multi-family residential
8, 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-friendly street design.
3. A pedestrian parkways/trail 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.
O •EIR 96-01/GPA 95-06/LbA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
Novembers, 1997
Page 20
If approved, the Poinsettia Properties Specific Plan will become the controlling document for the
site. It implements the General Plan, Zoning, and Mello II 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:
TABLES
LFMP ZONE 22 SUMMARY
FACILITY
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water
IMPACTS
3,508 sq. ft.
1,871 sq.ft.
1,089EDU
7.0 ACRES
Batiquitos Lagoon & Canyon de
Las Encinas watersheds
1 4,358 ADT
Station #4
I A Acres
CUSD; 489 students
244,200 GPD
237,150 GPD
COMPLIANCE
W/STANDARDS
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
22(A)EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN '•*&;>••- ,,
Novembers, 1997
Page 21 ;
The primary difference in impacts between the previously approved facilities plan for Zone 22
and the proposed amendment is traffic 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
TOTAL ADT
(Average Daily Trips)
A.M. PEAK HOUR
TOTAL ADT .
P.M. PEAK HOUR
TOTAL ADT
APPROVED
ZONE 22
LFMP
21,600
1,540
1,690
PROPOSED ZONE
22 LFMP
14,358 ,
909
1,345
DIFFERENCE
-7242
-631
-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. Planning Commission Resolution No. 4157 (EIR)
2. Planning Commission Resolution No. 4158 (GPA)
3. Planning Commission Resolution No. 4159 (LCPA)
4. Planning Commission Resolution No. 4161 (SP)
5. - Planning Commission Resolution No. 4162 (LFMP)
6. Location Map
o oEIR 96-01/GPA 95-06/LbfA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) - POINSETTIA
PROPERTIES SPECIFIC PLAN
Novembers, 1997
Page 22
7. Background Data Sheet
8. Local Facilities Impact Assessment Form
9. Disclosure Statements
10. City Council Policy 43
11. TOD Standards Summary
12. Existing/Proposed General Plan Designation
13. Existing/Proposed Zoning Designation
14. Specific Plan Map
15. Adjacent General Plan Designations
16. Adjacent Zoning Designations
17. Access on Carlsbad Boulevard
18. Poinsettia Properties Specific Plan, dated November 1997 (Previously distributed; copy
on file in the Planning Department)
19. Zone 22 Local Facilities Management Plan, dated August 1,1997 (Previously distributed;
copy on file in the Planning Department)
20. Poinsettia Properties Specific Plan Final Program Environmental Impact Report, dated
April 1997 (Previously distributed; copy on file in the Planning Department).
AL:kr
POINSETTIA PROPERTIES
EIR 96-01/GPA 95-06/LCPA 96-03/
ZC 95-06/SP 210/LFMP 87-22(A)
o o
BACKGROUND DATA SHEET
CASE NO:EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22fA)
CASE NAME: Poinsettia Properties Specific Plan
APPLICANT: HSL/BP/Michan L.P.
REQUEST AND LOCATION: Certification of Program EIR. approval 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 Lane.
LEGAL DESCRIPTION: A portion of Lots 2 and 3. the North 1/3 of Lot 4. portions 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. County of San Diego. State of California
APN: 214-150-17. 18. and 21 Acres: 91.9 Proposed No. of Lots/Units: 1.009
GENERAL PLAN AND ZONING
Land Use Designation: RM. RMH. TR/RH. RH. OS. TR
Density Allowed: 449 units Density Proposed: 1.009 units
Existing Zone: RDM-O. CT-O/RDM-O
Site
Proposed Zone: RD-M. C-T. O-S
North
South
East
West
Zoning
See Above
RMHP, PM/O
PC,RMHP
C-2, RMHP, C-2-Q
OS
GP
See Above
RM/P1/O
RM/RMH/TR
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 residences/mixed-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): 1.089EDU
Public Facilities Fee Agreement, dated: April 8.1996
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
D
Certified Environmental Impact Report, dated
Other, —
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22C A~)
- Poinsettia Properties Specific Plan
LOCAL FACILITY MANAGEMENT ZONE: 22 GENERAL PLAN: RH. RMH.RM,
TR/RH. RH. OS. TR
ZONING: RD-M. C-T. O-S
DEVELOPER'S NAME: HSL/BP/Michan L.P.
