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Home My WebLink About2013-04-02; City Council; 21173; QUARRY CREEK MASTER PLANQuarry Creek Master Plan EIR 11-02/GPA 11-09/ZC 11-04/MP 10-01 Appeal of CT 11-04 Mira Costa College Tri -City Hospital Costa Serena Calavera Hills Marron Rd. Buena Vista Creek Ecological Reserve Marron Adobe Background Pre and Post Reclamation Project Description –656 600 unit residential Master Plan –Residential Medium High and High Density –Community Facilities –Open space Project Description •Off site improvements –Utilities •Water lines •Sewer lines •Reclaimed water line –Trailhead at Marron Road –Haymar Road improvements –Off site grading •Oceanside parcel •Crib wall –Off site circulation improvements –Decommission Simsbury Sewer Lift Station Marron Road Trailhead Buena Vista Creek Ecological Reserve Project Components –Environmental Impact Report –General Plan Amendment –Zone Change –Master Plan –Local Facilities Management Plan 25 –Vesting Tract Map (On Appeal) Hillside Development Permit Special Use Permit Habitat Management Plan General Plan Amendment Land Use Element D E OS OS OS OS OS RLM RLM RLM RLM RLM RLM RLM RM RM RM RM RM/O TR/O/OS OS [E] Elementary School [OS] Open Space [RLM] Low-medium Density (0-4 Du / Ac) [RM] Medium Density (4-8 Du / Ac) Multiple Uses Quarry Creek Master Plan Boundary LFMZ 25 Boundary RM OS RLM RLM RLM RLM OS E RLM RLM RLM TR/O/OS OS RM OS CF RMH CF RH CF RMH [E] Elementary School [OS] Open Space [CF] Community Facilities [RLM] Low-medium Density (0-4 Du / Ac) [RM] Medium Density (4-8 Du / Ac) [RMH] Medium-high Density (8-15 Du / Ac) [RH] High Density (15-23 Du / Ac) Multiple Uses Quarry Creek Master Plan Boundary LFMZ 25 Boundary J:\Requests2010Plus\ComEconDev\Planning\4985468_13 0 1,500 Feet Existing Proposed General Plan Amendment Land Use Element Existing Proposed General Plan Amendment Open Space and Conservation Element •Adjust boundaries of open space •92.5 98.7 acres (an increase of 48.4 54.6 acres) •20.3 +acres of Coastal Sage Scrub General Plan Amendment Circulation Element Remove Marron Road from Circulation Element Zone Change Quarry Creek Master Plan •Planning Concept and Background •Plan Description •Individual Planning Area Development Regulations •General Provisions •Design Provisions and Guidelines •Public Facilities and Infrastructure Plan •Master Plan Implementation and Amendments Quarry Creek Master Plan •Modification to Development Standards in R-1 and R-2 areas. –Building heights to 40 feet (from 35 feet, same as PD ordinance) –One parking per studio/one bedroom unit (from 1.5 per unit) Quarry Creek Master Plan •Modifications to Planned Development Standards –Front yard setbacks (same with allowance to reduce) –Structure separation average –Parking from 1.5 to 1 for studio units –Building height (35’ (from 40’) and R-5 more restrictive for two story and 30 feet) –Recreation area (common area) –Tandem parking allowed Local Facilities Management Plan •Public Facilities –City Admin –Library –Waste Treatment –Parks –Drainage –Circulation –Fire –Open Space –Schools –Sewer Collection –Water Distribution Growth Management •Project proposes 656 600 •Existing unit allocation = 293 293 •Units to be withdrawn from the Excess Dwelling Unit Bank 363 307 •Excess Dwelling units available citywide 3,006 •Envision Carlsbad Preferred Plan Habitat Management Plan Permit •Existing Hardline Area •Proposed Hardline/OS: 9.5 15.7 ac increase •Corridor Width expanded •HMP findings prepared •Equivalency findings approved by Wildlife Agencies SANDAG Site Smart Growth Concept Map Smart Growth Site •Quarry Creek identified as a potential site –Near commercial services –Near transportation •Freeway •Railway –Near Mira Costa College –Near Tri-City Hospital •Does not meet density 15.7 avg. vs. 20 du/ac •Does not meet high frequency transportation Final EIR 11-02/SCH No. 2012021039 •Final EIR Components –Draft EIR –Responses to Comments –Revisions EIR Process •Notice of Preparation: February 15, 2012 – March 23, 2012 •EIR Scoping Meeting: March 1, 2012 •Draft EIR Public Review Period: October 23, 2012 – December 6, 2012 •Final EIR: January 2013 Environmental Issues Analyzed in EIR •Aesthetics •Agriculture and Forestry Resources •Air Quality •Biological Resources •Cultural Resources •Geology and Soils •Greenhouse Gas Emissions •Hazards and Hazardous Materials •Hydrology and Water Quality •Land Use and Planning •Noise •Population and Housing •Public Services •Transportation and Traffic •Utilities and Service Systems •Alternatives to the Project (8) •Cumulative Impacts Significant, Mitigated Environmental Impacts •Aesthetics •Air Quality •Biological Resources •Cultural Resources •Geology and Soils •Greenhouse Gas Emissions •Hazards and Hazardous Materials •Hydrology and Water Quality •Noise Significant, Unmitigated Impacts •Traffic •Project