HomeMy WebLinkAboutZC 319; Sammis Properties; Zone Change (ZC)LAND USB PLANNING APPLICATION
DISCRETIONARY ACTIONS
REQUEST
CO Zone Chang*
D General P£fn Amendment
CD Tentative Tract Map
G Major Planned Unit Development
El Master Plan
G Major Redevelopment Permit
G Minor Redevelopment Permit
nPrecise Development Plan
(check other boxes if appropriate)
OSpecif ic Plan
OSite Development Plan
DConditional Use Permit
Qvariance
OPlanning Commission Determination
DSpecial Use Permit
QStructure Relocation
QMajor Condominium Permit
Complete Description of Project (attach additional sheets if necessary)
UNIVERSITY/CONFERENCE CENTER LOCATED ON 160 ARCES BORDERED BY
CARLSBAD BOULEVARD, 1-5 AND THE BATIQUITOS LAGOON
(SEE ATTACHED DESCRIPTION)
Legal Description (complete)
SEE ATTAr.HFD I FCAI nPSPPTPTTfTKI
Assessors Parcel Number
zone
RDM
General Plan
RMH
Existing Land Use
VACANT
Proposed Zone
p.c.
Proposed General Plan
RMH
Site Acreage
160 AC
Owner Applicant
Name (Print or Type)
SAMMIS PROPERTIES COMPANY
Name (Print or Type)
SAMMIS PROPERTIES COMPANY
Mailing Address
2650 CAMINO DEL RIO NORTH, SUITE 100
Mailing Address
2650 CAMINO DEL RIO NORTH, SUITE 100
City and State ZipTelephone City and State Zip Telephone
SAN DIEGO, CALIFORNIA 92108 298-7112 SAN DIEGO, CALIFORNIA 92108 298-7112
I CERTIFY THAT I AM BiE LEGAL OWNER AND
THAT ALL THE ABOVE INFORMATION IS TRUE
AND CORRECT TO THE BEST OF M? KNOWLEDGE.
I USKTlrY THAT I AH Hit. UWNtK o
AND THAT ALL THE ABOVE INFORMATION IS TRUE
AND CORRECT TO THE BEST OF MX KNOWLEDGE.
CASE NO.:
APPLICANT:
REQUEST:
DATE RECEIVED:
ENVIRONMENTAL
EXEMPT OR EXCEPTED:_
Posted:
Filed:
Prior Compliance:Published:
Filed:
NEGATIVE DECLARATION:
Posted:Published:Notice of Determination:
ENVIRONMENTAL IMPACT REPORT:
Notice Of
Preparation:
Notice of
Conpletion:
Notice of
Determination:
PLANNING COMMISSION
1. Date of Hearing:
2. Publication:
Q-11-25
<5-3l -85"
3. Notice to Property Owners:
4. Resolution No.
(Continued to:
i>. Appeal:
CITY COUNCIL
1. Date of Hearing:
2. Notices to City Clerk:
3. .Agenda Bill:
4. Resolution No.
5. Ordinance No.
CORRESKMOENCE
Staff Rt»port to Applicant:
Resolution to Applicant:
Date: Q-H-8-S ACTION:
Date:
Date:
/ACTION
SAMMIS PROPERTIES
CARLSBAD DEVLOPMENT
THE CARLSBAD INSTITUTE AT BATIQUITOS LAGOON
Sammis Properties presently controls 160 acres located on
the north shore of Batiquitos Lagoon between Interstate 5 and
Carlsbad Boulevard (Old Highway 101) in the City of Carlsbad. A
university, hotel/ conference center and related commercial pro-
jects, as well as a residential complex, are planned for develop-
ment on this spectacular site, making it available not only to
residents of Carlsbad but to generations of graduate students and
business leaders from around the world as well.
Area It The campus will be located in the center of the 125
acres between the railroad tracks and Interstate 5. Within this
area, which will be surrounded by a ring road 1500 feet in
diameter, graduate institutes will be developed with associated
research and development facilities, a law school and public
policy center.
Area 2; Surrounding the ring road, 611 residential dwelling
units will be constructed including single family detached homes,
zero-lot-line single family homes, townhomes over garages, .and
three-story condominiums over subterranean parking. Housing for
the student population (three-story condominiums over sub-
terranean parking) will also be used as time-share units, or in
conjunction with the hotel, during those times when classes are
not in session.
Area 3; A hotel will be located within the 35 acre area west of
the railroad tracks. This hotel will be five-star-quality with
423 suites and a reception area and will draw guests as a
destination resort. Several hotels, including the Marriott
Group, have expressed an interest in operating this facility.
Area 4; A recreational complex will be located adjacent to the
campus. Facilities will provide for a variety of athletic events
and will include a gymnasium, an Olympic-size pool for water
related sports, a playing field, a running track, and a tennis
complex. This site may become the future home for the U. S.
Olympic Volleyball teams.
Area 5: A conference center, offering state-of-the-art high-
tech amenities will be located adjacent to the hotel reception
area. Associated retail shops and restaurants will also be
developed within this area to serve the hotel/conference center
complex.
Carlsbad Development
Page 2
Area 6: This ten-acre site is reserved for future expansion.
Area 7; The remaining 35 acres of the site, which consists of
portions of the Batiquitos Lagoon and adjacent coastal bluffs,
will remain open space. Proposals which are being considered for
the enhancement of this open space include a bike path/pedestrian
walkway along the north shore of the lagoon from South Carlsbad
Beach to El Camino; picnic/barbeque areas; nature study
observation areas; and an outdoor music pavilion. Studies for
the restoration of Batiquitos Lagoon include habitat enhancement,
tidal flushing, and dredging. The dredging spoils may also be
used to replenish beach sand on Carlsbad's beaches.
A summary of the Carlsbad Institute development is:
1. A campus on 36 acres.
2. Six hundred eleven (611) residential dwelling units on
46 acres.
3. A 423 room hotel on 17 acres.
4. A recreational complex on 8 acres.
5. A conference center with specialty retail shops and
restaurants on 8 acres.
