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HomeMy WebLinkAbout1974-07-16; City Council; 3132; Request for Pre-Annexational Change of Zone ZC 140 and Certification of EIR (EIS-140) Lomas Santa Fe Development Corp Loker•T II E C I OF C A R L S B A D,C A Agenda Dill Ho. Referred To F' O R J A D« fr° ; July 16,1974' ,s* ^^^ 113, Subject: Request for Rre-Ahnexational Change of Zone, (ZC-140)-and Certification of EIR (EIS-140) Applicant: Lomas Santa Fe Development Corp. (Loker) -submitted By: Planning Commission ~*7'WSta tcuent of the Matter - The-Planning Commission heard a request for a Pre-Annexational Change of Zone from County A-l-8 (Agriculture 8 acre minimum) and City R-A-10,000 (Residential - Agriculture, 10,000 square feet minimum) to Planned Community and Planned Industrial, (Exhibit C - Revised 5-6-74). The Commission certified the EIR, after Mr. Clarence Dawson added comments on soil erosion,'and hydrology (-water runoff). The Change of Zone to P-M (Planned Industrial) is for approximately 187 acres'adjacent-to Palomar Airport Road and to P-C (Planned-Community) on approximately 450 acres north of the proposed P-M. The Commission is also requesting that all lands shown as open space be zoned open space prior to any application for specific plan. -LAFCO approved the property owners' request for annexation to the Citv of Carlsbad 'on June 3, 1974. The property (approximately 640.-acres) is served by the Buena Sanitation District, Carlsbad Municipal Water District, Carlsbad Unified School District. • • The proposed zoning meets the-requirements of the Carlsbad General Plan (Amended May, 1974) and.also meets the requirements of the City's Public facilities elements. The Planning Commission-is recommending approval. . • a) Planning Commission Resolution • . b) Exhibit (C) Revised 5-6-74 c) Planning Department Staff Report,. June 11, 1974 d) Resolution nta.£jf&.6t. making findings. e) Ordinance No. <?> granting a zone change'.. on Staff Recommends tions to City Manager • . , f indi ng Staff recommends the City Council- certify the EIR, adopt Resolution. .No. 3460, making/ pre-annexational Change of Zone for 187 -acres to P-M (Planned-IfKiustrial)and for 450 acres to P-C (Planned Community) as outlined on Exhibit C - Revised 5-6-74,^ and that the Council -introduce Ordinance No. No. Date.- July 16,1974 City Manager's Re commend ation Concur with staff recommendation. Counci1 Action 7-16-74 The City Council certified to the Final EIR, with the direction to staff that those additional items submitted by the University of California be addressed prior to any further development of the project. Resolution #3460 was adopted announcing findings and decision, and Ordinance #9399 was introduced for a first reading, granting a zone change. 8-6-74 A second reading was given Ordinance #9399 and adopted. -2- CITY OF CARLSBAD PLANNING DEPARTMENT STAFF REPORT June 11, 1974 TO: PLANNING COMMISSION REPORT ON: CONSIDERATION OF AN ENVIRONMENTAL IMPACT REPORT CONSIDERATION OF A ZONE CHANGE CONSIDERATION OF A MASTER PLAN CASE NOS: EIR-234 - ZC-140 - Valle Verde MP-153 - APPLICANT: LOMAS SANTA FE DEVELOPMENT CORPORATION BOX AG SOLANA BEACH, CA. I. REQUEST: (a) Certification of an E.I.R. (b) Approval of a zone change from RA-10 (City) and A-l-8 (County) to P-M (Planned Industrial) and P-C (Planned Community). (c) Approval of a Master Plan which would allow planned industrial development on approximately 187 acres and planned residential development on 410 acres at an average density of 3.66 DU/net acre. The subject property is located approximately 1/2 mile east of El Camino Real on the North side of Palomar Airport Road. II. RECOMMENDATIONS: (a) On the E.I.R.: Staff recommends the CERTIFICATION of EIR-234 based on the following justification: 1) The EIR has met all the legal requirements of the CEQA Guidelines and the Carlsbad Environmental Protection Ordinance. 2) The draft report has been circulated to some 12 agencies and their comments have been considered in the preliminary EIR. 3) The EIR, in concert with an earlier EIR certified for the Valle Verde Industrial General Plan Amendment, adequately discusses potential impacts and mitigations proposed to lessen those impacts. (b) On the Zone Change; Staff recommends APPROVAL of ZC-140 based on the following justifications: 1) The P-M Zone is appropriate because of the property's proximity to Palomar Airport and other industrial areas. 