ADDRESS: 2892 Jefferson Street Carlsbad CA 92008
PHONE NO.: f/60^ 729-1677 ASSESSOR'S PARCEL NO.: 214-150-17.18.21
QUANTITY OF LAND USE/DEVELOPMENT (AC.. SO. FT.. DU): 91.9 acres
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
City Administrative Facilities:
Library:
Demand in Square Footage = 3.508 sq. ft.
Demand in Square Footage = 1.871 sq. ft.
D
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park: Demand in Acreage =
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: Served by Fire Station No. = 4
Open Space: Acreage Provided =
Schools:
(Demands to be determined by staff)
Sewer: Demands in EDU
Identify Sub Basin =
1.089 EDU
7.0 acres
n/a
14.358
1.4
489
1.089 EDU
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD =
North Batiquitos
Interceptor
237.150
The project is 560 units above the Growth Management Dwelling unit allowance.
o o
City of Carlsbad
Planning Department
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. 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)
2. 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
3. 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 1037 South Alvernon, Ste. 200
Carlsbad, CA 92008 Tucson, AZ 85711
(See attached sheet for additional names and addresses')
4. 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.
2O75 Las Palmas'Dr - Carlsbad, CA 92OO9-1576 • (619) 438-1161 • FAX (C19) 438-O894
5.Have you had n^p than $250 worth of business tra^fccted with any member of
City staff, Boards, Commissions, Committees and/or Council within the past twelve
(12) months? >'>%,
Yes No If yes, please indicate oersonis): 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.
Print or type name of owner
BY:. HBM Poinsettia, L.P. a
California limited partnership
HSL/BP/Michan, L.P.
Print or type name of applicant
BY: Benchmark Pacific Management, Inc.
a California corporation, General Partner
BY:
Douglas M. Avis, President
Disclosure Statement 10/96 Page 2 of 2
o o
City of Carlsbad
Disclosure Statement
1. Applicant
HBM Poinsettia, I.-1'-
5055 Avenida En< In.is, Ste. 210
Carlsbad, CA 9.'<K)H
Strata Equity Corporation
4250 Executive :;«|".-ire, Ste. 440
La Jolla, CA 9:'<>'»7
HSL Properties
1037 South AlvcM-iMin, Ste. 200
Tucson, AZ 8571 I
Benchmark Pacif «<• I'oinsettia, L.P.
5055 Avenida En<-i"-«s. Ste. 210
Carlsbad, CA 9W08
Magellan Corpor.-it ions
2198 E. Camelbnck Road, Ste. 325
Phoenix, AZ 85016
3. Carlos Michan
4250 Executive S«ju.-ire
Suite 440
La Jolla, CA 92037
ATTACHMENT 10
Page 1 of 2
CITY OF CARLSBAD Policy No._J2_Date Issued A/22/97
COUNCIL POLICY STATEMENT Supersedes No.
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
of 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
Although 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
established by the adoption of Proposition E, the following criteria is established to determine
eligibility for consideration of "excess" dwelling unit allocation, subject to the required findings
in Proposition E.
Projects eligible for consideration in order of priority include:
First Priority
1. 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.
2. Density transfers, clustering of development and dwelling unit locational adjustments
which are proposed in order to preserve larger areas of sensitive habitat.
3. Infill Single Family Subdivisions that meet all development standards and where
proposed lot sizes will be equal to or greater than adjacent subdivided properties.
DOC
o
Page 2 of 2
gor^>nfl Priority
1. Senior citizen housing as defined by Carisbad 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 density range that provide, without
compensation, for some significant public facility not required as part of the
development process.
Third Priority
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.'
2. 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.
3. Infill multi-family projects that meet all development standards and where the resulting
density does not exceed adjacent, existing multi-family projects.
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 Inclusionary 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.
«Cny«ili\D*USEI«tfAin.\woiu»i murtaamCOOUCY DOC
ATTACHMENT 11
TRANSIT ORIENTED DEVELOPMENT
STANDARDS SUMMARY
Key Design Elements of a Carlsbad TOD Project - Land Use Mix
• Commercial/mixed use
• Residential projects within 500' of transit station: 20+ du/ac
• Residential projects more than 500' from transit station: 7-9 du/ac min.
