HomeMy WebLinkAbout2016-05-17; City Council; 22296; Cannon Road Senior Housing MP 02-03H SDP 15-13 SDP 15-19 CUP 15-05 MS 15-12 Pt. 1Item 8; page 1
CANNON ROAD SENIOR HOUSING
Pagel of 2
At the April 20, 2016 Planning Commission hearing, Staff presented the project, the applicant made a brief
presentation, and two members of the public spoke before the Commission in favor of the project. One of
speakers, despite speaking in favor of the project, expressed some displeasure with the view change from their
back yard, specifically as it relates to relocating the RV storage closer to their property.
Planning Commission discussion followed. A question was raised regarding the circulation of RV's entering the site
and a concern for them potentially blocking access while gates are manually opened. The applicant responded that
the gates, would have automatic openers instead of being manually operated, and that users of the RV storage site
would each be provided with a remote control device to open the gates. The applicant also spoke to address the
speakers view concerns by discussing line-of-site between the properties and further explaining how the project
was using screen type landscaping and decorative masonry walls to reduce this issue.
The approving resolution and ordinance, along with the Planning Commission staff report, are attached for the
Council's review.
FISCAL IMPACT:
There are no fiscal impacts from the proposed project. All public facilities required to complete this project will be
funded and/or constructed by the developer.
ENVIRONMENTAL IMPACT:
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19)
of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the
project could have any potentially significant impact on the environment. The environmental impact assessment
identified potentially significant impacts to cultural resources and noise. Mitigation measures have been
incorporated into the design of the project or have been included as conditions of approval for the project such
that all potentially significant impacts have been mitigated to below a level of significance. A Notice of Intent to
adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was
published in the newspaper for review and comment. One public comment letter was received from Preserve
Calavera during the 20-day public review period, which began on January 29, 2016 and ended on February 18,
2016. The Preserve Calavera comments along with staff's responses are included as an attachment to the back of
the MND.
PUBLIC NOTIFICATION:
Information regarding public notifications of this item such as mailings, public hearing notices posted in the
newspaper and on the City website are available in the Office of the City Clerk.
EXHIBITS:
1. City Council Ordinance
2. City Council Resolution
3. Location Map
4. Planning Commission Resolutions No. 7159, 7160 and 7161.
5. Planning Commission Staff Report dated April 20, 2016.
6. Draft Minutes of the Planning Commission Meeting dated April 20, 2016.
Item 8; page 2
Item 8; page 3
Item 8; page 4
Item 8; page 5
Exhibit 11MP 02-03H"
April 20, 2016
ROBERTSON RANCH MASTER PLAN
PROPOSED MASTER PLAN AMENDMENT
PLANNING AREAS 22 AND 23G
Proposed Revised Pages
Item 8; page 6
LEGEND
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)
R-23 Residential (15-23 DU/AC)
@) L Community Facility/ Local Shopping Center
OS Open Space
•
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Robertson Ranch
MASTER PLAN
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FIGURE NO. 1-6
GENERAL PLAN LAND USE MAP
PAGE 1-12
Item 8; page 7
Robertson Ranch l. INTRODUCTION
An amended LFMP accompanied the original Master Plan adoption in 2006. This LFMP
included a revised constraints analysis which determined that the maximum number of dwelling
units for the Robertson Ranch was 951 dwelling units ( or 983 dwelling units if the Alternative
Uses for the elementary school was implemented). However, the Robertson Ranch Master Plan
was approved with the statement that a total of 171 additional units would be allocated to the
Master Plan, bringing the total project units to 1,122 (1,154 with the Alternative Use scenario).
The additional 171 units (under either the Elementary School or the Alternative Use scenario)
will be made available from the City's Excess Dwelling Unit Bank. Then in 2015, the City
allocated 98 additional units from the Excess Dwelling Unit Bank to Planning Area 22 as part of
their General Plan Update. As a result, the total number of residential units within the project is
1,252 units.
The project site is bound on three sides by General Plan Circulation Element roadways, as
indicated on Figure I-7, General Plan Roadways. El Camino Real forms the project site's
southern boundary and is designated as a "Primary Arterial" in the General Plan Circulation
Element and as a "Community Theme" Corridor in the City's Scenic Corridor Guidelines.
