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Home My WebLink About1984-07-17; City Council; 7818-4; GENERAL PLAN AND MASTER PLAN AMENDMENT, ZONE CHANGE AND TENTATIVE MAP FOR SOUTH-WEST LA COSTA AREA |APPEAL|.r .d 3 IR 2 'i! 8 8 -4 IR d $ -d Zl 4 5 -ti PI 3 g k a, 9 B IR 2 dl co m d p. 4 L 3 b .. 2 o u = 0 z 3 0 0 - b - -. /- - t' CITI()F CARLSBAD - AGEND~ILL 1 GENERAL PLAN IUD WmR PLAN AMENDMENT, DEPT. H MTG. 7/17/84 WEST LA COSTA AREA (APPEAL) . CITY AT CITY MnC DEPT. Pm RECOMMENDED ACTION: AB#-* TITLE: ZONE aE AND mmm lvpsp FOR SOUTH- GPA/LU 84-5/Mp-149 (M)/ZC-306/CT 84-8. LA COSTA DEL SUR. The Planning Comission is reconanending that the City Council direct the Attorney's Office to pepare documents DENYING Gl?vLU 84-5, MP-149(M), 2( and CT 84-8. ITEM ExpLANaTION The applicant is appealing a Planning Comission decision to deny a requesi a general plan amendment, master plan amendment, zone change and tentativc in the southwest La Costa area. The proposal essentially is a redistributic was first heard by the Planning Ccmnnission on April 25, 1984, but was cont: so that the applicant could hold a meeting with the surrounding property CXI to solve their concerns. Three main concerns ere identified at this meetir 1) The discrepancy between pssible number of units permitted by the ger plan and the number of units actually permitted in the master plan amendment 2) the compatibility between the proposed smaller lots and attached units, the existing large lot single family residences in the vicinity; and 3) elimination of a heavily vegetated canyon near the terminus of Calina Way. The applicant is attenpting to mitigate these concerns by reducing1 the FOE density so that it is only 160 units mre than the existing general plan 160 units does not actually come from an increase in density but is create the loss of a commercial site). The applicant is proposing to resolve compatibility issue by requiring 7500 square foot single family deta residents in areas adjacent to existing developments. With regard to the ca area the applicant is willing to designate it permanent open space. meeting several additional mncerns were brought up by the neighbors hclc the lack of schools, parks and proper traffic circulation. Although it k appear these are area-wide issues and not specific to this project, the Plan Comission denied the project by a vote of 5-1. Staff feels that firom a planning standpoint the applicant has done a reason job in eliminating the neighbors concerns and feels that the increase in den, traffic generator. Because of the other charges described above staff f that the project will be compatible with existing development. For t reasons staff is recommending approval. For further information please see exhibits A and B and the attached report the Planning Comission dated April 25, 1984 and June 27, 1984. FISCZU IMPACT The applicant will provide all required public improvements to the proj< Also, the applicant has qreed to pay a public facilities fee to offset costs of providing all other public services. existing densities and provides greater flexibility of product-tms. 'phis Planning Conmission took testimony on the revised request on June 27. At of 160 units is negligible because it replaced a clommercial site, a hit I 1 7 0 * Page Two of Agenda Bill No. 7f/ q-+f ENVIFORMENTAL REVIEW ~n denying the project the Planning COrranission did not approve the Neg; Declaration issued by the Land Use Planning Manager. If the Council Wish( approve this ,propwd it would be necessary to first approve the Neg~ Declaration . EXHIBITS 1. Location Map 2. PC &solution Nos. 2276, 2277, 2278 and 2313 3. 4. 5. Exhibits A, B, C & D (Existing and propsed General Plan and Master P PC Staff Report dated June 27, 1984 PC Staff Report dated April 25, 1984 1 1 LQCATION MAP e I - - CT 84' MP- 141 LA COSTA DEL SUR GPAILU L r i 1 6 7 8 9 10 11 12 13 14 15 16 17 18 PORTION OF THE LA COSTA MASTER PLAN AREA, EAST OF EL CAMINO REAL AND NORTH OF OLIVENHAIN ROAD. APPLICANT: LA COSTA DEL SUR CASE NO.: GPA/LU 84-5 WHEREAS, a verified application for an amendment t General Plan designation for certain property located, as Exhibit "A", dated June 11, 1984, attached and incorporate herein, have been filed with the Planning Commission; and WHEREAS, said verified applications constitute a for amendment as provided in