HomeMy WebLinkAbout1982-01-05; City Council; 6017-1; Rancho Carrillo Master Plan AmendmentCITY OF CARLSBAD - AGENDA ,ILL
AB# h17-di TITLE: ,RANCHO CARRILLO MASTER PLAN
MTG. 115182 AMENDMENT (139-A)
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RECOMMENDED ACTION:
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Staff recommends that the City Council direct the Attorney's office to prepare the appropriate documents Approving Master Plan Amendment (139-A).
ITEM EXPLANATION:
The request before the Council is for approval of a Master Plan Amendment for 758 acres of the Carrillo Ranch property. The original Master Plan was approved by the city in 1972. Subsequent to that approval, revisions in the city's Planned Community Ordinance and General Plan Land Use Element have made the original Master Plan a non-conforming document. 100 acres of the original Master Plan area have been developed and are not a part of the current proposal.
The draft Master Plan proposes the construction of 2998 dwelling units, 70 acres of industrial use, commercial areas, 2 school sites, and open-space uses. The Plan conforms to the requirements of the Planned Community (PC) Zone, and addresses
phasing, land use, public facilities, development standards, environmental and fiscal impacts.
The Environmental Impact Report for the project was certified by the City Council on November 17, 1981. Concurrent with certification of the Ranch0 Carrillo EIR, the City Council reviewed and approved GPA-59(D), making the current Master Plan proposal consistent with the General Plan Land Use Element and Map.
The Planning Commission reviewed the Ranch0 Carrillo Master Plan on December 9, 1981, and adopted Resolution No. 1897, recommending approval of the Master Plan amendment request.
Additional imput from the City Attorney and the Parks and Recreation director subsequent to Planning Commission review of the subject document has identified two additional conditions of approval. Staff recommends that these be incorporated into the adopting resolution as follows:
1. Page 11-9, Item C, be rewritten as follows:
A. All prospective purchasers of residential property must be notified of airport operations (both existing and future) in writing by the seller prior to the close of escrow. Additionally, all CC t R's for the overall development and subsequent subdivisions shall incorporate provisions noticing homeowners of the potential airport . noise impacts, and provide assurances satisfactory to the City Attorney that the city will not be liable for noise impacts.
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B. The City shall review the feasibility of requiring avigation easements, or other appropriate legal mechanisms, in consultation with the Palomar Airport Manager and the project applicants.
C. All development located within the 65 CNEL impact area of the airport shall be designed to alter the airport noise impacts.
2. In response to safety concerns, the Landscape Open Area Plan (page IV-2) and the Circulation Plan (page V-2) graphics shall be revised to indicate a trail system consistent with the location recommended by the Parks and Recreation Director, as shown on Exhibit 5.
FISCAL IMPACT:
The Ranch0 Carrillo Master Plan, at completion, will provide an annual revenue surplus of $213,450.
EXHIBITS:
1. Ranch0 Carrillo draft Master Plan. 2. Site Location Map. 3. Staff Report (dated December 9, 1981). 4. Planning Commission Resolution #1897. 5. Revised trail system graphic.
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DATE:
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FROM:
SUBJECT:
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STAFF REPORT Exhibit 3
December 9, 1981
Planning Commission
Planning Department .
REQUEST.FOR.MASTER-PLAN.AMENDMENT:- 'RANCHO-CARRILLO (MP-139(A))
I. PROJECT-DESCRIPTION-AND-BACKGROUND
A. Project-Description
This project involves the request for the adoption of the Ranch0 Carrillo Master Plan Amendment (139-A). The current request will amend the existing, non-conforming, Master Plan for the 758 acre Carrillo Ranch, adopted by the city in 1972. The current pro- posal calls for a range of housing densities and types, totaling 2,998 units. Additional uses include 136 acres of open space, 70 acres of planned industrial, 27 acres of commercial uses, and 2 elementary school sites.
This request was initiated by the five owners of the Carrillo Ranch property. City staff has been working with the project applicants for approximately 18 months. During that time, envi- ronmental concerns and city staff input resulted in a major pro- ject redesign.
B. Project-Location
-The Ranch0 Carrillo property is located at the extreme eastern boundary of the city, adjacent to Palomar Airport Road, bounded on the north by Carlsbad Raceway and on the south by La Costa. The proposal currently under consideration encompasses 758 acres of land. The ranch0 totals 868 acres, 100 acres were developed residentially under the original master plan, and this area along with the existing 10.5 acre city park site, are not within the scope of the current proposal.
c. Background
In October 1972, the Carlsbad City Council approved Ordinance No.9332 changing the zoning on the Carrillo Ranch from R-l-
10,000 to PC (Planned Community), and adopted a Master Plan for the property. The original Master Plan allowed.for the develop- ment of about 4,400 dwelling units, 2 school sites, open space areas and commercial facilities. 100 acres of the ranch were developed with single family homes under the original master plan. The balance of the site remains undeveloped.
