HomeMy WebLinkAboutMP 88-01; Arroyo La Costa; Master Plan (MP)I
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APPUCATION COMPLETE DATE:
August 29. 1988
STAFF REPORT
DATE:
TO:
FROM:
SUBJECT:
I.
MAY 16, 1990
PLANNING COMMISSION
PLANNING DEPARTMENT
MPA 149(OVMP 88-1/GPA/LU 88-1/ZC 88-3/CT 88-3/PUD 8S-4/HDP 88-8/SDP
89-18/SUP 89-3/SUP 90-8/ROI 181/EIR 86-2 ARROYO LA COSTA - Request for
approval of a General Plan/Land Use Amendment, Zone Change, Master Plan
Amendment, Master Plan, Tentative Tract Map, Planned Unit Development Permit,
Hillside Development Permit, Special Use Permits, Site Development Plan, and a
City initiated Resolution of Intention and request for the certification of an
Environmental Impact Report on property located east of El Camino Real, north
of Olivenhain Road, and west of Rancho Santa Fc Road in the PC Zone and in
Zone 12.
RECOMMENDATION
That the Planning Commission ADOPT Resolution Nos. 3028, 3029, 3030, 3031, 3032, 3033,
3034, 3035, 3036, 3037, recommending Approval of MPA I49(O), M? 88-1, GPA/LU 88-1, ZC
88-3/CT 88-3, PUD 88-4, HDP 88-8, SDP 89-18, SUP 89-3, SUP 90-8 a:id ROI 181, and ADOPT
Resolution No. 3039 recommending certification of EIR 86-2,based on the findings and subject
to the conditions contained therein.
II.PROJECT BACKGROUND AND DESCRIPTION
The applicant is requesting a number of discretionary approvals for a 529 acre Master Plan
community located between El Camino Real, Olivenhain Road, and Rancho Santa Fe Road. This
area is currently a pan of the La Costa Master Plan (MP-149(G)) and is known as La Costa
Southwest. Through the proposed actions, the applicant is requesting approval to withdraw from
the La Costa Master Plan and form a new Master Plan, known as Arroyo La Costa (M? 88-1).
In addition, the applicant is also proposing a Tentative Map/Planned Unit Development Permit
to allow the construction of 1,076 single family dwellings and accompanying recreational facilities.
To accomplish these actions, the applicant is requesting the following discretionary approvals:
A. A Master Plan Amendment to the existing La Costa Master Plan to delete aD
references to the area previously known as La Costa Southwest (now Arroyo La
Costa) and to place certain restrictions or: remaining future development.
B. A new Master Plan, in compliance with ail current ordinances and standards, for
the area previously known as La Costa Southwest (now Arroyo La Co;ra).
C. A General Plan Amendment to revise land use designations within the Arroyo La
Costa Master Plan area.
ARROYO LA COSTA
MARCH 21, 1990
PAGE2
ROI 181 24
EIR 86-2 24
See Exhibit X-l, pg. 27, for the location of each of these areas.
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D. A Zone Change from R-l to P-C for a small area just north of the Arroyo La Costa I
Master Plan area to incorporate it into the Arroyo La Costa Master Plan as Open '' •
Space.
E. A Tentative Tract Map, Planned Unit Development and Hillside Development •
Permit for the are: Covered by the Arroyo La Costa Master Plan. I
F. A Site Develop men; Plan for the common recreation/daycare facility.
G. A Special Use Permit for the construction of improvements in the 100-year flood •
plain. 11
H. A Special Use Permit to demonstrate compliance with the El Camino Real Corridor
Standards. •
I. A Resolution of Intention to declare an intent for a future change in the land use i p
designation on the railroad parcel from Travel Services/Utility (TS/U) to a '
residential land use. m
J. Certification of an Environmental Impact Report addressing all the discretionary j |
approvals being requested at this hearing. :
Due to the complex nature of the proposed project, all discretionary actions and related planning ; I
issues are discussed individually below and may be found on the following pages:
Page .1
MPA 149(O) 4 '
MP 88-1 5 —
GPA/LU 88-1 7 •
ZC 88-3 15 *
CT 88-3/PUD 88-4/HDP 88-8 15 —
SDP 89-18 19 I
SUP 89-3 21 *
SUP 90-8 22
Growth Management 22 •
r> /"M 1O1 O A Wm
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Project Background
The La Costa Master Plan covers approximately 5,282 acres, divided into four areas as follows:
The Developed Area 2888 acres I
The Northwest Area 744 acres •
The Southeast Area 1121 acres
The Southwest Area 529 acres ; I
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 3
Because the overall La Costa Master plan is 17 years old, the document does not adequately
address current environmental concerns nor does it comply with City standards and policies. To
correct these inconsistencies, in 1985 the City Council directed staff to work with the owner of
the undeveloped portions of La Costa to revise and update the La Costa Master Plan. Because
•>,e owners of the undeveloped portions of La Costa are not yet ready to develop all of their
properties, staff and the developer have agreed to first address the Southwest area of the Master
Plan (now called the Arroyo La Costa Master Plan).
To simplify matters, the overall La Costa Master Plan is being amended concurrently with the
preparation of the Arroyo La Costa Master Plan and will eliminate all references to the Southwest.
The overall La Costa Master Plan will remain in effect for the Developed, Northwest and
Southeast areas. The only La Costa Master Plan areas which will not be impacted by this revision
are areas not owned by the applicant within the Southeast and Northwest portions of the Master
Plan. These areas that have either approved projects or projects that are pending have been
considered exempt. All other vacant property has been conditioned to comply with the Master
Plan requirements.
It is anticipated that the Southeast portion of the La Costa Master Plan will be the next area
considered for development. When that occurs, a separate Master Plan will be prepared and all
references to that area will be removed from the overall La Costa Master Plan. Although the
Ranchero Estates area was originally included in the "Developed Area" of the overall La Costa
Master Plan, it was subsequently included in the Zone 11 Local Facilities Management Plan and
therefore will be incorporated into the Southeast Master Plan. Similar procedures would take
place when the Northwest area is developed. This would have the end result of eliminating the
overall La Costa Master Plan and replacing it with three detailed, up-to-date Master Plans.
The Master Plan includes the area which was previously approved by Tentative Map CT 85-6 and
Planned Development Permit PUD 80 for 789 dwelling units. This project was a mix of multi-
family units and small single family lots. Approval of this project will be revoked and superseded
by the new Tentative Map and Planned Development Permit. Approval of the proposed Master
Plan and related Tentative Map and Planned Development Permit will include a condition that
the previously approved Tentative Map and Planned Development Permit shall be superseded and
therefore revoked.
Project Description
The 529 acre Arroyo La Costa site consists of primarily undeveloped land between El Camino
Real and Rancho Santa Fe Road. Agricultural and urban land uses characterize much of the
surrounding landscape; however, a particularly important natural area, the Green Valley and
Encinitas riparian systems remain adjacent to the site on the west side of El Camino Real.
Elevations are relatively low and relief is minor on the site. The lowest point is along the western
property line at about 64 feet above mean sea level, and the highest point is in the east-central
area at 273 feet. Small, steep slopes occur on sandstone soils in the western portions and in
several of the small ravines. Approximately 60% of the site is covered in grasslands. Small
ARROYO LA COSTA
MARCH 21, 1990
PAGE 4
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Eucalyptus and Oak woodlands are located in the northern portions of the site. A third woodland I
feature is the riparian zone in the central valley. The site contains several drainage areas which
are tributary to Green Valley, some of which contain enough moisture to support riparian
vegetation. •
The Master Plan consists of 16 residential Villages, 9 Open Space Planning areas, 2 school sites,
and a church site. When built out, the Arroyo La Costa Master Plan will consist of a maximum •
1,076 single family homes. These residences will be located on lots that range from 5,000 to over •
23,000 square feet in size with the majority of the lots over 7,500 square feet in size. The
minimum size of the flat, usable portion of each lot will be 5,000, 6,000 or 7,000 square feet I
depending upon the village in which each lot is located. . •
Features of the Arroyo La Costa Master Plan include a pedestrian/bike trail which will be used fl
to provide access from the various neighborhoods to a centrally located common recreation/day •
care facility. Passive recreational lots will be located in most of the villages to provide open space
as well as access to the trail system. A pedestrian/bike bridge will span Calle Barcelona from a •
common recreation/day care center to the nearby junior high school. The trail system has been I
designed to provide links to other portions of Carlsbad as well as provide bicycle and pedestrian
circulation within the Master Plan area. •
The Master Plan has been designed to preserve the onsite environmental resources which include
the riparian habitat and the oak grove. A portion of the pedestrian/bicycle trail system will be
constructed along each side of the enhanced riparian corridor. The oak grove will be
incorporated into the design of the adjacent village as a natural, passive recreation area.
MASTER PLAN AMENDMENT - (MP 149(0)
Planning Issues
1. Is the proposed amendment consistent with the goals of the La Costa Master Plan?
2. How will the proposed amendment impact development within the La Costa Master Plan
Area?
Discussion
The proposed amendment to the La Costa Master Plan addresses two major revisions as follows:
1. Elimination of any reference to the area previously known as Southwest (Arroyo
La Costa).
2. Stipulation that updated Environmental Impact Reports and new Master Plans be
required prior to future development occurring in the Northwest and Southeast
Areas of La Costa.
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 5
The proposed Master Plan Amendment is consistent with the goals of the La Costa Master Plan
because it maintains residential land uses and ensures the provision of a variety of housing types
within the overall Master Plan area. In the overall Master Plan, the Southwest Area was intended
solely for residential development. The proposed amendment will allow for residential
development that is more compatible with surrounding single family homes. No non-residential
land uses such as commercial, office, nor industrial uses are proposed except for residential
support facilities such as schools, recreation/daycare center and a church.
The proposed amendment will impact development by providing a mechanism for creating up-
to-date master plans for the La Costa area. The existing La Costa Master Plan is out-of-date and
does not address many of the present ordinances and policies. For example, all development is
currently required to process a La Costa Development Plan. Parking standards are less restrictive
and not consistent with the present ordinance, and other ordinances relating to Planned
Development, Growth Management and Hillsides are not addressed. The proposed Arroyo La
Costa Master Plan will correct this situation for the Southwest Area by addressing all current
ordinances and policies. As discussed previously under "Project Background", (page 3), updated
EIRs and new Master Plans will be required prior to review of future development in the
Northwest or Southeast Areas of La Costa. Each of these Master Plans will also be required to
comply with all ordinances and policies in effect at the time of approval. As discussed in the
overall La Costa Master Plan, there are several properties in these areas that have either been
approved or are currently under review. These projects have been considered exempt from the
new Master Plan/EIR requirement but must comply with all current ordinances and policies. As
stated earlier, all other vacant properties have been conditioned to comply with the Master Plan
requirement.
After the approval of the last Master Plan the "Developed Area" (LFMP Zone 6) of La Costa will
no longer be covered by a Master Plan (See page 3, paragraph 3). However, as indicated in the
Citywide Plan, Zone 6 is considered an infill area. Similar to other infill areas of the City,
individual properties are still subject to a number of discretionary reviews including: tentative
tract maps, planned development ordinance, hillside, site development plan, and grading and
building plan check. These review mechanisms will ensure that all the developable areas of La
Costa will be reviewed in accordance with current requirements.
MASTER PLAN (MP 88-1)
Planning Issues
1. Does the Master Plan properly implement the General Plan, Zoning and appropriate
policies governing the site?
2. Are the general development plan and the standards provided in the Master Plan
adequate to properly develop the property?
ARROYO LA COSTA
MARCH 21, 1990
PAGE 6
Discussion
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Upon approval, the Master Plan will become the controlling document for the Southwest Area.
(Exhibit X-4, page 30). It implements the General Plan, Planned Community (PC) zone, by m
establishing land uses and maximum development intensities based on a detailed analysis of the •
opportunities and constraints of the site. As required by the General Plan, consideration was first
given to potential school sites, existing riparian areas, and the alignment of Circulation Element
roadways (eg. Calle Barcelona). The proposed locations for these uses are consistent with the B
School Location Plan, the Open Space Element, and the Circulation Element. As discussed in the *
"General Plan Amendment" section, the proposed Master Plan also ensures the provision of multi-
family and affordable housing thereby complying with the Housing Element. Mitigation measures 8
incorporated into the project also ensure adherence with appropriate ordinances and policies such •
as the Hillside Ordinance and the Noise Policy. The location and phasing of all required public
facilities is discussed in the Zone 12 Plan and demonstrate compliance with the Growth I
Management Ordinance. B
The Arroyo La Costa Master Plan Area is divided into separate planning areas and three phases B
as shown on Exhibit X-5, page 31. The land use summary for the property is shown on Exhibit m
X-9, page 35. Approximately 135.8 acres (26 percent) of the Master Plan Area is composed of
open space. Otherwise, individual single family neighborhood developments are proposed B
throughout the remainder of the property. Each village or planning area is designed to be M
compatible with surrounding development and product types. In addition to sites for a church,
elementary school, and junior high school, the Master Plan also provides for several features that •
have not been incorporated in previous Master Plans in the City, including: B
1. A large, community recreation area rather than individual recreation areas for each •
village; 8
2. An extensive bicycle and pedestrian trail system including a pedestrian bridge across
Calle Barcelona; and •
3. A large daycare center incorporated into the community recreation site. 8
The common recreation/daycare center will be tied to the rest of the Master Plan by an extensive •
trail system. This trail system will include the first pedestrian bridge in the City. The bridge will 8
span Calle Barcelona and link the common recreation/daycare center with the junior high school
site. This trail system has been designed so that it could be connected to a future citywide trail •
system. The applicant has provided plans showing how pedestrian bridges could be constructed 8
at some future date across Rancho Santa Fe Road and El Camino Real to link this trail system
with other parts of the City. These trails were designed in accordance with the recommendations •
of the City's Open Space Committee. The details of the trail system are provided in the Open 8
Space chapter of the Master Plan. During review of the Master Plan the applicant proposed the
formation of a maintenance district for the maintenance of the trail system and pedestrian bridge. g
The applicant believes that a maintenance district is necessary for the establishment of a trail
system that links the various neighborhoods of Carlsbad. It is the applicant's position that it
would be difficult for a homeowners' association to maintain a trail system that was open to
persons not residing within the project.
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 7
The applicants have indicated that if a citywide maintenance district is not formed they would
prefer to redesign the trail system to serve only the residents of the project. At this rime,
however, the applicant (through a proposed Master Homeowners Association (MHOA)) has been
required to provide maintenance in perpetuity for the trail system. If a citywide maintenance
district is formed in the future, the MHOA will have the option of joining.
Details of the common recreation/daycare center will be discussed in the portion of this report
that addresses the Site Development Plan which is being processed concurrently with the Master
Plan.
In addition to the comprehensive development plan, the Master Plan provides the development
standards to adequately develop the property. Normally, a Master Plan is implemented through
subsequent tentative maps or Planned Development Permits; however, because a Tentative Map
and Planned Development Permit are being processed concurrently with the Master Plan a greater
level of detail has been provided than would ordinarily be submitted with a Master Plan. With
these mechanisms the applicant has provided architectural details and individual site designs for
every unit proposed in the Master Plan.
In conclusion, staff believes that the Master Plan implements the General Plan, zoning and all
appropriate policies governing the site. The Master Plan also provides a detailed set of
development standards and ensures that an adequate mixture of single family, multiple family and
affordable housing will be provided in the La Costa area.