Title 21 of the Carlsbad Mun Code; and WHEREAS, the Planning Commission did, on the 25t April, 1984, and on the 27th day of June, 1984, hold a dl public hearing as prescribed by law to consider said req WHEREAS, at said public hearing, upon hearing E considering all testimony and arguments, if any, of all 19 20 21 22 23 24 25 26 27 28 ON PROPERTY GENERALLY LOCATED IN THE SOUTHWEST I jdesiring to be heard, said Commission considered all fa1 relating to the General Plan Amendment. NOW, THEREFORE, BE IT HEREBY RESOLVED by the E Commission of the City of Carlsbad, as follows: A) That the above recitations are true and correct. B) That in view of the findings made and considering law, the decision of the Planning Commission is tc 84-5, as shown on Exhibit "A", dated June 11 , 198b Findings : 1) The site is not physically suitable for the type the development since the site is inadequate in E to accommodate residential development at the den 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 2o 21 22 23 24 25 26 27 28 I 0 2) The project will further impact schools, parks and traff 3) The attached units and the small lots in the proposed circulation in this area. residential designations are incompatible with the exist future surrounding land uses . PASSED, APPROVED AND ADOPTED at a regular meeting ( Planning Commission of the City of CarlSbad, California, he: 27th day of June 1984, by the following vote, to wit: AYES: Chairman Rombotis, Commissioners Farrow, McFadden, Smith and Rawlins. NOES : Commissioner Marcus. ABSENT : None. ABSTAIN: None. JERRY ROMBOTIS, Chaivman CARLSBAD PLANNING COMMISSI ATTEST: /MICHAEL J. HOLZMILLER LAND USE PLANNING MANAGER i PC RES0 NO. 2276 -2- 1 2 3 4 5 6 7 a 9 10 11 12 13 14 15 16 17 l8 19 20 21 22 23 24 25 26 27 28 0 0 - PLANNING COMMISSION RESOLUTION NO. 2277 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY CARLSBAD, CALIFORNIA, DENYING A MASTER PLAN AMEND- MENT TO CHANGE DENSITIES AND LAND USES ON PROPERTY GENERALLY LOCATED IN THE SOUTHWEST PORTION OF THE I MASTER PLAN, APPLICANT: LA COSTA DEL SUR CASE NO: MP-149(M) WHEREAS, a verified application for certain proper1 wit: A portion of fractional section 1 and 2 Township 1 Range 4 West San Bernardino Meridian and unnumberec lot 2 and portions of Lots 1, 3, 4, 9, 10 and 11 o 848, has been filed with the City of Carlsbad, and referred to t Planning Commission; and WHEREAS, said verified application constitutes a r provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on the 25th April, 1984, and on the 27th day of June, 1984, hold a duly public hearing as prescribed by law, to consider said reque WHEREAS, at said public hearing, upon hearing and I [considering all testimony and arguments, if any, of all per desiring to be heard, said Commission considered all factor relating to the Master Plan; and NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plant Commission as follows: (A) (B) That the foregoing recitations are true and correct. That based on the evidence presented at the public he, the Commission recommends DENIAL of MP-l49(M), based on the following findings: //// //// 1 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 I 0 0 Findings: - ~ 1) The proposed master plan amendment is inappropriate fox site as it is not consistent with the general plan. 2) The proposed master plan amendment could adversely impi existing or future development in the area as lot size: housing types proposed are incompatible. 3) The streets and thoroughfares in the area are not suit, adequate to carry the anticipated traffic thereon. PASSED, APPROVED AND ADOPTED at a regular meeting t Planning Commission of the City of Carlsbad, California, he 27th day of June 1984, by the following vote, to wit: AYES : Chairman Rombotis, Commissioners Farrow, McFadden, Smith and Rawlins. NOES : Commissioner Marcus. ABSENT: None . ABSTAIN: None. JERRY ROMBOTIS, Chairman CARLSBAD PLANNING COMMISSI i ATTEST : MICHAEL J. HOLZMILLER LAND USE PLANNING MANAGER PC RES0 NO. 2277 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 11 18 19 20 21 22 23 24 25 26 27 28 e e - -PLANNING COMMISSION RESOLUTION NO. 2278 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, DENYING A ZONE CHANGE FROM R-1-7500 TO P-C ON PROPERTY GENERALLY LOCATED ON THE SOUTH SIDE OF LA GRAN VIA BETWEEN CALINA WAY AND MADRILENA WAY, APPLICANT: LA COSTA DEL