2) The P-C Zone is warranted because it allows the flexibility to modify residential densities and cluster units in order to protect environmentally sensitive areas. (c) On the Master Plan: Staff recommends that the Master Plan, as proposed, BE DENIED without prejudice because: 1) The proposed densities conflict with the adopted General Plan, (Estate Low Density Residential 0-2 DU/acre). 2) Inconsistency with AB-1301 requirements. The Planning Commission's options, should it recommend an alternative are: a) The Master Plan application could be continued until after the proposed Land Use Element is adopted in anticipation that the density conflict will be resolved through this process. b) The Master Plan could be approved with the condition that densities are1 consistant with the densities recommended in the adopted Land Use Element of the General Plan. In the event the Commission selects this alternative, a?l ist of ^reconlfflended 1 conditions should be attached. "i ' . -.-•:..•'.-... c) The Master Plan could be denied. Staff believes that there are several critical issues related to the Master Plan which must be weighed in evaluating the above options. Master Plan Approval, of course^bt guarantee acceptance of specific development proposals. Services must be extended and expanded; the applicant has no assurances at this point that service availability will correspond to the proposed Master Plan phasing. The allocated densities are generalized concepts and not static entitlements. At the time of Specific Plan Consideration, the density allocations must be reassessed in light of the following: 1. Density compatibility with natural topography (ie., slope stability, minimum alteration of landfortns, etc.); -2- 2. Density compatibility with areas which are environmentally sensitive or of scenic value. 3. Density consistency with the concepts of planned community development (ie., optimum utilization of open space, efficiency of services, etc.) III. BACKGROUND (a) Legal Description; A portion of Lot B of Rancho Agua Hedionda in the City of Carlsbad, according to Map No. 823 filed with the San Diego County Recorder. (b) Location: On the north side of Palomar Airport Road between El Camino Real and Rancho Santa Fe Drive. (c) Size: Planned Community - 409.5 Acres Planned Industrial -186.9 Acres (d) Total Number of Units by Area Per Year: AREA 1975 1976 1977 1978 1979 1980 1981 TOTAL Al 50 100 66 A2 - 34 50-' Bl 30 100 38 B2 - - B3 - ... B4 - 74 100 B5 - 39 B6 - ... B7 30 100 100 50 TOTAL 110 300 312 239 (e) Density: Proposed Density by Area Al 2.0 DU/net acre A2 1 .9 DU/net acre Bl 3.1 DU/net acre B2 4.0 DU/net acre B3 5.8 DU/net acre B4 6.6 DU/net acre B5 6.5 DU/net acre B6 4.0 DU/net acre B7 5.1 DU/net acre (f) Coverage: At the time of Speci 216 84 168 71 71 54 - 54 100 100 - 374 150 - - 189 64 64 280 250 154 135 1500 Existing General Plan 0-2 DU/net acre 0-2 DU/net acre 0-2 DU/net acre 0-2 DU/net acre 0-2 DU/net acre Open space and 0-2 DU/net acre Open space and 0-2 DU/net acre 0-2 DU/net acre Open space and 0-2 DU/net acre fie Plan consideration, * . the applicant will be required to meet the coverage require- ments of the P-C Zone. The areas within the residential sectors which are proposed to be zoned open space would apply to the 66-2/3* open space committment. -3- (g) Projected Population: Based on 2.8 persons per household, the projected population is 4,200. (h) EIR Finding : The Staff has prepared and circulated a draft EIR for the project to reviewing agencies. A copy of the EIR and written comments from review agencies has been attached to this report. The most critical impacts discussed in the EIR are: 1) The availability, ease, and economy of supplying services to the project; 2) The impacts of the project on Open Space/Wildlife areas; 3) The geological impacts of the grading associated with the project; 4) The impact of the project on the orderly, planned growth of the City; (i) Existing Zoning: RA-10,000 (Carlsbad) on 10 acres adjacent to Palomar Airport Road and the extreme Northwestern corner; A-l-8 (County) on the