Commercial/Mixed Use Design Elements
• Residential above commercial
+ Gathering places
• Parking in pockets dispersed throughout project
• Pedestrian-friendly design
Residential Projects within 500'of Station
4 20+du/ac
• Prohibit single-family detached projects
4 Require neighborhood park or other focal gathering points
• Discourage buildings less than two stories
Residential Projects 500'+ from Station
4 Minimum 7-9 du/ac
• Encourage second dwelling units
• Encourage innovative designs (alley, zipper lots, zero lot line, wide and
shallow lots, et.)
• , Require gathering areas or neighborhood park or other focal point
General TOD Design Characteristics
• Pedestrian-friendly circulation
• Transit access
• Pedestrian-friendly architectural design
• De-emphasis on importance of parking
LAND USE
7+ dwelling units/acre
..mmmTfrn—*••'"• I'M in II ir*"*0*" *'"-
20+ units/acre
commercial/mixed use
TRANSIT STATION
o
o
ATTACHMENT 12
EXISTING GENERAL PLAN DESIGNATIONS
PARCELA: RM/O
PARCEL B: RMH
PARCEL C: RMH/T-R
PA4
RM/O
PARCELA
RESIDENTIAL-
MEDIUM DENSITY
RESIDENTIAL-
MEDIUM-HIGH DENSITY
OFFICE & RELATED
COMMERCIAL
TRAVEL/RECREATION
COMMERCIAL
-1-
o o
PROPOSED GENERAL PLAN DESIGNATIONS
PARCEL A: T-R/RH, RH, RMH,
OS, RM, T-R
PARCEL B: RH
PARCEL C: RMH
PA4
RMH
PARCEL A
RESIDENTIAL-
MEDIUM DENSITY
RESIDENTIAL-
MEDIUM-HIGH DENSITY
RESIDENTIAL-
HIGH DENSITY
OPEN SPACE
TRAVEL/RECREATION
COMMERCIAL
-2-
ATTACHMENT 13
EXISTING ZONING DESIGNATIONS
PARCEL A: RD-M-Q
PARCEL B: RD-M-Q
PARCEL C: C-T-Q/RD-M-Q
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
QUALIFIED DEVELOPMENT
OVERLAY ZONE
-l-
o o
PROPOSED ZONING DESIGNATIONS
PARCEL A: C-T7 RD-M, OS
PARCELS: RD-M
PARCEL C: RD-M
PA4
RD-M
PARCEL A
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
OPEN SPACE
-2-
SPECIFIC PLAN MA
ATTACHMENT 14
\ "^rrfSKi \Y|\ Travel/Recreation \\%
\
Commercial •\&*,_ \r
Ami40.000 sq. It.Travel/Recreation
inge-amiy %. Residential \
NOTE: du's = Dwelling Units
SOURCE: Poinsettia Properties Specific Plan
600'
o o ATTACHMENT 15
ADJACENT GENERAL PLAN DESIGNATIONS
MEDIUM DENSITY RESIDENTIAL
MEDIUM-HIGH DENSITY
RESIDENTIAL
COMMUNITY COMMERCIAL
NEIGHBORHOOD COMMERCIAL
TRAVEURECREATION
COMMERCIAL
OFFICE & RELATED
COMMERCIAL
PLANNED INDUSTRIAL
TC TRANSPORTATION CORRIDOR
ATTACHMENT 16
ADJACENT ZONING DESIGNATIONS
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
ONE-FAMILY RESIDENTIAL
ZONE
RESIDENTIAL MOBILE HOME
PARK ZONE
PLANNED COMMUNITY ZONE
PLANNED INDUSTRIAL ZONE
NEIGHBORHOOD COMMERCIAL
ZONE
GENERAL COMMERCIAL ZONE
OFFICE ZONE
TRANSPORTATION CORRIDOR
OPEN SPACE
QUALIFIED DEVELOPMENT
OVERLAY ZONE
Access on Carlsbad Boulevard
RIGHT TURN IN AND OUT ONLY
AT THE EXISTING MAIN
ENTRANCE TO LANIKAI LANE
SIGNALIZED INTERSECTION
PROVIDING ACCESS TO
P.A. 7 & LANIKAI
SIGNALIZED INTERSECTION-
PROVIDING ACCESS TO
P.A. 8 & PONTO
NORTH
No Seal*
o
LANIKAI LANE
MOBILE HOME PARK
>3o
mz
H
_x-g
CITY OF CARLSBAD
LAND USE REVIEW APPLICATION FOF PAGE 2 OF 2