SUR CASE NO: ZC-306 WHEREAS, a verified application for certain proper1 wit: Lot 13 according to Map 7205 filed in the County 0. Diego, has been filed with the City of Carlsbad, and referred to tf: Planning Commission; and WHEREAS, said application constitutes a request as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did on the 25th di April, 1984, and the 27th day of June, 1984, hold a duly no1 public hearing as prescribed by law to consider said requesl WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all per: ,!d.esiring to be heard, said Commission considered all factor relating to the Zone Change; and NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plannj Commission as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hear: Commission recommends DENIAL of ZC-306, based on the fo: findings: Findings: 1) The proposed zone change to 0-S is inconsistent with thc General Plan designation of RLM. //// 1 2 3 4 5 6 7 a 9 10 I1 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 0 0 2) The prop.osed zone change is inconsistent with the surro zoning-since the property to the north is zoned R-1-10, 3) The proposed zone change is premature and should be ma the same time the master plan is amended. PASSED, APPROVED AND ADOPTED at a regular meeting Planning Commission of the City of Carlsbad, California, he the 27th day of June, 1984, by the following vote, to wit: AYES : Chairman Rombotis, Commissioners Farrow, NOES : Commissioner Marcus . ABSENT : None. ABSTAIN: None. McFadden, Smith and Rawlins. JERRY ROMBOTIS, Chairman CARLSBAD PLANNING COMMISSI ATTEST: MICHAEL J. HOLZMILLER LAND USE PLANNING MANAGER I PC RES0 NO. 2278 -2- 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 - e e - - PLANNING COMMISSION RESOLUTION NO, 2313 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITI CARLSBAD, CALIFORNIA, DENYING A 23 LOT TENTATIVE TI MAP ON PROPERTY CONSISTING OF THE! SOUTHWEST PORTIO1 LA COSTA MASTER PLAN. APPLICANT: LA COSTA DEL SUR CASE NO.: CT 84-8 WHEREAS, a verified application for certain properi wit: A portion of fractional Sections 1 and 2, Township South, Range 4 West, San Bernardino Meridian and UI lot 'and Lot 2 and portions of Lots 1 , 3, 4, 9, 10 i Map 848, has been filed with the City of Carlsbad, and referred to tl Planning Commission; and WHEREAS, said verified application constitutes a ri as provided by Title 21 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on the 27th t June, 1984, hold a duly noticed public hearing as prescribe( to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all per desiring to be heard, said Commission considered all factor ! relating to the Tentative Tract Map and Condominium Permit. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Plann Commission as follows: A) That the above recitations are true and correct. B) That based on the evidence presented at the public hea the Commission hereby DENIES CT 84-8, based on the fol findings: Findinqs: 1) The proposed master tentative map would divide a 551 a parcel into 23 parcels which is not in conformance wit amount of neighborhoods within the southwest portion o Costa Master Plan. \ 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 m e 2) The proposed project is not compatible with the genera as subdivision boundaries do not correspond with land boundaries. PASSED, APPROVED AND ADOPTED at a regular meeting Planning Commission of the City of Carlsbad, California, he 27th day of June 1984, by the following vote, to wit: AYES: Chairman Rombotis, Commissioners Farrow, NOES : Commissioner Marcus , ABSENT: None. ABSTAIN: None. McFadden, Smith and Rawlins . JERRY ROMBOTIS, Chairman CARLSBAD PLANNING COMMISSI ATTEST: MICHAEL J, HOLZMILLER LAND USE PLANNING MANAGER 1 PC RES0 NO, 2313 -2- r ZPBB E) gzr m ZE * P -- .. __ - - - _. - - - -- -_-- rnooaaz4 0 -- - -- ELCSY nA-LwLx hJUDLvllII&~ L 0 FEBR& - 28, 1984 - STAFF REPORT 0 DATE : June 27, 1984 TO: Planning Commission FROM: Land Use Planning office SUBJECT: GPA/LU 84-5/MP-149(M)/ZC-306/CT 84-8 - LA COSTA DEL SC Request to amend the Land Use Element of the General Plan and La Costa Master Plan to change land use designations in the southwestern portion of the La Cos Master Plan area. Also requested are a Zone Change ar Master Tentative Tract Map. r. RECOMMENDATION It is recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager a ADOPT Resolution Nos. 2276, 2277, and 2278 recommending APPRO ofA/LU 84-5, MP-l49(M) and ZC-306 and Resolution No. 2313 APPROVING CT 84-8 to the City Council based on the findings contained therein. 