HomeMy WebLinkAbout1984-12-18; City Council; 8003; RESIDENTIAL SPECIFIC PLAN FOR THE SUNNY CREEK AREA (SP 191|CITY OF CARLSBAD)r? ClTeF CARLSBAD - AGENOWILL
SUNNY CREEK AREA.
The Planning Commission and staff are recommending that the y , APPROVING SP-191
ITEM EXPLANATION
800 acres of property in the vicinity of Sunny Creek. The
biological habitat. The area includes approximately 22 pro
owners.
A number of issues were raised at the Planning Commission
hearing. First, the representative of the Kelly property c
Second, one of the property owners requested that clustered
Commission did not agree because they felt clustered housir
not in keeping with a rural/estate environment. Third, the
representative of the Kelly property opposed the 1/2 acre r
lot size restriction. Again, the Planning Commission disa?
and stated that a 1/2 acre minimum lot size was necessary 1
ensure a rural/estate atmosphere.
Finally, the representative of the OlHara properties requec
that duplexes at densities of no less than 2 du's/acre be
permitted in certain cases. The Planning Commission is
recommending that duplexes not be allowed in the specific
area, so as to preserve the rural character of this area.
The attached staff report has a more detailed discussion o
specific plan itself and the issues. Staff and the Planni
Commission are recommending approval of SP-191.
ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that this pro
will not cause any significant environmental impacts and, therefore, has issued a Hegative Declaration, dated August
1984, which was approved by Planning Commission on Novembe
1984. A copy of the environmental documents is on file in
Land Use Planning Office.
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Page 2 of Agenda Bill # #y.oa~3
FISCAL IMPACT
At the time of development, individual developers will be required to provide all required public improvements for tk developments. In addition, the applicant has agreed to pal public facilities fee to offset the cost of providing other
public services to the project.
EXHI BITS
1. Location Map
3. PC Resolution No. 2361
4. Exhibit 'XI, dated October 24, 1984 (Sunny Creek Specij
5. Map of Property Owners
6. Staff Report, dated October 24, 1984
7.
2. City Council Ordinance No. 97cJ iF
Plan)
Memorandum from Land Use Planning Manager dated January 30, 1935.
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9748 ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CkRLSBAD, CALIFORNIA, APPROVING SPECIFIC PLAN
SP-191 FOR A RESIDENTIAL SPECIFIC PLAN FOR THE
SUNNY CREEK AREA BOUNDED BY FUTURE CANNON ROAD
TO TBE NORTH, FUTURE COLLEGE AVENUE TO THE WEST,
THE SUNNY CREEK BIOLOGICAL HABITAT TO THE SOUTH
AND Th DAWSON ECOLOGICAL PRESERVE TO THE EAST.
City Council of the City of Carlsbad
future development of
WHEREAS, after cedures in accordance with the
Council of the City of (
does ordain as follows:
approved subject to the conditions ained in Planning
Commission Resolution No. 2361, attac hereto, and made
hereof.
EFFECTIVE DATE: This ordinance 11 be effectiy
to the adoption of this ordinance and cause
least once in the Carlsbad Journal within fift
adoption.
Carlsbad City Council held on the
1984 by the following vote to wit:
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PASSED AND ADOPTED at a regular meeting of said (
Counci 1 he Id I
MARY H. CASLER, Ma;
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PLANNING COMMISSION RESOLUTION NO. 2361
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF SP-191 FOR A RESIDENTIAL SPECIFIC
PLAN FOR THE SUNNY CREEK AREA BOUNDED BY THE
RIDGELINE SOUTH OF CANNON ROAD TO THE NORTH,
FUTURE COLLEGE AVENUE TO THE WEST, THE SUNNY
CREEK BIOLOGICAL HABITAT TO THE SOUTH AND THE
DAWSON ECOLOGICAL PRESERVE TO THE EAST. APPLICANT: CITY OF CARLSBAD
CASE NO: SP-191
WHEREAS, a verified application has been filed w
City of Carlsbad and referred to the Planning Commission:
WHEREAS, said verified application constitutes a
as provided by Title 21 of the Carlsbad Municipal Code: a
WHEREAS, the Planning Commission did on the 26th
September, 1984, October 24, 1984 and on November 28, 198
duly noticed public hearing as prescribed by law to consi
request: and
WHEREAS, at said public hearing, upon hearing an
considering all testimony and arguments, if any, of all p
desiring to be heard, said Commission considered all fact
/relating to the Specific Plan: and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Pla
Commission as follows:
A) That the above recitations are true and correct.