8) LOCATION OF PROJECT : Intersection of Avenida Encinas, Carlsbad Boulevard and Poinsettia Lane
STREET ADDRESS
ON THE
BETWEEN
EAST
(NORTH, SOUTH EAST, WEST)
Poinsettia Lane
(NAME OF STREET)
SIDE OF Carlsbad Boulevard
(NAME OF STREET)
AND Avenida Encinas
(NAME OF STREET)
9) LOCAL FACILITIES MANAGEMENT ZONE
10) PROPOSED NUMBER OF LOTS
13) TYPE OF SUBDIVISION
(RES/ COMM/ INDUS)
16) PERCENTAGE OF PROPOSED
PROJECT IN OPEN SPACE
19) GROSS SITE ACREAGE
22) EXISTING ZONING
RM/0; RMH; TS/RMH ,
11) NUMBER OF EXISTING
RESIDENTIAL UNITS
14) PROPOSED INDUSTRIAL
OFFIC/SQUARE FOOTAGE
17) PROPOSED INCREASE IN
AVERAGE DAILY TRAFFIC(decrease approx. 60%
20) EXISTING GENERAL
PLAN
RM/0; RMH; TS/RMH
23) PROPOSED ZONING
Specific Plan
12) PROPOSED NUMBER OF
RESIDENTIAL UNITS
15) PROPOSED COMMERCIAL
SQUARE FOOTAGE
18) PROPOSED SEWER USAGE
IN EQUIVALENT DWELLING
UNITS
21) PROPOSED GENERAL PLAN
DESIGNATION : '
RMH; TSC
24)IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING
COMMISSIONERS, DESIGN REVIEW BOARD MEMBERS, OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE
PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. I/WE CONSENT TO ENTRY FOR THIS PURPOSE
SIGN,IATU*E
**********************#******«*******«***********«»*******«************««****************«******»**************«**********
FOR CITY USE ONLY
FEE COMPUTATION:RECEIVED
APPLICATION TYPE FEE REQUIRED
ooo
APR 1 8 1996
CITY OF CARLSBAD
DATE
RECEIVED BY:
TOTAL FEE REQUIRED
DATE FEE PAID RECEIPT NO.
FRM0016 3/96
C ^ 0 C ^-T) Q ^ CITY OF CARLSBAD A
ft * Ip f, \ £ 6 n W LAND USE REVIEW APPLICATION ^
1) APPLICATIONS APPLIED FOR: (CHECK BO
[""} Master Plan
fifl Specific Plan
|~| Precise Development Plan
Q Tentative Tract Map
| [ Planned Development Permit
I""] Non-Residential Planned Development
[~| Condominium Permit
| | Special Use Permit
| [ Redevelopment Permit
[""[ Tentative Parcel Map
Obtam from Eng. Dept
[~[ Administrative Variance
| [ Administrative Permit - 2nd Dwelling Unit
XES)
(FOR DEPT
USE ONLY)
^2P *7 \f^(_<7i £^*((^s
FOR PAGE I OF 2
|Y| General Plan Amendment
fx| LocaL Coastal Plan Amendment
| | Site Development Plan
\i
m Zone Change
r^
[~] Conditional Use Perm
| [ Hillside Development
| | Environmental Impact
| | Variance
| [ Planned Industrial Per
| | Coastal Development
[""[ Planning Commission
LfnA'p "2.1- /^
RK. List any other applica
2) ASSESSOR PARCEL NO(S). 214-150-17; 214-150-18' 2144450- 1£
3) PROJECT NAME: Poinsettia Properties Specific Plan
t
Permit
Assessment
mit
Permit
Determination
Wne^DrvTefiur''
ions not specificed
(FOR DEPT
USE ONLY)
\JiP~Pr £^(0 -££
UW &1-W
4) BRIEF DESCRIPTION OF PROJECT: See attached project description
5) OWNER HSL/BP/Michan, L.P.
NAME (PRINT OR TYPE)
HSL/BP/Michan, L.P.
MAILING ADDRESS
P.O. Box 2524
CITY AND STATE ZIP TELEPHONE
Carlsbad, CA (619) 729-1677
I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE
ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF
MY KNOWLEDGE.
SIGNATU!U£^^x;7__ DATE
6) APPLICANT HSL/BP/Michan, L.P.
NAME (PRINT OR TYPE
HSL/BP/Michan, L.P.