11. PROJECT DESCRIPTION AND BACKGROUND This item was previously discussed at the Planning Commission meeting of April 25, 1984. At that time it was continued due strong neighborhood concern about the proposed changes to the Master Plan. Public concern focused on three main areas: 1) The discrepancy between the possible number of units permitted by the General Plan and the number of units actually permitted in the Master Plan Amendment. 2) The compatibility between the proposed smaller lots a attached units, and the existing large lot single fan residences in the vicinity. 3) The elimination of a heavily vegetated canyon near tk terminus of Calina Way. After meeting with neighborhood groups and receiving input frc staff the applicant has revised the proposed amendments and zc change in an attempt to aleviate neighborhood concerns. These revisions are shown on Exhibits "A" and "Bn, and Exhibit "C". The existing general plan and master plan designations are shc on Exhibits "D" and "E". The applicant has also included in 1 application a request for approval of a 23 lot master tentati7 tract map that would divide the subject property up into 23 1( corresponding to the 23 neighborhoods in this portion of the 1 Costa Master Plan. 0 0 The proposed amendment would still affect approximately 551 acrl bounded by El €amino Real, Olivenhain Road, Rancho Santa Fe Roac and Levante Street. The entire site is covered with native vegetation except for a farm house located near El Camino Real. The major difference between the applicant's new request and th original is that the proposed general plan and master plan amendment would allow only 158 additional units beyond what is permitted under the existing general plan and master plan designations in the southwest area. This does not occur becaus of an increase in density but because of the elimination of 6 acres of neighborhood commercial area and seven acres of travel service commercial area which will be replaced by residential use, The proposed master plan amendment would change neighborhood boundaries and create six additional neighborhoods one of which would be an open space area. The master plan and general plan amendments would also change the locations and dimensions of the open space corridors in this portion of the X Costa Master Plan. The proposed general plan and master plan amendment would also Master Plan. The proposed amendments would change neighborhood SE-17 from TS, Travel Service, to R-M, Residential Medium Density, 4-10 du/ac. The proposed changes to the text of the La Costa Master Plan would mainly affect the individual development regulations for the southwest portion of the La Costa Master Plan. Other proposed text changes would affect RV storage, conditional use: and phasing for the entire La Costa Master Plan area. The proposed zone change affects approximately 8.42 acres locai in neighborhood SW-23. This area was originally set aside as I school site when the property to the north was developed. ACC~ to the site would have been from Calina Way, an existing cul-dc sac. Topographically this site is isolated from the existing development to the north, east and west. The proposed general plan and master plan amendments will designate this site as OS Open Space. It is being zoned P-C so that it can become a par of the La Costa Master Plan and be made open space as part of this amendment. The applicant is also requesting approval of a Master Tentativl Tract Map to divide the site into 23 large parcels which will coincide with the neighborhoods established by the Master Plan Amendment. The tentative map will also show an access system drainage system for this part of the La Costa Master Plan. affect one neighborhood in the southeast portion of the La Cost -2- ? 