6. Ten (10) acres reserved for expansion.
7. Natural open space on the remaining 35 acres.
JDB/dt
LEGAL DBSCRIPTIOH
ORDER NO. 867679-15
PROPERTY WEST OF RAILWAY
The land referred to herein it situated in the State of California, County of
San Diego, and is described as follows:
•
A parcel of land being a portion of the Vest Half of Section 33, Township 12
South, Range 4 West, San Bernardino Base and Meridian, in the County of San
Diego, State of California, described as follows:
Beginning at the Northwest corner of Section 33, as shown on State Highway Map
No. Xl-S.D. Rte. 2 - Sec. B; thence, North 89°57'30" East, 234.04 feet to a
point in the Southwesterly boundary line of the Right-of-way of the Acheson,
Topeka and Santa Fe Railroad Company (Coast Line); thence, South 21°09'50"
East, along said Southwesterly boundary line, a distance of 1611.52 feet, to
the beginning of a curve concave Southwesterly and having a radius of 13,950.91
feet, a line radial to said curve at said last mentioned point bears South 68°
50'10" West; thence, Southeasterly along said curve and being on said South-
westerly Right-of-way line, an arc distance of 1327.69 feet, to a point in
said curve, said point being in the center line of a channel; thence, leaving
said Right-of-way line, and following the center line of said channel, South
46°04' West, 204.03 feet; thence South 71°52' West, 195.12 feet; thence,
North 74°34' West, 244.87 feet to a point in the Easterly line of State High-
way Xl-S.D. Rte. 2 - Sec. B; thence, North 17°31' West, along said Easterly
boundary line of said State Highway, a distance of 1969.11 feet; thence,*
North 4*40'30" West, 913.85 feet; thence, North Oq01'50" West, 110.26 feet,
to the point of beginning.
"Excepting any portion of theherein described property which is or was ever
tidelands below the elevation of natural, ordinary high tide" (Applies only
to that portion designated as Lot 3 on Map of Batiquitos Pointe, Carlsbad Tract
No. CT 82-18/C.P. 214).
LEGAL DESCRIPTION
ORDER HO. 867874-15
PROPERTY -EAST OF RAILWAY
Those portions of the South Half of the Southwest Quarter of Section 28,
Lots 5. 6, 13, 14, and 15, of Section 33, and a portion of the North Half
of the Northwest Quarter of Section 33, all in Township 12 South, Range 4
West, San Bernardino Base and Meridian, in the City of Carlsbad, County of
San Diego, State of California, according to United States Government Survey,
'approved May 3, 1883, described as follows:
Conencing at the Southwest corner of said Section 28; thence along the Southerly
line thereof North 89*59'04" East 2410.75 feet to the TRUE POINT OF BEGINNING;
thence leaving said Southerly line South 25°47'38" East, (South 25*07'11" East
per Deed recorded April 5, 1961 as File No. 58608 of Official Records); 807.99
feet; thence South 1*36'13" East 1314.31 feet; thence North 32°29'00" East 613.26
feet; thence South 31*41'12" East 344.87 feet; thence South 46°43'40" West 691.52
feet, (Record South 51*43'04" West 649.80 feet) thence North 86*51'54" West 1528.50
feet, (Record South 89*17'46" West 1519.40 feet), to the beginning of a non-tangent * ;
11.559.20 foot radius curve concave Southwesterly, a radial line to said point bears Nortt
72*17'39" East: thence Northwesterly along said curve through a central angle of 03*26'Of
a distance of 693.11 feet; thence tangent to said curve North 21*08'29" West 2393.32
feet; thence South 89*57'36" East 1915.70 feet; (South 89*57'45" East 1915.82 feet
per Map No. 7955); thence South 24*31*56" East, (South 23*51'39" East per Deed re-
corded August 29, 1961, as File No. 150325 of Official Records), 743.74 feet to the
TRUE POINT OF BEGINNING.
DEVELOPMENTAL 0^J^H 1200 ELM AVENUE
SERVICES W$3lJm CARLSBAD, CA 92008-1989
LAND USE PLANNING OFFICE ^SiS& (619> 438'5591^HHpr-
City of Cartebab
May 22, 1985
Sammis Properties
2650 Camino Del Rio North #100
San Diego, California 92103
zr-TTQ/MP-175 - University/Conference Center
Bb-5 - BATIQUITOS LAGOON EDUCATIONAL PARK
A new ordinance has been adopted by the City of Carlsbad
regarding public notice procedures (Ordinance No. 9578). This
ordinance requires noticing property owners within a 600'
radius of a proposed project which is scheduled for a public
hearing. The previous requirement was a 300' radius, for which
you submitted as part of your application a list of property
owners with assessor parcel numbers and either one or two sets
of envelopes.
Although your project has been submitted already, it will be
scheduled for a public hearing after the ordinance takes effect
(June 6, 1985); therefore, it is ncessary for you to update the
public notice package that was submitted. Please submit to the
Land Use Planning Office the names, addresses and assessor
parcel numbers (on a list and on stamped envelopes) of those
property owners between the 300' and 600' radius. This should
be done by June 15.
If you have any questions, please contact the planner for your
project.
Sincerely,
Michael J. solzmiTier
Land use Planning Manager
MJH:NR:ad
APPLICATION SUBMITTAL DATE:
SEPTg> 24, 1985
DATE:
TO:
FROM:
SUBJECT:
I .
STAFF REPORT
SEPTEMBER 11, 1985
PLANNING COMMISSION
LAND USE PLANNING OFFICE
EIR 84-3/GPA/LU 85-10/ZC-319/MP-175/CT 85-14/PUD-90/
SDP 85-5 - BATIQUITOS LAGOON EDUCATIONAL PARK - Request
for the Certification of an Environmental Impact Report
and approval of a General Plan Amendment, Zone Change
and Master Plan for a 167.9 acre site located
immediately north of Batiquitos Lagoon between
Interstate 5 and Carlsbad Boulevard. The approval of a
Tentative Tract Map, Planned unit Development and Site
Development Plan for Phase I (68.4 acres) of the subject
property is also requested.
RECOMMENDATION
It is recommended that the Planning Commission: (1) ADOPT
Resolution No. 2482 recommending CERTIFICATION of EIR 84-3 and
ADOPT Resolution Nos. 2483, 2484, 2485, 2486 and 2487,
recommending APPROVAL of GPA/LU 85-10, ZC-319, MP-175, CT 85-
14/PUD-90 and SDP 85-5 based on the findings and subject to the
conditions contained therein.
II.PROJECT DESCRIPTION
The applicant is requesting approval of a General Plan amendment,
zone change and a Master Plan for a 167.9 acre site located as
described above. The applicant is also requesting approval of a
tentative tract map, planned unit development, and site
development plan for Phase I (68.4 acres) of the subject
property.
