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Home My WebLink About1983-10-12; Planning Commission; ; EIR 83-05|GPA 70A|ZC 276 - ALANDA• STAFF REPORT DATE: October 12, 1983 APPLICATION SUBMITTAL DATE:i~ •r11. 31, 1983 ✓P4/4lt 8(/-:::3 @ TO: Planning Commission FROM: Land Use Planning Manager SUBJECT: EIR 83-5/GPA 70(A)/ZC-276 -ALANDA -Request for 1) Certification of an Environmental Impact Report for a 47 acre parcel located on the northwest and southwest corners of Elm Avenue and El Camino Real, 2) a general plan amendment from RM to RMH and a zone change from R-A-10,000 to RDM(Q) on approximately 8.8 acres of property located on the northwest corner of Elm Avenue and El Camino Real. I • RECOMMENDATION It is recommended that the Planning Commission: 1) ADOPT Resolution' Nb. 2: 192 recorimiending .. CERTIFICATION of EI~ 83-5 to the City Council based on the findings contained therein. 2) Adopt Resolution Nos. 2193 and 2194 recommending APPROVAL of GPA 70(A) and ZC-276 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting approval for: 1) The certification of an Environmental Impact Report on a 47 acre parcel located as described above, and 2) a general plan amendment and zone change from RM (4-10 du's/acre) to RMH (10-20 du's/acre) and R-A-10,000 to RDM (Q) respectively on the portion of the property north of future Elm Avenue. The applicant's intent is to develop a comprehensive residential development on the entire 47 acre parcel. Staff has seen preliminary plans for a 220 unit apartment project on the north side of the future extension of Elm Avenue, a clustered single family development on the south side of Elm Avenue, and a 10,000 square foot lot subdivision along the western boundary of the property. The steeper portions of the site would remain in open space. • • The applicant has recently acquired additional properties to include in a proposed mixed use development. Due to these project boundary changes, the applicant has not finalized development plans ·and is only requesting a land use change and rezone for the portion north of proposed Elm Avenue. While both staff and the applicant would prefer bringing the total proposal before the Planning Commission at one time, the time constraints of General Plan Amendments (the next scheduled hearing is not until June, 1984), precludes this arrangement. Within a few weeks, the applicant will be submitting a tentative tract map and planned development permit for the southern portion of the property along with a zone change from R-A-10,000 to R-1-7500 on the portion of his property just south of Elm Avenue. Also, the applicant will be submitting a site development plan for the apartment project north of Elm Avenue in the near future. Staff has not completed a detailed review of any development proposals and presently is not ready to make a recommendation for these. Staff has indicated to the applicant that a transitional land use concept could be considered on the property. The transition would be from a medium high density development on the north side of Elm Avenue to a larger lot (10,000 square foot minimum) on the western boundary of the property adjacent to existing. ~ingle.~amily ~om~s~ . · · The site is presently vacant except for a~ existing horse ranch in the center of the property. Eucalyptus groves are located in the northwestern and southern portions of the site. III. EIR 83-5 MAJOR IMPACTS 1. Traffic Circulation The EIR pointed out that the project could potentially impact Chestnut Avenue and create cumulative impacts to the interchange at SR 78 and El Camino Real. The extension of Elm Avenue to El Camino Real should help mitigate these impacts, however, not to an insignificant degree. Staff believes that the extension of Elm Avenue is an overriding consideration to traffic impacts created by the project. 2. Geology The EIR states that a potentially significant impact exists with regard to an ancient landslide that may be present on the site. Subsequent studies and test borings have indicated that this landslide does not exist. Instead, an ancient mudflow exists in this area, which can be stabilized through traditional grading practices. The EIR further states that any significant development of the site would constitute a significant impact to topography due to its steepness. Most of this impact would be created by the construction of Elm Avenue. Staff believes that the need to extend Elm Avenue to El Camino Real overrides this impact. -2- • 3. Sedimentation The EIR points out that the site is highly erodible in and around the drainage basin along the east side of the property which drains directly into Buena Vista Creek and into Buena Vista Lagoon. A potentially significant impact could result from grading which could increase sedimentation of the lagoon. Mitigation measures include the construction of drainage structures and desiltation basins on-site to minimize off-site sedimentation. 