Level •Cumulative EIR Conclusions Draft EIR Public Review •51 Comment Letters Received –12 agencies –8 organizations –31 individuals •Main Environmental Issues: –Traffic/Circulation –Cultural Resources –Aesthetics –Biological Resources •Final EIR Section 0.3 Response to Comments Traffic/Circulation Existing plus Project •College Boulevard: Between Vista Way and Plaza Drive •Vista Way: Between College Boulevard and SR-78 Westbound Ramps Near-Term with Project •College Boulevard: Between Vista Way and Plaza Drive •Vista Way: Between College Boulevard and SR-78 Westbound Ramps Buildout Alternatives •College Boulevard; Between Vista Way and Plaza Drive; Plaza Drive and Marron Road; Marron Road and the south City limit (Alternatives 1 and 2) •Vista Way: Between College Boulevard and the SR-78 westbound ramps (Alternative 2 only) •College Boulevard/Marron Road/Lake Boulevard (Alternatives 1 and 2) Traffic/Circulation (cont’d) •Mitigation Measures Proposed –Physical Constraints –In-Lieu Fee Program •Applicant Proposed Mitigation •Adopt a “Statement of Overriding Considerations” pursuant to CEQA Guideline 15093 Circulation Improvements 1. El Camino Real bridge widening – fair share contribution Vista Way State Road 78 Circulation Improvements 2. College Boulevard at Waring Road intersection geometry – fair share contribution Circulation Improvements 3. College Boulevard at Plaza Drive – install right turn lane pocket Plaza Drive Circulation Improvements 4. College Blvd at Marron Rd/Lake Blvd – Three thru lanes and install right turn lane pocket Circulation Improvements 5. Lake Boulevard– install driver feedback sign Lake Blvd Circulation Improvements 6. College Blvd at Vista Way – fair share contribution to improvements for west bound left turn lanes and right turn lane Vista Way Cultural Resources •Locus 1 (eligible for listing in CRHR) –Preserved in Open Space •Loci 2, 3, 4, 5, and 6 –Mitigation measures for archaeological monitoring and artifact recovery •El Salto Falls –Comply with requirements of Falls Management Plan (restricted access, buffers) Aesthetics •Development of Planning Area R-5 (located on Panhandle) will partially interrupt the character of the scenic view from the Marron-Hayes Adobe –Intervening open space –Project redesigned to maintain natural slope •MM AES-1 to further limit visual intrusion –Maximum 30-foot building height (R-5) –Vegetative screening –Earth tone building colors and roof tiles •In addition: –HABS Documentation –Interpretive Signage Plan Aesthetics View from Marron-Hayes Adobe looking south View from Marron-Hayes Adobe looking south: Vegetation screening and height restriction (MM AES-1) Biological Resources Impacts Mitigation Measures Vegetation Communities: • Wetland/Riparian Communities • Native grassland • Diegan coastal sage scrub • Baccharis scrub • Coastal sage chaparral scrub • Southern mixed chaparral • Non-native grassland • On-site preservation • Creation, restoration, and enhancement • Dedicated Open Space • Long-Term management Sensitive Animals: • California gnatcatcher • Northern harrier • White-tailed kite • San Diego black-tailed jackrabbits • Pre-construction surveys • Biological monitoring during construction Edge Effects: • Noise • Lighting • Dust Biological monitoring during construction, perpetual management, maintenance, and monitoring plan, non- invasive species Potential Mitigation/Restoration Areas Conclusion •No new issues raised requiring recirculation (CEQA Guideline 15088.5) •RTC/EIR changes merely clarify, amplify or make insignificant modification in an adequate EIR Vesting Tentative Tract Map •17 13 Lot subdivision –5 4 Residential Lots –4 H.O.A. Lots –3 2 Community Facility Lots –3 Open Space Preserve Lots –Improvements, dedications and easements Appeal of CT 11-04 •Condition No. 25 of PC Reso 6938 •A maximum of 15% of the total number of for- sale dwelling units and 5% of the total number of rental dwelling units within the Master Plan area, with a minimum of 65 units to be provided under any circumstance Errata •Findings to FEIR Recommendation City Council introduce ordinances: CS - 208 (Zone Change 11-04) CS - 209 (Master Plan 10-01) City Council adopt Resolutions: 2013- 071 (Environmental Impact Report EIR 11-02, General Plan Amendment 11 -09 and Local Facilities Management Plan 87-25 ) 2013- 072 (Tentative Tract Map CT 11-04) Modified Housing Condition •A maximum of 15% of the total number of for-sale dwelling units and 5% of the total number of rental dwelling units within the Master Plan area, with a minimum of 10% of the total approved units to be provided under any circumstance. Traffic Impacts to Oceanside Streets Buildout Intersections College Blvd./Vista Way College Blvd./Plaza Dr. College Blvd./Lake Blvd. College Boulevard Barnard Dr. to Vista Way Vista Way to Plaza Dr. Plaza Dr. to Marron Rd./Lake Bl. Marron Rd. to city