Staff will give a brief overview of the proposed project and
master plan in this report; for more details see the attached
Master Plan, Exhibit "B".
The Batiquitos Lagoon Educational Park is proposed as a mixed use
community. A graduate university will function as the primary
component of the proposed development. The university will
include a law school, public affairs institute, school of
communication and information science, school of land use and
real estate, and school of Pacific Rim studies. In conjunction,
and supporting the educational institution, the project is
proposed to include, research and development facilities and
office uses, which are directly related to and will consistently
interact with the school, a variety of housing types including:
single family, townhomes, condominiums and student apartments, a
major hotel and executive conference center, neighborhood
commercial, visitor serving commercial, and recreational
commercial (i.e. nutrition center and sports injury clinic)
facilities, U.S. Olympic volleyball and weight lifting team
training facilities, and other community recreational
facilities.
In association with this proposed project, the applicant in
cooperation with the City of Carlsbad, the California Coastal
Conservancy, the California Department of Fish and Game, the
Batiquitos Lagoon Foundation and other interested parties, is
proposing an enhancement plan for Batiquitos Lagoon. The goal of
this enhancement plan is to minimize continuing sedimentation of
the lagoon, restore tidal flushing of the lagoon, and to dredge
sands which now fill the lagoon, and deposit them on South
Carlsbad Beach.
The project applicant also proposes to provide a passive
recreational pathway and viewpoints and to provide additional
beach parking by changing the alignment of Carlsbad Boulevard.
The exact nature and location of these facilities will be
determined by the Lagoon Enhancement Plan.
The western and southern portions of the project site already
have approved final maps (CT 84-25 and CT 82-18) which provide
for 954 dwelling units. The proposed project would supercede
these maps.
This Master Plan is subject to approval by the Coastal
Commission relative to the Local Coastal Plan, and portions of
this Master Plan could be modified in accordance. Modifications
less restrictive, or allowing uses not contained in the Master
Plan, would necessitate a Master Plan amendment by the City of
Carlsbad.
A. Environmental Impact Report
Certification of an Environmental Impact Report is being
requested. At the time that this EIR was prepared, a conceptual
site plan for this proposed project was the only plan available
for purposes of analysis. Since the preparation of this EIR, the
Batiquitos Lagoon Educational Park conceptual site plan has gone
through extensive revision. It should, however, be noted that
the identified impacts and recommended mitigations of this EIR
are still applicable. It is staffs opinion that through
incorporation of mitigation measures into the provisions of the
Master Plan, and the fact that further environmental review is
necessary with the submittal of future site development plans,
adequate environmental review will occur. Major areas of
possible environmental impacts are discussed below:
1. Traffic
The proposed project would generate approximately
26,500 ADT. This ADT exceeds the traffic volumes
-2-
indicated for the project area in the Carlsbad
Traffic Model by 12,780 trips. However, since the
majority of project trips are anticipated to be
internal to the project, the net increase to the
external road system will only be 2,700 trios.
Traffic volumes will not exceed the capacities of
any of the project area roadways, however, peak hour
volumes will impact various intersections.
Mitigation measures recommended to avoid traffic
impacts to area intersections include (1)
signalization and dual southbound left-turn lanes at
the Poinsettia Lane/Avenida Encinas intersections,
(2) improvements to Avenida Encinas and (3)
evaluation of the Carlsbad Boulevard/project access
intersection, 1-5 ramp intersection, and Poinsettia
Lane should be completed when plans are available.
The applicant has agreed to implement these
recommended mitigations. In addition, a traffic
analysis has been undertaken for the internal
roadway system (Urban Systems Associates, June 24,
1985). This analysis concludes that the proposed; ;
projects internal street system will operate
adequately to accommodate all phases of
development.
2. Land Use
The EIR points out that the research and development
facilities associated with the proposed university
would not be compatible with the underlying General
Plan designation. This compatibility issue has been
resolved through a request for a General Plan
amendment on the university portion of the property
to P, Private School. In association, the proposed
Master Plan has been written to incorporate criteria
to ensure that all office or research and
development facilities proposed are in conjunction
with the university.
The EIR also points out that the greatest potential
land use incompatibility is between the proposed
project and Batiquitos Lagoon and Lakeshore Gardens
Mobile Home Park. Mitigation measures are proposed
in the EIR. These measures include a 45 to 50 foot
setback of structures from the lagoon bluff edge, 25
foot height limit for buildings within 100 feet of
the bluff with 30 percent of all structures within
100 feet of the bluff being at no greater then one-
story in height, and a minimum 80 foot landscaped
setback of structures from the Lakeshore Gardens
Mobile Home Park.
-3-
3. Topography and Visual Aesthetics
The proposed development could result in significant
visual impacts associated with the height of
structures within 50 feet of the lagoon bluff.
Future development of the property will also affect
natural scenic views of Batiquitos Lagoon from
Carlsbad Boulevard (a potential scenic highway) and
1-5 (a state scenic highway).
To mitigate these impacts, design controls are
suggested and have been incorporated including: (1)
all structures will be setback a minimum of 45 feet
from the lagoon bluffs, (2) all structures within
100 feet of the bluff will be a maximum of 25 feet
high with a minimum of 30 percent being a maximum
one-story in height.
4. Cultural Resources
Archaeological sites have been discovered on the
property. Potential impacts to cultural resources
is being mitigated through a salvage excavation
program. Since there would also be a potential for
impacts to significant paleontological resources, it
is recommended that a qualified paleontologist
monitor project grading.
5. Biology
Potential significant indirect biological impacts
will occur as a result of the proposed passive and
active recreation areas: trails adjacent to the
lagoon, viewpoints, picnic areas, and interpretive
centers. These facilities will result in increased
levels of human activity adjacent to the lagoon
which will have a direct effect on the lagoon's
productivity. These potential impacts will be
mitigated through project redesign.
6. Agricultural Resources
Implementation of the proposed project will result
in a loss of agricultural land on the subject
property. Although the property is not recognized
as prime agricultural land, it is within the
coastal zone and is therefore subject to coastal
policy, which calls for the preservation of
agriculture. Mitigation of the loss of
agricultural land will be accomplished by the
payment of fees to the State Coastal Conservancy as
provided by Public Resources Code 30171.5.
7. Hydrology and Water Quality
Potential impacts include erosion of the bluff from
runoff, erosion of soils during construction, and
altered chemical content of runoff into Batiquitos
Lagoon. The project will include two sedimentation
basins which will control runoff sediment. In
addition, a maintenance program to remove debris
from paved surfaces, will be implemented to reduce
chemical contaminants associated with runoff.