MAILING ADDRESS
P.O. Box 2524
CITY AND STATE ZIP TELEPHONE
Carlsbad, CA 92018 (619) 729-1677
I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE
ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF
MY KNOWLEDGE.
/SjBS^yJ^ DATE^^-^s^^*^^"^ tf~ iff-^jC^-
7) BRIEF LEGAL DESCRIPTION:See attached title report and legal description.
NOTE: A PROPOSED PROJECT REQUIRING THAT MULTIPLE APPLICATIONS BE FILED MUST BE SUBMITTED PRIOR TO 3-3Q P.M.
A PROPOSED PROJECT RE<JWRING THAT ONLY ONE APPLICATION BE FILED MUST BE SUBMITTED PRIOR TO 4:00 P.M.
^^-w^™ :^-^^^-^c^r^w^^:,
r.jldth * ." CITY
- 1200 CARLSBADTILLAGE DRIVE CARLSBAD, CALIFORNIA 92008
434-2867
Cm.!
REC'D FROM.
I) *
DATE
ACCOUNT NO.
/IJ f' ' y»
(, ^/-£i«^/
RECEIPT NO. 27582
DESCRIPTION
>5> a / o
i_apA ^<*-^2
L^/np y?-*/? SA\— - >s
7125 04/18/96
NOT VALID UNLESS VALIDATED BY TOTAL
AMOUNT
/ £.9o o-o/
J~ J3 / *-o
/ •* ^w.
' ^ ^>j
0001 01 02
,-r.n, ^,'j.w
? . --X /x' X*-»-3
I Printed on recycled paper.
.^..j.^j—,.. .-.. . .
CASH REGISTER
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
APPLICANTS STATEMENT OF DISCLOSURE OR 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
(Please Print)
The following information must be disclosed:
1. Applicant , (
List the names and addresses of all persons having a financial interest in the application.
HSL/BP/Michan, L.P.
P.O. Box 2524
Carlsbad, CA 92018
2. Owner
List the names and addressees of all person having any ownership interest in the property involved.
HSL/BP/Michan, L.P.
P.O. Box 2524
Carlsbad. CA 92018
3. 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.
v- Doug Avis Carlos Michan
P.O. Box 2524, Carlsbad, CA 92018 4180 La Jolla Village Drive
Humberto S. Lopez ^uite
1037 So. Alvernon, Tucson, AZ85711 La jolla, CA 92037
4. 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.
None
DISCLOS.FRM 2/96 PAGE 1 of 2
2O75 Las Palmas Drive • Carlsbad. California 92OO9-1576 •(619) 438-1161
Disclosure Statement
(Over)
Page 2
5. Have you had more than $250.00 worth of business transacted with any member of City staff.
Boards, Commissions, Committees and Council within the past twelve months?
Yes No K If yes, please indicate person(s)
Person is defined as "Any individual, firm, copartnership, 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 pages as necessary)
Sij^riature of Owner/date
TN"<fyyr*S
}
edi
Print or type" name of owner
Signature of applicant/date
Print or type name ofapplicant
DISCLOS.FRM 2/96 PAGE 1 of 2
POINSETTIA PROPERTIES SPECIFIC PLAN
Project Description
The project is a Master Planned community consisting of residential and non-residential
land uses, including single-family and multi-family homes, travel related commercial uses, and
other commercial/retail uses. In order to provide a full description of the project, the Project
Description will be divided into two sections. The first section will provide a detailed description
of the proposed land uses and the second section will provide a brief summary of each entitlement
necessary for implementation of the project.
A. PROJECT LOCATION AND DESCRIPTION
1. LOCATION
The Poinsettia Properties Specific Plan Area includes approximately 88
acres located in the southwest portion of the City of Carlsbad. The
Specific Plan Area is bounded on the north by the North County Transit
District Railroad Station, on the east by Avenida Encinas, on the south by
Lakeshore Gardens Mobile Home Park and on the west by Carlsbad
Boulevard. A Location Map is provided as Exhibit 1.
2. PROJECT DESCRIPTION
/
For planning purposes, the Specific Plan land uses and planning areas are
generally referred to as either "parcels A, B or C," dependent upon their
location in relation to the AT&SF Railroad Right-of-Way and Poinsettia
Lane which bisects the property Parcel A, which is approximately 56
acres lies east of the AT &SF Railroad Right -of-Way. It is divided into six
planning areas composed of commercial, residential, recreational, and
affordable housing. Parcels B and C lie west of the railroad-right-of-way
and are composed of residential land uses and are approximately 15 and 17
acres respectfully Parcel B is divided into two distinct planning areas and
Parcel C is one entire planning area. A Planning Area Map is provided
herein as Exhibit 2.