0 0 111. ANALY S LS planning Issues 1) Are the proposed land use changes appropriate for the site? amendment adversely impact the surrounding property? Plan designation? this zone consistent with surrounding zoning and land 5) Does the proposed tentative map meet the requirements 2) Would the proposed general plan and master plan 3) Is the proposed P-C zone consistent with the OS Generz 4) Is the proposed P-C zone and the uses allowed within use? of the Carlsbad Zoning Ordinance, the Carlsbad Subdivision Ordinance and the Subdivision Map Act? Discussion General Plan/Master Plan Amendment At the last public hearing the applicant was proposing a Gener( Plan Amendment which would have permitted an additional 616 units in this portion of La Costa Master Plan. However, wordi> in the La Costa Master Plan required that the number of units not exceed the 3,458 units permitted under the existing genera plan. Staff had concerns about this discrepancy and the adjacent residents had strong objection to this discrepancy despite the wording in the Master Plan. In response to these concerns, the applicant has revised the General Plan designations to closely correspond to the Master Plan designations. of 158 units above the 3,458 maximum allowed by the existing General Plan and Master Plan designations. This potential increase of 158 units would be a tradeoff for the elimination 13 acres of commercial area within this portion of the La Cost Master Plan. Staff would prefer residential use over commerci use in this area. The Commission should be aware that there i strong possibility that this potential increase in density wil never be utilized. Past experience has shown that development this portion of the La Costa Master Plan generally only obtain about 3/4 of the density permitted by the Master Plan. The proposed amendments will also realign the locations of the open space corridors in this portion of the master plan. A biological survey of the subject property revealed that there are relatively few areas with significant biological value. However, the revised open space corridors encompass all of the The revised amendments would permit a maxi -3- e e significant areas, which include a riparian habitat, grove of Coast Live Oaks,- Del Mar Manzanita, and a small patch of Orcutt's Brodeia. A significant portion of the open space corridors will be located along Mision Estancia to help create an open feeling as motorists enter this portion of the La Costa Master Plan. Staff believes that as amended the changes in land use proposed by the general plan amendment and master plan amendment are appropriate for the site, The existing general plan and master plan designations for this area were developed at a time when L Costa was envisioned to be largely a detached single family community. The proposed amendment would allow the subject property to be developed with product types and densities that are still largely single family, but could provide some other housing types like the other communities in Carlsbad. At the previous meeting a number of citizens expressed concern about an existing canyon behind houses fronting on Madrilena Way, La Gran Via and Calina Way. Although the biological survt of this site revealed that this canyon had relatively little habitat value the adjacent residents felt that it should continue to be designated as an open space area. In response s these concerns the applicant is requesting this area as open space in the General Plan and Master Plan Amendment. As discussed in the previous staff report, the proposed amendmc to the text of the master plan will permit more flexibility ant will allow the applicant a little wider range of product types the center of the southwest area. At the Planning Commission meeting of April 25th adjacent residents expressed concern aboi the compatibility of the proposed smaller lots and attached housing with the existing larger lots especially along the northerly edge of this site. In response to these concerns ant input from staff the applicant has revised the neighborhood development regulations for areas 7, 8, 16, 19 and 20. These revisions will ensure that development in the portion of these areas adjacent to existing development will be either the same type of development or in one case separated and buffered from existing development by major changes in topography. Part of the proposed amendment to the text of the La Costa Mas Plan would permit certain non-residential uses in RLM, RM, and RMH areas upon approval of a conditional use permit subject to Commission. The main objective of this portion of the Master Plan Amendment would be to permit a hospital along with supporting facilities within the La Costa Master Plan area