8. Noise
Potential significant traffic and train noise
impacts are anticipated from 1-5, the AT&SP Railway,
and Carlsbad Boulevard. Structural, design and
siting measures will be incorporated into the
project to mitigate potential impacts to affected
areas.
Staff feels that EIR 84-3 was prepared in accordance with the
California Environmental Quality Act and has adequately
identified and discussed the environmental impacts. For these- ,-
reasons, staff is recommending certification of EIR 84-3.
B. General Plan Amendment
Planning Issues
1) Are the proposed land use designations appropriate for
the site?
2) Are the proposed land uses consistent and compatible
with surrounding land uses?
Discussion
The approval and/or implementation of the proposed Batiquitos
Lagoon Educational Park Master Plan or Phase I tentative tract
map would first require the approval of a General Plan amendment
and zone change on the 167.9 acre subject property. In
accordance, the applicant is requesting the approval of a General
Plan amendment and zone change as discussed below.
The existing and proposed General Plan designations for the
project site are shown on Exhibit "C" and the existing and
proposed zoning are shown on Exhibit "D". The existing General
Plan would allow a maximum of approximately 1,783 dwelling units
to be constructed on the subject property and approximately 10
acres of TS (Travel Service Commercial). The applicants request
would alter this scenario. The proposed General Plan amendment
would reduce the maximum number of residential units to 648.
With the reduction of units, however, there is an increase in
intensity from residential to commercial, research and
development, and educational uses on certain portions of the
site.
-5-
The primary change to the General Plan involves the circular area
in the center of the site. This 40.3 acre area is proposed to be
developed with the Batiquitos Lagoon Educational Institute, and
associated research and development, and office uses. In order
to accommodate this proposed private educational institution, the
applicant is requesting that this area be redesignated to P,
Private School. As shown on Exhibit "C" this area is currently
designated for RMH, Residential Medium High (9.1 - 15 du/ac) and
RM, Residential Medium (4.1 - 9 du/ac) uses.
Surrounding this core area the applicant is proposing primarily
residential uses. The General Plan densities proposed are RMH
(9.1 to 15 du/ac) to the north, east and southwest of the ring
road. The applicant is proposing RM (4.1 to 9 du/ac) for the
area south of the ring road. To the west the applicant is
proposing the RC (Recreational Commercial) which would provide
for the recreational needs of the school (gymnasium, athletic
fields, etc).
To the west, across the railroad tracks, the applicant is
proposing C (Community Commercial) on the north side of Avenida
Batiquitos and TS (Travel Service) on the south side.
f-
On this property, as on most Master Plans, a community concept
including a variety of different land uses is being proposed and
if acceptable, the framework of the Master Plan helps to
formulate the General Plan for the property. For example,
educational institutions are permitted under the existing
residential land use but in Master Plans staff has always felt
that the General Plan should more precisely depict what will be
built. Also, the project is unique and does not lend itself to
be treated in a normal manner. If the City accepts the concept
that a private university and a surrounding educationally
oriented community are acceptable then the surrounding uses
become legitimate.
Acceptance of this concept involves some deviance from existing
General Plan concepts. The existing General Plan is based on a
quandrant theory with a variety of uses being provided throughout
each quadrant. A quadrant is basically a subcommunity with
residential uses, commercial uses, schools, parks, etc. The
City, then, is made up of four of these quadrants or subareas.
The developer is basically proposing an additional quadrant, or
mini-quadrant, within the existing southwest quadrant of the
City. Like the larger quadrants, this area would contain a
variety of different housing types and commercial facilities and
could basically stand on its own. Traditionally, the General
Plan calls for more separation of housing types and separation of
residential from other uses than is proposed. The factor that
makes the proposed concept acceptable, however, is that it will
be a self-contained educationally oriented subcommunity centered
around a university. Assuming acceptance of a university village
concept the major General Plan issues then become narrowed.
These issues would include the compatibilitiy of the project uses
with neighboring uses and internal uses, and the increase in
intensity of the General Plan.
-6-
Looking at neighboring land uses, the project site is located in
a literal "corner" of the City that is bounded on the east by I-
5, the west by Carlsbad Boulevard and the south by Batiquitos
Lagoon. The area with potential for impact is the north, where
the Lake Shore Gardens Mobile Home Park is located. This project
was built at approximately 7 du/ac. The Residential Medium High
(9.1 to 15) is being proposed for this section of the educational
park but actual density will be limited to seven du/ac through
the Master Plan. Large separation setbacks will be provided.
Further west on the north property line is the (C) Commercial
area. This is located next to property designated Residential
Medium High (RMH) density. Staff feels that the Commercial use
will be compatible with existing uses (Ponto Storage) and with
future higher density residential uses.
There is no doubt that the proposed General Plan amendment
represents a major increase in intensity form residential uses to
a combination of uses including Commercial and Office. Staff was
immediately concerned over the possibility of traffic impacts.
Review by an independent traffic engineer and the City's traffic
engineer indicated that the streets serving the project are
adequate to handle the increase in intensity. Because the - .-
streets are adequate and because of the isolated nature of the
site, staff can find that the land use is acceptable for the
site.
In summary, staff feels that the General Plan as proposed goes
hand in hand with the concepts developed for the Master Plan and
provides the proper land use under which the Master Plan can be
implemented. The potential for land use impacts on the Lake
Shore Gardens Mobile Home Park will be mitigated through the
Master Plan with limitations on density and increased setbacks.
C. Zone Change
Planning Issues
1) Is the proposed zoning consistent with the General Plan
designation on the property?
2) Is the proposed zoning consistent with the surrounding
zoning and land use?
Discussion
The existing and proposed zoning on the subject property is shown
on Exhibit "D". The applicant is proposing to rezone all of the
developable portions of the site to P-C, Planned Community. That
portion of the property currently zoned OS, Open Space, adjacent
to the Batiquitos Lagoon will remain as such. The P-C zone
requires that a Master Plan be prepared before any development
takes place.
-7-
The zoning will be consistent with the General Plan because the
proposed P-C zone is compatible with almost any General Plan
designation. The intent of the P-C zone is to ensure
compatibility with the General Plan through the Master Plan
process. Because the p-C zone contains no specific standards it
is important to be sure that the Master Plan covers all aspects
of the project. Essentially the Master Plan becomes the zoning
for the property under guidelines established in the PC zone.
