HomeMy WebLinkAboutMP 132; Pacesetter Homes; Master Plan (MP)CITY OF CARLSBAD
PLANNING DEAPRTMENT
REPORT TOR
AUGUST 28, 1973
TO: PLANNING COMMISSION
REPORT ON: CONSIDERATION OF E.I.R.
CONSIDERATION OF ZONE CHANGE
CONSIDERATION OF MASTER PLAN
CASE NOS: ENVIRONMENTAL IMPACT REPORT NO. 188
ZONE CHANGE NO. 125
MASTER PLAN NO. 132
APPLICANT: Pacesetter Homes, Inc.
c/o Terry L. Crowther
4540 Campus Drive
Newport Beach, California, 92660
I. GENERAL INFORMATION:
A. Request^ The applicant requests acceptance of a Final Environmental Impact
Report and approval of a preanriexational zone change from E-l-A (County) to
P-C (Planned Community) and a Master Plan for a 60 acre parcel, to include a
possible total of 400 dwelling units on a portion of the west half of Section
21,, Township 12 South, Range 4 West, San Bernardino Base and Meridian, in
the County of San Diego.
B. Background: The subject 60 acre parcel is generally located east of
Lowder Lane, midway between Palomar Airport Road and Poinsettia Lane.
Surrounding land 'uses include:
West: Alta Mira (overall gross density of 10 d.u./acre) arrd
Park Site.
North: McReynolds Property (overall gross density approved by
Master Plan equals 7 d.u./acre) and County area currently
used for agricultural purposes.
East: Agricultural uses in County.
South: Casas de las Poinsettias (10 d.u./acre) and Ayres property
(8 d.u./acre).
C. Zoning and General Plan:
1. Zoning: Existing: E-l-A (County)
Proposed: P-C
Adjacent: West: P-C
North: P-C & E-l-A (County
East: E-l-A (County)
.South: P-C & RD-M
2. General Plan: The adopted General Plan designates this area as
Low Density Residential (3-7 d.u./acre). The General Plan also shows
four (4) school sites (2 elementary, one Jr. High and one High School)
separated by parks on the subject property:
The site contains approximately 60 acres gross. Subtracting 15 acres (25%)
for expected streets leaves 45 net acres. Using an average of 5 d.u./acre
the existing General Plan would permit 225 dwelling units. Using a maximum
figure of 7 d.u./acre, the General Plan would permit 315 dwelling units. These
figures disregard the proposed school sites. The applicant is proposing 400
dwelling units for a net. density of 8.9 dwelling units per acre.
The densities requested are not consistent with the adopted General Plan,
and, if approved, would require a General Plan Amendment.
D. Public Notification: The required public notices have been published and
mailed regarding these items.
II. CONSIDERATION OF ENVIRONMENTAL IMPACT REPORT NO. 188
A. Project Description: Other sections of this report and pages 1-9
of the draft E.I.R. provide an adequate description of the pending applications.
Prior to submittal of a Specific Plan, the applicant would have to submit
supplemental information to cover those impacts that can not be fully evaluated
at this time (i.e. grading, circulation, etc.).
B. Environmental Setting Without The Project:
Pages 10-19 of the draft EIR provide this information. There is nothing
of much environmental significance on the site except for the tomatoes and
flowers under cultivation and the lack of some community services and facilities.
There is a good evaluation of the existing tax yield on page 19 of the draft
EIR. It is interesting to compare this table to the expected tax yield shown
on page 25.
C. Identify Environmental Impacts:
Pages 20-28 of the draft EIR describe the environmental impacts
expected to occur as a result of this development. Many of the impacts cannot
be fully evaluated until specific development plans are prepared. Staff comments
include:
1. Hydrologic Impacts - the statement on page 20 referring to
the flushing action of the tides in Bataquitos Lagoon is inaccurate
since there is no significant tidal action in that lagoon.
2. Atmospheric Impacts - emphasis is directed to the last paragraph
in this section (page 23).
3. Geologic Impacts - the applicant has stated that their intent is
to keep grading to an absolute minimum.
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4. Biotic Impacts - the existing agricultural uses have virtually
eliminated natural vegetation and the wildlife that would be affected
by the encroachment of man.
5. Socio-Economic Impacts - (a) The existing use of the site for
cultivating tomatoes and flowers indicates a relatively high value
for agricultural purposes (page 14). (b) The principal potential
impacts of the proposed project will be social and economic as
affecting various community services, principally schools (page 25).
D. Adverse and Irreversible Effects of the Project: These impacts are
again reiterated on pages 29 and 33 of the draft EIR.
E. Short and Long-Term Use of Land: This information is discussed on
page 33 of the draft EIR.
F. Growth Inducement Impact: This impact is adequately described on pages
34-35 of the draft EIR.
G. Mitigative Measures: On page 29 of the draft EIR, it is stated that
the "impact on the schools could be mitigated in part by the dedication of an
appropriate amount of land toward a school site or equivalent funds with which
to purchase land at an alternate site." It is also stated on page 30 that the
"potential impact of storm drain flow into the lagoon can be mitigated by
draining the site northward into Canyon de las Encinas."
H. Alternative Choices: Alternatives to the proposed development are
discussed on pages 30-32 of the draft EIR.
I. Staff Recommendation: Staff recommends that the Planning Commission
ACCEPT this Final Environmental Impact Analysis, along with the draft EIR and
the comments received from the reviewing agencies, as the Final Environmental
Impact Report for the aforedescribed project.
III. CONSIDERATION OF ZONE CHANGE NO. 125
A. Description of Application: The applicant is requesting approval of
a preannexational zone change from E-l-A (County) to P-C (Planned Comftiunity).