if needed. The City's Zoning Ordinance only allows hospitals in non-residential zones upon approval of a CUP so a zone code amendment would also be necessary before a hospital could go i the La Costa area. Other changes in the wording of the master plan referring to phasing and recreation vehicle storage will bring the master plan into conformance with present city policies. the approval of the City Council as well as the Planning -4- * a Staff believes that as modified the proposed general plan and master plan amendment will not adversely impact surrounding properties. AS mentioned previously the proposed amendments would permit an additional 158 dwelling units in this area, but would eliminate 13 acrea of commercial area. The revised wording changes will ensure that there will be a transition in lot sizes and-density from existing development to future development. Zone Change The proposed zone change from R-1-7500 to P-C would be compatil: with the 0-S, (Open Space) general plan designation. In respor to neighborhood concerns the applicant has designated the 8.42 acre site shown on Exhibit "C" as open space in both the generz plan and master plan. At the present time this site is not a part of the La Costa Master Plan. In order to incorporate this area into the La Costa Master Plan it is necessary to rezone : to P-C. However, no development, other than grading improvemer to improve soil stability and reduce erosion problems would bt permitted without an amendment to both the general plan and La Master Tentative Tract Map The proposed master tentative tract map complies with all the requirements of the Carlsbad Zoning Ordinance, Carlsbad Subdivision Ordinance and Subdivision Map Act. All of the lot$ created by this subdivision will gain access from a public roac As mentioned in the introduction, the proposed tentative map would only divide the subject property into 23 large lots corresponding to the neighborhoods created by the proposed mast plan amendment. Approval of the proposed tentative map would not approve any development on the subject property. The applicant would have to file a tentative tract map and/or a La Costa Development Plan for each neighborhood prior to obtaininc any building permits or entitlements. In conclusion, staff believes that the land use changes proposc by the general plan amendment and master plan amendment are appropriate for the site and will not adversely effect surrounding properties. The proposed zone change is consistent with the general plan and the uses allowed within it will be consistent with surrounding zoning and land uses. The propose( master tentative tract map complies with all requirements of tl Carlsbad Zoning Ordinance, Carlsbad Subd.ivision Ordinance and Subdivision Map Act. Therefore, staff recommends approval of GPA/LU 84-5/MP-149(M)/ZC-305 and CT 84-8. Costa Master Plan, -5- 0 e IV. ENVIRONMENTAL REVIEW - The Land Use Planning Manager has determined that this project will not have a significant effect on the environment and, therefore, has issued a Negative Declaration on June 11, 1984. Attachments 1. Planning COmqtiSSiOn Resolution Nos. 2276, 2277, 2278 and 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Environmental Documents 2313 6, Exhibits "A" - "D" and "G", dated June 11 I 1984 and Exhibit "D" and "E", dated March 16, 1984. MH/bw 6/14/84 -6- 0 0 BACKGFam DATA smm - CASE NO: BAJW 84-5/MP-l49(M)/ZC-306/CT 84-8 APPLICANT: LAcomADELsuR REQUEST AND IIXATION: General Plan Amendment/haster Plan Amendment, Zone cha and Master Tentative Map for the southwest portion of the La Costa Master ~1, LEGAL DE;SCRIFTlON: A prtion of Section 1 & 2 Township 135 Rang e 4 West San Bernardino Meridian, and portions of ljots 1, 3, 4, 9, 10 and 11 of Map No. 848 APN: - - Acres Prcposed No. of I;ots/Units 23 GENERAL PLAN AND ZONING Land Use Designation OSIRLM,~,~ Density Allowed 0-4,4-10,lO-20 du/ac Density EWposed 0-4,4-10,lO-20 du/i Existing Zone PC Proposed Zone P-C Surrounding Zoning and Land Use: Zoning Land Use Site pc Vacant North PC SFD south PC Vacant East P< SFD West P-C Vacant is SFD San Dieguito/ PUBLIC FACILITIES School District Encinitas Water Olivenhain Sewer Leucadia EDU's - Public Facilities Fee Agreement, dated -AL IMPAmAssE!2sMmm - X Negative Declaration, issued June 11, 1984 - E.I.R. Certified, dated Other, December 13, 1983