The Master Plan is discussed below.
D. Master Plan
Planning Issues
1) Does the Master Plan properly implement the General
Plan, zoning, and appropriate policies governing
the site?
2) Is the general development plan, the standards and
the phasing provided in the Master Plan adequate to
properly develop the property?
srDiscussion
Many hours of staff time were utilized in preparing and
negotiating the details of this Master Plan. The project is
unique and at the same time, based on staffs research, could be
risky from a success standpoint. An Economic impact Report
(attached) did indicate that the project is viable. According to
this report, the project as proposed includes all the elements
for a successful development. The proposed project is expected
to have a beneficial effect on the City's financial position.
With regard to the viability of a new educational institution, it
is concluded that the university must be able to attract and
keep a qualified/highly acclaimed faculty in order for full
accreditation to be realized and the university's educational
goals be achieved. There are certain aspects of the project that
staff felt uncomfortable with; however, based upon the controls
and standards placed in the Master Plan, can accept. One of the
major reasons why staff was able to accept the project is the
fact that the Master Plan sets a framework for development which
includes concepts and standards. Actual development is reviewed
through the site development plan process required before each
phase. This gives the City the opportunity to halt or modify the
project at each phase if the project is not meeting the City's
expectations. The major issues and compromises are discussed in
an attached memo to the Staff Report dated August 29, 1985.
The Batiquitos Lagoon Educational Park Master Plan would permit a
variety of land uses and densities. The property has been
divided into 16 separate planning areas and three phases as shown
in Table A. (The conceptual site plan for the property is shown
on Exhibit IV, B and C of the Master Plan.) Approximately 33
-8-
acres (21 percent) of the Master Plan area is composed of lagoon
and lagoon bluffs. All of this biologically sensitive area will
be maintained in open space. Otherwise individual neighborhood
developments are proposed throughout the remainder of the
property. Each neighborhood or planning area is proposed to
include compatible land uses and product types.
As discussed earlier in this report, the Batiquitos Lagoon
Educational Park Master Plan, if approved, will serve to provide
master development guidelines for the subject property. This
Master Plan establishes: allowable uses per planning area,
maximum development intensities, development standards and
guidelines, and the location and phasing of all required public
facilities. The Master Plan in effect implements the General
Plan, the zoning, and provides guidance for development for all
aspects of the property.
Planning area "A" is designed to be the core of the Master Plan,
with a private university being the basic component of the
entire park. Area A would contain the university's law school,
office buildings, and several buildings proposed for research
and development. ;
After accepting the concept of a university in this area, the
major issue concerning area "A" was to make sure that it didn't
become a research and development park. Under the Master Plan,
buildings proposed for office and research and development uses
would only be approved in concept with the approval of this plan.
As noted in the Master Plan text on pages 23 and 24, these office
and research and development uses are regarded as "Related Uses"
which are not allowed by .right. In order for these buildings to
be used for office or research and development purposes, any
potential lessor or purchaser of space will have to satisfy the
Criteria for Related Uses established in the Master Plan, and
receive approval from the Land Use Planning Manager. No research
and development facilities permitted shall be involved in
manufacturing onsite. Staff feels that these criteria for
related uses adequately ensures that all future research and
development or office uses will be directly associated with the
educational institute and that these measures will help protect
our existing industrial areas from unfair competition.
Standards for area "A" require special setbacks along the ring
road, a height limit for buildings of 35 feet and a limitation
on uses. Standards do provide for a 90* maximum campanile or
bell tower as a landmark for the university.
Planning Areas "B", "C", "D", "E", "F", "G" and "H" comprise the
residential portions of the project and are designed to ring the
educational facility. A variety of housing types are proposed.
Areas "C" and "H" contain a small lot single family detached
product type. Areas "B", "D", "E", "F", and "G" contain multiple
family housing. Area "G" is anticipated to provide multiple
-9-
family housing for students. The Master Plan requires that each
residential area must meet our existing Planned Development
Ordinance standards. Special standards are also applied
including special setbacks and landscaping between product types.
Planning area "F", adjacent to the Lakeshore Gardens Mobile Home
Park, has special provisions reducing the density to 7 du/ac and
creating an 80V setback to ensure compatibility.
Planning areas "H" and "I" would include recreational facilities
to include a large gymnasium for the university. These areas
could also include a healthclub, day care center and student book
store. This area is also proposed to be the home, of the U.S.
Olympic Volleyball and Weightlifting teams. The gymnasium will
be the only building that exceeds 35 feet. Olympic rules
necessitate a structure of approximately 55 feet in height. Its
location, however, is not highly visible.
Moving west of the railroad tracks, area "M" is proposed as a
"town and country" type commercial with a small market,
restaurants and other uses designed to service the educational
park. The areas south of area "M", areas "J", "K" and "L" will
be tourist oriented and include a hotel, convention center., and ^
related tourist commercial uses. Area "P" will be open space. r
A major provision of the Master Plan includes the developer to
submit a site development plan prior to the development of each
phase. This will provide the City the ability to review each
individual planning area and determine the appropriate
development standards and conditions to be provided. This would
also allow the City to modify standards. For example, if it is
found that parking is short for the university, parking may be
increased in the next phase to provide for the shortage.
E. Tentative Map/Planned Unit Development/Site Development
Plan
DISCUSSION
Planning Issues;
1) Does the proposed project conform to the Master Plan?
2) Do the proposed residential areas meet the standards
of the Planned Development Ordinance?
The applicant is also requesting approval of a tentative tract
map, planned unit development and site development plan for Phase
I of the proposed master plan. Phase I is composed of
approximately one-half of planning area "A" and planning areas
"B", "C", "N" and "0". This tentative map proposes the
development of 129 residential units (77 zero lot line single
family units and 52 condominium units), the educational institute
law school (75,800 s.f.), 64,800 s.f. of office space and two
-10-
r-
research and development buildings (126,200 s.f.) over 68.4
acres. Of this 68.4 acres, approximately 23.3 acres adjacent to
the Batiquitos Lagoon (planning areas "N" and "0") will be
maintained and designated for open space use. Approximately 15.5
acres of this phase will be utilized for streets and institute
parking. This proposed Phase I will have a residential density
of 7.3 du/ac (129 du's over 17.6 acres). The General Plan for
this residential portion of Phase I is RM or 4.1 to 9 du/ac.
The 7.3 du/ac falls in the mid-range.