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The original Carrillo Master Plan is now a non-conforming docu- ment. Subsequent to the original approval, the city amended the General Plan Land Use Element lowering the allowable maximum den- sity on the property from 4,400 units to 3,800 units. The Plan- ned Community (PC) Ordinance was amended'in 1976, making the ori- ginal master plan non-conforming. The amended Master Plan is in conformance with the requirements of the current Planned Commun- ity (PC) Ordinance. .
In order to process the Ranch0 Carrillo Master Plan request, an amendment to the Carlsbad General Plan Land Use Element was re- quired. On October 28, 1981, the Planning Commission reviewed and recommended approval of the Ranch0 Carrillo General Plan Amendment (59-D), and the City Council approved the General Plan Amendment on November 17, 1981. This action makes the current Master Plan request consistent with the Carlsbad General Plan Land
II.
Use Map and Element.
ANALYSIS
III.
A.
Planning-Issues:
Major planning issue areas against which the amended Master Plan is being analyzed, include the following:
A)
B)
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D)
E)
F)
G)
Does the proposed Master Plan comply with the technical requirements of the Planned Community zone?
Is the proposed Master Plan consistent with existing and proposed development in adjacent areas?
Is the proposed Master Plan consistent with the Carlsbad General Plan?
What are the major components, and unique features of the Master Plan?
How does the Master Plan mitigate environmental impacts identified as significant concerns in the environmental impact report?
Will the proposed Master Plan and subsequent development provide a positive fiscal impact on the . community?
Summary of primary findings (items A - F, above)
DISCUSSION
Compliance-with,Technical.Requirements of.the-Planned.Com- munitv.Zone
The basis for accepting the Master Plan application currently under consideration, is it's fulfillment of the PC zone require-
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ments. Staff prepared a check list of code requirements against which the Master Plan document was judged. Master Plan 139(A) was not accepted for processing until the minimum requirements of the PC code were met. The current application adequately meets the minimum code requirements, and incorporates additional envi- ronmental, fiscal, land use and design criteria and graphics.
B. Is-the-Proposed-Master-Plan-Consistent-With-Existing-and Proposed-Development-in-Adjacent,Areas?
Staff has analyzed the relationship between the Carrillo Ranch proposal, surrounding existing development, and development pro- posed for adjoining areas. This is broken down into general geo- graphic areas:
1) North.of-Ranch. The northerly portion of the ranch is pro- posed for Planned Industrial/commercial development. This fits well with the current Carlsbad raceway operations and the general plan designation of the raceway property as "non-residential reserve". Carlsbad Raceway has been con- sidered for industrial development and adjacent areas in the city of Vista have been approved for additional industrial uses.
The industrial orientation of this portion of the ranch is also consistent with the proximity to Palomar Airport.
2) East.of.Ranch. The easterly portion of the ranch is planned for lower-density residential development. The Master plan aiso provides for maintaining two major canyons/stream courses and the preservation of major geographical features. 'This is consistent with the existing very-low density de- velopment about l/2 mile east of the property and conforms to major topographical constraints.
3) South-of-Ranch. The southerly portion of the ranch is pro- posed for low to medium density residential development. The area abuts the La Costa Master Plan area. Adjacent areas in La Costa are developing primarily with single- fam- ily homes and proposed development in this area consists of single family attached and detached housing. These areas are consistent with the proposed ranch development.
4) West.of-Ranch. The western portions of the ranch are plan- ned for a range of residential development. Adjacent areas include the unincorporated Bressi Ranch agricultural lands (generally planned for low to medium density residential), and La Costa northwest, which is master planned for residen- tial uses. These areas are compatible with the Carrillo Master Plan proposal.
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C Is the Proposed Master Plan Consistent with the Carlsbad General-Plan?
The Carrillo Master Plan proposal appears to fulfil1 relevant requirements of the Carlsbad General Plan. Elements of the Gen- eral Plan particularly relevant to the Carrillo Plan are summar- ized as follows:
1)
2)
3)
Land-Use. The Ranch0 Carrillo Plan required an amendment to the General Plan Land Use Element. The General Plan Amend- ment was approved by the city on November 77, 1981. The Land Use designations and location of various land use acti- vities, fulfil1 the requirements of the Land Use Element text and map.
Circulation. The Carrillo Plan meets the requirements of the Circulation Element. The Plan provides for and encour- ages alternative transportation modes including provision for bicycle ways, hiking trails and mass transit facili- ties.