GENERAL PLAN AMENDMENT - fGPA/LU 88-1)
Planning Issues
1. Is the proposed amendment consistent with the maximum number of dwelling units
allowed under the existing General Plan?
2. Will the proposed change in General Plan/Land Use designations from RMH to RM
and RLM adversely impact the mix of housing types in the City?
3. Does the proposed amendment protect the environmental resources of the site?
4. Is the proposed change in Open Space boundaries consistent with the City's Interim
Open Space Ordinance?
ARROYO LA COSTA
MARCH 21, 1990
PAGE 8
Discussion
Exhibit X-2, page 28, illustrates the existing and proposed General Plan land use designations for
the subject property. The proposed amendment will:
1.
2.
3.
4.
Eliminate four pockets of RMH, Residential Medium High Density (8-15 du/ac).
Total of 25.0 acres.
Increase the amount of RLM, Residential Low Medium (0-4 du/ac) and RM
Residential Medium (4-8) du/ac) within the master plan aiea. Total of 327.23
acres.
Establish the exact locations of two previously floating school locations.
Redefine the boundaries of Open Space within the Master Plan area.
GENERAL PLAN LAND USE COMPARISON FOR
UNDEVELOPED AREAS OF ARROYO LA COSTA MASTER PLAN
Existing Proposed
GeaeraiPbat
Land Use
RLM
RM
RMH
ELEM.
JR. HIGH
OPEN SPACE
WTAmm vv- ;,,?
Gross
Acres
259.4
105.6
28.0
—
—
92.0
;;,;::;<«£#..
j
Wet j GltfCP**
Acres* \
1
213.2 \ 3.2
91.1
25.0
;;.:• x&m^
6.0
11.5
Maximum
ABowaMe
Future DU*s
6S2
547
288
w-^sttm
Grew*
Acres
227.2
120.8
—13.3
27.4
96.3
485.0
tot
Acres*
213.75
113.48
0
mrn^
GMCP**
3.2
6.0
M&xiaum
ABowatfe
Future DU'f
683
680
0
1363
*Gross acres minus constraints
**Growth Management Control Point
Although the proposed General Plan amendment would allow 1,363 dus, after the subtraction of
179 units for density transfer (previously allowed by Growth Management and discussed in the
LFMP for Zone 12) and 39 units for overbuilding in Rancho del Ponderosa only 1,145 units could
actually be constructed in the Arroyo La Costa Master Plan area. The project is proposing 1,076
dwelling units.
Land Use Impacts
During review of the proposed project it was determined that the subject site was more
appropriate for single family development based on the fact that the Southwest is actually an infill
area and is surrounded on three sides by single family homes. Staff also examined other areas
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The following example is included for illustrative purposes only. Hypothetically, the proposed
• Housing Element Agreement determines that 200 units of multi-family/affordable housing are
• required by the Southwest but must be built in the Southeast. These 200 units could not be
added to the Southeast (Zone 11) buildout number. Instead they would have to be subtracted
I from the Southeast buildout number after the requirement for multi-family/affordable housing is
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 9
of the La Costa Master Plan to determine suitability for multi-family and affordable housing. It
was decided that both the Northwest and Southeast areas were more appropriate for the following
reasons:
1. The Northwest allows closer accessibility to a major employment center;
2. Both areas are located closer to prime arterials;
3. Both areas are located closer to designated commercial sites; and
4. Both the Southeast and Northwest will be closer to full service Community Parks
(Stagecoach, Alga Norte).
To guarantee the required variety of housing types, the project has been conditioned to prepare
separate master plans for Northwest and Southeast La Costa. Each of these master plans will be
required to provide multi-family and affordable housing as defined by the City. Prior to
recordation of the Southwest final map, this will be detailed in a "Housing Element Agreement"
between the developer and the City and to ensure compliance this agreement will be recorded as
a lien on the developer's Southeast Master Plan property. Future changes in land use designations
to provide multi or affordable housing within the Northwest or Southeast will not result in an
increased gross density in these areas, unless approved by the City Council. Such an increased
density would be possible if the City Council determined that affordable housing was in the best
interests of the City and if the dwelling unit cap for the Southeast Quadrant were not exceeded.
met within that Zone
HYPOTHETICAL EXAMPLE
1000 - Buildout dus for the Southeast
-200 - Multi/Affordable housing dus required for Southeast
-200 - Multi/Affordable housing dus required for Southwest
600 - Remaining dus available in Southeast.
Basically, in both the Northwest and Southeast, provisions for multi-family/affordable housing
must be determined first. Then other housing types may be considered. This will most likely
result in clustered housing surrounded by large, open space bands again, unless the City Council
allowed an increased density to provide affordable housing. Staff has determined that this
method meets with the requirements of the Housing Element and allows for-more compatible
development in the Southwest, Southeast and Northwest areas.
The proposed General Plan Amendment will also establish the location of two schools which
Open Space/Interim Ordinance
13 and 14. As can be seen on Figure 1, Existing Open Space, the total area encompasses
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ARROYO LA COSTA |
MARCH 21, 1990
PAGE 10 I
include a junior high school and an elementary school. These were previously shown as floating •
sites on the General Plan because, although the school districts knew they needed schools in the I
general area, they did not know when or where the schools would be needed. During review of
the Master Plan, school locations were established based on input from representatives of both •
the San Dieguito and Encinitas Elementary School Districts. San Dieguito preferred to locate the '
junior high school site south of Calle Barcelona because the site could be graded into a level 20 +
acre pad that was adjacent to Calle Barcelona and away from the riparian habitat area. Encinitas •
preferred an area in the westerly portion of the site because it was farthest away from existing £
school sites at Levante Street and Calle Barcelona/Rancho Santa Fe Road. They also wanted to
be separated from the junior high school. «
1Environmental Resources
The existing General Plan designations do not accurately reflect existing topography or constraints I
of this site. Areas shown as open space on the General Plan do not protect the most
environmentally sensitive portions of the site, such as the large riparian habitat in the west- _
central portion of the site. It appears that these boundaries were drawn with little or no field I
work. The revised open space boundaries are based on extensive field work and detailed
biological surveys of the site. The proposed open space areas will protect and enhance the —
existing riparian habitat onsite. This area will serve as a natural open space corridor running '•
through the project. All of the area west of and within the S.D.G. & E. easement along the
westerly edge of the site will be left in its natural state except for trails and the enhancement of ^
several eroded areas. As well as preserving several endangered plant species it will serve as a I
buffer between El Camino Real and future residences. ™
•,
In December of 1989, the City of Carlsbad adopted an interim ordinance establishing temporary
land use controls to protect open space. The interim ordinance requires that developments m
proposing to modify the open space boundaries as shown on the General Plan make four findings. ™
The proposed project is requesting a modification to the open space boundaries and therefore is
subject to this interim ordinance. The required findings are: I
1. The open space area is of equal or greater area; and
2. The open space area is of equal or greater environmental quality; and •
3. The boundary modification is made in order to provide an enhancement to an «*
environmentally sensitive area; and
4. The adjusted open space is contiguous or within close proximity to the open space A
shown on the map. •
In addition, the project must not preclude linkage to other designated open space areas. •
1. The proposed change in open space boundaries is illustrated on Figures 1 and 2, pages i
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 11
94.6 acres. The total area of proposed Open Space shown on Figure 2 includes 135.8 total
acres. The proposed plan will thus provide 41.2 additional acres of open space above that
called for, thereby satisfying the first of the four required findings referred to earlier.
2. The open space areas shown on Figure 1 were established in the mid-1970's, and although
they may have been based to a degree on the environmental resources of the area, their
primary purpose was to accommodate "a string of parks". Key environmental resources,
such as the large riparian area in the west-central part of the property (OS-5 on Exhibit
2) were not shown on the vegetative maps accompanying the original La Costa Master
Plan, and there is no indication that this or other environmentally sensitive areas were
used as major determinants in the overall planning process for this part of La Costa. As
a result, much of the open space shown in Figure 1 may have been useful as linkages
or parkland under the concept of small community parks. However, as explained later in
this section, the environmental quality of most of the open space areas shown in Figure
1 is generally marginal to low.
The proposed open space boundary change will protect the large central riparian habitat
and form the major element of a continuous corridor Unking this area with Canada
Canyon (previously allowed for development). In addition the proposed change will
preserve the existing vegetation under the SDG&E easement and also expand the area to
the north, south, and east to provide a continual link along El Camino Real.
Subsequently, a number of sensitive plant species will be preserved.
The other major areas of disagreement between Figures 1 and 2 involve three long fingers
of open space shown in Figure 1 and not shown in Figure 2. One runs from just below
OS-4 (Figure 2) to the west, encompasses the oak woodland mentioned above, and
terminates at the SDG&E easement just east of El Camino Real. This open space finger
crosses grassland for its entire length, and except for the oak woodland, no sensitive plant
species occur within the designated open space area. Elimination of the open space
designation for this area in favor of the addition of areas described earlier would therefore
be considered environmentally beneficial.
The second area of disagreement between Figure 1 and Figure 2 involves the long east-
west greenbelt running through the center of the property. The original purpose of this
greenbelt was to provide a pedestrian, bicycle and possibly an equestrian trail Unking small
parks within the project area together and providing access to an elementary school site.
With regard to the habitat value and environmental quaUty of this existing greenbelt, a
comparison of the two areas indicate that the existing green belt would save only a small
part of the exisitng riparian area near Rancho Santa Fe Road (OS-3 in Figure 2), and
would cross grassland, chaparral and coastal sage scrub habitat. A small portion of two
sensitive plant species would be saved.
The proposed open space boundary changes will produce a higher quality of environmental
resources and wildlife habitat than would be possible if the area were developed using the
ARROYO LA COSTA
MARCH 21, 1990
PAGE 12
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existing open space designations shown on the City's Comprehensive Open Space Network •
Map. The proposed plan therefore meets the second requirement of the Interim Open ™
Space Ordinance (i.e., that the new area be of "equal or greater quality").
3. The third finding of the interim policy is satisfied by the proposed linkage of two natural ™
open space areas (OS-4 and OS-5) via an enhanced and revegetated riparian corridor and
wildlife habitat. By retaining OS-3, 4, 6, 7, and 8, sensitive plant species and other habitat m
were preserved. •
4. With regard to proximity, major portions of the east-west greenbelt and trail system shown '•
in Figure 1 are completely consistent with the Linkages shown in Figure 2 (near the •
eastern end and in the large riparian area). Furthermore, the Linkage and trail
opportunities that were being sought when this greenbelt was originally proposed in 1975 •
will still exist, although some portions of the primary trail will be moved southerly into *
the landscaped buffer areas adjacent to Calle Barcelona. A continuous Linkage from east
to west through the center of the project area will thus still remain under the proposed •
open space plan. |
In addition, because the City's stance on small, neighborhood parks versus larger •
community parks has changed since 1975, much of the justification for creating the |
greenbelts shown in Figure 1 no longer exist. Given this, and the fact that much of the '
open space proposed in Figure 2 closely corresponds, or is in reasonably close proximity M
to that shown in Figure 1, leads to the conclusion that the intent of Item 4 of the City's f
Interim Open Space Ordinance is being fully met by the proposed plans.
5. The proposed project includes provisions for trails, thus the requirements of Section 2 of |
the City's Interim Open Space Ordinance can readily be met. This Section of the
Ordinance is designed to prevent or defer action on any developments which "would m
preclude Linkage of the larger open space areas shown on the "comprehensive Open Space £
Network Map".
As can be seen by comparing Figures 1 and 2, the open space and trail system proposed I
for Arroyo La Costa is in full conformance with this requirement. Provision has been
made for a primary trail system through the center of the project which could be linked «
to properties both east and west of the boundaries of Arroyo La Costa. Additionally, if •
desired, this trail system can also be made to interface with the pedestrian crossing at El
Camino Real shown in the City's map. In addition to this primary east-west trail system, —
a series of secondary trails are also shown in Figure 2. '! •
Therefore, as can be seen from the foregoing discussions, the proposed open space and trail —
system for Arroyo La Costa is in full conformance not only with Section 1, Items 1 through 4 of ; •
the City's Interim Open Space Ordinance, but also with Section 2 regarding the Linkage of large
open space areas within the City. _
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FIGURE 1
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- 13 -
FIGURE 2
5/16/90
LFMP ZONE 12
STINQ DEVELOPMENT
OPEN SPACE
RLM-3 GENERAL PLAN SUB AREA
B PLANNING AREA
LEGEND
Open Space
The Open Space identified is i composite of
proposed genera] plan open space. Master plan
open space, and environmentally constrained areas.
• • • • Primary Trail System
lliillll' Secondary Trail System
Zone 12
96.3 ac
43.9 ac
0.0 ac
Arroyo La
Costa*
96.3 ac
39.5 ac
0.0 ac
General Plan Open Spac-
(Proposed G.P.J
Master Plan Open Space
(Calje Barcelona 5cr;e:sc3p«--'.5
on either side. Open Space Lotsi
Environmentally Constraine-J ~- S.
(This Reflects Cray Those A/eas '
Preserved wiuur. O.P.. M.P. Z.5..
TOTAL 140.2 ac 135.8 ac
•Note; Arroyo La Costa numbers do not include Rancho del Pondercoa Acreage
Proposed "Comprehensive Open Space Network Map"
ARROYO LA COSTA
- 14 -
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 15
ZONE CHANGE (ZC 88-3")
Planning Issues
1. Is the proposed zone change in conformance with the site's General Plan
designation?
2. Would the uses allowed by the proposed Zone Change be compatible with the
surrounding land uses?
Discussion
The proposed Zone Change will change the zoning from R-l to PC (Planned Community) on an
8.42 acre parcel, shown on Exhibit X-3, page 29. This area was created as a remainder parcel
when the subdivision to the north was created in the 1970's. The proposed zone change area will
be incorporated into and regulated by the Arroyo La Costa Master Plan.
Both the proposed GPA and the proposed Arroyo La Costa Master Plan designate this finger of
land as Open Space (OS). Because the site is surrounded on three sides by existing single-family
homes it can only be accessed from the south through the Master Plan area. In response to
neighborhood concern, the Master Plan proposes to leave the area (small mesa and arroyo) in its
natural state. One of the trail systems within the Master Plan will terminate in a viewpoint at
the proposed open space. The open space use has been determined to be the most compatible
with existing and future development and the most appropriate for the site.
TENTATIVE TRACT MAP/PLANNED DEVELOPMENT/HILLSIDE DEVELOPMENT PERMIT -
CT 88-3/PUD 88-4/HDP 88^8
Planning Issues
1. Does the proposed tentative subdivision map satisfy all requirements of the
Subdivision Ordinance and the State Map Act?
2. Does the proposed project comply with the Master Plan?
3. Does the proposed residential development meet the standards of the Planned
Development Ordinance?
4. Does the proposed tentative map comply with the requirements for the City's
Hillside Development Ordinance (Chapter 21.90 of the Carlsbad Municipal Code)?