B) That based on the evidence presented at the public he
Commission recommends APPROVAL of SP-191, based on th following findings and subject to the following condi
Findin s
1) The City Council has indicated its desire to retain t
rural/estate atmosphere in the Sunny Creek area and h directed that a specific plan be prepared to accompli purpose.
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2) The Sunny Creek Specific Plan will preserve and encha rural/estate character of the planning area by the ap
of the development standards and design criteria as c
in Exhibit X, dated October 24, 1984.
3) This project will not cause any significant environme impacts and a Negative Declaration has been issued by
Use Planning Manager on August 28, 1984 and approved Planning Commission on October 24, 1984.
Conditions:
1) Approval is granted for SP-191, as shown on Exhibits
X, dated October 24, 1984 incorporated by reference a
in the Land Use Planning Office.
PASSED, APPROVED AND ADOPTED at a regular meeting of
Planning Commission of the City of Carlsbad, California,
the 28th day of November, 1984, by the following vote, to
AYES : Chairman Rombotis, Commissioners Marcu
Schlehuber, McFadden and Smith.
NOES : Commissioner L'Heureux.
ABSENT : None.
ABSTAIN: Commissioner Farrow.
JERRY ROMBOTIS, Cha
CARLSBAD PLANNING C I
ATTEST:
LAND USE PLANNING MANAGER
PC RES0 NO. 2361 -2-
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EXHIBIT X
OCTOBER 24, 1984
SUHlY CREEK SPECIFIC PLAN
IETRODUCTIOE
The purpose of the Sunny Creek Specific Plan is to establish
standards for development which promote a rural estate atmosphei and which preserve the unique environmental resources of the arc bounded by College Avenue, the ridge line south of Cannon Road, the Sunny Creek biological habitat and the Dawson Ecological Preserve (Exhibit 'A'). The Sunny Creek Specific Plan is
intended to be consistent with all elements of the Carlsbad
General Plan.
The Sunny Creek Specific Plan identifies the major environmenta
features of the site and specifies the permitted uses,
development standards, design criteria and density pattern to
ensure the protection of these environmental features. The
intent of these standards is to maintain the rural/estate
character of the Sunny Creek area.
1- EEVIROEHEBTAL FEATURES
The Sunny Creek Specific Plan area contains and is bounded by
significant environmental resources. The southern boundary is
the Sunny Creek drainage basin. This is a well-developed
riparian woodland which follows the Agua Hedionda Creek. The
tree canopy is formed by willows, cottonwoods, western sycamore
and live oak. This habitat contains 39 observed bird species c
which 29 are associated with the riparian woodland.*
The eastern boundary of the specific plan is the Los Monos Can] containing the Dawson Ecological Preserve. This preserve
contains rare plant species of mediterranean variety. A portic
of this reserve was destroyed by a recent fire, however, the
overall resource value of this preserve is still high. The Lo$
Monos Canyon and Sunny Creek are part of the Agua Hedionda
drainage basin.
The northern boundary of this area is the ridgeline south of t'
future alignment of Cannon Road and the Leisure World project
Oceanside.
* Source - Del Mar Financial EIR
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The western boundary of the study area is the alignment of
college Avenue. The specific planning area is unique in that i
is self contained in terms of street circulation patterns.
Access to the area can only be from either College Avenue or
Cannon Road. The property will not be subjected to through
traffic to the east or south.
The study area itself is made up of a series of ridges and mino
drainage basins. The topography is slightly to moderately stee
in most places, and severely steep in some areas. The ridges a drainage basins trend predominately towards the west and
southwest. As a result of both natural and man made causes,
several small ponds have been formed throughout the area. Specifically, the Mandana property and the Cantarini property contain several of these ponds.