As a result of city staff input and impacts identified in the environmental review process, major roadways, existing and proposed, were realigned in the Master Plan proposal. These included the realignment of Palomar Airport Road along the northern property boundary, eliminating an identified traffic hazard and improving intersection spacing. Also, future Melrose Avenue was realigned to the west to improve intersection spacing and internal traffic flow, to alleviate intersection congestion and to align with Melro,se Av.enue being built from Vista to an area north of.Carlsba&' Raceway. The roadway realignment also allowed for the preservation of riparian habitats.
The Circulation Element provides for general major street locations, and states that alignments are general, not in- tended to portray a specific location and that precise street alignment can be made after complete and detailed design studies. Circulation in the Carrillo Ranch Master Plan, including arterial realignments, are consistent with the General Plan Circulation Element.
Housing. The Housing portion of the Carrillo Master Plan -rates the provisions and requirements of the Carlsbad Housing Element. The Housing Element provides that the city utilize master plan areas for the provision of affordable housing. The Carrillo Master Plan designates certain plan- ning areas as appropriate for affordable housing, establish- es a minimum number of affordable units, provides for con- tinued affordability and utilizes the development incentives outlined in the Housing Element. The Plan further allows for the development of rental housing in all residential medium and medium-high density planning areas.
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4) Open Space/Conservation. --The Carrillo Plan meets the re- quirements of the Open Space/Conservation Element by preser- ving major drainage courses and riparian habitats in a natural state; preserving open space areas for visual and aesthetic impact; providing for recreation amenities; and preserving historic and archaeological resources. The his- toric Carrillo ,Ranch house site and out buildings will be preserved as part of a 10.5 acre public park. Approximately 20% of the ranch area will be devoted to open space uses.
5) Geologic-and-Seismic-Safety. The Carrillo Plan provides for a thorough program of precisely identifying, delineating and correcting all potential geologic problems on the ranch site. Future levels of development approval will be based on the findings and recommendations of subsequent geologic/- hydrologic investigations.
6) Noise. The Carrillo Master Plan fulfills the requirements ????th-is Element through the identification, control and mitigation of existing and potential noise sources. The Plan requires a complete acoustical'analysis and sound at- tenuation study for all planning areas that have been iden- tified as being potentially sound impacted. Implementation of adequate sound-attenuation measures will be a requirement of future development approvals (tentative tract maps).
7) Scenic-Highways. The Ranch0 Carrillo Plan fulfills the re- quirements of the Scenic Highways Element through the pro- vision of special landscape and setback treatment of Palomar Airport Road. Palomar Airport Road will be buffered by a minimum 35' landscaped setback, free of structures, parking and private open space areas. Further, the Plan calls for common landscape and perimeter wall treatment along Palomar Airport Road, Melrose Avenue and Carrillo Way.
8) Public-Safety. The Plan fulfills this element by identify- Zng potential public safety hazards, and proposing specific programs aimed at mitigating these. Specific provisions of the plan in this area include required 30' brush control setbacks between structures and natural areas for fire con- trol; the use of retention basins to control possible flood hazard; requiring security systems and "defensible space" concepts in commercial and industrial areas to assist in crime prevention; and specific provisions limiting the num- ber of units constructed before an additional fire station facility is provided in the area.
9) Parks.and.Recreation. The Carrillo Plan meets the provi- sions of this element by providing a comprehensive open space and park plan. The city has an existing 10.5 acre park site which contains the historic ranch buildings. Al- though the developers offered an additional 7.5 acres of
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park dedication adjacent to the existing Carrillo Park, the Carlsbad Parks and Recreation Commission voted to accept park-in-lieu fees rather than additional park dedication. The Plan provides for about 135 acres of open space area which, with the park site, include about 20% of the total ranch area. The open space contains existing riparian habi- tats and provides for continuous pedestrian trails across the property connecting major public-activity areas. The proposed 20 acre Alga Norte Park will be located approxi- mately l/2 mile west of the ranch property.
D. What-are-the-Major.Components, -and-Unique Features,of-the Plan?
1) Overall-Design-Concept (Section III-A)
The overall design of the Ranch0 Carrillo community empha- sizes the unique topographical and historical significance of the site. Major public use areas, comprising the elemen- tary school site, park site, recreation/commercial uses and
open space areas form a community “core” for the Carrillo area. These are linked by pedestrian trails and bikeways to an open space corridor, which runs east to west through the project. The overall design concept orients residential areas/and views towards the central valley and historic ranch site. Historic ranch structures will be preserved as part of a 10.5 acre public park.