ARROYO LA COSTA
MARCH 21, 1990
PAGE 16
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IDiscussion
Tentative Map
As mentioned earlier, the applicant is requesting approval of a 1,076 unit Tentative Tract Map, ™
Planned Unit Development and Hillside Development Permit for all of the undeveloped area
within the Arroyo La Costa Master Plan. As explained in the introduction, this tentative map M
includes the area that was covered by the previously approved tentative map CT 85-6/PUD 80. ™
The proposed tentative map conforms with all requirements of the Carlsbad Zoning Ordinance, I
Subdivision Ordinance, and State Map Act. All lots will front on publicly dedicated streets and m
meet minimum lot width and depth requirements. All lots will range in size from 5,000 feet to
over 23,000 square feet in size with the majority of the lots over 7,500 square feet in size. •
Primary access to the project will be from the construction of Calle Barcelona, a secondary arterial
identified in the Circulation Element. This 64' wide roadway within an 84' right-of-way will also •
have an additional 15' easement on both sides for additional bicycle lanes and meandering |
sidewalks. During the EIR process, the applicant redesigned the Tentative Map and alignment of
Calle Barcelona in response to citizen input by the residents of Santa Fe Ridge. Some residents •
claimed that although a portion of the street was already built when they bought their homes that p
Calle Barcelona was designated as a local street and not a collector. In response, the applicant
redesigned the alignment farther to the north, away from existing residences. •
Internal traffic circulation is provided by standard local streets having pavement widths of 48', 40'
and 36'. Pedestrian circulation will be accommodated by standard contiguous sidewalks as well m
as a pedestrian bridge over Calle Barcelona, which has been provided for safe access to the junior |
high school site. This bridge is being provided for public safety, although the City recognizes that
there is no guarantee all pedestrians will utilize the bridge. Connection to existing developments, m
via local streets, will be made at El Bosque Avenue, Corte Carolina, Segovia Way and Palenque |
Street. These connectors are being required to improve circulation for the surrounding area, to
provide emergency vehicle access and to meet the City's secondary access policy. «
This development will also improve El Camino Real from Levante Street to Olivenhain Road to
three, full, north bound lanes and a full raised and landscaped median. Olivenhain Road will M
also be improved to an interim four lanes from El Camino Real to Rancho Santa Fe Road. These I
improvements will be done with the first phase of development.
Both the Tentative Map and Planned Development comply with the requirements of the Master •
Plan. The Master Plan specifies lot size, setbacks, architectural style, amenities, community *
identity elements, and a sign program, all of which are implemented in the Tentative Map and ^
Planned Development Permit. •
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 17
Planned Development
The proposed project also complies with all requirements of the Planned Development Ordinance.
In regards to parking, all units will have either a two or three car garage with more than
adequate guest parking available on the public streets. Although not required to comply with the
Small Lot Planned Unit Development Architectural Guidelines in all villages, the applicant has
demonstrated compliance with these guidelines throughout the project to provide more varied and
articulated street scenes.
The proposed project exceeds the recreation requirements of the Planned Development (PD)
Ordinance. The PD Ordinance requires that 200 square feet of recreation space be provided for
each dwelling unit. In addition, when lots within a project are less than 7,500 square feet in size
both common and private recreation must be provided. As indicated on the chart below this
project is required to provide a total of 4.94 acres of common and private recreation facilities.
The project has provided 13.73 acres of common recreation area, not including the private rear
yards each home will have. Although each residence has a minimum rear yard of 15' x 15', the
majority of the lots have substantially more.
PASSIVE/ACTIVE RECREATION
Description
Trails Only:
-19,000ft. at 6 ft. width
- 8,400 ft. at 8 ft. width
-6.400ft. (DC) at 8 ft. width
Acres
2.62
1.54
1.18
::i:^: •-..,,• .,::::,-,;:<:., -i, svtxoUt 5.34
Individual Open Space Lots
Village I: Passive recreation area
Recreadon/Daycare Facility*
Village P: Oak Preserve
Totoi Mgj&rKocretit^Aieas**
2.50
1.10
3.29
1.50
13>73
Rocntojon Area DvoitadftOO sfitetf 4,94
Rccreatioa Are* Surpha &>79
(excttxtmg private Tear yards}
Notes:
* Excludes driveway and parking area.
''In addition, each unit provides a minimum 15' x 15' rear yard.
ARROYO LA COSTA
MARCH 21, 1990
PAGE 18
In summary, the applicant has greatly exceeded the minimum requirements of the PD Ordinance.
Hillside
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In addition to the rear yards, a common recreation facility (discussed under SDP 89-18), two I
passive recreation areas, and 19 individual open space lots have been provided. All of these are
linked with the trail system which is available for walking, jogging, or bicycling. —
A common recreation vehicle storage facility is provided per the requirements of the Planned
Development Ordinance within Open Space Area OS-8. This area is not counted toward meeting
the Performance Standard Open Space required for either Zone 12 or the Arroyo La Costa Master •
Plan. The RV area, located above El Camino Real and buffered on all sides by landscaped berms, *
will not be visible to the public traveling on El Camino Real. The proposed project is required
to provide 20 sq. ft. per unit or 21,520 sq. ft. exclusive of driveways or travel lanes. The I
applicant has exceeded this requirement by providing 27,442 sq. feet or a surplus of 5,922 square ™
feet. Because there is a surplus of space available in the RV area, a portion of the site will-be
used to provide RV storage for the upcoming Fairways Project (CT 89-6), also owned by the I
applicant. With the Fairways requirement of 2,660 square feet for 133 units, there will still be •
a surplus of 3,262 square feet remaining.
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As proposed, the Tentative Map and Planned Unit Development comply with all the development
and design provisions of the Hillside Ordinance. •
Grading is proposed at 8,850 cubic yards per acre. These amounts are "potentially acceptable"
with the Hillside Ordinance. This figure is calculated over the entire Master Plan area with •
overall cut and fill grading amounts at 3,824,000 cubic yards. After the allowed exemption for |
grading amounts on Calle Barcelona, the grading quantity per acre then falls within the
acceptable range allowed by the Hillside Development Ordinance. •:-
In addition to looking at cubic yards per acre, an analysis was also done of areas with significant
amounts of grading. As can be seen from Exhibit X-6, page 32, there are only three larger areas •
where cut or fill amounts exceed 30'. Areas A and B were permitted to allow construction of jg
roadways which were constrained on both sides by the SDG&E easement or the riparian area.
Area C was a 30' deep canyon created as a result of runoff from Segovia Way. Large amounts •
of grading were required for the construction of Calle Barcelona; however, construction for |
improvements of Circulation Element roadways are also considered exempt by the Hillside
Ordinance. m
In an effort to better balance grading onsite, grading is proposed to correspond to the phasing
of development. Phased grading is permitted by City Ordinance when final maps are phased, (i.e., m
Arroyo La Costa, three phases). Typically, the phased grading boundary will coincide with the g
appropriate final map boundary. Where the overall benefits outweigh any possible costs, the
phased grading boundary may extend outside the final map boundary. For the Arroyo La Costa ^
grading, Phase I and III need to export approximately 300,000 cubic yards of earth each and •
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 19
Phase II needs to import the same quantity. The benefit to the city in allowing this phased
grading to extend outside the final map boundary is preventing that 600,000 cubic yards of earth
from being hauled over city streets. Any possible problems will be mitigated by the
implementation of erosion control methods such as desiltation and landscaping. Overall, the
proposed project implements contoured and undulated slopes, enhances views, preserves riparian
areas, and minimizes grading. For these reasons, the project has been determined by staff to be
in compliance with the Hillside regulations.
SITE DEVELOPMENT PLAN (SDP 89-18)
Planning Issues
1. Does the proposed common recreation/daycare facility comply with the Master Plan?
Discussion
The applicant is requesting a site development plan for a recreation/daycare facility within Open
Space Area OS-9 of the Master Plan. The Master Plan designates this Planning Area for
development with a common recreation/daycare center. To comply with the requirements for
common recreation facilities in a planned development, the developer is taking a somewhat
different approach by providing one large facility to provide active recreation opportunities rather
than smaller, scattered facilities. This larger facility will include the following:
1. A Junior Olympic size swimming pool;
2. A 5,653 square foot recreation building;
3. Three regulation-size tennis courts;
4. A grass play area of approximately 40,480 square feet; and
5. A 5,080 square foot daycare center with fenced play area.
This recreation area will be easily accessible from other parts of the Master Plan area via a
bike/pedestrian trail system. To increase safety, a pedestrian bridge is proposed between the
recreation facility and the Junior High School site on the opposite side of Calle Barcelona. This
will make it possible for children/pedestrians to cross a major street without encountering
automobile traffic although it is acknowledged that not all pedestrians will use the bridge.
In response to concerns for the need for daycare facilities in Carlsbad, a 5,080 square foot daycare
center is being provided in the common recreation facility. This daycare center has been designed
based on input from local daycare operators to ensure an efficient design. Parking for the
recreation center has been calculated in the following manner.
ARROYO LA COSTA
MARCH 21. 1990
PAGE 20
ACTIVITY/USE
*Day Care Center
'Meeting Room
Pool
Playground
Tennis
TOTAL NUMBER
*Please note that
DESCRIPTION
for 92 children
2630 sq. ft.
3645 sq. ft.
4800 sq. ft.
2 courts
OF PARKING SPACES
only the asterisked items are
NO. OF PARKING
STANDARD REQUIRED
l/Employee& 27
1/10 children
1/200 sq. ft. 14
1/5 people/
150 sq. ft.
1/2 children/
300 sq. ft.
2/court
41
required by the Zoning Ordinance.
SPACES
PROVIDED
27
14
25
16
4
86
This Site Development Plan is being processed as an independent application from the Planned
Development Permit. This will allow for independent review of the Site Development Plan in the
event that a modification is requested at a fixture date.
Overall, the large, common recreational center exceeds both in quality and quantity what would
ordinarily be provided in a Planned Unit Development.
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 21
SPECIAL USE PERMIT (SUP 89-31
Planning Issues
1. Will the proposed development be subject to inundation in a 100 year flood?
2. Will the proposed development within the 100 year flood plain adversely impact other
properties?
3. Will the proposed development adversely impact the riparian habitat within the detention
area?
Discussion
The applicant is requesting approval of a Special Use Permit because grading work and
construction/improvements of public roadways are proposed within the Flood Hazard Area, Zone
A and subject to inundation during a 100 year flood.
The Federal Emergency Management Agency (FEMA) establishes Base Flood Elevations (BFE) to
determine flood hazard areas. The BFE corresponds to the highest elevation subject to a 100 year
flood. A 100 year flood is a flood level which has 1% probability of being equaled or exceeded
in a given year. Properties are designated by FEMA to be subject to a 100 year flood when their
lowest grade, or lowest finished floor of a structure, is equal to or less than the BFE.
The proposed grading work will have a minimum finished elevation of 13.6 feet and 7.1 feet
respectively above the 100 year flood elevation for the Flood Hazard Area within the project on
the east side of El Camino ReaL It should be noted that the existing elevation of El Camino Real,
along the project frontage, is 1.0 feet above the 100 year flood elevation for the Flood Hazard
Area on the west side of El Camino Real. This difference in elevations is caused by the proposed
grading and detention of flood waters on the east side of El Camino Real. (Exhibit X-8, page 34,
is attached to graphically depict these elevations.)
Although FEMA has not yet established a BFE for the affected area of the Master Plan, the county
of San Diego completed a computer analysis in 1981 that established a 100 year flood elevation
in a critical area west of El Camino Real of 63.4 feet above sea level. Rick Engineering Company
completed a computer analysis in 1988 that established a 100 year flood elevation at the same
critical area of 65.6 feet above sea level. The City has reviewed and approved the later analysis
as it is the most conservative. Using that higher elevation, the lowest point of El Camino Real
is one foot above the flood elevation on the west side of El Camino Real.
Because it is designed to detain the 100 year flood within the project boundary, the proposed
development will not adversely impact other properties. The designed 100 year flood elevation
on the east side is 76.38 feet above sea level. The lowest elevation adjacent to this area is a
proposed public roadway at elevation 83.5. The riparian area would be inundated for a maximum
ARROYO LA COSTA
MARCH 21, 1990
PAGE 22
GROWTH MANAGEMENT
Planning Issues
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Iduration of 6.5 hours during a 100 year storm. That duration will not cause any significant
damage to the area. In summary, staff believes the proposed project will not have any developed
area inundated in a 100 year flood and would not adversely impact other properties or the
riparian habitat area. The EIR prepared for this project supports these conclusions. I
SPECIAL USE PERMIT (SUP 90-ff)
1. Does the project enhance the scenic qualities of the El Camino Real Corridor consistent ••
with the corridor's development standards?
Discussion :•
The westerly edge of the Arroyo La Costa Master Plan falls within Area 5 of the El Camino Real •
Scenic Corridor. The El Camino Real Scenic Corridor study requires approval of a Special Use •
Permit for all development within 300 feet of the right-of-way of El Camino Real when an
upslope conditions exists. The majority of the western edge of the Master Plan is above El •
Camino Real. I
The majority of the area within this 300 foot corridor will remain in its natural state. A small •
portion of Village Q falls within this 300 foot area. The Special Use Permit is required to assure |
compliance with the requirements of the corridor's development standards. The applicable
standards refer to design theme signage, grading, setbacks, street furniture and roof equipment. •
The standard designates a design theme of "Old California/Hispanic". The architecture of the |
units in Village Q will be Contemporary Mediterranean which is compatible with Old California.
If the southern portion of Village Q is utilized for church purposes any church designed in the m
area will be required to have an "Old California/Hispanic" style of architecture. |
The recreational vehicle storage area in Open Space Area OS-8 will also be located within the El •
Camino Real Scenic Corridor area. This facility will be surrounded by mounding and landscaping |
so it will not be visible from El Camino Real.
The corridor's applicable building setback requirements are 40 feet from the public right-of-way. |
There is an open space area which is in excess of 220 feet in width along the entire length of
the western project boundary adjacent to El Camino Real, thereby exceeding the setback M
requirements. I
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1. Will the proposed project be consistent with the Growth Management Ordinance? I
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 23
Discussion
The subject property is located within Local Facility Management Zone 12, Southeast Quadrant.
The impacts on public facilities created by the proposed project and compliance with the adopted
performance standards are discussed in the Zone 12 plan and are also summarized in the
discussion below. In addition to the conditions placed on the tentative map all requirements of
the Local Facilities Management Plan as amended for Zone 12 must be complied with in their
entirety.
FACILITY COMPLIANCE WITH STANDARD
City Administrative Facilities - Yes
Library - Yes
Wastewater Treatment - Yes
Parks - See discussion below.
Drainage - See discussion below.
Circulation - See discussion below.
Fire - Yes
Open Space - Yes
Schools - Yes
Sewer Service - Yes
Water Service - Yes
Prior to the approval of the first final map, the applicant will enter into an agreement dedicating
35 acres of park land and providing financing acceptable to the City for the construction and
operation of Alga Norte Park. The park must be functional by 1993 or the performance standard
will not be met and no further residential development will be allowed in the Southeast Quadrant.
Drainage
A detailed hydrological study must be completed which analyzes the capacity of existing drainage
structures and which proposes mitigation alternatives including a flood attenuation study for the
entire drainage course. The mitigation measures identified in the hydrological study must be
provided concurrent with development so the performance standard will be maintained.
ARROYO LA COSTA
MARCH 21, 1990
PAGE 24
Circulation
The following is a list of the existing Circulation Facilities which are currently operating at an
unacceptable level of service (LOS D). tt
Location Needed Improvement
IRoad Segments - Olivenhain Road Widen to 4 lanes from El Camino Real to Rancho
Rancho Santa Fe Road Santa Fe Road
Widen to 4 lanes from La Costa Avenue to
Melrose Avenue
Intersections - La Costa Avenue and 1-5 Construct Interchange
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The project has been conditioned in the LFMP to correct these deficiencies.