The planning area "C" portion of Phase I will consist of 77
single family detached homes on lots which vary in size from
4,000 square feet to 12,250 square feet. The residential units
will range in size from 1,701 square feet to 2,014 square feet.
Lots 23-25 will be sold for custom home development.
The 52 condominium units proposed in the planning area "B"
portion of Phase I will range in size from 1,017 square feet to
1,441 square feet. The 52 residential condominiums will be
developed as three 10-plex units and two 11-plex units. Two
10,000 square foot recreation lots which include a pool, spa,
restrooms, barbecues, and deck area will also be included in ; ;
planning areas "B" and "C" of Phase I. In addition,
approximatley one acre of open space located within and between
the condominimums and the single family residences will be
included in the projects design.
The planning area "A" portion of Phase I is proposed to be
developed with educational institute uses. The development in
planning area "A" will include the law school, one office
building and two research and development buildings. In
addition, this planning area will include 964 parking spaces in
two parking lots, and a one acre linear water feature which
extends south to north from the interior of the proposed ring
road to the plaza area located at the center of planning area
"A".
Access to the Phase I area of the master plan is proposed from
Avenida Encinas, which is proposed to intersect with Windrose
Circle, a secondary arterial ring road which will continue
westward throughout the project.
Staff feels that the tentative map, planned unit development and
site development plan meet the intent and standards in the
Master Plan and the residential developments proposed meet the
standards of the Planned Development Ordinance.
-11-
ATTACHMENTS
1) Planning Commission Resolution Nos. 2482, 2483, 2484, 2485,
2487, and 2486
2) Location Map - Exhibit "A"
3) Memo to Planning Commission from Land Use Planning Office,
dated August 29, 1985
4) Table A
5) Background Data Sheet
6) Disclosure Form
7) Environmental Document
8) Exhibit "B" - Master Plan
Exhibit "C" and "D" dated, September 11, 1985
9) EIR 84-3 (previously distributed)
10) Economic Report (previously distributed)
CDD:CG:bn
8/19/85
-12-
LOCATION MAP EXHIBIT A
LAKESHORE
GARDENS
SITE
GPA/LU85-10
ZC-319
MP-175
CT 85-14
PUD-90
SDP 85-5
EIR 84-3
BATIQUITOS LAGOON EDUCATIONAL PARK
MEMORANDUM
DATE: AUGUST 29, 1985
TO: PLANNING COMMISSION
FROM: LAND USE PLANNING OFFICE
RE: ISSUF.S - BATIQUITOS LAGOON EDUCATIONAL PARK
The negotiations regarding this project between staff and the
applicant were quite extensive. The project is unique and unlike
anything presented in Carlsbad before. Staff conducted a great
deal of research regarding projects that are centered around
universities. There is no park exactly like the one being
proposed. Most of the sucessful educational parks are centered
around established universities such as Stanford and Princeton.
They also include larger tracts of land, ususally 600 to 1000 ; -
acres. The proposed project has approximately 135 ususable r
acres. A small park based on a new university is, somewhat
risky. The applicant has fortified himself against some of the
financial risks by providing a multitude of different uses and a
fairly intensive use of the 133 usuable acres. After working
with the applicant, and meeting different people involved with
different aspects of the project, staff cane to believe in the
applicant's commitment. It is staff's feeling that the project
could be extremely important to the future of Carlsbad if
successful. If the City is going to take a chance to get
something really unique this may be the project to take those
risks. If the project fails, there will be less impact than on
other areas because of the isolated nature of the site.
Listed below are some of the major issues and an explanation of
how they were rectified.
The Location of Research and Development Facilities Within the
Educational Park
Based upon the first discussions of the proposed master plan, it
was staffs understanding that the project was proposed to be
primarily a university. When the first Master Plan text and
conceptual land use plan was submitted, staff was surprised to
see that the majority of the square footage proposed for the
university was comprised of research and development and office
space. Staff expressed to the applicant that research and
development facilities were not appropriate for the site for
several reasons. The first reason was that the City has plenty
of vacant acreage along Palomar Airport Road for such uses. The
second reason is that it would be unfair competition to
developers trying to sell land in existing industrial areas.
Memorandum
August 29, 1985
Page Two ^
The applicant contended that the type of research and development
uses proposed for the park would be uses that would interrelate
with the university and would not be the same uses going in to
existing industrial areas.
It was also brought to staffs attention that all of the other
successful educational parks throughout the country included
research and development and office uses for primarily economic
reasons to support the unversity.
Staff wanted a guarantee regarding the interrelationship of the
research and development uses with the university. Staff
developed a list of criteria that all proposed research and
development or office uses would have to satisfy in order to be
permitted to locate within the proposed Educational Park. In
accordance, no research and development or office uses would be
permitted by right, but would be considered as a related use, : ;
subject to satisfying the criteria listed below. The primary
emphasis of these criteria are to ensure that any research and
development or office uses proposed would be directly related to
and will interact with the educational institution. This
requirement would enable the findings to be made that the
proposed use was part of the educational institute.
Criteria for Related Uses
1. The use shall interact directly and consistently with
the educational institution.
2. The use shall enhance the operation of the educational
institution.
3. The relationship between the proposed use and the
educational institute shall satisfy three of the
following requirements:
a. Provides research facilities to the institution,
b. Provides research grants to the institution,
c. Provides necessary support services to the
institution,
d. Provides teaching support to the institution,
e. Provides employment to the students and/or faculty
as part of the curriculum.
Confirmation that the proposed use satisfied all criteria would
be determined by the Land Use Planning Manager prior to
occupancy.
Memorandum
August 29, 1985
Page Three
The applicant felt this criteria was acceptable and
they recommended additional wording be added indicating that no
research and development facilities permitted shall be involved
in manufacturing onsite, but instead, will be engaged in the
creation, processing, and distribution of information. This has
also been written into the Master Plan text.
Compliance with the Batiquitos Lagoon Management Plan
A number of policies from the Batiquitos Lagoon Management Plan
have been included in this Master Plan even though the City has
not officially adopted this plan. Both staff and the applicant
felt it was important to meet the intent of the plan. The
management plan recommends that, all structures shall be setback
from bluff edges a minimum of 45 feet, no portion of any
structure within 100 feet of the bluff edge shall exceed one-
story (18 feet) maximum height.