The Ranch0 Carrillo Master Plan provides for a self-con- tained, readily identifiable neighborhood-community. The ranch will provide for commercial, recreation and industrial activities as well as a full-range of residential densities and types. A uniform landscape setback and perimeter wall treatment program for areas adjacent to all major/secondary arterials will identify Carrillo Ranch as a distinct "place". The Master Plan also incorporates a sign program, providing for uniform sign treatment. The sign program pro- vides for major and secondary community identification signs at key intersections and controls the location, number, type and size of signs through the application of standards and criteria.
2) Review-Process (Section III-B)
The Ranch0 Carrillo Plan proposes two alternative develop- ment review processes. This is based on the approach util- ized in the La Costa Master Plan. The two approaches pro- vide for (1) traditional zoning or (2) site development plan. In the traditional zoning approach, development pro- posals would be required to meet the relevant zone code re- quirements, and processing procedures. In the site develop- ment plan approach, the developer would utilize the general
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development standards and the planning area development guidelines contained in the Master Plan. This alternative provides for greater design flexibility on the part of the developer and allows for a wider range of discretionary review on the part of the city.
3) Format
The format of the Ranch0 Carrillo Master Plan was based on that of the La Costa Master Plan. This will provide a basis of consistency in format and scope for future master plans and will facilitate the implementation of this and other master plans. The Ranch0 Carrillo plan contains some addi- tional programs and graphics not included in the La Costa Plan and refines other aspects of the La Costa format.
4) Land-Use
The Ranch0 Carrillo Master Plan provides for a full range of land use activities and attendant services. The following provides a statistical land use summary:
Residential Acres %-of-Total
RLM (O-4 du/acre) RM (4-10 du/acre) RMH (lo-20 du/acre)
184.9 24.3% 282.6 37.2% 27.2 3.6%
Commercial
Community Commercial 16.0 2.2% Recreation Commercial 11.2 1.58 Planned Industrial 70.0 9.2% Schools 30.4 4.0% *Open Space 135;9 17.9%
TOTAL 758.2 100 .O%
*Does not include city park
Residential uses comprise approximately 65% of the Master Plan area and provides a maximum of 2998 dwelling units. The Plan provides for a wide range of housing types. The eastern and southern portions of the ranch are primarily RLM (O-4 du/acre), providing for single-family attached and de- tached housing types. Higher density areas are concentrated in the central and northerly neighborhoods, in areas close to community services and employment opportunities.
About 13% of the ranch area is devoted to commercial and industrial uses. Uses proposed include a recreation/commer- cial area adjacent to the existing city park site and a
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community commercial area at the intersection of Melrose Avenue and Carrillo Way. Seventy acres of planned indus- trial development is proposed for the northerly portion of the ranch, north of existing Palomar Airport Road.
The Plan indicates two elementary school sites, one each in the Carlsbad and San Marcos School Districts. Open space, comprising nearly 18% of the ranch area (excluding the exis- ting park site), makes up the balance of the ranch acreage.
Staff feels that the land uses proposed for the Carrillo Ranch provide a full-range of housing-type densities and community services. All uses are compatibly sited and re- spect the environmental limitations of the site. Proposed land uses also relate well to existing and proposed sur- rounding development.
5) Special-Land-Use-Regulations (Section III-E)
In order to assure that commercial and industrial uses are compatibily sited with adjacent residential development, specific site plan review criteria are included in the Car- rillo Plan. Site plan review is required for all commercial and industrial planning areas. Other specific requirements include visual screening and buffering; lighting and glare protection; siting of structures for view opportunities and architectural harmony; screening of loading areas and trash enclosures; provision of minimum 20' landscaped setbacks; minimum 15% landscaping for parking areas; and, perimeter screening of parking facilities.
6) kffordable.Housing (Section III-K),
As required by the Carlsbad Housing Element, a portion of the Carrillo Master Plan Area has been designated for af- fordable housing. Consistent with the Housing Element, af- fordable units shall meet the city's "fair-share" allocation and shall provide for continued affordability to the satis- faction of the city. A minimum number of affordable units has been established and a "benchmark" established, requir- ing the provision of these units no later than the approval of 1500 units on the Carrillo Ranch. The Carrillo Plan also allows for the construction of rental units in all RM (4-10 du/acre) and RMH (lo-20 du/acre) planning areas.
7) Open-Space (Section IV)
The Carrillo Master Plan designates 137 acres of open space in addition to the existing 10.5 acre city-owned park. To- gether these comprise nearly 20% of the total ranch area, in excess of the 15% open space requirement of the Planned Com- munity Ordinance. The primary open space area consists of 2
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east/west natural canyons which converge east of proposed Melrose Avenue. West of Melrose, the open space area fol- lows the alignment of the natural steam-bed, and forms an open space corridor crossing the property from east to west.