RESOLUTION OF INTENTION 181 |
Discussion m
A 4.5 acre parcel of land, owned by the Northwestern Pacific Railroad is located adjacent to the
southwest comer of the Arroyo Master Plan, The site is an island of useable land with El Camino A
Real at the west, Olivenhain Road at the south, open space at the north, and a 200' SDG&E . I
easement at the east. As shown on Exhibit X-7, page 33, the site has split general plan
designations of Travel Service/Utility (TS/U) and is zoned Limited Control/Public Utility. £
In reviewing the proposed Master Plan it was discovered that this parcel was under different
ownership and was outside the Master Plan boundaries. The proposed Arroyo La Costa Master «
Plan addresses and completes all planning issues except for land uses on this parcel. I
Although the subject site is partially designated for commercial development, it is constrained by _
its topography. Because developable area of the site is 40-50 feet above the roadways, complete I
excavation of the site and utilization of high retaining walls would be required to develop the site
with commercial uses. The other issue constraining development of the site is its proximity to —
the intersection of two prime arterials. Because the property has only 180 feet of street frontage I
on El Camino Real and 150 feet along Olivenhain Road, proper intersection/driveway spacing for ;
prime arterials could not be maintained. City Standards require 2,600 feet of spacing on each _
respective arterial. The only access available to the site will be from a local street (60' wide) •
through the proposed single family neighborhood to the east. ' *
The portion of the site designated for Utility uses was reserved many years ago when there was | I
some indication that the property would be used for a pump station for a major fuel line; ! *
however, the pump station never developed. The Engineering Department indicates that there
is no longer a necessity for such a pump station and concurs with the Planning Department's •
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 25
intent to redesignate the entire site for residential development.
After a thorough analysis of the site is complete and the Railroad is allowed to comment, staff
recommends that the Planning Commission direct staff to process a General Plan Amendment to
redesignate the property to a residential land use. The attached Resolution of Intention is
included as a separate item rather than an action necessary for the approval of the Arroyo La
Costa Master Plan.
ENVIRONMENTAL IMPACT REPORT
Certification of an Environmental Impact Report is being requested. The Environmental Impact
Report addresses the environmental impacts associated with the Master Plan and the related
applications. In response to the draft EIR, the Arroyo La Costa Master Plan conceptual land use
plan has gone through substantial revision. In addition a Local Facilities Management Plan,
(Zone 12) which covers required public facilities for this property has been prepared.
Environmental review has been completed pursuant to the California Environmental Quality Act
and mitigation measures identified in this EIR and the Zone 12 Plan have been incorporated into
the provisions of the Master Plan.
The EIR Project Summary identifies project impacts as well as appropriate mitigation measures.
It also assesses impacts after the application of the mitigation measures. These measures have
reduced the impacts to a level of insignificance in all cases except for Air Quality and Aesthetics.
These issues are discussed below:
Air Quality
The EIR identifies short term construction impacts as not being mitigated to a level of
insignificance. Staff disagrees with this position because application of standard measures to
control fugitive dust and emissions during construction will, as in all other projects in the City,
reduce this type of impact to a level of insignificance.
Aesthetics
The EIR states that the project will change the visual nature of the area from open space to urban
uses which will result in significant adverse impacts. Staff disagrees with this position. Since
annexation into the City, the area has been designated for residential land uses on the General
Plan and Zoning Map. Because the site is surrounded by existing development, leaving the site
as open space is not a feasible solution nor is it consistent with the projected urbanization of the
area. It is staffs position that the proposed residential development is consistent with the planned
land uses and that the project will not create significant adverse impacts, with respect to
aesthetics.
In conclusion, based on the environmental analysis contained in EIR 86-2 plus staffs position on
the issues of air quality and aesthetics, staff is recommending that the Planning Commission find
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ARROYO LA COSTA ; I
MARCH 21, 1990 < "
PAGE 26
that all identified project related impacts can be reduced to a level of insignificance by the
application of mitigation measures and conditions contained in the EIR and the amended Zone I
12 plan. Therefore, project approval would not require the decision makers to make findings of ™
overiding consideration.
FISCAL IMPACT ANALYSIS
Planning Issues ft
1. What are the fiscal impacts created by the proposed project?
Discussion I
Pursuant to 21.38 of the Carlsbad Municipal Code, a fiscal impact analysis has been prepared •
for the proposed Master Plan. That analysis has been reviewed by the City's Finance Department |
which has determined that the proposed development will have a net zero fiscal impact on the
City. Although the analysis is a reasonable effort to determine the fiscal impacts of development, •
any report of this type should be accepted only with the knowledge that it is based on a wide |
range of assumptions. Many of these assumptions must be accepted based on a sense of
reasonableness rather than fact or defensible research. Although Staff recommends that the •
Planning Commission accept the report, this is done with the caveat that the report must be seen Q
by the Commission as an approximation, as opposed to an exact calculation, of the fiscal impacts
of this project. m
Summary
The proposed project is consistent with all policies and ordinances governing the subject site. In J
addition, it provides a development plan that is comprehensive, cohesive, and well-integrated with
the surrounding environment. Staff, therefore, recommends approval of all the previously M
mentioned actions. •
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EXHIBIT X-1
Page 27
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OLIVENHAIN RD.
DEVELOPED
City of Carlsbad
t LA COSTA MASTER PLAN I MP 149(O)
EXHIBIT X-2
Page 28
EXISTING GENERAL PLAN
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iRLM-3 GENERAL PLAN SUB AREA
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PROPOSED GENERAL PLAN City of Carlsbad
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EXHIBIT X-3Page 29
EXISTING ZONING
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PROPOSED ZONING City of Carlsbad
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EXHIBIT X-
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ARROYO LA COSTA
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SUP 90-8
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ARROYO LA COSTA ROI 181
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LOCATION MAP
City of Carlsbad
ARROYO LA COSTA
EIR 86-2
MP 149(O)
GPA/LU 88
ZC 88-3
MP 88-1
-1
CT 88-3
PUD 88-4
HDP 88-8
SUP 89-3
SDP 89-18
SUP 90-8
LFMP 89-12(A)
ROI 181
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,Batiquitos Uagopnrr^i
La Costa
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ARROYO LA COSTA
MARCH 21, 1990
PAGE 37
ATTACHMENTS
1. Planning Commission Resolution No. 3028, 3029, 3030, 3031, 3032, 3033, 3034, 3035,
3036, 3037, 3039, and ROI 181.
2. Background Data Sheet
3. Disclosure Form
4. Local Facilities Impacts Assessment Form
5. Master Plan - Exhibit "Z-l" (previously distributed)
6. Amended La Costa Master Plan, Exhibit "Z-2" (previously distributed)
7. 200 Scale Tentative Map, Exhibit "Z-3" (previously distributed)
8. Exhibits "A" - "CCCC", "A-l" - "A-30", "B-l" - "B-18", and "C-l" - "C-7", dated May 16, 1990
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APPLICATION SUBMITTAL DATE
cCEMBER 12. 1989
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STAFF REPORT
DATE: MAY 16, 1990
TO: PLANNING COMMISSION
FROM: GROWTH MANAGEMENT DIVISION
SUBJECT: LFMP 12-LOCAL FACILITIES MANAGEMENT PLAN AMENDMENT FOR ZONE
12
I. RECOMMENDATION
That the Planning Commission ADOPT Resolution No. 3040 recommending APPROVAL of Local
Facilities Management Plan 12 as amended.
II. PROJECT DESCRIPTION AND BACKGROUND
Zone 12 is located in the southeastern quadrant of the City adjacent to the northern edge of the
City of Encinitas. (See Exhibit "A")
The Local Facilities Management Plan for Zone 12 was originally adopted by the City Council on
February 23, 1988. That plan showed 556 acres of residential land with density ranges from low-
medium (0-4 du/ac) to medium-high (8-15 du/ac) and 92 acres of open space. The base
residential buildout for Zone 12 was projected at 2,067 dwelling units. The City Council
approved a dwelling unit transfer to Zone 11 of 179 dwelling units which lowered the projected
buildout total in Zone 12 to 1,888 units.
The amendment to Zone 12 changes the land uses as identified previously. As shown on Exhibit
"B" Zone 12 the proposed land uses are primarily residential. Of the Amended Plan's 669 total
acres 512 are proposed for residential. Based on the proposed General Plan amendment
accompanying this action, residential densities would range from low-medium (0-4 du/ac) to
medium (4-8 du/ac). Nonresidential General Plan land uses would include 96 acres of Open
Space, 2 acres of travel service/commercial, 3 acres of public utilities, 41 acres of public schools
and 15 acres of roads.
III. ANALYSIS
1. Does the proposed Local Facilities Management Plan Amendment for Zone 12 fulfill the
purpose, intent, and specific requirements of Section 21.90 of the Carlsbad Municipal Code
(Growth Management Program)?
2. Is the Local Facilities Management Plan Amendment for Zone 12 consistent with and does
it implement the 1986 Citywide Facilities and Improvement Plan?
LFMP 12 - HOFMAN PLANNING :
MAY 16, 1990 —
Page 2 •
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3. How does this amendment differ from the Local Facilities Management Plan for Zone 12
adopted in 1988? •
DISCUSSION
The Growth Management Program requires that a Local Facilities Management Plan be prepared *
for each Management Zone in order to show how compliance will be maintained with the City's
adopted public facility performance standards as development occurs. The first step in this process •
requires determining the buildout development potential in the zone. The buildout projection for B
this zone is consistent with the methodology contained in the 1986 Citywide Facilities and
Improvements Plan and the provisions of Proposition E which was approved by the citizens of •
Carlsbad on November 4, 1986. I
The plan phases the buildout development of the zone based on estimates of yearly development •
activity. The phasing estimate is consistent with generalized phasing assumptions used in the I
1986 Citywide Facilities and Improvement Plan.
From these buildout and phased development projections, yearly phased demands for public |
facilities may be projected and buildout demands identified. The plan analyzes eleven (11) public
facilities. This analysis compares the projected public facility demands with the available and •
planned supply of public facilities to ensure compliance with the adopted performance standards.
Where demands for facilities exceed supply, the plan proposes the necessary mitigation to
maintain conformance with the standard. This analysis is consistent with both the 1986 Citywide
Facilities and Improvement Plan and the Growth Management Program.
The Local Facilities Management Plan for Zone 12 that was adopted in 1988 showed the
following net developable acreage by residential general plan land use: FILM = 366.2, RM =
101.3, RMH = 25.0. There were 30 acres of future school dedication shown and 73.9
unconstrained acres of open space.
The proposed amendment to the Local Facilities Management Plan for Zone 12 reflects the
following proposed net developable acreage by residential general plan land use: RLM = 366.75,
RM = 123.68. The refinement of requested development entitlements and additional
environmental data modifies the school acreage to 40.7 acres while the unconstarined open space
is now 61.9 acres. As the Growth Managment Program bases its analysis on the General Plan,
the net developable acreage, and the Growth Management Control Points, other discretionary
actions (ZC, CT, PUD, HDP, SDP, SUP, and ROI) are not pertinent to this discussion.
The proposed amendment would result in a reduction of the potential buildout dwelling unit
total to 1,734 units after the transfer of 179 dwelling units into Zone 11. The amended zone
plan has been brought up to date with current information, phasing, and conditions. The
condition changes are more temporal than substantive and reflect an increased sophistication of
the process rather than a recognition of a previously unheralded impact.
The following chart provides a brief summary of the eleven public facilities analyzed in the plan.
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LFMP 12 - HUt-MAJN '
MAY 16, 1990
Paee 3
FACILITY
City Administrative 1
Facilities ]
Library
Wastewater Treatment
; - Parks ,
Drainage 1
Circulation
Fire
Open Space
Schools
Sewer Collection
Water Distribution '
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ZONE 12 BUILDOUT PUBLIC FAOLITIES
SUMMARY SHEET
LFMP 12
CQNFORMANCE WITH ADOPTED PERFORMANCE STANDARD
Existing and planned facilities will meet the adopted
performance standard through buildout.
Existing and planned facilities will meet the adopted performance
standard through buildout.
Existing and planned facilities meet the adopted performance standard
through the year 2000.
Park District 4 (southeast quadrant) meets the adopted performance
standard through build out with the proposed mitigation.
Drainage facilities will meet the adopted performance standard with the
proposed mitigation through build out.
Circulation facilities will meet the adopted performance standard with
the proposed mitigation through build out.
Existing and planned facilities meet the adopted performance standard
through build out.
Existing open space meets the adopted performance standard for
existing and approved projects. An ongoing work program will assure
the open space performance standard through build out.
Existing and planned facilities meet the adopted performance standard
with the proposed mitigation through build out.
Sewer facilities meet the adopted performance standard with the
proposed mitigation through build out of the zone.
Water facilities meet the adopted performance standard with the proposed
mitigation through build out of the zone.
LFMP 12 - HOFMAN PLANF 3
MAY 16, 1990
Page 4 .
IV. ENVIRONMENTAL REVIEW:
Land Use Map
"C" - Local Facilities Management Plan - 12 Zoning Map
BH:kd
4/26/90
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The Planning Director has determined that the environmental effects of the project have already I
been considered in conjunction with previously certified environmental documents and, therefore,
no additional environmental review will be required and a Notice of Determination will be filed. H
ATTACHMENTS ,*
1. Planning Commission Resolutions No. 3040 •
2, Exhibits - •
"A" - Citywide Map of Local Facility Management Zones
"B" - Local Facilities Management Plan - 12 General Plan •
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PLANNING COMMISSION RESOLUTION NO. "Win
|! A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
2 1 OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF
i THE LOCAL FACILITIES MANAGEMENT PLAN AMENDMENT FOR
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ZONE 12 ON PROPERTY GENERALLY LOCATED SOUTH OF
LEVANTE STREET, EAST OF EL CAMINO REAL, NORTH OF THE
CITY OF ENCINITAS, AND WEST OF RANCHO SANTA FE ROAD.
APPLICANT: HOFMAN PLANNING ASSOCIATES
CASE NO.: LOCAL FACILITIES MANAGEMENT PLAN AMENDMENT- ZONE 12
WHEREAS, a verified application has been filed with the City of Carlsbad and referred
to the Planning Commission, and
Ji WHEREAS, the City Council passed Resolution No. 8797 adopting the 1986 Citvwide
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Facilities and Improvements Plan establishing facility zones and performance standards for
public facilities, and
WHEREAS, the City Council adopted Ordinance No. 9808 requiring the processing of a
Local Facilities Management Plan, and
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14 WHEREAS, the City Council adopted Ordinance No. 8110 and 9829 implementing
15 | Proposition E approved on November 4, 1986 by the citizens of Carlsbad, and
3-6 WHEREAS, the Planning Commission did, on the 16th day of May, 1990, hold a duly
17 i! noticed public hearing as prescribed by law to consider said request; and
18 '•''! WHEREAS, at said public hearing, upon hearing and considering all testimony and
19
' arguments, if any, of all persons desiring to be heard, said Commission considered all factors
20
' relating to the Local Facilities Management Plan Amendment for Zone 12.
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•\ NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission as follows:
Gt& \
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A) That the above recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission
recommends APPROVAL of Local Facilities Management Plan - Zone 12 as amended,
25 '. based on the following findings and subject to the following condition:
26 ...