Amenities of the Poinsettia Properties Specific Plan include public and
private pedestrian trails which will be connected. They will take advantage
of access to Carlsbad Boulevard, the Pacific Ocean and the North County
Transit Railroad Station.
A common active recreational facility will be located in Parcel A within
Planning Area 3, for the private use of residents within Planning Areas 2
and 4. This recreational facility may include a swimming pool, tennis
1
courts, recreational building, outdoor basketball facilities, and other
outdoor playing areas. The facility complies with City requirements for
providing recreation areas. Planning Area 5 will provide a site specific
recreational facility as outlined within the Development Standards for
Planning Area 5. The other Planning Areas within Parcels B and C shall
meet the City's requirements for open space and recreation and shall
include separate or combined recreation facilities.
The number of future dwelling units allowed for the Poinsettia Properties
Specific Plan in the approved Zone 22 Local Facilities Management Plan is
449 units. In addition, per the provisions of City Council Policy 43, this
Specific Plan proposes an additional 201 residential units. In total the
Specific Plan allows a total of 650 residential units. (See land use table
provided herein as Exhibit 3.)
B. POINSETTIA PROPERTIES SPECIFIC PLAN APPLICATIONS
The following applications will be processed concurrently with the Poinsettia
Properties Specific Plan:
General Plan Amendment (GPA) - The GPA accompanying this Specific Plan
proposes to revise the land use designations within the Specific Plan area. The
existing General Plan designations facilitate the development of a large office and
commercial project as well as residential uses. The proposed land use changes will
be compatible with the surrounding existing uses and future development, and will
substantially reduce overall impacts. The GPA will change the existing land use as
follows:
f;
Planning Current Proposed
Parcel Area General Plan General Plan
A 1 RM/O TSC
A 2 RM/O RMH
A 3 RM/O OS
A 4 RM/O RMH
A 5 RM/O RH
A 6 RM/O TSC
B 7 RMH RH
B 8 RMH RMH
C 9 RMH/TS RMH
Local Coastal Program Amendment (LCPA) - The Specific Plan area is located
within the Coastal Zone, thereby necessitating the processing of Coastal
Development Permits. The West Batiquitos Local Coastal Program Amendment is
required in order to maintain its consistency with the City of Carlsbad's General
Plan, and reflect the land use changes proposed in this Specific Plan.
Local Facilities Management Plan Amendment (LFMP) - The Zone 22 LFMP
Amendment will reflect the land use designation changes and identify the new
impacts of the proposed land use changes. Per the requirements of the Carlsbad
Growth Management Program, the Zone 22 LFMP must be updated to be
consistent with the General Plan land use designations proposed by the Specific
Plan Amendment. The Zone 22 LFMP Amendment addresses existing and future
projected adequacy of public facilities through build out of the Specific Plan to
City build out.
Specific Plan (SP) - The proposed Specific Plan Amendment will provide land
uses and development standards for this area.
Zone Change (ZC) - The Specific Plan area will be subject to a Zone Change
(ZC) which amends its existing zoning of RDM-Q and CT-Q/RDM-Q to S zoning
(Specific Plan zone).
In addition to these applications, other applications such as tentative maps, PUD
permits, conditional use permits, site development plans and other applications
may be processed concurrently with the Poinsettia Properties Specific Plan.
rroperties
Specific Plan
§ J /•> I i I /•% *Carlsbad, CA
Oceanside
Vista
San
Marcos
Esscndido
'Mar
\ V*\ Proiect i
Jolla
Pacific
Beach
Rar.cho
Santa Fe
Rancho
Bernardo
Mesa
La Mesa
Corcnado
Imcena1
Beacr.
GraphicAccess
G<aomes Suooon
Location Map
Exhibit No. 1
/ . \
Poinsellia Properli
Specific V
* '* O^rlrt-v-
x ^ ^-PEDESTRI<VN BUFFER /
on
0100 200 400
ft-!
a.