This "open space corridor" also contains pedestrian hiking trails which follow the general stream-course and connects major public activity areas with residential neighborhoods. Other open space areas on the property consists primarily of hillside areas, and smaller canyons.
Approval of each "planning area"'wil1 include an offer to dedicate to the city an open space easement over the respec- tive open space areas. This dedication does not obligate the city to improve or maintain open space areas; this is clearly the responsibility of the developer and the homeown- ers association.
Improvements i'n open-space areas, including installation and type of planting materials, irrigation and maintenance, are the responsibility of the developer and shall meet the re- quirements of the Master Plan. The Plan emphasizes the use of low-water consuming, drought resistant and fire-retardant plant materials. Landscape plans for all open space areas shall be submitted to the city for review and approval. Additionally, in the case that the appropriate developer or association does not properly maintain open-space areas, the city may undertake necessary maintenance and assess the homeowners for the cost.
8. Public-Facilities (Section V)
All major public facilities, utilities, roadways and related improvements will be provided by the developers. Improve- ments required of development include all roadway systems, including Melrose Avenue, Palomar Airport Road, Carrillo Way and El Fuerte, within the property boundaries. Other public facilities required of development include provision of all necessary utilities, bikeways and pedestrian trails and sig- nalization of designated intersections. Major arterial streets will be designed to accommodate public transit and bus stop locations shall be provided as necessary.
Flood control facilities will utilize existing drainage courses and include detention basin to control storm runoff. Improvement of flood control facilities will be the respon- sibility of the developer and maintenance may be by assess-
ment district. Off-site public facility improvements and improvements to community-wide service facilities (library, police, fire, etc.) will be provided by public facilities fees in accordance with adopted city policy.
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9) Phasing (Section V-H)
Phasing of development on the Ranch0 Carrillo property is primarily based on the availability of public services and facilities. The Ranch phasing encompasses two levels of development: (1) a planning area, which is the minimum area of developmentthat may be processed and may include one or more subdivision maps and (2) phases, which include a group of planning areas.
Development phasing will occur in the order indicated in Table II of the Master Plan. However, if all public works and facilities requirements for a given phase are provided, the planning areas may develop randomly within that phase.
The Carrillo phasing plan requires that all planning areas in a given phase must have tentative map approval prior to initiating development in another phase.
The Carrillo phasing plan is not tied to any specific timing requirement. The Ranch will develop as demand for housing and market constraints dictate. The fiscal impact report for the Carrillo proposal indicated that the entire project could be constructed and marketed in approximately ?6 years from the commencement of construction.
10) Sign-Program (Section VI)
In accordance with the requirements of the Planned Community zone, the Carrillo Master Plan includes a comprehensive sign program. The Carrillo Plan designates the general location of major and secondary community identification signs and establishes general standards for'directional and identifi- cation signs.
The Plan also includes standards for signing in commercial and industrial areas. These include the prohibition of roof-top, free-standing, pole signs and illuminated signs. The Plan emphasizes the use of monument and wall mounted signs, and encourages the use of natural materials.
The sign program for Ranch0 Carrillo will enhance the iden- tity of the area as a distinct "place" and reduce the clut- ter and visual disorder that uncontrolled signs may create. The Carrillo Plan sets standards generally more restrictive than the city sign ordinance and refers to the sign ordi- nance in areas not specifically addressed in the Master Plan.
11) Grading (Section III-H)
Major alteration of existing land forms is a component of the Carrillo Master Plan. The plan indicates that approx-
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imately 10 million cubic yards each of cut and fill will be necessary to accomplish the required development. Areas of significant cut and fill are indicated on the grading exhi- bit, on page III-11 of the Master P.lan. This exhibit also shows those areas which will be preserved as natural ter- rain. The Plan also provides general grading guidelines, including requirements for contour grading and the planting of slopes. Although the site will be signicicantly impacted through grading, major canyons and drainage swales will be preserved.
The Carrillo Ranch property also contains substantial areas of geologic instability and ground-soils problems. The En- vironmental Impact Report analyzed these problems and pro- posed a mitigation program which resulted in geologic insta- bility being reduced to an insignificant environmental im- pact. All geologic, soils and ground water mitigation mea- sures proposed by the environmental document have been in- corporated into the Master Plan text, and will be required prior to the commencement of any subsequent development.
* E. How-does.the.Master.Plan-mitigate environmental-impacts identifled-as-slgnlficant.concerns.~n~the-Environmental~Im- pact-Report?
The Environmental Impact Report for Ranch0 Carrillo was certified by the Carlsbad City Council on November 17, 1981. The EIR identified several areas of significant environmental concern and proposed an extensive mitigation program in response to potential adverse impacts. The mitigation program has been incorporated into the text of the Master Plan document.