27
28
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Findings:
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1) That the Local Facilities Management Plan for Zone 12 as amended is consistent with
3 >> the Land Use Element, the Public Facilities Element, and the other Elements contained •
ij in Carlsbad's General Plan. |
.; 2) That the Local Facilities Management Plan for Zone 12 as amended is consistent with •
^ ij Section 21.90 of the Carlsbad Municipal Code (Growth Management), as amended by p
|j Ordinance No. 8110 and Ordinance No. 9829 and with the adopted 1986 Cirywide
ij Facilities and Improvement Plan. i •
7! I| 3) That the Local Facilities Management Plan for Zone 12 as amended and the conditions
3 j contained therein will promote the public safety and welfare by ensuring that public I «
i, facilities will be provided in conformance with die adopted performance standards. •
9 || ;
jj 4) The Local Facilities Management Plan for Zone 12 as amended will control the timing 1 —
10 ;j and locations of growth by tying the pace of development to the provision of public •
ij facilities and improvements.
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..pii 5) The Local Facilities Management Plan for Zone 12 as amended will ensure public I
' facilities and services are available in conformance with the adopted performance
131| standards prior to development occurring. i ^
14 i. Condition ;*
15 'I 1) Approval is granted for Local Facilities Management Plan - Zone 12 as amended and as •
contained in the Plan titled Local Facilities Management Plan Zone 12, dated May 16, •
16 il 1990, incorporated herein by reference.
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PASSED, APPROVED,
of the City of Carlsbad, Calif
to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
MICHAEL J. HOLZMILLER
PLANNING DIRECTOR
PC RESO NO. 3040
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission
SHARON SCHRAMM, Chairperson
CARLSBAD PLANNING COMMISSION
-3-
Exhibit A
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ZONE 12
Local Facilities Management Plan
City of Carlsbad
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EXHIBIT 6
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APPLICATION COMPLETE DATE:
August 29. 1988
STAFF REPORT
DATE:
TO:
FROM:
SUBJECT:
I.
JUNE 6, 1990
PLANNING COMMISSION
PLANNING DEPARTMENT
EIR 86-2/MPA 149fOVMP 88-1/GPA/LU 88-1/ZC 88-3/CT 88-3/PUD 88-4/HDP
88-8/SDP 89-18/SUP 89-3/SUP 90-8/ROI 181 ARROYO LA COSTA - Request for
the certification of an Environmental Impact Report and: approval of a fvktigated
Negative Declaration; and Che Request for approval of a General Plan/Land Use
Amendment, Zone Change, Master Plan Amendment, Master Plan, Tentative Tract
Map, Planned Unit Development Permit, Hillside Development Permit, Special Use
Permits, Site Development Plan, and a City! initiated Resolution of Intention and
on property located east of El Camino Real, north of Olivenhain Road, and west
of Rancho Santa Fe Road in the PC Zone and in Zone 12.
RECOMMENDATION
That the Planning Commission ADOPT Resolution No. 3039 recommending certification of EIR
86-2 and Planning Commission Resolution No. 3049 recommending Approval of a Mitigated
Negative Declaration, and ADOPT Resolution Nos. 3028, 3029, 3030, 3031, 3032, 3033, 3034,
3035, 3036, 3037, recommending Approval of MPA 149(O), MP 88-1, GPA/LU 88-1, ZC 88-3/CT
88-3, PUD 88-4, HDP 88-8, SDP 89-18, SUP 89-3, SUP 90-8 and ROI 181, and based on the
findings and subject to the conditions contained therein.
n.PROJECT BACKGROUND AND DESCRIPTION
The applicant is requesting a number of discretionary approvals for a 529 acre Master Plan
community located between El Camino Real, Olivenhain Road, and Rancho Santa Fe Road. This
area is currently a part of the La Costa Master Plan (MP-149CG)) and is known as La Costa
Southwest. Through the proposed actions, the applicant is requesting approval to withdraw from
the La Costa Master Plan and form a new Master Plan, known as Arroyo La Costa (MP 88-1).
In addition, the applicant is also proposing a Tentative Map/Planned Unit Development Permit
to allow the construction of 1,076 single family dwellings and accompanying recreational facilities.
To accomplish these actions, the applicant is requesting the following discretionary approvals:
A. Certification of an Environmental Impact Report addressing all the discretionary
approvals being requested at this hearing exctfjpt for "C" below,
B. CfertifeatiD|^^pn^gii;ed^^g^e Declaration for item,,*C" below.
BG. A Master Plan Amendment to the existing La Costa Master Plan to delete all
references to the area previously known as La Costa Southwest (now Arroyo La
Costa) and to place certain restrictions on remaining future development.
CD. A new Master Plan, in compliance with all current ordinances and standards, for
the area previously known as La Costa Southwest (now Arroyo La Costa).
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 2
D£j. A General Plan Amendment to revise land use designations within the Arroyo La
Costa Master Plan area.
EF. A Zone Change from R-l to P-C for a small area just north of the Arroyo La Costa
Master Plan area to incorporate it into the Arroyo La Costa Master Plan as Open
Space.
E||. A Tentative Tract Map, Planned Unit Development and Hillside Development
Permit for the area covered by the Arroyo La Costa Master Plan.
G]H. A Site Development Plan for the common recreation/daycare facility.
Hi. A Special Use Permit for the construction of improvements in the 100-year flood
plain.
IJ. A Special Use Permit to demonstrate compliance with the El Camino Real Corridor
Standards.
}$, A Resolution of Intention to declare an intent for a future change in the land use
designation on the railroad parcel from Travel Services/Utility (TS/U) to a
residential land use.
Due to the complex nature of the proposed project, all discretionary actions and related planning
issues are discussed individually below and may be found on the following pages:
EIR 86-2 24|
MPA 149(O) 4§
MP 88-1 S|
GPA/LU 88-1 ?|
ZC 88-3 iS*6
CT 88-3/PUD 88-4/HDP 88-8 4516
SDP 89-18 192Q
SUP 89-3 2122
SUP 90-8 2223
Growth Management 2223
ROI 181 2425
Project Background
The La Costa Master Plan covers approximately 5,282 acres, divided into four areas as follows:
The Developed Area 2888 acres
The Northwest Area 744 acres
The Southeast Area 1121 acres
The Southwest Area 529 acres
See Exhibit X-l, pg. 27, for the location of each of these areas.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 3
Because the overall La Costa Master plan is 17 years old, the document does not adequately
address current environmental concerns nor does it comply with City standards and policies. To
correct these inconsistencies, in 1985 the City Council directed staff to work with the owner of
the undeveloped portions of La Costa to revise and update the La Costa Master Plan. Because
the owners of the undeveloped portions of La Costa are not yet ready to develop all of their
properties, staff and the developer have agreed to first address the Southwest area of the Master
Plan (now called the Arroyo La Costa Master Plan).
To simplify matters, the overall La Costa Master Plan is being amended concurrently with the
preparation of the Arroyo La Costa Master Plan and will eliminate all references to the Southwest.
The overall La Costa Master Plan will remain in effect for the Developed, Northwest and
Southeast areas. The only La Costa Master Plan areas which will not be impacted by this revision
are areas not owned by the applicant within the Southeast and Northwest portions of the Master
Plan. These areas that have either approved projects or projects that are pending have been
considered exempt. All other vacant property has been conditioned to comply with the Master
Plan requirements.
It is anticipated that the Southeast portion of the La Costa Master Plan will be the next area
considered for development. When that occurs, a separate Master Plan will be prepared and all
references to that area will be removed from the overall La Costa Master Plan. Although the
Ranchero Estates area was originally included in the "Developed Area" of the overall La Costa
Master Plan, it was subsequently included in the Zone 11 Local Facilities Management Plan and
therefore will be incorporated into the Southeast Master Plan. Similar procedures would take
place when the Northwest area is developed. This would have the end result of eliminating the
overall La Costa Master Plan and replacing it with three detailed, up-to-date Master Plans.
The Master Plan includes the area which was previously approved by Tentative Map CT 85-6 and
Planned Development Permit PUD 80 for 789 dwelling units. This project was a mix of multi-
family units and small single family lots. Approval of this project will be revoked and superseded
by the new Tentative Map and Planned Development Permit. Approval of the proposed Master
Plan and related Tentative Map and Planned Development Permit will include a condition that
the previously approved Tentative Map and Planned Development Permit shall be superseded and
therefore revoked.
Project Description
The 529 acre Arroyo La Costa site consists of primarily undeveloped land between El Camino
Real and Rancho Santa Fe Road. Agricultural and urban land uses characterize much of the
surrounding landscape; however, a particularly important natural area, the Green Valley and
Encinitas riparian systems remain adjacent to the site on the west side of El Camino Real.
Elevations are relatively low and relief is minor on the site. The lowest point is along the western
property line at about 64 feet above mean sea level, and the highest point is in the east-central
area at 273 feet. Small, steep slopes occur on sandstone soils in the western portions and in
several of the small ravines. Approximately 60% of the site is covered in grasslands. Small
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 4
Eucalyptus and Oak woodlands are located in the northern portions of the site. A third woodland
feature is the riparian zone in the central valley. The site contains several drainage areas which
are tributary to Green Valley, some of which contain enough moisture to support riparian
vegetation.
The Master Plan consists of 16 residential Villages, 9 Open Space Planning areas, 2 school sites,
and a church site. When built out, the Arroyo La Costa Master Plan will consist of a maximum
1,076 single family homes. These residences will be located on lots that range from 5,000 to over
23,000 square feet in size with the majority of the lots over 7,500 square feet in size. The
minimum size of the flat, usable portion of each lot will be 5,000, 6,000 or 7,000 square feet
depending upon the village in which each lot is located.
Features of the Arroyo La Costa Master Plan include a pedestrian/bike trail which will be used
to provide access from the various neighborhoods to a centrally located common recreation/day
care facility. Passive recreational lots will be located in most of the villages to provide open space
as well as access to the trail system. A pedestrian/bike bridge will span Calle Barcelona from a
common recreation/day care center to the nearby junior high school The trail system has been
designed to provide links to other portions of Carlsbad as well as provide bicycle and pedestrian
circulation within the Master Plan area.
The Master Plan has been designed to preserve the onsite environmental resources which include
the riparian habitat and the oak grove. A portion of the pedestrian/bicycle trail system will be
constructed along each side of the enhanced riparian corridor. The oak grove will be
incorporated into the design of the adjacent village as a natural, passive recreation area.
ENVIRONMENTAL IMPACT REPORT
Certification of an Environmental Impact Report is being requested. The Environmental Impact
Report addresses the environmental impacts associated with the Master Plan and the related
applications. In response to the draft EIR, the Arroyo La Costa Master Plan conceptual land use
plan has gone through substantial revision. In addition a Local Facilities Management Plan,
(Zone 12) which covers required public facilities for this property has been prepared.
Environmental review has been completed pursuant to the California Environmental Quality Act
and mitigation measures identified in this EIR and the Zone 12 Plan have been incorporated into
the provisions of the Master Plan.
The EIR Project Summary identifies project impacts as well as appropriate mitigation measures.
It also assesses impacts after the application of the mitigation measures. These measures have
reduced the impacts to a level of insignificance in all cases except for Air Quality Nqisemnd
Aesthetics. These issues are discussed below:
Air Quality Noise
The EIR identifies short term construction ttgisM! impacts during; <:<^ttuction as not being
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ARROYO LA COSTA
JUNE 6, 1990
/ PAGE 5
I
mitigated to a level of insignificance. Staff disagrees with this position because application of
I standard measures to control fugitive dust and emissions noise and regulate Work hours during
construction will, as in all other projects in the City, reduce this type of impact to a level of
insignificance.
' Aesthetics
The EIR states that the project will change the visual nature of the area from open space to urban
uses which will result in significant adverse impacts. Staff disagrees with this position. Since
annexation into the City, the area has been designated for residential land uses on the General
j Plan and Zoning Map. Because the site is surrounded by existing development, leaving the site
1 as open space is not a feasible solution nor is it consistent with the projected urbanization of the
area. It is staffs position that the proposed residential development is consistent with the planned
land uses and that the project will not create significant adverse impacts, with respect to
aesthetics.
,- In conclusion, based on the environmental analysis contained in EIR 86-2 plus staffs position on
I the issues of air quality Stoise and aesthetics, staff is recommending that the Planning Commission
find that all identified project related impacts can be reduced to a level of insignificance by the
application of mitigation measures and conditions contained in the EIR and the amended Zone
12 plan. Therefore, project approval would not require the decision makers to make findings of
overiding consideration.
j MASTER PLAN AMENDMENT - (MP 149CO")
Planning Issues
1. Is the proposed amendment consistent with the goals of the La Costa Master Plan?
2. How will the proposed amendment impact development within the La Costa Master Plan
Area?
| Discussion
The proposed amendment to the La Costa Master Plan addresses two major revisions as follows:
1. Elimination of any reference to the area previously known as Southwest (Arroyo
La Costa).
\ 2. Stipulation that updated Environmental Impact Reports and new Master Plans be
required prior to future development occurring in the Northwest and Southeast
•'/ Areas of La Costa. """'
1 The proposed Master Plan Amendment is consistent with the goals of the La Costa Master Plan
because it maintains residential land uses and ensures the provision of a variety of housing types
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JUNE 6, 1990
PAGE6
within the overall Master Plan area. In the overall Master Plan, the Southwest Area was intended
solely for residential development. The proposed amendment will allow for residential
development that is more compatible with surrounding single family homes. No non-residential
land uses such as commercial, office, nor industrial uses are proposed except for residential
support facilities such as schools, recreation/daycare center and a church.
The proposed amendment will impact development by providing a mechanism for creating up-
to-date master plans for the La Costa area. The existing La Costa Master Plan is out-of-date and
does not address many of the present ordinances and policies. For example, all development is
currently required to process a La Costa Development Plan. Parking standards are less restrictive
and not consistent with the present ordinance, and other ordinances relating to Planned
Development, Growth Management and Hillsides are not addressed. The proposed Arroyo La
Costa Master Plan will correct this situation for the Southwest Area by addressing all current
ordinances and policies. Since it is presently not fcaown what land uses, their locations or their
environmental impacts will be until new master plan* are proposed, a mitigated negative
declaration was prepared for this: :amendr«e«ti As discussed previously under "Project
Background1',' (p age 3), The mitigation would recpiire updated EIRs and new Master Plans will be
required prior to review of future development in the Northwest or Southeast Areas of La Costa.
Each of these Master Plans will also be required to comply with all ordinances and policies in
effect at the time of approval. As discussed in the overall La Costa Master Plan, there are several
properties in these areas that have either been approved or are currently under review. These
projects have been considered exempt from the new Master Plan/EIR requirement but must
comply with all current ordinances and policies. As stated earlier, all other vacant properties have
been conditioned to comply with the Master Plan requirement.
After the approval of the last Master Plan the "Developed Area" (LFMP Zone 6) of La Costa will
no longer be covered by a Master Plan (See page 3, paragraph 3). However, as indicated in the
Citywide Plan, Zone 6 is considered an infill area. Similar to other infill areas of the City,
individual properties are still subject to a number of discretionary reviews including: tentative
tract maps, planned development ordinance, hillside, site development plan, and grading and
building plan check. These review mechanisms will ensure that all the developable areas of La
Costa will be reviewed in accordance with current requirements.