Approval of this reclassification would become effective upon the date that the
subject property is annexed into the City of Carlsbad and, because of the nature
of this zone, would not allow any specific forms of development prior to the
approval of a Master Plan, Specific Plan and Tentative Map.
B. Staff Recommendation: Staff recommends that it be moved that the
Planning Commission recommend to the City Council that Zone Change No. 125
BE APPROVED Justification is based upon:
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1. P-C Zoning is the best way to assure the City proper controls
over the development of this area.
2. P-C zoning, by itself, does not establish any commitment
to density or design; it only establishes a concept of development that
would be consistent with the adopted General Plan.
3. P-C Zoning, by itself, would not have an adverse impact on the
environmenta.
IV. CONSIDERATION OF MASTER PLAN NO. 132
'A. Description of Project: The Master Plan, as presented, is composed
of three basic elements:
1. Density: The applicant is requesting a gross density of 7
dwelling units per acre. This density is in keeping with those
densities approved to the north (McReynolds), west (Alta Mira) and
south (Occidental Petroleum); but is not consistent with the
recommended densities of the existing densities.
2- Circulation: The subject property is located east of 1-5,
South of Palomar Airport Road and North of Poinsettia Lane. Lowder
Lane has also been established through Alta Mira from P.A.R. south
to Poinsettia Lane. The Master Plan proposes an extension of a new
street in Alta Mira, Catnino de las Ondas, easterly to the northerly
extension of Batiquitos Drive (also the southerly extension of
Macario Road). These two extensions would only be half-street
improvements along the southerly and easterly boundaries of the
property. The other half-street improvements of Camino de las Ondas
would be the requirement of the Hester Development (Occidental
Petroleum) currently on file with the Planning Department. There
are no precise plans for the extension of Batiquitos Drive.
3. Parks: The Master Plan makes provisions for the connecting link
of the park corridor that has been established through the Occidental
Petroleum property, the Alta Mira development, and the McReynolds1
property. There is a problem with the house that is existing in the
southwest corner of the subject property, part of the area proposed
for park dedication.
B. STAFF RECOMMENDATION: Staff suggests that the Master Plan BE APPROVED
with a density of 7 dwelling units per net acre. A precedent has already been
established for densities of 7-10 d.u./acre for those areas between 1-5 and
Batiquitos Drive and between P.A.R. and Poinsettia Lane. However, the resulting
developments are within the density range of 3-7 dwelling units per net acre.
The relatively level terrain of the subject site is more conducive to higher
net densities than those sites with topography problems. Because of this factor,
staff recommends that it be moved that the Planning Commission recommend to the
City Council that Master Plan No. 132 BE APPROVED WITH AN OVERALL NET DENSITY
OF 7 DWELLING UNITS PER ACRE. Justification is based upon:
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1. The proposed development will be consistant with surrounding
land uses.
2. The proposed development is not likely to cause any significant
environmental impacts at this lesser density.
3. Based upon'the recently adopted City Council policy of no
further General Plan amendments at this time, this leaves
two options for the applicant which are:
The development can occur at 7 d.u./acre or development
can be held in abeyance until the present on-going General
Plan amendment is completed which may indicate a more
appropriate density for the subject site.
c- CONDITIONS OF APPROVAL: Any approval should be subject to the following
conditions:
1. Any development shall be limited to a density of 7 d.u./net acre
which means exclusive of any public street.
2. The approval of a Master Plan is granted for the land described
in the applicantion and any attachments thereto, and as shown on the
plot plan submitted labeled Exhibit A. The location of all buildings
fences, signs, roadways, parking areas, landscaping,and other
facilities or features shall be located substantially as shown on
the plot plan labeled Exhibit A, except or unless indicated other-
wise herein.
3. All requirements of any law, ordinance or regulation of the
State of California, City of Carlsbad, and any other governmental
entity shall be complied with.
4. Prior to obtaining a building permit and within 30 days hereof,
the applicant shall file with the Secretary of the Planning Commission
written acceptance of the conditions stated herein.
5. Compliance with and execution of all conditions listed hereon
shall be necessary, unless otherwise specified, prior to obtaining
final building inspect-on clearance. Deviation from this requirement
shall be permitted only by written consent of the Planning Director.
6. Prior to the issuance of any permits, the applicant shall enter
into a mutually acceptable agreement with the Carlsbad Unified
School District to provide for future school requirements that will
result from the proposed development.
7. Prior to the issuance of any permits, the applicant shall submit
and receive approval of a Specific Plan and Tentative Map for this
development.
8. The alignments and widths of the Camino de las Ondas extension
and the Batiquitos Drive extension shall be determined by the Dept.
of Public Works and the Planning Dept. prior to the submittal of
Specific Plans.
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9. The proposed park corridor shall be coordinated with the
Parks and Recreation Department prior to the submittal of
Specific Plans.
10. An archeological field check of the site shall be done prior
to the submittal of a Specific Plan. All findings shall be reported
at that time with the supplemental Environmental Impact information.
ATTACHMENTS:
1. Memo from Fire Dept. listing requirements for this project.
2. Letter dated July 11, 1973 and July 25, 1973 from Carlsbad Unified School Dist.
3. Letter of July 19, 1973 from Department of Parks and Recreation - San Diego
4. Letter dated August 8, 1973 from San Diego Coast Regional Commission
5. Letter dated July 20, 1973 from County Dept. of Sanitation & Flood Control
6. Letter dated June 12, 1973 from J. B. Askew, County Health Officer.
7. Letter from San Diego Museum of Man dated August 20, 1973.
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