Areas of significant environment concern are summaried as fol- lows:
.l. Grading Mass grading proposed for the site will irrevocably alter the existing land form charactersitics of the site. Significant grading will be confined to limited areas and major canyons/riparian areas will be preserved. Grading will be in conformance with the City's grading ordinance and the general guidelines contained in the Master Plan. This
impact is partially mitigated, but remains a significant
adverse impact.
2. Geology The site contains numerous areas of geologic insta- bility, expansive soils and groundwater conditions. The program contained in the EIR and incorporated int,o the Mas- ter Plan will mitigate this impact to an insignificant level.
3. Natural Habitats Implementation of the Carrillo Plan will result in the elimination of most nutural vegetation cur- rently existing on the site and the attendent loss of habi-
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tat area. This impact has been mitigated through the pre- servation of limited natural. vegetation/hillside areas and riparian areas.
4. Traffic Although a number of traffic/circulation problems were eliminated, through the realignment of Melrose Avenue and Palomar Airport Road, congestion of the Melrose/Palomar Airport Road intersection remains a significant adverse impact. Staff feels that this is a regional problem and not a problem resulting solely from this project. Citywide traffic studies currently underway should define and analyze , this and other traffic congestion problems and propose com- prehensive treatment of the situation.
5. Air.Quality/Energy The incremental increase in energy con- sumption and air quality degradation which will result in implementation of the Carrillo Plan has been identified as a significant cumulative impact. The requirements for pro- vision of transportation alternatives, accomodation of tran- sit facilities and certain grading practices will reduce the impacts on regional air quality. The inclusion of spec- ific energy conservation measures in all residential, com- mercial and industrial development will reduce the energy consumptive patterns of the project.
6. Agriculture The Carrillo Ranch site includes approximately
178 acres of agricultural lands. Removal of this land from production has been identified as a regionally significant
c11mt113ti~?e impact. u*.. - - -. - - The Master Plan incorporates provisions for the buffering of adjacent agricultural lands from incom- patible uses and requires the developer to make available short-term leases for agricultural lands on the Ranch, prior to development of those properties.
F. Will.the-proposed-Master.Plan-and-sunsequent development provide-a-positive-~iscal-impact-on-the-community?
As part of the Master Plan application, a fiscal impact analysis was conducted under contract with the city. The fiscal impact report, conducted by Newport Economics, indicates that the pro- posed development will provide a positive impact on the city. The impact report indicates that commercial and industrial devel- opment will provide the major fiscal surplus, while the "break- even" point for housing is approximately $135,000. Units priced below that range will result in a negative fiscal impact, while dwelling units above $135,000 will. provide a positive impact.
Commercial properties provide about $5,500 to $8,500 per acre per year in surplus revenues while industrial development provides about $1,100 per acre per year in surplus funds. This indicates that a master plan area such as Ranch0 Carrillo must include com-
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mercial and/or industrial development if it is to provide a fis- cal surplus for the city.
The fiscal analysis takes into account the amount of revenues spent to provide services for various land use activities, fiscal surpluses being revenues collected in excess of projected munici-
pal expenditures.
The Carrillo fiscal report indicates the residential component of the plan could Lc reasonably expected to be fully marketed in 13-16 years. The industrial area could be absorbed into the re- gional market in about 11 years.
In summary, it has been demonstrated that the Ranch0 Carrillo Master Plan will provide a realistic, marketable development. The Ranch developments will be absorbed by the regional market in a reasonable period of time and the project will provide the city with surplus revenues in excess of the municipal expenditures on public services for the area.
Primary-Findings---Summary
The Ranch0 Carrillo Master Plan amendment meets and fulfills all the technical requirements of the Planned Community (PC) Zone Code Ordinance.
The proposed master plan is consistent and compatible with existing and proposed development in adjacent areas.
The Ranch0 Carrillo Master Plan is consistent with the Carls- bad General Plan and its respective elements.
The Carrillo Master Plan provides for a balanced, well- plan- ned community offering a diversity of housing types, a full range of community services and on-site employment opportuni- ties. The Master Plan preserves unique historic and environ- mental resources and will result in a self-contained, readily identifiable and distinctive planned community.
The master plan document incoporates all mitigation measures recommended in the Environmental Impact Report. The project mitigates, to the fullest extent possible, any potentially adverse environmental impacts.
The Ranch0 Carrillo community will, at completion, provide the city with revenues in excess of municipal expenditures for public services in the area.