MASTER PLAN fMP 88-11
Planning Issues
1. Does the Master Plan properly implement the General Plan, Zoning and appropriate
policies governing the site?
2. Are the general development plan and the standards provided in the Master Plan
adequate to properly develop"the property?
Discussion
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 7
Upon approval, the Master Plan will become the controlling document for the Southwest Area.
(Exhibit X-4, page 30). It implements the General Plan, Planned Community (PC) zone, by
establishing land uses and maximum development intensities based on a detailed analysis of the
opportunities and constraints of the site. As required by the General Plan, consideration was first
given to potential school sites, existing riparian areas, and the alignment of Circulation Element
roadways (eg. Calle Barcelona). The proposed locations for these uses are consistent with the
School Location Plan, the Open Space Element, and the Circulation Element. As discussed in the
"General Plan Amendment" section, the proposed Master Plan also ensures the provision of multi-
family and affordable housing thereby complying with the Housing Element. Mitigation measures
incorporated into the project also ensure adherence with appropriate ordinances and policies such
as the Hillside Ordinance and the Noise Policy. The location and phasing of all required public
facilities is discussed in the Zone 12 Plan and demonstrate compliance with the Growth
Management Ordinance.
The Arroyo La Costa Master Plan Area is divided into separate planning areas and three phases
as shown on Exhibit X-5, page 31. The land use summary for the property is shown on Exhibit
X-9, page 35. Approximately 135.8 acres (26 percent) of the Master Plan Area is composed of
open space. Otherwise, individual single family neighborhood developments are proposed
throughout the remainder of the property. Each village or planning area is designed to be
compatible with surrounding development and product types. In addition to sites for a church,
elementary school, and junior high school, the Master Plan also provides for several features that
have not been incorporated in previous Master Plans in the City, including:
1. A large, community recreation area rather than individual recreation areas for each
village;
2. An extensive bicycle and pedestrian trail system including a pedestrian bridge across
Calle Barcelona; and
3. A large daycare center incorporated into the community recreation site.
The common recreation/daycare center will be tied to the rest of the Master Plan by an extensive
trail system. This trail system will include the first pedestrian bridge in the City. The bridge will
span Calle Barcelona and link the common recreation/daycare center with the junior high school
site. This trail system has been designed so that it could be connected to a future citywide trail
system. The applicant has provided plans showing how pedestrian bridges could be constructed
at some future date across Rancho Santa Fe Road and El Camino Real to link this trail system
with other parts of the City. These trails were designed in accordance with the recommendations
of the City's Open Space Committee. The details of the trail system are provided in the Open
Space chapter of the Master Plan. During review of the Master Plan the applicant proposed the
formation of a maintenance district for the maintenance of the trail system and pedestrian bridge.
The applicant believes that a maintenance district is necessary for the establishment of a trail
system that links the various neighborhoods of Carlsbad. It is the applicant's position that it
would be difficult for a homeowners' association to maintain a trail system that was open to
persons not residing within the project.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 8
The applicants have indicated that if a citywide maintenance district is not formed they would
prefer to redesign the trail system to serve only the residents of the project. At this time,
however, the applicant (through a proposed Master Homeowners Association (MHOA)) has been
required to provide maintenance in perpetuity for the trail system. If a citywide maintenance
district is formed in the future, the MHOA will have the option of joining.
Details of the common recreation/daycare center will be discussed in the portion of this report
that addresses the Site Development Plan which is being processed concurrently with the Master
Plan.
In addition to the comprehensive development plan, the Master Plan provides the development
standards to adequately develop the property. Normally, a Master Plan is implemented through
subsequent tentative maps or Planned Development Permits; however, because a Tentative Map
and Planned Development Permit are being processed concurrently with the Master Plan a greater
level of detail has been provided than would ordinarily be submitted with a Master Plan. With
these mechanisms the applicant has provided architectural details and individual site designs for
every unit proposed in the Master Plan.
In conclusion, staff believes that the Master Plan implements the General Plan, zoning and all
appropriate policies governing the site. The Master Plan also provides a detailed set of
development standards and ensures that an adequate mixture of single family, multiple family and
affordable housing will be provided in the La Costa area.
GENERAL PLAN AMENDMENT - fGPA/LU 88-1)
Planning Issues
1. Is the proposed amendment consistent with the maximum number of dwelling units
allowed under the existing General Plan?
2. Will the proposed change in General Plan/Land Use designations from RMH to RM
and RLM adversely impact the mix of housing types in the City?
3. Does the proposed amendment protect the environmental resources of the site?
4. Is the proposed change in Open Space boundaries consistent with the City's Interim
Open Space Ordinance?
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 9
Discussion
Exhibit X-2, page 28, illustrates the existing and proposed General Plan land use designations for
the subject property. The proposed amendment will:
1.
2.
3.
4.
Eliminate four pockets of RMH, Residential Medium High Density (8-15 du/ac).
Total of 25.0 acres.
Increase the amount of RLM, Residential Low Medium (0-4 du/ac) and RM
Residential Medium (4-8) du/ac) within the master plan area. Total of 327.23
acres.
Establish the exact locations of two previously floating school locations.
Redefine the boundaries of Open Space within the Master Plan area.
GENERAL PLAN LAND USE COMPARISON FOR
UNDEVELOPED AREAS OF ARROYO LA COSTA MASTER PLAN
Existing Proposed
General PUe
LtodUse
RLM
RM
RMH
ELEM.
JR. HIGH
OPEN SPACE
TOTAL -• -.•.:•:;.;•;--;
•Grot*
Acres
259.4
105.6
28.0
—
—92.0
ffet
Acres*
213.2
91.1
25.0
J":- -MS.^ j • -••-329.3.
QMCP**
3.2
6.0
11.5
Maximum
ADoweiiie
Futon DUS
682
547
288
si-xismm
Gtot*
Araw
227.2
120.8
—13.3
27.4
96.3
495.0
Net
Aem*
213.75
113.48
0
GMCP+*
3.2
6.0
327,23 I-:-:™:. '.;. v-i-p
AOewaiJe
Future DUS
683
680
0
.;;:;;«#• '••&-•.
*Gross acres minus constraints
"Growth Management Control Point
Although the proposed General Plan amendment would allow 1,363 dus, after the subtraction of
179 units for density transfer (previously allowed by Growth Management and discussed in the
LFMP for Zone 12) and 39 units for overbuilding in Rancho del Ponderosa only 1,145 units could
actually be constructed in the Arroyo La Costa Master Plan area. The project is proposing 1,076
dwelling units.
Land Use Impacts
During review of the proposed project it was determined that the subject -site was more
appropriate for single family development based on the fact that the Southwest is actually an infill
area and is surrounded on three sides by single family homes. Staff also examined other areas
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 10
of the La Costa Master Plan to determine suitability for multi-family and affordable housing. It
was decided that both the Northwest and Southeast areas were more appropriate for the following
reasons:
1. The Northwest allows closer accessibility to a major employment center;
o Both iresc sre located closer to prune ^rtftrifllfis— — — '- miuma mj.1^ iwuai.~_ IJJILI lu £jiu ry
32. Both areas are located closer to designated commercial sites; and
43. Both the Southeast and Northwest will be closer to full service Community Parks
(Stagecoach, Alga Norte).
The City of Carlsbad's Housing Element is under review. Preliminary numbers from SANDAG will
place a substantial obligation on Carisbad to meet the needs of its dtizens for low and moderate
income housing. Almost certainly new programs will be required to demonstrate a good faith
effort to meet this need. Developers of new communities like Arroyo La Costa must provide for
all economic segments of tae community and share in the responsibility for solving this problem.
Therefore, prior to final map approval for any portion of the Master Plan area, the applicant shall
enter into an agreement with the City to provide the Master Plan's proportional share of the City's
total obligation for low and moderate income housing units or to implement whatever programs
are adopted by the City Council as part of die Housing Element review should that review be
completed prior to final map approval; To guarantee the required variety of housing types, the
project has been conditioned to prepare separate master plans for Northwest and Southeast La
Costa. Each of these master plans will be required to provide multi-family and affordable housing
as defined bv the Citv. prior to recordstion of the Southwest finul m^Pi this will be d°t8ilftd in
% "Housinff Element Affre^m^nt" b^tw^en the developer itrnii th£ City sind to ensure coinplisnc?
tnic ^^^ *">*** ^
Future changes in land use designations to provide multi or affordable housing within the
Northwest or Southeast will not result in an increased gross density in these areas, unless
approved by the City Council. Such an increased density would be possible if the City Council
determined that affordable housing was in the best interests of the City and if the dwelling unit
cap for the Southeast Quadrant were not exceeded.
The following example is included for illustrative purposes only. Hypothetical^, the proposed
Housing Element Agreement determines that 200 units of multi-family/affordable housing are
required by the Southwest but must be built in the Southeast. These 200 units could not be
added to the Southeast (Zone 11) buildout number. Instead they would have to be subtracted
from the Southeast buildout number after the requirement for multi-family/affordable housing is
met within that Zone
HYPOTHETICAL EXAMPLE
1000 - Buildout dus for the Southeast
-200 - Multi/ Affordable housing dus required for Southeast
-200 - Multi/ Affordable housing dus required for Southwest
600 - Remaining dus available in Southeast.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 11
Basically, in both the Northwest and Southeast, provisions for multi-family/affordable housing
must be determined first. Then other housing types may be considered. This will most likely
result in clustered housing surrounded by large, open space bands again, unless the City Council
allowed an increased density to provide affordable housing. Staff has determined that this
method meets with the requirements of the Housing Element and allows for more compatible
development in the Southwest, Southeast and Northwest areas.
The proposed General Plan Amendment will also establish the location of two schools which
include a junior high school and an elementary school These were previously shown as floating
sites on the General Plan because, although the school districts knew they needed schools in the
general area, they did not know when or where the schools would be needed. During review of
the Master Plan, school locations were established based on input from representatives of both
the San Dieguito and Encinitas Elementary School Districts. San Dieguito preferred to locate the
junior high school site south of Calle Barcelona because the site could be graded into a level 20+
acre pad that was adjacent to Calle Barcelona and away from the riparian habitat area. Encinitas
preferred an area in the westerly portion of the site because it was farthest away from existing
school sites at Levante Street and Calle Barcelona/Rancho Santa Fe Road. They also wanted to
be separated from the junior high school.
Environmental Resources
The existing General Plan designations do not accurately reflect existing topography or constraints
of this site. Areas shown as open space on the General Plan do not protect the most
environmentally sensitive portions of the site, such as the large riparian habitat in the west-
central portion of the site. It appears that these boundaries were drawn with little or no field
work. The revised open space boundaries are based on extensive field work and detailed
biological surveys of the site. The proposed open space areas will protect and enhance the
existing riparian habitat onsite. This area will serve as a natural open space corridor running
through the project. All of the area west of and within the S.D.G. & E. easement along the
westerly edge of the site will be left in its natural state except for trails and the enhancement of
several eroded areas. As well as preserving several endangered plant species it will serve as a
buffer between El Camino Real and future residences.
Open Space/Interim Ordinance
In December of 1989, the City of Carlsbad adopted an interim ordinance establishing temporary
land use controls to protect open space. The interim ordinance requires that developments
proposing to modify the open space boundaries as shown on the General Plan make four findings.
The proposed project is requesting a modification to the open space boundaries and therefore is
subject to this interim ordinance. The required findings are:
1. The open space area is of equal or greater area; and
2. The open space area is of equal or greater environmental quality; and
3. The boundary modification is made in order to provide an enhancement to an
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 12
environmentally sensitive area; and
4. The adjusted open space is contiguous or within close proximity to the open space
shown on the map.
In addition, the project must not preclude linkage to other designated open space areas.
1. The proposed change in open space boundaries is illustrated on Figures 1 and 2, pages
13 and 14. As can be seen on Figure 1, Existing Open Space, the total area encompasses
94.6 acres. The total area of proposed Open Space shown on Figure 2 includes 135.8 total
acres. The proposed plan will thus provide 41.2 additional acres of open space above that
called for, thereby satisfying the first of the four required findings referred to earlier.
2. The open space areas shown on Figure 1 were established in the mid-1970's, and although
they may have been based to a degree on the environmental resources of the area, their
primary purpose was to accommodate "a string of parks". Key environmental resources,
such as the large riparian area in the west-central part of the property (OS-5 on Exhibit
2) were not shown on the vegetative maps accompanying the original La Costa Master
Plan, and there is no indication that this or other environmentally sensitive areas were
used as major determinants in the overall planning process for this part of La Costa. As
a result, much of the open space shown in Figure 1 may have been useful as linkages
or parkland under the concept of small community parks. However, as explained later in
this section, the environmental quality of most of the open space areas shown in Figure
1 is generally marginal to low.
The proposed open space boundary change will protect the large central riparian habitat
and form the major element of a continuous corridor Unking this area with Canada
Canyon (previously allowed for development). In addition the proposed change will
preserve the existing vegetation under the SDG&E easement and also expand the area to
the north, south, and east to provide a continual link along El Camino Real.
Subsequently, a number of sensitive plant species will be preserved.
The other major areas of disagreement between Figures 1 and 2 involve three long fingers
of open space shown in Figure 1 and not shown in Figure 2. One runs from just below
OS-4 (Figure 2) to the west, encompasses the oak woodland mentioned above, and
terminates at the SDG&E easement just east of El Camino Real This open space finger
crosses grassland for its entire length, and except for the oak woodland, no sensitive plant
species occur within the designated open space area. Elimination of the open space
designation for this area in favor of the addition of areas described earlier would therefore
be considered environmentally beneficial.
The second area of disagreement between Figure 1 and Figure 2 involves the long east-
west greenbelt running through the center of the property. The original purpose of this
greenbelt was to provide a pedestrian, bicycle and possibly an equestrian trail linking small
parks within the project area together and providing access to an elementary school site.
II
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. o. S g Sso o £
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FIGURE 1
5/16/90
>H
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-J I
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- 13 -
FIGURE 2
5/16/90
LFMP ZONE 12
STING DEVELOPMENT
OPEN SPACE
RLM-3 GENERAL PLAN SUB AREA
B PLANNING AREA
LEGEND
Open Space
The Open Space identified is a composite of
proposed general plan open space. Muter pUn
open space, and environmentally constrained areas.
• • • • Primary Trail System
iiiiinif Secondary TraB System
Zone 12
96.3 ac
43.9 ac
0.0 ac
Arroyo La
96.3 ac
39.5 ac
0.0 ac
Central Plan Open Space
(Proposed G.P.)
Muter Plan Open Space
(Caile Barcelona Screetscape--15'
on either side. Open Space Lots)
Environmentally Constrained O.S.
(This Reflects Only Those Areas Not
Preserved within G.P.'M.P. O.S.)
TOTAL 140.2 ac 13S.8 ac
•Note: Arroyo La Cota numbers do not include Rancho del Ponderota Acreage
Proposed "Comprehensive Open Space Network Map'
ARROYO LA COSTA
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 15
With regard to the habitat value and environmental quality of this existing greenbelt, a
comparison of the two areas indicate that the existing green belt would save only a small
part of the exisitng riparian area near Rancho Santa Fe Road (OS-3 in Figure 2), and
would cross grassland, chaparral and coastal sage scrub habitat. A small portion of two
sensitive plant species would be saved.
The proposed open space boundary changes will produce a higher quality of environmental
resources and wildlife habitat than would be possible if the area were developed using the
existing open space designations shown on the Gty*s Comprehensive Open Space Network
Map. The proposed plan therefore meets the second requirement of the Interim Open
Space Ordinance (i.e., that the new area be of "equal or greater quality").