limit No Project 656 DU + Mitigation 600 DU + Mitigation Traffic Impacts to Oceanside Streets Intersections College Blvd./Vista Way College Blvd./Plaza Dr. College Blvd./Lake Blvd. College Boulevard Barnard Dr. to Vista Way Vista Way to Plaza Dr. Plaza Dr. to Marron Rd./Lake Bl. Marron Rd. to city limit Existing Existing + Project + Mitigation Buildout + Project + Mitigation College Boulevard Travel Time Maximum of NB/SB During AM/PM Peak South City Limit to Vista Way 0 50 100 150 200 250 300 350 Existing Buildout No Project 656 DU + Mitigation 600 DU + Mitigation Project Description Reclamation Parcel – 100 AC Panhandle parcel 56 AC R-5 R-4 Environmental Review Eight alternatives considered in EIR: •No Project/Existing General Plan •No project/No Development •Reduced Development Footprint (656 DUs) •Existing HMP/Circulation Element (788 DUs) •Special Use Area for Planning Area 5 (656 DUs plus park) Environmental Review •Alternatives considered in EIR cont.: •No Development on Panhandle Parcel (656 DUs) •No Development on Panhandle (500 DUs) •Traffic Impact Avoidance Alternative (250 DUs) National Registry Boundary Marron-Hayes Adobe Public Comments •Extent of development (save the panhandle/Open Space) •Traffic impacts •Project density •Historic landscape •Sacred sites •Emergency services (Police/Fire) •Watershed impacts SANDAG Smart Growth •A primary goal of the Regional Comprehensive Plan (RCP) is to limit sprawl, especially into the backcountry. Specifically, the RCP recommends that the region focus future population and job growth away from rural areas and closer to existing and planned job centers and public facilities. SANDAG Smart Growth •Smart growth is characterized by more compact, higher-density development in key areas throughout the region that is walkable, near public transit, and promotes good community design. Pedestrian Oriented Development Major Concept •Link local land use and transportation decisions with comprehensive community plans and regional policies. Why? •Improves quality of life and creates livable communities. •Improves air quality, congestion and open space preservation opportunities. •Increases intensity of development within walking distance of transit stops. •Keeps people without a car from becoming isolated. •Allows people to drive and park once for several errands. Major Concept •Create walkable and human- scaled environments that encourage walking, bicycling, and transit use. Why? •Most trips begin and end on foot. •Even if major trips occur by car, short trips (1/4 to 1/2 mile) can be made on foot. •Increased access to local services, entertainment and retailing; supports and encourages residential development and 24- hour activity. •Better serves region’s aging population. •Improves pedestrian and bicycle safety. •Discourages crime by increasing opportunities for pedestrian surveillance throughout the day. •Supports improved physical health in the community. Pedestrian Oriented Development Major Concept •Create compact mixed- use development patterns. Why? •Increases intensity of development within walking distance of transit stops. •Keeps people without a car from becoming isolated. •Allows people to drive and park once for several errands. Pedestrian Oriented Development Major Concept •Plan for viable land uses that are supported by local economics and the community. Why? •A variety of needs and desires shape development patterns – pedestrian activity and transit access are two of many factors. •Economically vital places are more interesting for pedestrians. Pedestrian Oriented Development Major Concept •Provide adequate automobile access including a fine-grain and interconnected street system. Why? •Allows for human-scaled streets. •Facilitates local trips without requiring travel to and from arterials. Aesthetics View from Marron-Hayes Adobe looking south View from Marron-Hayes Adobe looking south: Vegetation screening and height restriction (MM AES-1) Aesthetics 900 feet 50 to 100 feet Cultural Resources •El Salto Falls –Management Plan •Other cultural resource sites –Confidential locations Public Comments •Extent of development (save the panhandle/Open Space) •Traffic impacts •Project density •Historic landscape •Sacred sites •Emergency services (Police/Fire) •Watershed impacts Existing Conditions Existing + Project + Mitigation Existing + Project + Mitigation Buildout + Project + Mitigation Buildout + Project + Mitigation Aesthetics View from Marron-Hayes Adobe looking south: Project with no height restriction View from Marron-Hayes Adobe looking south: Vegetation screening and height restriction (MM AES-1) View from West View from Tierra Del Oro View from Vista Way View from North View from South View from Southwest Habitat Management Plan Permit Habitat Management Plan Permit Habitat Management Plan Core/Linkage Areas Hardline Area HMP Core Linkage