From a planning standpoint, the major environmental features
suggest developable and nondevelopable areas of the plan. Thest
areas are shown on the environmental constraints map (Exhibit
'B').
Preserve are indicated as open space and development would not 1
permitted in these areas. Also, the relatively steeper portions of the site (25% slope) will require prohibition of any
development of these areas.
The pond areas are considered to have some aesthetic value and
for that reason should be considered for preservation or
enhancement at the time of future development.
11. DEBSITY
The density within the Sunny Creek Specific Plan shall transitio from lowest density to the highest density in an east to west an south to north direction as indicated by the density vectors
shown on Exhibit 'C'
The specific density of a project shall be determined at the timl of project approval. In determining the specific density, the
transition of density as indicated on Exhibit 'C' shall be the
overriding consideration. Other factors to be considered in
determining density shall be the densities of adjacent projects,
site and topographical constraints, the reduction of density to minimize grading and the reduction of density to preserve and
protect unique environmental resources.
Any existing separate parcel located within the Sunny Creek
Biological Habitat or Los Monos Canyon shall be permitted to develop at a maximum of one dwelling unit per acre.
The Sunny Creek drainage area and the Dawson Ecological
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I11 0 DEVELOPHEBT REGULATIOBS
A. Permitted Uses
All uses, accessory uses, and conditional uses permitted in the
R-E zone shall be allowed in the specific plan area.
Notwithstanding any other provisions of the zoning ordinance, a
development for residential purposes shall consist of single
family detached units.
B. Development Standards
1. Building Height - No building in the specific plan are shall exceed a height of 35 feet.
2. Building Setbacks - Buildings shall be setback from
property lines as follows:
FRONT SETBACK :
Local, Cul-de-sac Lot Size Through Streets* & Loop Streets
1 + acres 70 40 1/2 - 1 70 35
- in the case of private streets, setbacks shall be measure from a point 10 feet within the face of curb.
SIDE SETBACK:
Lot Through Local, Cul-de-sac Interior - Size Street Side & Loop Street Side Side
1 + acres 50 30 20
1/2 - 1 acre SO 25 20
- in the case of private streets, setbacks shall be measurf
from a point 10 feet within the face of curb.
REAR SETBACK:
Lot Size Rear Yard
1 + acres 40
1/2 - 1 acre 30
* Through streets are those streets within the Sunny Creek areq
that provide primary access from College Avenue and Cannon Roac
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3. Minimum Lot Area. The minimum required area of a lot
shall be determined as follows:
Project Density Minimum Lot Area
0-1 du' s/acre 1 Acre
1-2 du' s/acre 1/2 Acre
4. Placement of Buildinqs. Placement of buildings on any lot shall conform to the requirements of the R-E zone.
5. Subdivision of Land. The subdivision of land in the specific plan area shall be subject to the following:
(a) Subdivisions shall be subject to all provisions o the city's subdivision regulations (Title 20), except as specified herein;
(b) In addition, the final reviewing body shall revie1
the tentative map for compliance with the intent
and purpose of the specific plan and with the following standards:
(i) Preservation of the rural and natural
characteristics of the area within the specific plan area;
(ii) Property lines shall be designed in keeping with the terrain by following natural drainage courses, rid$
lines and tops of graded slopes, wherever practicable;
(iii) Each lot of the subdivision is buildable with
usable access without undue alteration of the terrain.
(c) To facilitate this review, the applicant shall
submit a preliminary grading plan to the city wit?
the tentative map. The preliminary grading plan
shall show existing topography, preliminary
grading, drainage, drives, building pads, streets
and trails. In addition, the preliminary grading plans shall indicate all areas of mature trees and native perennial vegetation.
(d) In addition to the findings required by Title 20 and the Subdivision Map Act, the City Council must also find that a subdPvision is consistent with th requirements of this section. Failure of a
subdivision to meet the standards of this section
shall be grounds for denial.