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IV. ENVIRONMENTAL REVIEW
The EIR for the Ranch0 Carrillo Master Plan was recommended for approval by the Planning Commission on October 28, 1981, and certified by the City Council on November 17. The EIR identified a program of mitigation measures in response to potential adverse environmental impacts. The full mitigation program is included in the text of the Master Plan document. The primary areas of significant impacts identified in the EIR were traffic, noise, grading, biological resources, visual/aesthetic concerns, agriculture, and enery conser- vation.
v. RECOMMENDATION
Staff recommends that the Planning Commission ADOPT Resolution No. 1897, recommending APPROVAL of the Ranch0 Carrillo Master Plan Amendment.
ATTACHMENTS
1. Planning Commission Resolution No. 1897
2. Location Map
3. Background Data'Sheet
4. Master Plan
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12/2/81
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BACKGROUND DAm e!3EEJ!
CASE NO: MP-139(A)
APPLICANT: THE PLANNING CENTER I
REQUEST JQJD'-TIO~: Request for Master Plan Amendment: 758 acre Ranch0 Carrillo,
Palomar Airport Road and Flelrose Avenue (future street)
lIZGAL DESCRIFTION: Attached
Assessors Parcel Number: - (Attached)
Acres 758 No. of Lots
GEiNEI& PLANANDZONING
General plan Land Use Designation KM, P@, mmD-I, PI, RC, CC, 6 OS
Density Allcrwed 4,110 units
Existing Zone Planned Community
Surrounding Zoning and Land Use:
Density Proposed 2,998 units
Proposed Zone Planned Community
Zoning Land use
North Cw2 Carlsbad Raceway
SOUth PC/R-l Residential
East E-l-A (County) Undeveloped, some residential
West A-3(8) (County);PC Undeveloped
PUBLIC FACILITIES
School District Car&bad Unified, San Marcos
Water District Costa Real
' Sewer District City of Carlsbad FDU'S N/A
public Facilities Fee Acjrecment, dated August 13, 1981
(Other: 1
ENVIR Iu4PAcT AsSESSm
-Negative Declaration, issued -- LCXJ No.
X E.1.R. Certifi&, &It-& November 17, lgal
Other,
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CARRILLO RANC PARTNERSHIP
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THIS PLAT DOES NOT REPRESENT ’ . A FIELD SURVEY
A RANNED COMMlJNrrf BY: CAFILSBAD.
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RICK ENGINEERXNG CO.
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Attachmint "A"
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Exhibit4
PLANNING COMMISSION RESOLUTION NO. 1897
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL FOR A MASTER PLAN AMENDMENT FOR CARRILLO RANCH. CASE NO.: MP-139(A) APPLICANT:--THE-PLANNING-CENTER. -.'. ... -.- .-..
WHEREAS, a verified application for certain property,
to wit:
Fractional Section 23, Fractional Section 24, Section 25, portions of Section 26 and 35, Section 36 and a portion of Lot A of Ranch0 Agua Hedionda, Map No. 823 on file in the Office of the County Recorder of San Diego County, State of California, all in Township 12 South
has been filed with the city of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request
as provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission on the 9th day of
December, 1981, did hold duly noticed public hearing as
prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
relating to MP-139(A).
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
Commission of the city of Carlsbad as follows:
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Commission recommends APPROVAL of MP-139(A), based on the following findings and subject to the following conditions:
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Findings:
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The proposed development as described by the Master Plan is consistent with the provisions of the General Plan and any applicable specific plans.
Although all necessary public facilities may not be avail- able at this time, their availability, concurrent with the need, has been assured through the provisions of the Master Plan an.J adequate provisions have been provided to implement those portions of the Capital Improvement Program applicable to the subject property,
The residential and open space portions of the community will constitute an environment of sustained desirability and stability; and it will be in harmony with or provide compat- ible variety to the character of the surrounding area; and the sites proposed for public facilities, such as schools, playgrounds and parks, are adequate to serve the anticipated population and appear acceptable to the public authorities having jurisddiction thereof.
The proposed commercial uses will be appropriate in area, location and overall design to the purposes intended; and the design and development standards are such as to create an environment of sustained desirability and stability; and such development will meet performance standards established by Title 21 of the Carlsbad Municipal Code.
In the case of institutional, recreational, and other simi- lar nonresidential uses, such development will be approp- riate in and surrounding areas are protected from any sig- nificant adverse effects from such development.
The streets and thoroughfares proposed are suitable and ade- quate to carry the anticipated traffic thereon.
The proposed commercial developments can be justified econ- omically at the locations proposed and will provide adequate commercial facilities of the types needed at such locations proposed.
The area surrounding this development is or can be planned and zoned in coordination and substantial compatibility with said development.
Appropriate measures are proposed to mitigate any signif- icant adverse environmental impact as noted in the adopted Environmental Impact Report for this project.