POINSETTIA PROPERTIES SPECIFIC PLAN
Land Use Summary
7
Planning
Area
Parcel A
Parcel U
Parcel C
1
2
3
4
5
6
1
8
9
, all M r ft j|';?fif'ii~fit ''liti i f 1''«*&$& -v ' f'WJiW • i'" »" 1*1**' (I W-f'h i5p{iG*t>ii- '"{•!:liffi -«$'-iF ^'ti4 v»i* Icif 5?»»fi i1* 4 ,»*,;' !* M -j;"-?!}' £t '¥ai'?it( vgcK^/i^^^W'Bwn'iv'm\-' 1 '*X't tu'M "a i *i f'1 1'
f "P^l*,t*5fr[™ ^r« " "irJifV (£
2,2" (.j?rg M?€«^Jf|ji^J ? 'iiJij;y WllliH'1^
:" il-1 .rt' li" * t'lt ^'1 111 •") U ' fir
'1 :"^'h l!«. 'i1:J.JJ!.k'_._Ju-iJLiSL:S,!.!iLLLJi:
Ib/C
KMII-8-ISdu/dc
OS
KMII-4 8du/ac
RMII-8- I5du/ac
TS/C
KMII-8-|5du/oc
KMII-8-l5du/ac
KMH-8-ISdu/ac
Developmenl Type and
RCVMW Procoi
Travel Ser\ite/ SOP
('i)inincrcail
SID PI)
O|Ki> Space
SFO PI)
MF PD/SDP
Travel Service/ SUP
Commercial/Mixed Use CUP
MF PD/SDP
SID
SID PD/SDP
Total Specific Plan (including affordable uoU»>
Acres (1)
l''l 'I,- -f. -li.«- •»^ifirwii;,
f'''r,taf ?•;;;
if' ;l j'^'t'3.i..Hinv.*/Vi*. uMLvS'ili :
*J62
20 U
1 36
194
57
57
50
U S7
1537
8786
,.;4^N* '"a
'"(Hpd'rttifct'-
^ »tew3wi4;-,''
'^'yiftKlriKijmftjr"',
^A^uM^l^thM)-
30
1864
1 36
186
52
50
50
II 57
1537
83.74
Kcsiduiliul (Hints)
Growth
Management
Control Point
0
168
0
213
56
56
11(1
180
784
\ , Pol4»efaw Krapartkt-.-'fj-; i:;%«Mfcmiqij^•'^;,-:\;'^.
•' . • '1" • : •V«,V'.
0
no
(4) (Plus an additional 40
secondary units)
110
(3) 130
0
too
8(1
120
(4) (Plus ail additional 40
bt-Loiular\ iiinlb)
650
Nuii-Hesideiillul (Sq. l-t )
Poiiiictlia Properties ^^
Spccinc Plan
65,340s f of building spate (5u% coverall
Open Space rec area for P^ 2 & 4
30,000 s 1' retail/commercial building spate
and 'SO luc/uoik units |^^
95,340 s.f. of r«iail/conim«rcial s«rvic«
building ipace, plus 50 live/work units
(1) I ho Claiming Area ut-rca^e wu^dclcnninal by plaiuiK lt:r Upon pic|>oij|iun <>l ilic UuLilnc MJ|> I_\JL| .IL
(2) UlllU »!«' |" ""HI -1' I" IIJII •ll'ludlH.IUiXII till. I'l.llllllll)! AUUi
(I) Iliuki .V>.li>ui H «i'li<illij!)i>l the Dill.iH HCIIIII. I li.lin.Hin. llicic unili niu> IK; |h.iimlU.d l»i.\i.ti..l (hi. «KII>.IJ| I'lan dc
(4) I lie dcn-.il) m I'laigiuin Ana i will be icdntcd by lilt: niunlici til -.euindai) uini-.dtwl..|«.J m ri.uuinit; AIVJ-. 2 aii.J '>
will IK. >K.ki milled
NO 1 1. I he number ul unil-, in a I'lannmj; Area inuv exceed Uie (inmlh C'tmirtil Point. |>rov idcd hmtcvu .ilicx uic nuhin ilic OLIICI jl I'lan d>.ii->ii\ I
I he lulu) number ut duelling uiufouilliui the |'OIIIM;I|IU l'ro|X.rtic> S|K-xilic I'lanuil n>n>-\t.ccd ill.- l»ul iiiunlx-i t>t uiul* jILmtJ In dum
March 6. 1996 21 i xhibil 7