4. Archaeology The possibility exists that significant archaeological resources may be found on the site. Mitigation measures include further study prior to grading and salvage if determined necessary by a qualified archaeologist. The project will be conditioned that an archaeologist be on-site during the initial grading operation. 5. Air Quality The proposeq project is.· cQns idere<;I to. have an advers~ . climurative. impac·t ·on regional" a·i-r quality based on RAQS · population projections~-The need to provide appropriate housing for the city overrides this impact. IV. ANALYSIS Planning Issues 1) Would the proposed land use/zoning change be compatible with existing and future land uses in the area? 2) Are adequate buffers provided between different land uses? Discussion It is Staff's opinion that the site lends itself well to a land use transition, decreasing in density as one moves southward. The northern boundary of the site is directly adjacent to an apartment project which will be constructed at 19 du/ac. A general plan designation of RMH (10-20 du/ac) on the northern portion of this site (north of Elm Avenue) would be compatible with such a project. Elm Avenue provides an excellent buffer between the RMH and the lower density development to the south. -3- As previously mentioned, the applicant proposes to submit a zone change application for the central portion of the property immediately south of Elm Avenue to R-1-7500. This would be submitted in conjunction with a clustered development plan. The remainder of the property along the western boundary line and the southern half of the property will remain zoned as R-A-10,000 square foot minimum. Since detailed development plans have not been submitted, a precise zoning boundary cannot be determined at this time. Staff believes the northern portion of the site, north of Elm Avenue, can stand on its own with regard to the RMH designation and RDM(Q) zone. The property will tie in well with the parcel to the north which currently has an RMH designation. Also, Elm Avenue and El Camino Real would serve as logical land use boundaries for an RMH designation on this site. Both these streets will be able to handle the additional traffic that could be generated by uses allowed in this designation In addition, the applicant has indicated his intent of providing low cost housing for low and moderate income families. Staff believes the provision of such housing futher justifies a general plan amendment ·to a ,highe.~ -<{ensi ty. The Q overlay will provide for Planning Commission review of a site development plan prior to any development of the property. Since Staff believes the proposed land uses and zoning are · appropriate for the northern site, staff is recommending approval of GPA 70(A) and ZC-276. At this time, no change in zoning is recommended for the portion of the property south of Elm Avenue. Attachments: 1. Resolution Nos. 2192, 2193 and 2194 2. Location Map 3. Background Data Sheet 4. Disclosure Statement 5. Exhibits "A" and "B", dated September 28, 1983 BH:ad 9/28/83 -4- ------------~-----•-1•-•~L•-·-•-•~--~f-•-•C-------------, i".'-:..i(1 L. --:.-•-----------------------~r.;>jit:11rtl, .... J Rlii'twl I * t ..... l . l. i . ·i j ' ·• .i ., J ' ', i .i l '1 ,I 1 , . .i ·1 ;{ ~ . , -~ 'i ,! l i l i ! l 1 l l .. !: 0 z :a 0 rn U) .... . . \ ; .. --· ~ .... Subject Project ! l I _____ A_L_A_N_D_A _________ T EIR a3-s 1 BACKGROUND DATA SHEE'T CASE 00: EIR 83-5/GPA 70(A)/ZC-276 APPLICANT: ALANDA ------------- • REQUEST .AND I.CCATICN: EIR ona 47 acre parcel, General Plan Amendment from RM to RMH, and zone change from R-A-10,000 to RDM(Q); northwest and southwest corner of El Cainino Real and Elm Avenue L&;AL DESCRIPTION: that :portion of Lot "J" of the Rancho Agua Hedionda in City of Carlsoad, county of San Diego, according to Map 823, filed November 1896. APN: 167-060-10 & 13 Acres 47 Proposed No. of Lots/Units -------------- GENERAL PLAN AND ZONING Land Use Designation --------RM Dens_ity ,Allowed Existin:J Zone 4·-10. du's/acre Del)Sity.J;>ro~ed 10-20 .. d1:1 1s/acre R-A-10,000 Prqposed Zone RDM(Q) ------------- Surroundin:J Zonin:J and Land Use: Zoning Site R-A-10,000 North P-C South R-A-10,000 East R-1 --- West R-A-10,000 PUBLIC FACILITIES Land Use Vacant Future Apartment Vacant SFR SFR School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's ----- Public Facilities Fee Agreement, dated March 30, 1983 ------------------ ENVIRCNMENTAL IMPACT ASSESSMENT __ Negative Declaration, issued __________ _ X E.I.R. Certified, dated -------------- Other, _____________________________ _ . t!ScA TION MAP RMH EXHIBIT A SEPT. 28, 1983 1--.---. SITE RLM ALANDA RM/0 __ ..... , ----. ' .... ' ' RM TO RMH .... GPA-70(A) · l!:,cA TION MAP P-C R-A-10 ALANDA EXHIBIT B SEPT. 28, 1983 J-......-ai~a. SITE R-A-10 TO RDM(Q) __ ... , -----..... ' ' ' ' ZC-276