3. The third rinding of the interim policy is satisfied by the proposed linkage of two natural
open space areas (OS-4 and OS-5) via an enhanced and revegetated riparian corridor and
wildlife habitat. By retaining OS-3, 4, 6, 7, and 8, sensitive plant species and other habitat
were preserved.
4. With regard to proximity, major portions of the east-west greenbelt and trail system shown
in Figure 1 are completely consistent with the linkages shown in Figure 2 (near the
eastern end and in the large riparian area). Furthermore, the linkage and trail
opportunities that were being sought when this greenbelt was originally proposed in 1975
will still exist, although some portions of the primary trail will be moved southerly into
the landscaped buffer areas adjacent to Calle Barcelona. A continuous linkage from east
to west through the center of the project area will thus still remain under the proposed
open space plan.
In addition, because the City's stance on small, neighborhood parks versus larger
community parks has changed since 1975, much of the justification for creating the
greenbelts shown in Figure 1 no longer exist. Given this, and the fact that much of the
open space proposed in Figure 2 closely corresponds, or is in reasonably close proximity
to that shown in Figure 1, leads to the conclusion that the intent of Item 4 of the City's
Interim Open Space Ordinance is being fully met by the proposed plans.
5. The proposed project includes provisions for trails, thus the requirements of Section 2 of
the City's Interim Open Space Ordinance can readily be met. This Section of the
Ordinance is designed to prevent or defer action on any developments which "would
preclude linkage of the larger open space areas shown on the "comprehensive Open Space
Network Map".
As can be seen by comparing Figures 1 and 2, the open space and trail system proposed
for Arroyo La Costa is in full conformance with this requirement. Provision has been
made for a primary trail system through the center of the project which could be linked
to properties both east and west of the boundaries of Arroyo La Costa. Additionally, if
desired, this trail system can also be made to interface with the pedestrian crossing at El
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 16
Camino Real shown in the City's map. In addition to this primary east-west trail system,
a series of secondary trails are also shown in Figure 2.
Therefore, as can be seen from the foregoing discussions, the proposed open space and trail
system for Arroyo La Costa is in full conformance not only with Section 1, Items 1 through 4 of
the City's Interim Open Space Ordinance, but also with Section 2 regarding the linkage of large
open space areas within the City.
ZONE CHANGE (ZC 88-3)
Planning Issues
1. Is the proposed zone change in conformance with the site's General Plan
designation?
2. Would the uses allowed by the proposed Zone Change be compatible with the
surrounding land uses?
Discussion
The proposed Zone Change will change the zoning from R-l to PC (Planned Community) on an
8.42 acre parcel, shown on Exhibit X-3, page 29. This area was created as a remainder parcel
when the subdivision to the north was created in the 1970's. The proposed zone change area will
be incorporated into and regulated by the Arroyo La Costa Master Plan.
Both the proposed GPA and the proposed Arroyo La Costa Master Plan designate this finger of
land as Open Space (OS). Because the site is surrounded on three sides by existing single-family
homes it can only be accessed from the south through the Master Plan area. In response to
neighborhood concern, the Master Plan proposes to leave the area (small mesa and arroyo) in its
natural state. One of the trail systems within the Master Plan will terminate in a viewpoint at
the proposed open space. The open space use has been determined to be the most compatible
with existing and future development and the most appropriate for the site.
TENTATIVE TRACT MAP/PLANNED DEVELOPMENT/HILLSIDE DEVELOPMENT PERMIT -
CT 88-3/PUD 88-4/HDP 88-8
Planning Issues
1. Does the proposed tentative subdivision map satisfy all requirements of the
Subdivision Ordinance and the State Map Act?
2. Does the proposed project comply with the Master Plan?
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 17
3., Does the proposed residential development meet the standards of the Planned
Development Ordinance?
4. Does the proposed tentative map comply with the requirements for the City's
Hillside Development Ordinance (Chapter 21.90 of the Carlsbad Municipal Code)?
Discussion
Tentative Map
As mentioned earlier, the applicant is requesting approval of a 1,076 unit Tentative Tract Map,
Planned Unit Development and Hillside Development Permit for all of the undeveloped area
within the Arroyo La Costa Master Plan. As explained in the introduction, this tentative map
includes the area that was covered by the previously approved tentative map CT 85-6/PUD 80.
The proposed tentative map conforms with all requirements of the Carlsbad Zoning Ordinance,
Subdivision Ordinance, and State Map Act. All lots will front on publicly dedicated streets and
meet minimum lot width and depth requirements. All lots will range in size from 5,000 feet to
over 23,000 square feet in size with the majority of the lots over 7,500 square feet in size.
Primary access to the project will be from the construction of Calle Barcelona, a secondary arterial
identified in the Circulation Element. This 64' wide roadway within an 84' right-of-way will also
have an additional 15' easement on both sides for additional bicycle lanes and meandering
sidewalks. During the EIR process, the applicant redesigned the Tentative Map and alignment of
Calle Barcelona in response to citizen input by the residents of Santa Fe Ridge. Some residents
claimed that although a portion of the street was already built when they bought their homes that
Calle Barcelona was designated as a local street and not a collector. In response, the applicant
redesigned the alignment farther to the north, away from existing residences.
Internal traffic circulation is provided by standard local streets having pavement widths of 48', 40'
and 36'. Pedestrian circulation will be accommodated by standard contiguous sidewalks as well
as a pedestrian bridge over Calle Barcelona, which has been provided for safe access to the junior
high school site. This bridge is being provided for public safety, although the City recognizes that
there is no guarantee all pedestrians will utilize the bridge. Connection to existing developments,
via local streets, will be made at El Bosque Avenue, Corte Carolina, Segovia Way and Palenque
Street. These connectors are being required to improve circulation for the surrounding area, to
provide emergency vehicle access and to meet the City's secondary access policy.
This development will also improve El Camino Real from Levante Street to Olivenhain Road to
three, full, north bound lanes and a full raised and landscaped median. Olivenhain Road will
also be improved to an interim four lanes from El Camino Real to Rancho Santa Fe Road. These
improvements will be done with the first phase of development.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 18 .
Both the Tentative Map and Planned Development comply with the requirements of the Master
Plan. The Master Plan specifies lot size, setbacks, architectural style, amenities, community
identity elements, and a sign program, all of which are implemented in the Tentative Map and
Planned Development Permit.
Planned Development
The proposed project also complies with all requirements of the Planned Development Ordinance.
In regards to parking, all units will have either a two or three car garage with more than
adequate guest parking available on the public streets. Although not required to comply with the
Small Lot Planned Unit Development Architectural Guidelines in all villages, the applicant has
demonstrated compliance with these guidelines throughout the project to provide more varied and
articulated street scenes.
The proposed project exceeds the recreation requirements of the Planned Development (PD)
Ordinance. The PD Ordinance requires that 200 square feet of recreation space be provided for
each dwelling unit. In addition, when lots within a project are less than 7,500 square feet in size
both common and private recreation must be provided. As indicated on the chart below this
project is required to provide a total of 4.94 acres of common and private recreation facilities.
The project has provided 13.73 acres of common recreation area, not including the private rear
yards each home will have. Although each residence has a minimum rear yard of 15' x 15', the
majority of the lots have substantially more.
PASSIVE/ACTIVE RECREATION
Deacripdoo
Trails Only:
- l9.OOOK.tt6R. width
- 8.400 ft. at 8 ft. width
- 6,400 ft. (DG) at 8 A. width
Aee*
2.62
1.54
1.18
Mt*ata®^m:M:.,. •.^"p^-:::. 3\- 53im
Individual Open Space Lots
Village 1: Pauive recreation area
Recreatioa/Daycare Facility*
Village P: Oak Preserve
T^MtjK Recreate* Anu*+
2.50
1.10
3.29
1.50
13,73"
Rocn*&A&Dem*itd(30Qi£Fuaiil} 434
. BeeroaOoa Area Svtrptot . S.79
{tautadwgprbnte rearyetrdf}
Notet:
* Excludd driveway and parking area.
"In addition, each unit provide* a minimum IS' x IS' rear yard.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 19
In addition to the rear yards, a common recreation facility (discussed under SDP 89-18), two
passive recreation areas, and 19 individual open space lots have been provided. All of these are
linked with the trail system which is available for walking, jogging, or bicycling.
A common recreation vehicle storage facility is provided per the requirements of the Planned
Development Ordinance within Open Space Area OS-8. This area is not counted toward meeting
the Performance Standard Open Space required for either Zone 12 or the Arroyo La Costa Master
Plan. The RV area, located above El Camino Real and buffered on all sides by landscaped berms,
will not be visible to the public traveling on El Camino Real. The proposed project is required
to provide 20 sq. ft. per unit or 21,520 sq. ft. exclusive of driveways or travel lanes. The
applicant has exceeded this requirement by providing 27,442 sq. feet or a surplus of 5,922 square
feet. Because there is a surplus of space available in the RV area, a portion of the site will be
used to provide RV storage for the upcoming Fairways Project (CT 89-6), also owned by the
applicant. With the Fairways requirement of 2,660 square feet for 133 units, there will still be
a surplus of 3,262 square feet remaining.
In summary, the applicant has greatly exceeded the minimum requirements of the PD Ordinance.
Hillside
As proposed, the Tentative Map and Planned Unit Development comply with all the development
and design provisions of the Hillside Ordinance.
Grading is proposed at 8,850 cubic yards per acre. These amounts are "potentially acceptable"
with the Hillside Ordinance. This figure is calculated over the entire Master Plan area with
overall cut and fill grading amounts at 3,824,000 cubic yards. After the allowed exemption for
grading amounts on Calle Barcelona, the grading quantity per acre then falls within the
acceptable range allowed by the Hillside Development Ordinance.
In addition to looking at cubic yards per acre, an analysis was also done of areas with significant
amounts of grading. As can be seen from Exhibit X-6, page 32, there are only three larger areas
where cut or fill amounts exceed 30'. Areas A and B were permitted to allow construction of
roadways which were constrained on both sides by the SDGStE easement or the riparian area.
Area C was a 30' deep canyon created as a result of runoff from Segovia Way. Large amounts
of grading were required for the construction of Calle Barcelona; however, construction for
improvements of Circulation Element roadways are also considered exempt by the Hillside
Ordinance.
In an effort to better balance grading onsite, grading is proposed to correspond to the phasing
of development. Phased grading is permitted by City Ordinance when final maps are phased, (i.e.,
Arroyo La Costa, three phases). Typically, the phased grading boundary will coincide with the
appropriate final map boundary. Where the overall benefits outweigh any possible costs, the
phased grading boundary may extend outside the final map boundary. For the Arroyo La Costa
grading, Phase I and III need to export approximately 300,000 cubic yards of earth each and
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 20
Phase II needs to import the same quantity. The benefit to the city in allowing this phased
grading to extend outside the final map boundary is preventing that 600,000 cubic yards of earth
from being hauled over city streets. Any possible problems will be mitigated by the
implementation of erosion control methods such as desiltation and landscaping. Overall, the
proposed project implements contoured and undulated slopes, enhances views, preserves riparian
areas, and minimizes grading. For these reasons, the project has been determined by staff to be
in compliance with the Hillside regulations.
SITE DEVELOPMENT PLAN fSDP 89-1 g)
Planning Issues
1. Does the proposed common recreation/daycare facility comply with the Master Plan?
Discussion
The applicant is requesting a site development plan for a recreation/daycare facility within Open
Space Area OS-9 of the Master Plan. The Master Plan designates this Planning Area for
development with a common recreation/daycare center. To comply with the requirements for
common recreation facilities in a planned development, the developer is taking a somewhat
different approach by providing one large facility to provide active recreation opportunities rather
than smaller, scattered facilities. This larger facility will include the following:
1. A Junior Olympic size swimming pool;
2. A 5,653 square foot recreation building;
3. Three regulation-size tennis courts;
4. A grass play area of approximately 40,480 square feet; and
5. A 5,080 square foot daycare center with fenced play area.
This recreation area will be easily accessible from other parts of the Master Plan area via a
bike/pedestrian trail system. To increase safety, a pedestrian bridge is proposed between the
recreation facility and the Junior High School site on the opposite side of Calle Barcelona. This
will make it possible for children/pedestrians to cross a major street without encountering
automobile traffic although it is acknowledged that not all pedestrians will use the bridge.
In response to concerns for the need for daycare facilities in Carlsbad, a 5,080 square foot daycare
center is being provided in the common recreation facility. This daycare center has been designed
based on input from local daycare operators to ensure an efficient design. Parking for the
recreation center has been calculated in the following manner.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 21
AcnvmyusE
*Day Care Center
*Meeting Room
Pool
Playground
Tennis
TOTAL NUMBER
*Please note that
DESCRIPTION
for 92 children
2630 sq. ft.
3645 sq. ft.
4800 sq. ft.
2 courts
OF PARKING SPACES
only the asterisked items are
NO. OF PARKING
STANDARD REQUIRED
l/Employee& 27
1/10 children
1/200 sq. ft. 14
1/5 people/
150 sq. ft.
1/2 children/
300 sq. ft.
2/court
41
required by the Zoning Ordinance.
SPACES
PROVIDED
27
14
25
16
4
86
This Site Development Plan is being processed as an independent application from the Planned
Development Permit. This will allow for independent review of the Site Development Plan in the
event that a modification is requested at a fixture date.
Overall, the large, common recreational center exceeds both in quality and quantity what would
ordinarily be provided in a Planned Unit Development.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 22
SPECIAL USE PERMIT (SUP 89-3)
Planning Issues
1. Will the proposed development be subject to inundation in a 100 year flood?
2.
3.
Will the proposed development within the 100 year flood plain adversely impact other
properties?
Will the proposed development adversely impact the riparian habitat within the detention
area?
Discussion
The applicant is requesting approval of a Special Use Permit because grading work and
construction/improvements of public roadways are proposed within the Flood Hazard Area, Zone
A and subject to inundation during a 100 year flood.
The Federal Emergency Management Agency (FEMA) establishes Base Flood Elevations (BFE) to
determine flood hazard areas. The BFE corresponds to the highest elevation subject to a 100 year
flood. A 100 year flood is a flood level which has 1% probability of being equaled or exceeded
in a given year. Properties are designated by FEMA to be subject to a 100 year flood when their
lowest grade, or lowest finished floor of a structure, is equal to or less than the BFE.
The proposed grading work will have a minimum finished elevation of 13.6 feet and 7.1 feet
respectively above the 100 year flood elevation for the Flood Hazard Area within the project on
the east side of El Camino ReaL It should be noted that the existing elevation of El Camino Real,
along the project frontage, is 1.0 feet above the 100 year flood elevation for the Flood Hazard
Area on the west side of El Camino ReaL This difference in elevations is caused by the proposed
grading and detention of flood waters on the east side of El Camino ReaL (Exhibit X-8, page 34,
is attached to graphically depict these elevations.)
