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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. -2- 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: -3- 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: -4- 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. -5- 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. -6-