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6. Street Improvements. All street improvements shall be
required in accord with the Carlsbad Municipal Code an adopted policies and standards of the City of Carlsbad In addition, the following street improvement standard are based on average daily trips (ADT) and shall apply
in the Sunny Creek Specific Plan area:
Standard 500 ADT 500 - 2500 ADT
Design Speed 25 25
Intersection Spacing 150' 300 '
Minimum R.O.W. Width 48 I 48 '
Curb to Curb 32' 32'
Minimum Traffic Index 5.0 6.0 Minimum Structural Section 3'' AC 4" AC
6" AB 6" AB Stopping Site Distance 160 ' 160 ' Minimum Horizontal Radius 200 I 300 I Maximum Grade 15% 12% Minimum Grade 0.58 0.5%
The following standards shall apply to all streets
within the Sunny Creek Specific planning area:
(a) Eliminate sidewalks or reduce sidewalks to one si
of street as per the requirements of the City
Engineer arid Land Use Planning Manager.
(b) Provide curbs and gutters.
(c) On-street parking is permitted on one side of a
(d) The city's cul-de-sac policy shall apply to all
(e) At T intersections, the tangent section on a
street.
projects.
through street may be eliminated when the
intersecting street enters on the outside of the
curve. Otherwise, a 50' tangent measured from th
back of curb return shall be provided.
(f) On reverse curves, a minimum 50' separation tange
shall be provided. (g) All curb returns shall have a minimum radius of
20'.
(h) Cross gutters may be P.C.C. darkened.
(i) Street lights shall be provided at each
intersection and shall be designed to retain a rural/estate appearance.
planted in such a way as to preserve a rural/esta character, subject to the approval of the Land Us Planning Manager.
(j) Street trees within any development shall be
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(k) Driveway curb depressions shall have a maximum
(1) A variance to these standards may be approved
width of 12' .
subject to the requirements of the variance sectic of the Engineering Department Street Standards
Manual.
7. Covenants, Conditions and Restrictions. The filing of
tentative map in the specific plan area shall include
the submittal of proposed private deed covenants,
conditions and restrictions. As a minimum these
documents shall include the following provisions:
(a) Lots in the specific plan area may not be
resubdivided.
(b) Minimum floor area for dwelling units shall be
included.
(c) Provisions for the maintenance of private properti
including private streets, pedestrian and equestrian
trails and open areas, are in a manner consistent with
the purposes of this zone.
(d) If custom lots are proposed, maximum grading provisions shall be included.
(e) The city shall have the right but not the
obligation to enforce the provisions of the CC&R' s
relating to the specific plan.
(f) The covenants, conditions and restrictions may not
be amended without the approval of the final reviewing
body. The CC&R's must be approved and recorded prior 1
approval of the final map.
IV - DESIGE STIIlICDARDS
A. Gradinp
The grading of any project within the specific plan area shall
comply with the following design standards:
1) Grading for large subdivisions shall be minimized, however,
where grading is necessaary it shall blend with the natural
topography wherever practicable;
2) Grading shall be contoured to blend with the natural
topography and shall avoid sharp angles wherever
practicable :
3) Large cut and fill slopes shall be avoided wherever possible.
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4) Grading, except to provide public or private streets, shall
not be permitted on any land which has a slope of 25% or greater.
B. Buildinq Orientations
Building orientations shall comply with the following design
standards:
1) The orientation of buildings within a subdivision shall
relate to the natural to,nography;
2) Unique features of individual sites (e.g., mature trees, ro
outcroppings, mounds, etc.) shall be preserved;
3) Buildings shall be spaced and oriented in such a way as to
project a sense of openness and randomness and, in so doing
keeping with the intent of maintaining a rural character;
4) Buildings shall have a desirable visual appearance from all practical view points, adjoining developments, streets, trails and other view corridors.
C. Streetscape
Streetlights, street signs, bus benches and all other street
furniture shall be of a rustic character. Detailed plans for
said street furniture showing the types of materials and colors
shall be submitted to and approved by the Land Use Planning Manager prior to the issuance of the first building permit with
the specific plan area.