In accordance with these recommendations, the master plan has
been written to include a minimum 45 foot setback of structures
from the lagoon bluffs. In addition, 30 percent of all dwelling
units within 100 feet of the bluffs shall be a maximum of one-
story (15 feet) in height.
The applicant has also agreed to reduce the number of dwelling
units proposed adjacent to the bluffs in order to provide view
corridors to and from the lagoon.
The applicant was also proposing to develop an amphitheater
within Planning Area "O" along the lagoon bluffs. However, he
has agreed to eliminate this concept due to possible lagoon and
noise impacts.
The Lagoon Management Plan also recommends that public viewing
points and a trail system be established around the lagoon. In
accordance, the applicant has maintained the existing open space
land use designation in this area, and is proposing to include
public viewing points and a trail system in conformance with this
recommendation.
Staff feels that these standards and revisions adequately respond
to the recommendations of the Lagoon Management Plan.
Compatibility with the Adjacent Lakeshore Gardens Mobile Home
Park to the North of the Site
In response to the concerns expressed by staff and by the
adjacent residents of the Lakeshore Gardens Mobile Home Park to
the north, the applicant has agreed to reduce the intensity of
residential development in Planning Area "P". The maximum
Memorandum
August 29, 1985
Page Four
density of this planning area will be 7 du/ac as discussed in the
Master Plan. This density is compatible with that of the Mobile
Home Park (7 du/ac). By reducing the residential density within
this planning area, the applicant was able to incorporate into
the master plan the minimum 80 foot setback requested by the
residents of the adjacent subdivision. This setback will be
adequately landscaped to ensure that an effective visual buffer
is created.
Relocation of Recreation Commercial Uses from Planning Area "G"
to Planning Area "I*"
The Master Plan, which was originally submitted to staff included
the proposed Olympic training facilities (gymnasium and playing
fields) together with the proposed student housing in Planning
Area "G".
-• t-Staff did not feel that this variety of land uses in one planning
area was appropriate for land use compatibility reasons. In
addition, it was felt that the proposed gymnasium which may be up
to 55 feet high to meet Olympic volleyball court standards, would
create an impact on views towards the lagoon. In accordance,
staff recommended that these recreation uses be relocated to
Planning Area I. Planning Area I was formerly proposed to
include a research and development facility and a parking lot.
Staff could not support this use on this portion of the property
because it was felt that R & D uses should be kept inside the
ring road with less intense uses surrounding it.
Commercial Uses on the Property
Staff initially had concerns regarding the amount of commercial area
proposed for the property. It was staffs opinion that the major
commercial needs within the project vicinity could likely be met by the
future commercial development of the property at the l-5/Poinsettia Lane
intersection. However, staff did concur with the applicant that some
commercial uses on the property, which would cater primarily to
residents, beach visitors, hotel visitors or students would be
appropriate. In accordance the maximum allowable commercial square
Memorandum
August 29, 1985
Page Five
footage was reduced to 119,000 square feet from approximately
150,000 square feet. Approximately one-half of this area could
be allocated for strictly travel service commercial with the
remaining area utilized for a neighborhood commercial center
similar to the town and country center of Rancho Santa Fe. Staff
feels that the amount of activity in and around this development
would support this amount of commercial use.
Other issues
Many other compromises were made by both staff and the developer.
Included were the reduction of the number of uses permitted in
each planning area and the rearrangement of other uses.
The only minor issue that has not been resolved with staff
involves the applicants desire for locating a heliport on the
property. It is staffs opinion that because of the sites ; ;_
proximity to Palomar Airport, the inclusion of a heliport on this
property could not be justified. In addition, staff could not
support the location of a heliport on this property due to
potentially significant noise and safety impacts.
All other issues have been resolved.
CD:CG:bn
8/29/85
TABLE A
MAXIMUM CONCEPTUAL LAND USE SUMMARY
PLAN
AREA
A
B
C
D
E
F
G
H
I
J
K
L
M
N
0
P
TOTAL
PHASE
i/n
I
I
II
II
II
II
II
II
III
III
III
III
I
I
III
LAND USE
Educational
Park
Residential
Residential
Residential
Residential
Residential
Residential
Residential
Recreation
Commercial
Tourist
Commercial
Hotel
Hotel/Conference
Center
Neighborhood
Commercial
Open Space
Open Space
Open Space
NO. OF
ACRES
40.3
2.3
15.3
4.0
6.2
7.7
9.9
4.9
12.8
4.7
12.0
5.9
6.4
18.7
4.6
12.1
167.9 ac
BUILDING AREA
247,000(Educ. Institute)
484,000(R&D, Office)
122,200
58,000
120,000
61 ,000
1,092,200 s.f.
NO. OF
UNITS
52
77
36
142
54
170
28
220 suites
150 suites
44
603 Du's
370 suites
RESIDENTIAL
DENSITY/PHASE
7.3 du/ac
13 du/ac
t-
BACKGROUND DATA SHEET
CASE NO: GPA/LU 85-10, ZC-319, MP-175, CT 85-14, PUD-90, SDP 85-5, EIR 84-3
APPLICANT: BATIQUITOS LAGOON EDUCATIONAL PARK
REQUEST AND LOCATION: See Attachment
LEGAL DESCRIPTION: All of lots 1,2,3 & 4 of Parcel Map No. 13653, together with
a portion of the west half of Sect. 33, Twp. 12 south, Range 4. Vfest, San
Bernardino Base Meridian, all in the City of Carlsbad, Cty. of San Diego,
State of California APN; 216-140-01,03,09,10, & 216-150-10
Acres 167.9 Proposed No. of Lots/Unit's 129(Phase I)
GENERAL PLAN AND ZONING
Land Use Designation P, RMH, RM, RCf TS/C, N
Density Allowed Density Proposed 7.3 du/ac (Phase I)
Existing Zone RD-M-Q Proposed Zone P-C
Surrounding Zoning and Land Use:
Zoning Land Use
Site RD-M-Q Vacant
North Lakeshore Gardens Mobilehome
Park
South OS Batiquitos Lagoon
East P-C Vacant
West OS Pacific Ocean
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued August 24, 1985 (Phase I)
X E.I.R. Certified, dated Septenfeer 11, 1985 (Master Plan)
Other,
BACKGROUND DATA SHEET
Page Two
ATTACHMENT
AND LOCATION: Request for Certification of an EIR and approval of a
GPA, ZC, MP for a 167.9 acre site, located immediately north of Batiquitos
Lagoon between 1-5 and Carlsbad Boulevard. The approval of a TM, PUD and SDP
for Phase I of this property is also requested.
have submitted has been reviewed, it is determinedIf after the information you have submitted has been reviewed
• *wt further informatir- ' required, you will be so a< -d.