remainder. (j) Adjacent Zoning: North: R-A-10,000 (Carlsbad) and A-l-8 (County) South: A-3-8 (County) East: A-l-1 (County) C-2 and P-C (Carlsbad) West: R-A-10,000 and P-M (Carlsbad) (k) General Plan; The existing General Plan shows the project area as Estate Low Density Residential at 0-2 DU/acre, open space, and Planned Industrial. The greenbelt areas and planned industrial sector shown on the proposed Master Plan for the project do conform to the existing General Plan Land Use designation. The residential sector does not conform to the existing General Plan, since proposed densities exceed the maximum allowable density of 2 DU/net acre in all units except for A-l and A-2. (1) Parks Ordinance: The Park Dedication Ordinance provides that for projects involving 50 or more units, the City Council may require either a park dedication or in-lieu fees. The Parks and Recreation Department has recommended that: 1) In lieu fees be required, since the Preliminary Parks and Recreation Element does not indicate a need for a park dedication in this area; -4- 2) The Oak Woodland area shown as Open Space on the Master Plan provides a desired open space linkage, and therefore should be credited toward the 25% on- site recreational allowance provided for in the ordinance. (m) Schools: The applicant had initially proposed that an elementary school site be located in the Northeastern corner of the Valle Verde site. The State Site Selection Committee subsequently rejected the school site because of its proximity to Palomar Airport. Because of the State's criterion for site selection, it appears that school aged children will need to be bused to a school outside of the airport influence area. The applicant has secured a letter from the Carlsbad Unified School District stating that the necessary agree- ments for providing facilities for all school aged children generated by the project will be secured at the time of Specific Plan/Tentative Map application. IV. SPECIFIC ISSUES (a) Master Plan: The proposed Master Plan considers the relationship between the surrounding Land Uses of, Los Monos Canyon/Dawson Preserve, and the Palomar Airport. 1) Relationship to Los Mpnos Canyon/Dawson Preserve The proposed Master Plan is adjacent to the Los Monos Canyon/Dawson Preserve. The Canyon is characterized by steep slopes, and natural vegetation along the Valley floor. The Northwesterly corner of the proposed Master Plan is indicated as Greenbelt/ Open Space. The intent of the Greenbelt is to retain the integrity of the Canyon and not adversely effect the Canyon's natural environment. Subsequent develop- ment in phase B-2 should be monitored to insure compatibility of the physical and man-made environments. At the time of Specific Plan/Tentative Map, the Staff, Commission and Council will have the opportunity to insure Master Plan, Canyon compatibility. The Dawson Preserve has been dedicated to the University of California Natural Land and Water Reserve System -.TK The Dawson family and the University intend the preserve, located along the Northerly boundry of the Loker property, to remain in its natural state. The preserve contains several hundred acres of steep slope and canyon. The Preserve is the Easterly Extension of the Los Monos Canyon. -5- Phase A-2 of the Development is adjacent to the Preserve and is planned as a single-family detached development with a maximum Density of 1.0 DU/acre. Subsequent Specific Plan/Tentative Maps will be encouraged to be designed so proposed development will not adversely effect the Dawson Preserve and simultaneously provide the potential residents with outstanding visual and aesthetic Open Space. Any land adjacent to Los Monos Canyon/Dawson Preserve which is not to be developed and indicated as Green- belt or Open Space on the Master Plan or on future Specific Plans should be zoned Open Space. It is the Staff's intent to request the Commission to zone indicated Open Spaces accordingly. The Open Space Zoning would be required as a Condition of Approval for Master Plan or Specific Plan . 