BH/ar
10/17/84
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SUNNY CREEK PROPERTY OWNERS
4. GROSSE
6. EBRIGHT
7. DELORM
8. WRISLEY
10. HAGAMAN (NOT A PART)
11, BARLOW
12. SANDLIN
13. CANTARlNl
14. WESTERN LAND
15. PILLSBURY
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STAFF REPORT
DATE : OCTOBER 24, 1984
TO: PLANNING COMMISSION
FROM : LAND USE PLANNING OFFICE
SUBJECT: SP-191 - SUNNY CREEK SPECIFIC PLAN - A residential
specific plan on approximately 800 acres of property
located south of future Cannon Road, east of future
College Avenue, north of the Sunny Creek biological
habitat and west of the Dawson Ecological Preserve.
I. RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolutio
No. 2361 recommending APPROVAL of SP-191 to the City Council
based on the findings contained therein and subject to the requirements as contained in Exhibit "X" made part of Resoluti
No. 2361.
11. DISCUSSION
This item was continued from the Planning Commission meeting c
September 26, 1984. Staff was directed to make a number of
revisions to the Sunny Creek Specific Plan to accommodate some
the concerns raised by landowners in this area. Staff has mac
several revisions and these can be summarized as follows:
Northern Boundary of Specific Plan
The northern boundary of the specific plan has been moved soul
from Cannon Road to the ridgeline which runs through the Kell! property. This represents a more natural boundary and ensures that the entire drainage basin and northern view shed is
contained within the specific plan area.
Minimum Lot Size
The minimum lot size has been changed from 10,000 square feet
1/2 acre.
Set backs
Setbacks have been revised to conform to the new lot size requirements.
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Street Improvements
Street improvem'ent' revisions include an increase in right-of-wa:
width and curb to curb width to accommodate parking on one side
of the street. Also, gutters have been made a requirement for
all streets.
Gradin2
A provision has been added requiring that slopes of 25% or
greater cannot be graded. This will ensure that the basic topographical features of the area will be retained.
One item that was not discussed at the last meeting was whether duplexes should be allowed in the specific plan on 1 acre minin size lots. Staff would not recommend such a provision, however
since one of the property owners has raised this issue, the
Planning Commission may wish to discuss this at tonight's meeting.
With these changes, staff believes the specific plan incorporal the desires of the Planning Commission and, therefore, staff i:
recommending approval of SP-191.
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Attachments
1. PC Resolution No. 2361
2. Exhibit 'X1, dated October 24, 1984
3. Staff Report, dated September 26, 1984 w/attachments
4. Exhibits A, B & C, dated October 24, 1984
(Sunny Creek Specific Plan)
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10/ 19/84
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J-ANUARY 30, 1985
TO : FMNK ALESHIRE, CITY WAGER
FROM: Land Use Planning Manager
SP-191 - SUNNY CREEK SPECIFIC PLAN
Nick Banche represents Mike O'Hara, a property owner affected 1 the above-referenced item. The item will be considered by the
City Council on February 5, 1985. Mr. Banche has requested thz the Councilmembers be provided with wording which he will be
asking the Council to have included within the Sunny Creek
Specific Plan. His suggested wording is as follows:
'I If a single owner or group of owners working througl single representative process a zone change to P.C. ar
a master plan comprised of all or substantially all oJ
the Sunny Creek planning area, with an average densitj
of no more than 2 dwelling units per acre, that plan
would be reviewed without any prejudice due to the adoption of the present Sunny Creek Plan, and, if acceptable, could replace the Sunny Creek Plan. 'I
%
MICHAEL J. HQLZMILLER
MJH/ar
"-0 $4 (:. : - c2L:y6
JA!J 1985
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5850 Avenida Encinas, Suite A -- Carlsbad, California 92008 -- Phone 6
January 28, 1985
City Counci 1
City of Carl sbad
1200 El8 Avenue
Carlsbad, CA 92008
Attn: Mayor Mary Casler ,
Dear Mary :
On behalf of the undersigned property owners, who own or control 94 %
of the total land area within the Sunny Creek Plan, we respectfully
request that the hearing for SP-191 scheduled for February 5th, 1985
be continued for sixty (60) days.
This group has met several times in the last two weeks and we are
working actively toward reaching a consensus for a Sunny Creek Plan
that would be acceptable to the property owners and still accomplish
what we perceive to be the goals of the City. We have scheduled a
meeting every Thursday morning from now until we have have accomplished this goal. The plan we will be preparing will cover the following
areas of concern : (1 ) Average density ; (2) Ci rcul ati on ; (3) Protection
of Sunny Creek's habitat; (4) Minimum design criteria.