PC IiESO NO. 1897 -2-
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Conditions:
1) Section V G "Public Facilities Funding" of the Master Plan text shall be revised to incorporate the following con- dition:
Each applicant shall be jointly and severely responsible for the installation of public facilities required by this Master Plan. The applicant may make any private arrange- ments for distributing this responsibility among themselves, however, such private arrangements shall not relieve the individual aapplicants of their responsibility insofar as the city is concerned.
PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the city of Carlsbad, California, held on
the 9th day of December, 1981, by the following vote, to wit:
AYES: Chairman Marcus, Commissioners Rombotis, Farrow, Schlehuber, Jose, Friestedt and L'Heureux.
NOES: None.
ABSENT: None.
ABSTAIN:None.
ATTEST: ,.J
COMMISSION
PC RESO NO. 189'7 -3- 23
Ext3it 5
MEMORANDUM ----
TO :
VIA : FROM:
DATE: SUBJ:
James Hagaman, Planning Director
David Bradstreet, Parks and Recreation Director
Bob Wilkinson, Park Planner December 17, 1981 Ranch0 Carrillo i
In reviewing the subject Master Plan, a solution has been sought
to solve the potential safety hzards, posed by the crossing of
auto and pedestrain circulation.
At this time, staff recommends a solution which reroutes the
trail up to the slignaled intersection. Please see the attached
plan.
In response to your question, the new Element states the following:
"PRIVATE DEVELOPMENT SHOULD BE ENCOURAGED TO DEVELOP RECREATIONAL TRAILS APPROPRIATE TO THE DEVELOPMENT. These trails should be closed circuit trails within each development that can eventually tie into the public system. (Hiking/Equestrian Corridor) if and
when it is developed."
This statement says little to assist us in reviewing the proposed trail system in terms of specific design and layout. The Element
does propose a City-wide trail system of which the development's trail could become a link. It then could tie the two public parks i.e. Carrillo Ranch and Alga Norte together. Due to this, the
rerouted general alignment of the pedestrian trail is acceptable at this time. We will of course want to review a more specific
alignment at the tentative map stage.
BW:jw
cc: Patrick Tessier
Attachment
RECEIVED
LEGEPID
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AF$AsAs BE LANDSCAPED
RECREATIONAL USE!5 lNa.wwQTt*T-~smcz
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11/g/81 IV-2
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NOTICE OF PUBLIC HEARING
MP-139(A)
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 6:00 P.M., on Tuesday, January 5, 1982 to consider an application for approval of Master Plan Amendment 139(A), Ranch0 Carrillo on property generally located on Palomar Airport Road and Melrose Avenue (future street) and more particularly described as:
758 acres bounded on north by Carlsbad Raceway; east by unincorporated County; south by La Costa and west by County unincorporated "Bressi Ranch".
APPLICANT: The Planning Center PUBLISH: December 23, 1981 CARLSBAD CITY COUNCIL
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NOTICE OF PUBLIC HEARING
mCE IS HEREBY GIVEN that the Planning Comnission of the City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carl&ad, California, at 7:00 p.m. on Wednesday, December 9, 1981, to consider approval of Master Plan Amendment 139(A), Ranch0 Carrillo on property generally located on Palomar Airport Road and Melrose Avenue (future street) and mOlle particularly described as:
758 acres bounded on north by Carl&ad Raceway; east by unincorporated county; south by La Costa and west by county unincorporated "Bressi Ranch."
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. If you have any questions please call the Planning Department at 438-5591.
CASE FILE: MP-139(A) APPLICANT: THEPLANNINGCENTER PUBLISH: November 28, 1981
CITYOFCARLSB?0PLANNINGCOMMISSIoN
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Mardi& Sa.rahRusiam 2660 W. Olive Avenue Burti, CA 91505
Edward & Joyce Johnson
12532 9th Avenue
Garden Grove, CA 92640
AE Realty Partners
2082 Business Center Drive
suite 100 .Irvine, CA 92715
TxL.l!3teesofcentrals~tes 609 S. Grand Avenue Ins Angeles, CA 90017 .
Mary: E. Bressi PO Box 1666 Carlsbad, CA 92008
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. occupant 2924Capzo Court 'coroi$do, CA 92118
occupant 2924- capazo court Carlskid, CA 92118
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2920- capazo court Carl&ad, CA 92008
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2920 capazo court Car&had, CA 92008
occupant 2852 Esturion Street Carl&ad, CA 92008
.t . occupant 2852 Esturion Street Carl&ad, CA 92008
occupant 2844 Esturion Place Carl&ad, CA 92008
occupant 2844 Esturion Place Carl&ad, CA 92008
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occlJparlt 2826 Esturion Place