APPLICANT:Sammis Properties
Name (individual, partnership, joint venture, corporation, syndication)
2650 Camino Del Rio North, Suite 100, San Diego, CA 92108
Business Address
AGENT:
290-7112
Telephone Number
Austin Hansen Fehlman/Group O'Dav Consultants
Name9605 Scranton Road Suite 202
San Diego CA 92121
7750-2H El Camino Real
Catlsba'd, CA 92003
Business Address
459-13G1 944-1010
Telephone Number
Donald F. Sanunis
Name •(individual, partner, joint:
venture, corporation, syndication)
Horn* Address
2650 Camino Del Rio North Suite 100 San Diego, CA.
Business Address
298-7112
Telephone Nuaber
Fernanda C. Sammis
Telephone dumber
2650 Camino Del Rio North Suite
Borne Address
100 san Diego, CA.
Business Address
298-7112
Telephone Nuaber Telephone iiunber
Sanunis Properties js a privately held California corporation.
The corporation was incorporated on December 9, 1970
Corporate number is 952676363.
(Attach more sheets if necessary)
I/We declare under penalty of perjury that the information contained in this dis-
closure is true and correct and that it trill remain true and correct and may be*
relied upon as beia? true and correct until amended.
Agent, Owner,/Partner
DEVELOPMENTAL IV ^55^ B 120° EI-M AVENUE
SERVICES WrSfjfM CARLSBAD, CA 92008-1989
LAND USE PLANNING OFFICE ^fljgj^ (619) 43a-5591
Citp of Carlsbafc
NEGATIVE DECLARATION
PROJECT ADDRESS/LOCATION: The project is located immediately north
of Batiouitos Lagoon between interstate 5 and the AT&SF Railway.
PROJECT DESCRIPTION: This project, CT 85-14 will include 77 single
family lots, 52 condominium units, 266,800 square feet of educational
institute uses (law school, office and research and development
facilities), two parking lots (964 spaces) and 23.3 acres of open
space over 68.4 acres. An Fnvironmental Impact Report (EIR 84-3) has
already been prepared for certification for the Batiquitos Lagoon
Educational Park Master Plan. Mitigation measures recommended within
this EIR have been incorporated into this projects ctesign. The
applicant has also prepared additional, traffic, ncise and parking
studies for the proposed project as requested by stiff.
The City of Carlsbad has conducted an environmental review of the
above described project pursuant to the Guidelines -"or Implementation
of the California Environmental Quality Act and the Environmental
Protection Ordinance of the City of Carlsbad. As a result of said
review, a Negative Declaration (declaration that the project will not
have a significant impact on the environment) is hereby issued for the
subject project. Justification for this action is on file in the
Land Use Planning Office.
A copy of the Negative Declaration with supportive documents is on
file in the Land Use Planning Office, City Hall, 1200 Elm Avenue,
Carlsbad, CA. 92008. Comments from the public are invited. Please
submit comments in writing to the Land Use Planning Office within ten
(10) days of date of issuance.
DATED: August 24, 1985
MICHAEL J.
CASE NO: CT 85-14/PUD-90/SDP 85-5 Land Use Planning Manager
APPLICANT: BATIOUITOS LAGOON EDUCATIONAL PARK
PUBLISH DATE: August 24, 1985
ND-4
5/81
EXISTING GENERAL PLAN
RM-RESIOENT1AL MEDIUM
(4-10 du/ac>
RMH-RESIDENT1AL MEDIUM
HIGH (10—20 du/ac)
N-NEIGHBORHOOD COMMERCIAL
C-GENERAL COMMERCIAL
E-ELEMENTAHY SCHOOL
TS/C-TRAVEL SERVICE COMMERCIAL
OS-OPEN SPACE
PROPOSED GENERAL PLAN
P PRIVATE
RMH RESDENTIAL MS&JM HK3H (9.1-15.0 <tu.'s/acnt)
RMH RESIDENTIAL MEDIUM HKSH
RM RESIOEKTIAL MEDIUM (4.1-9.0 du.'Vacr»)
RM RESIOENTIAU MEDIUM
RMH RESOafflALMEOUMHIGH
RMH RESIDENTIAL MEDUM HIGH
RC RECREATION/COMMERCtAL
N NEIGHBORHOOD /COMMERCIAL
TS/C TRAVEL SERVICE COMMERCIAL
TS/C TRAVEL SERVICE COMMERCIAL
TS/C TRAVEL SERVICE COMMERCIAL
OS OPEN SPACE
OS OPEN SPACE
OS OPEN SPACE
RMH RESIDENTIAL MEDUM UGH
EXHIBIT C
EPTEMBER 11, 1935
RUM
EXISTING ZONING EXHIBIT D
EPTEMBER 11, I98£
R-1 ONE FAMILY
RESIDENTIAL
(7,500 SO FT
MIN. LOT SIZE}
R-I-IO ONE FAMILY
» RESIDENTIAL
(10,000 SQ FT MIN
LOT SIZE)
RD-M RESIDENTIAL
DENSITY-MULTIPLE
RD-M-Q RESIDENTIAL
DENSITY-MULTIPLE
QUALIFIED
DEVELOPMENT
OVERLAY
C-I-Q NEIGHBORHOOD
COMMERCIAL QUALIFIED
DEVELOPMENT OVERLAY
C-2 GENERAL COMMERCIAL
P-C PLANNED COMMUNITY
L-C LIMITED CONTROL
(INTERIM ZONE)
OS OPEN SPACE
PROPOSED ZONING
R-1 ONE FAMILY
RESIDENTIAL
(7,503 SO FT
MIN. LOT SIZE)
R—I—IO ONE FAMILY
RESIDENTIAL
(10,000 SO. FT MIN
LOT SIZE)
HD-M RESIDENTIAL
DENSITY-MULTIPLE
RD-M-Q RESIDENTIAL
DENSITY-MULTIPLE
QUALIFIED
DEVELOPMENT
OVERLAY
C-I-O NEIGHBORHOOD
COMMERCIAL QUALIFIED
DEVELOPMENT OVERLAY
C-2 GENERAL COMMERCIAL
P-C PLANNED COMMUNITY
L-C LIMITED CONTROL
(INTERIM ZONE)
OS OPEN SPACE