2) Palomar Airport: The Southerly 186+ acres is within the influence of the Palomar Airport Flight Patterns. The recently adopted CPO Land Use Plan for Palomar Airport recommends non-residential activity on the Southerly portion of the Valle Verde project and requires Airport Land Use Commission review of all p r o g r am &• ifb' b e!»Mi i 11" 'o nr> t h eh *p r 6j e c;t 'si fep. :' T?iiep P fetf oma r Airport impact has been given an in-depth assessment in the EIR for the recently adopted General Plan Amend- ment. (Section attached) (b) Services: The proposed Valle Verde Master Plan will require every level of service provided by the City. Project site location is approximately 1/2 mile east of Palomar Airport. Consequently it is about 2-1/2 - 3 miles from normal levels of City service. The distance to City service especially applies to the ability of the City to provide adequate levels of Police and Fire protection: 1) The site is traversed by the Buena Sanitation Sewer trunk line. Carlsbad has rights to capacity in the line, therefore the City will have the responsibility and capability of providing sewer service on a first come, first serve basis. It is anticipated that a parallel gravity main will be constructed to carry the effluent to the Buena Trunk line at El Camino Real and Palomar Airport Road. Based on a factor of 2500 gallons per acre, the industrial sector when fully developed is estimated to yield a flow of 0.47 MGC. The residential sewage flow would be about .34 MGD. Accordingly, total projected sewage flow is 0.81 MGD. -6- Because specific industrial uses have not yet been determined for the site, it is difficult to ascertain how much, if any, industrial waste will be generated. It is probable, however, that with an industrial development of this size, and since the proposed zoning would not restrict industrial waste, that some industrial waste would be generated. The City of Carlsbad would require industrial waste permits. The City of Carlsbad "owns" capacity rights for 1.2 MGD in the Buena Trunkline at Palomar Airport Road and El Camino Real. This capacity is increased by degrees to 3.0 MGD at the western extreme of the trunkline (Encina Plant). Inasmuch as the projected discharge is more than two-thirds (2/3) of the City's total capacity rights in the Buena Trunkline at El Camino Real and Palomar Airport Road, additional capacity may be necessary through either (1) Purchase of additional capacity in the Buena Trunkline; or (2) the construction of a 15" gravity main westerly along the Agua Hedionda Creek, as shown on the City of Carlsbad Sewer Master Plan. There is no guaranteed capacity in either the Buena Trunkline or Encina Treatment Facility; all projects are ensured sewerage only upon the availability of capacity at the time of building permit application. Approved or master planned projects potentially exceed the present capacity of both the Buena Trunk- line and the Encina Facility. However, the construction of new lines and a proposed phased expansion of the Encina Facility which would increase Carlsbad's capacity to 3.43 MGD by 1975 and 5.43 by 1977, will provide a gradually increased capacity. 2) Circulation: Circulation for the proposed Master Plan wTTTbe developed using existing Palomar Airport Road, proposed Melrose Drive and proposed Los Monos Drive. The initial phases of development will be served by a new collector to be built from Palomar Airport Road north through the industrial property.: As subsequent phases are built, additional points of ingress/egress will be provided by Los Monos Drive on Melrose Drive. The applicant may have the requirement of off-site road construction if this development preceeds other developments in the area. -7- Q CQ 3 o 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16du. ^^ S° i K°£>£55*3 17..• . 5 <Ul CJ ° £ " 03H O co > P a: t ^o Z ^ 8 Q" TOK I S < -1-0 19 20 21 22 23 24 25 26 27 28 29 30 31 32 RESOLUTION NO. 3460 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, ANNOUNCING FINDINGS AND DECISION ON A PREANNEXATION CHANGE OF. ZONE FROM R-A-10 (CITY) AND A-l-8 (COUNTY) TO P-C (PLANNED COMMUNITY) AND P-M (PLANNED INDUSTRIAL) FOR 637 ACRES LOCATED ON THE NORTH SIDE OF PALOMAR AIRPORT ROAD BETWEEN EL CAMINO REAL AND RANCHO SANTA FE ROAD TO BE KNOWN AS "VALLE VERDE". APPLICANT: LOMAS SANTA FE DEVEL- OPMENT CORP. (LOKER) WHEREAS, on June 11, 1974, a duly advertised public hear- ing was held before the Planning Commission in the manner pre- scribed