Your consideration in this matter would be greatly appreciated.
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B /-a Ida Kato Icrp
&Trn Hagaman ,$/'
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Ma'ry E. #ros& Contractors-Lqcense No. 378383
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OWNERS LETTER
March 18, 1985
As the owners of property included in the Sunny Creek Plan, we join the
Council in its concern for quality development.
a statement of our support for the Sunny Creek Plan as approved by the
City Staff and as approved by the Planning Commission provided such plan
includes the amendment proposed by Rusty Grosse which is attached. This
amendment will assure high quality development at a low average density
with a plan that we and the City of Carlsbad can point to with pride.
This letter constitutes
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3. 11. -/A& Western Land
Western Land Grosse t7*ah.’ , FP-+f-- Sheet 3
Grosse
See Attached
i/ 10. 2.
Sandlin
12. 4.
‘~antarini - % Gri%ble
See Attached
Sheet 2 f 13, t- ‘: 5.
Hagaman Mandana’ ,pu
, ,r ’ ,. /-2h-. ///u7 - 14. Mandana ’ r . ._ f ‘- ./ Kato
6,bt c x‘ j * /-
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Kelly
(1)
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March 27, 1985
Mayor Nary Casler and Members of the City Council
Carlsbad, California
Dear Mayor Casler and Members of the City Council:
As owners of property included in the proposed Sunny Creek Specific Plan, we share the City Council’s concern for a well-planned quality development within
this areao for planning the entire area.
We support the amendment proposed by Mike O’Hara. However, we do wish to reserve the right, as property owners, to determine our position on any new plan that may affect our propertyo
The Sunny Creek Plan would meet the need
x. pieu4, i 4-3 &e%b& Dorothy “51 Hagam&
(2)
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OWNERS LETTER
March 18, 1985
As the owners of property included in the Sunny Creek Plan, we join the
Council in its concern for quality development.
a statement of our support for the Sunny Creek Plan as approved by the
City Staff and as approved by the Planning Commission provided such plan
includes the amendment proposed by Rusty Grosse which is attached. This
amendment will assure high quality development at a low average density
with a plan that we and the City of Carlsbad can point to with pride.
This letter constitutes
1. 9.
Western Land Grosse
s 2. 10. 4-&,d aA&
S and 1 in [ Grosse
3. 11.
Western Land Ebright
4. 12.
Gribble Cant arini
5. 13.
Mandana Hagaman
6. 14.
Mandana Kato
7. 15"
0' Hara Kelly
a.
Barlow
(3)
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AMENDMENT
If a single owner or group of owners working through a single
representative process a zone change to P.C. and a master plan
comprised of all or substantially all of the Sunny Creek Planning
Area, with an average density of no more than 2 dwelling units per
acre, that plan would be reviewed without any prejudice due to the
adoption of the present Sunny Creek flan, and, if acceptable, could
replace the Sunny Creek Plan.
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AMENDMENT TO THE SUNNY CREEK PLAN
If a single owner or group of owners working through a single
representative process a master plan or site plan and zone ch
to Planned Community or Q-overlay with supporting zoning des- ignation comprising any major property(s) in the Sunny Creek
Planning Area, that plan would be reviewed without any prejud
due to the adoption of the present Sunny Creek Plan, and, if acceptable, would replace the Sunny Creek Plan as it relates specific project areas, Planning Area will be two dwelling units per acre.
The average density of the Sunny Cre
fit- z%s
* 71v&+ &J e 6 c c.. -7
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March 27, 1985
I Mayor Mary Casler and Members of the City Council Carlsbad , California
Dear Mayor Casler and Members of the City Council:
As owners of property included in the proposed Sunny Creek Specific Plan, we share the City Council's concern for a well-planned quality development within this areao for planning the entire area.
We support the amendment proposed by Mike O'Hara. However, we do wish to reserve the right, as property owners, to determine our position on any new plan that may affect our propertyo
The Sunny Creek Plan would meet the need
Dorothy # Hagaqn