Although FEMA has not yet established a BFE for the affected area of the Master Plan, the county
of San Diego completed a computer analysis in 1981 thar established a 100 year flood elevation
in a critical area west of El Camino Real of 63.4 feet above sea leveL Rick Engineering Company
completed a computer analysis in 1988 that established a 100 year flood elevation at the same
critical area of 65.6 feet above sea leveL The City has reviewed and approved the later analysis
as it is the most conservative. Using that higher elevation, the lowest point of El Camino Real
is one foot above the flood elevation on the west side of El Camino ReaL
Because it is designed to detain the 100 year flood within the project boundary, the proposed
development will not adversely impact other properties. The designed 100 year flood elevation
on the east side is 76.38 feet above sea leveL The lowest elevation adjacent to this area is a
proposed public roadway at elevation 83.5. The riparian area would be inundated for a maximum
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 23
duration of 6.5 hours during a 100 year storm. That duration will not cause any significant
damage to the area. In summary, staff believes the proposed project will not have any developed
area inundated in a 100 year flood and would not adversely impact other properties or the
riparian habitat area. The EIR prepared for this project supports these conclusions.
SPECIAL USE PERMIT (SUP 90-6)
1. Does the project enhance the scenic qualities of the El Camino Real Corridor consistent
with the corridor's development standards?
Discussion
The westerly edge of the Arroyo La Costa Master Plan falls within Area 5 of the El Camino Real
Scenic Corridor. The El Camino Real Scenic Corridor study requires approval of a Special Use
Permit for all development within 300 feet of the right-of-way of El Camino Real when an
upslope conditions exists. The majority of the western edge of the Master Plan is above El
Camino Real.
The majority of the area within this 300 foot corridor will remain in its natural state. A small
portion of Village Q falls within this 300 foot area. The Special Use Permit is required to assure
compliance with the requirements of the corridor's development standards. The applicable
standards refer to design theme signage, grading, setbacks, street furniture and roof equipment.
The standard designates a design theme of "Old California/Hispanic". The architecture of the
units in Village Q will be Contemporary Mediterranean which is compatible with Old California.
If the southern portion of Village Q is utilized for church purposes any church designed in the
area will be required to have an "Old California/Hispanic" style of architecture.
The recreational vehicle storage area in Open Space Area OS-8 will also be located within the El
Camino Real Scenic Corridor area. This facility will be surrounded by mounding and landscaping
so it will not be visible from El Camino Real
The corridor's applicable building setback requirements are 40 feet from the public right-of-way.
There is an open space area which is in excess of 220 feet in width along the entire length of
the western project boundary adjacent to El Camino Real, thereby exceeding the setback
requirements.
GROWTH MANAGEMENT
Planning Issues
1. Will the proposed project be consistent with the Growth Management Ordinance?
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 24
Discussion
The subject property is located within Local Facility Management Zone 12, Southeast Quadrant.
The impacts on public facilities created by the proposed project and compliance with the adopted
performance standards are discussed in the Zone 12 plan and are also summarized in the
discussion below. In addition to the conditions placed on the tentative map all requirements of
the Local Facilities Management Plan as amended for Zone 12 must be complied with in their
entirety.
FACILITY COMPLIANCE WITH STANDARD
City Administrative Facilities - Yes
Library - Yes
Wastewater Treatment - Yes
Parks - See discussion below.
Drainage - See discussion below.
Circulation - See discussion below.
Fire - Yes
Open Space - Yes
Schools - Yes
Sewer Service - Yes
Water Service - Yes
Parks
Prior to the approval of the first final map, the applicant will enter into an agreement dedicating
35 acres of park land and providing financing acceptable to the City for the construction and
operation of Alga Norte ParL The park must be functional by 1993 or the performance standard
will not be met and no further residential development will be allowed in the Southeast Quadrant.
Drainage
A detailed hydrological study must be completed which analyzes the capacity of existing drainage
structures and which proposes mitigation alternatives including a flood attenuation study for the
entire drainage course. The mitigation measures identified in the hydrological study must be
provided concurrent with development so the performance standard will be maintained.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 25
Circulation
The following is a list of the existing Circulation Facilities which are currently operating at an
unacceptable level of service (LOS D).
Location
Road Segments - Olivenhain Road
Rancho Santa Fe Road
Needed Improvement
Widen to 4 lanes from El Camino Real to Rancho
Santa Fe Road
Widen to 4 lanes from La Costa Avenue to
Melrose Avenue
Intersections - La Costa Avenue and 1-5 Construct Interchange
The project has been conditioned in the LFMP to correct these deficiencies. Furthermore, the
tentative map has been <»nditioned such that building permit* cannot be issued xmless ail of the
conditions and mitigations outlined in the Zone 12 Plan have been implemented. Also, the
tentative map cannot be finalled until City Council has approved a financing plan, guaranteeing
compliance with Growth Management.
RESOLUTION OF INTENTION 181
Discussion
A 4.5 acre parcel of land, owned by the Northwestern Pacific Railroad is located adjacent to the
southwest corner of the Arroyo Master Plan. The site is an island of useable land with El Camino
Real at the west, Olivenhain Road at the south, open space at the north, and a 200' SDG&E
easement at the east. As shown on Exhibit X-7, page 33, the site has split general plan
designations of Travel Service/Utility (TS/U) and is zoned Limited Control/Public Utility.
In reviewing the proposed Master Plan it was discovered that this parcel was under different
ownership and was outside the Master Plan boundaries. The proposed Arroyo La Costa Master
Plan addresses and completes all planning issues except for land uses on this parcel
i
Although the subject site is partially designated for commercial development, it is constrained by
its topography. Because developable area of the site is 40-50 feet above the roadways, complete
excavation of the site and utilization of high retaining walls would be required to develop the site
with commercial uses. The other issue constraining development of the site is its proximity to
the intersection of two prime arterials. Because the property has only 180 feet of street frontage
on El Camino Real and 150 feet along Olivenhain Road, proper intersection/driveway spacing for
prime arterials could not be maintained. . City Standards require 2,600 feet of spacing on each
respective arterial The only access available to the site will be from a local street (60* wide)
through the proposed single family neighborhood to the east.
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ARROYO LA COSTA
JUNE 6, 1990
PAGE 26
The portion of the site designated for Utility uses was reserved many years ago when there was
some indication that the property would be used for a pump station for a major fuel line;
however, the pump station never developed. The Engineering Department indicates that there
is no longer a necessity for such a pump station and concurs with the Planning Department's
intent to redesignate the entire site for residential development.
After a thorough analysis of the site is complete and the Railroad is allowed to comment, staff
recommends that the Planning Commission direct staff to process a General Plan Amendment to
redesignate the property to a residential land use. The attached Resolution of Intention is
included as a separate item rather than an action necessary for the approval of the Arroyo La
Costa Master Plan,
FISCAL IMPACT ANALYSIS
Planning Issues
1. What are the fiscal impacts created by the proposed project?
Discussion
Pursuant to 21.38 of the Carlsbad Municipal Code, a fiscal impact analysis has been prepared
for the proposed Master Plan. That analysis has been reviewed by the City's Finance Department
which has determined that the proposed development will have a net zero fiscal impact on the
City. Although the analysis is a reasonable effort to determine the fiscal impacts of development,
any report of this type should be accepted only with the knowledge that it is based on a wide
range of assumptions. Many of these assumptions must be accepted based on a sense of
reasonableness rather than fact or defensible research. Although Staff recommends that the
Planning Commission accept the report, this is done with the caveat that the report must be seen
by the Commission as an approximation, as opposed to an exact calculation, of the fiscal impacts
of this project.
The proposed project is consistent with all policies and ordinances governing the subject site. In
addition, it provides a development plan that is comprehensive, cohesive, and well-integrated with
the surrounding environment. Staff, therefore, recommends approval of all the previously
mentioned actions.
EXHIBIT X-1
Page 27
OLIVENHAIN RD.
DEVELOPED
City of Carlsbad
LA COSTA MASTER PLAN MP 149(O)
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EXHIBIT X-2
Page 28
EXISTING GENERAL PLAN
RLM-3 QENERAt PLAN SUB AREA
B PLANNING AREA
PROPOSED GENERAL PLAN City of Carlsbad
ARROYO LA COSTA GPA/LU 88-1
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AREA OF CHANGE
R-1
EXHIBIT X-3
Page 29
EXISTING ZONING
AREA OF CHANGE
PC
PROPOSED ZONING City of Carlsbad
ARROYO LA COSTA ZC 88-3
EXHIBIT X-4
Page 30
Master Plan Land Use
ARROYO LA COSTA
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EXHIBIT X-5
Page 31
Final Map Phasing
ARROYO LA COSTA
EXHIBIT X-6
Page 32
3-^M4\
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CDV)
cO§0
S
EXHIBIT X-7
Page 33
RLM-3 GENERAL PLAN SUB AREA
B PLANNING AREA
City of Ctrisbad
SUP 90-8
SDP 89-18
ARROYO LA COSTA ROI 181
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EXHIBIT X-8
34
o
III
ARROYO LA COSTA
SUP 89-03
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EXHIBIT
Page 35
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LOCATION MAP Page 36
;B aTiqu.l t os.Ua goon
City of Carlsbad
J
E'R 86-2
VIP 149(O)
^PA/LU 88
^ 88-3
vip 88-1
ARROYO LA COSTA
CT 88-3
PUD 88-4
HDP 88-8
SUP 89-3
SDP 89-18
SUP 90-8
LFMP 89-12(A)
ROI 181
ARROYO LA COSTA
JUNE 6, 1990
PAGE 37
ATTACHMENTS
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1. Planning Commission Resolution No. 3039, 3049, 3028, 3029, 3030, 3031, 3032, 3033,
• 3034, 3035, 3036, 3037, and ROI 181.
• 2. Background Data Sheet
3. Disclosure Form
4. Local Facilities Impacts Assessment Form
I 5. Master Plan - Exhibit "Z-l" (previously distributed)
' 6. Amended La Costa Master Plan, Exhibit "Z-2" (previously distributed)
7. 200 Scale Tentative Map, Exhibit "Z-3" (previously distributed)
• 8. Exhibits "A" - "CCCC", "A-l" - "A-30", "B-l* - "B-18", and "C-l" - "C-7", dated May 16, 1990
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BACKGROUND DATA SHEET
CASE NO: MPA 149COVMP ftS.yGPA/LU 88-1/ZC 88-3/CT 88-3/PUD 88-4/HDP 88-8/SDP
89-18/SUP 89-3/SUP QQ-8/ROI 181/EIR 86-2
APPLICANT: AITOVO La Costa
REQUEST AND LOCATION: The approval of a Master Plan Amendment. Master Plan. General
Plan/Land Use Amendment. Zone Change. Tentative Tract Map. Planned Unit Development Permit.
Hillside Development Permit. Site Development Plan. Special Use Permits, and for the certification
of an Enviommental Impact Report on property located east of El Camino Real, north of
Olivenhain Road, and west of Rancho Santa Fe Road in the PC Zone and in Zone 12.
LEGAL DESCRIPTION: A portion of the south half of section 36. township 12 south. Range 4
west. San Bernardino Meridian, together with a portion of fractional sections 1 and 2. township
13 south, range 4 west. San Bernardino Meridian, together with lot 1 and a portion of lots 2. 4.
4. 9. 10 and 11 of Rancho Las Encinitas. Map No. 848. all in the county of San Diego. State of
California.
APN: Listed on attached sheet Acres 528.78 Proposed No. of Lots/Units 1.076
GENERAL PLAN AND ZONING
Land Use Designation RLM/RM/RMH/OS
Net General Plan Density Allowed 4.61 Net Tentative Map Density Proposed 2.52
Existing Zone PC/R-1 Proposed Zone PC
Surrounding Zoning and Land Use:
Zoning Land Use
Site PC Vacant
North PC/R-1 Single Family Homes
South Encinitas Vacant •
East PC Vacant/Schools
West PC Riparian
PUBLIC FACILITIES
School District Encinitas Union SD. San Dieguito Union HSD
Water Qlivenhain Sewer Leucadia CWD
EDU's 1.076 Public Facilities Fee Agreement, Date January 16. 1989.
ENVIRONMENTAL IMPACT ASSESSMENT
_ Negative Declaration, issued _
_\ _ _ E.I.R. Certified, dated May 16. 1990 _
Other, Prior Compliance. March 29. 1990 - for LFMP Zone 12
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DISCLOSURE FORM
APPLICANT: FIELSTONE/LA COSTA ASSOCIATES LIMITED PARTNERSHIP
Name (individual, partnership, joint venture, corporation, syndicationf
14 Corporate Plaza, Newport.Beach, California, 92660
Business Address ~ ~~ ~
(714) 851-8313
Telephone Number
AGENT:
Name
MEMBERS:
Business Address
Telephone Number
THE FIELDSTONE COMPANY, General Partner
Name (individual, partner, joint
venture, corporation, syndication)
Home Address
14 Corporate Plaza, Newport Beach, California, 92660
Business Address ~ " ~~~~ ~~
r?14) R51-8313
Telephone Number Telephone Number
Name Home Address
Business Address
Telephone Number Telephone Number
(Attach more sheets if necessary)
I/We understand that if this project is located in the Coastal Zone, I/we wilJ apply
for Coastal Commission Approval prior to development.
I/We acknowledge that 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.
I/We declare under penalty of perjury that the information contained in this disclosure
is true and correct and that it will remain true and correct and may be relied upon
as being true and correct until amended.
FIELDSTONE/LA COSTA ASSOCIATES
LIMITED PARTNERSHIP
A Limited Partnership
BY:APPLICANTTHE F/IELSTONE COMPANY
General Partner
BY
'Agent, Owner, Partner
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CITY OF CARLSBAD
GRO\VTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
RLE NAME AND NO.• AROYO T A COSTA - MPA 140(O)/MP RR-1/GPA/T TI R8-1/7P RS-^/CT RR-"W
PITH R8-4/WDP RS-RNHP 80-18/$TrP RQ-^TrP Qfl-R/ROT 181 /FTR Rrt-7
LOCAL FACILITY MANAGEMENT ZONE: 12 GENERAL PLAN: RLM. RM. RMH. OS, E. J
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^^^B1
7.0N7WV PC
DEVELOPER'S NAME
ADDRESS- S4*<? Mnrr
PHONF NO • S4*-Rn81
QUANTTTY OF LAND
• The FVlrkfnnp Pnmnanv
hniKp Drivr Siii'tp 750 9an Di>on PA 07171
ASSESSOR'S PARCEL NO- <W Attarf^H
TTSF/nEVFT.OPMENT(AC.1 SQ FT nil)- S7Q arrp<:
A. City Administrative Facilities: Demand in Square Footage = SQRR
B. Library:Demand in Square Footage = ?1?7
vJ. Wastewater Treatment Capacity (Calculate with J. Sewer)
D. Park:
E. Drainage:
Demand in Acreage = 7.97
Demand in CFS = 3R7
Identify Drainage Basin = NA
(Identify master plan facilities on site plan)
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F. Circulation:Demand in ADTs = 14586
(Identify Trip Distribution on site plan)
G. Fire:
H. Open Space:
I. Schools:
Served by Fire Station No. = "> & 6
4
Acreage Provided - ft5 fl5
N)A
(Demands to be determined by staff)
J. Sewer:
-
(Identify trunk
K. Water:
L The project is
Demand in EDUs - 1116
Identify Sub Basin - MA
line(s) impacted on site plan)
DAmand in rtPQ - ?4* ^
units the Growth Management Dwelling unit allowance.
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ASSESSOR PARCEL NUMBERS:
216-320-13
255-010-09
255-010-18
255-022-01
255-010-19
255-033-09
255-033-10
255-033-11
255-031-24
255-031-25
255-041-14
255-031-24
255-030-09