by law to consider a preannexation change of zone from R-A-10 (City) and A-l-8 (County) to P-C (Planned Community) and P-M (Planned Industrial) as shown on the map marked ZC-140, Exhibit C, dated May 6, 1974, on file in the Planning Department and incorporated by reference herein, on property located on the north side of Palomar Airport Road between El Camino Real and Rancho Santa Fe Road, more particularly described as: All that portion of Lot B of Rancho Agua Hedionda in the City of Carlsbad, County of San Diego, State of California, according to Map No. 823 thereof on file in the office of the County Recorder and further described on file in Carlsbad Planning Department; and WHEREAS, at the conclusion of said hearing the Planning Commission of the City of Carlsbad adopted Resolution No. 1069 recommending said zone change which is herewith referred to and made a part hereof; and WHEREAS, on the 16th day of July , 1974, the City Council held a public hearing on the matter, received all recom- mendations and heard all persons interested in or opposed to the proposed change of zone; and WHEREAS, an Environmental Impact Report was prepared and discussed at a duly noticed public hearing before the Planning Commission and the City Council and was certified as complete in Q CO_1 o: <-> o O UL 1 2 3 4 5 6 7 8 9 10 11 12 13 14 CO § 15en 1 17 COi 19 20 21 22 23 24 ••.. 26 27 28 29 30 31 32 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad as follows: 1. That the above recitations are true and correct. 2. That the findings of the Planning Commission contained in the aforementioned Resolution No. 1069 constitute the findings of the Carlsbad City Council. 3. That the approval of the proposed preannexation change of zone classification is necessary to carry out the general purpose of Title 21 of the Municipal Code. 4. That the City Council of the City of Carlsbad intends to adopt an ordinance to effectuate the proposed preannexation change of zone. PASSED, APPROVED AND ADOPTED at a regular meeting of the Carlsbad City Council held on the 16th day of July , 1974, by the following vote, to wit: AYES: Councilmen Frazee, Chase, McComas, Lewis and Skotnicki. NOES: None. ABSENT: None. ROBERT C. FRAZEE, Mayor ATTEST: MARSAmST E. ADAMS( City Clerk " ; \ 'J (SEAL) VINCENT F. BIONDO, JR. ,. ,TY ATTORNEY - CITY OF CARLSBAD1200 ELM AVENUECARLSBAD, CALIFORNIA 920080 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 ORDINANCE NO. 9399 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, AMENDING TITLE 21 OF THE CARLSBAD MUNICIPAL CODE BY AMENDING THE ZONING MAP TO GRANT A PREANNEXATION CHANGE OF ZONE FROM R-A-10 (CITY) AND A-l-8 (COUNTY) TO P-C (PLANNED COMMUNITY) AND P-M (PLANNED INDUSTRIAL) FOR 600 ACRES LOCATED ON THE NORTH SIDE OF PALOMAR AIRPORT ROAD BETWEEN EL CAMINO REAL AND RANCHO SANTA FE ROAD TO BE KNOWN AS "VALLE VERDE". APPLICANT: LOMAS SANTA FE DEVELOPMENT CORP. (LOKER) The City Council of the City of Carlsbad, California, does ordain as follows: SECTION 1: The Zoning Map is hereby amended by changing the zone from R-A-10 (City) and A-l-8 (County) to P-C (Planned Community) and P-M (Planned Industrial) for the following de- scribed property: All that portion of Lot B of Rancho Agua Hedionda in the City of Carlsbad, County of San Diego, State of California, according to Map No. 823 thereof on file in the office of the County Recorder and further described on the map marked ZC-140, Exhibit C, dated May 6, 1974, on file in the Planning Department and incorporated by reference herein. EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption, and the City Clerk shall certify to the adoption of this ordinance and cause it to be published at least once in the Carlsbad Journal within fifteen days after itJ adop- tion. INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council held on the 16th day of July / 1974, and thereafter PASSED AND ADOPTED at a regular meeting of said City Council held on the 6th day of August / 1974, by the following vote, to wit: AYES: Councilman Frazee, Chase, McComas, Lewis and Skotnick NOES: None r ^-) ABSENT: None ^—^^ „ ^^rr^ ^'/^ ~v ATTEST: _ S'[ 'O^fa* C- ^?^j£* \^S7) /f *^> // / ROBERT C. FRAZEE, Ma^6r // /Als/titts Z. /sfdMfxS- MARGARET E. ADAMS, 'City Clerk (SEAL?