College Boulevard and Cannon Road traverse the eastern portion of the site and both are
designated "Major Arterial" roadways by the General Plan Circulation Element, and as
"Community Scenic Corridors" in the City's Scenic Corridor Guidelines. Tamarack A venue,
which forms the site's western boundary, is designated as a "Secondary Arterial" in the General
Plan Circulation Element.
D. Project Description
The Robertson Ranch Master Plan is envisioned as a balanced master planned community which
successfully integrates residential, commercial, recreational and open space land uses. As shown
on the Master Plan Land Use Map, Figure II-3, the project design provides for the creation of a
remarkable community composed of the 178.6-acre East Village and the 219.4-acre West
Village. Table I-1, Land Use Summary identifies the land uses proposed for each of the two
villages. Since the original Master Plan approval in 2006, the Carlsbad Unified School District
has rejected the Planning Area 13/14 Elementary School site. Thus, combined upon buildout, the
villages of the Robertson Ranch Master Plan, including the Alternative Uses, comprise a total of
+,lM 1,252 dwelling units in a wide range of product types, densities and price ranges, including
multifamily neighborhoods and dwelling units provided under the City's Inclusionary Housing
Ordinance.
The land uses within the Robertson Ranch Master Plan have been chosen to provide residents the
opportunity to live, shop and enjoy open space and active recreational facilities within their own
community. As a result, each of the villages has a distinct set ofland uses, physically linked by a
pedestrian circulation system and thematically linked through the implementation of strong,
consistent landscape design theme and related architecture.
Robertson Ranch Master Plan
May 19, 2015January5, 2016
Pagel-14
Item 8; page 8
Robertson Ranch 1. INTRonucnoN
Table 1-1 Land Use Summary
General Plan Development Gross Acrea11:e (Net) Units
Designation Type East West Total East West Totaf
Villa11:e Villa11:e Village2 Village2
RLM2 Single Family 0.0 9.7 9.7 0 36 36 Residential Low-Medium (8,500 s.f. min. lot size) (9.5) (9.5)
Density Single Family 0.0 20.3 20.3 0 74 74 (0-4 du/ac) (6,000 s.f. min. lot size) (18.5) (18.5)
Single Family 68.0 22.2 90.2 320 113 433 RM (5,000 s.f. min. lot size) (66.4) (19.1) (85.5) Residential Medium Density Single Family 17.1 17.1 (4-8 du/ac) (4,000 s.f. min. lot size) 0.0 (15.4) (15.4) 0 85 85
RMH
Residential Medium High Courtyard Homes 9.0 0.0 9.0 84 0 84 Density (7.0) (7.0)
(8-15 du/ac)
RH/R-23 H ll.O 21.7 32.7~ Residential High Density Multifamily 176+& 364 54044-i
(15-23 du/ac) (9.3H ) (16 .9) (26.2itl.4)
RESIDENTIAL SUBTOTAL: 88.0~ 91.0 179. 01--11-.S 58048i3 6723 1,252-1-;-IM (81.SU-.9) (79.4) (156.3)
I Density based on estimated net developable acreage.
2 Affordable units will be provided within each Village, in conformance with the Inclusionary Housing Ordinance.
3 Unit distribution may change if units are transferred between Planning Areas or Villages, in accordance with Master Plan Section II.F.
Robertson Ranch Master Plan
Mizy 19, 2015January 5, 2016
Density1
East West Total
Villa11:e Villa11:e
0.0 3.8 3.8
0.0 4.0 4.0
4.8 5.9 5.0
5.5 5.5
12.0 0.0 12.0
21.0~ 21.5 18.7M.<t
7.16.4 8.4 8.01.3
Page I-15
Item 8; page 9
Robertson Ranch I. INTRODUCTION
Table 1-1 Land Use Summary (Cont'd)
General Plan Development Gross Acreage (Net) Units Density1
Designation Type East West Total East West Totaf East West Total
Village Village Village2 Village2 Village Village
L/CF 15.3 15.3 Local Shopping Village Center 0.0 ------
Center/Community Facility (12.0) (12.0)
5
OS Community Recreation5 2.0 1.0 3.0
Open Space (2.0) (1.0) (3.0) ---- --
Gffiee FAn Gffu;e ~ M ~
~ ~ ------
Community Facilities Community Facilities 0.0 2.3 2.3 - -----
OS City Park 0.0 16.1 16.1
Open Space (16.1) (16.1) ------
OS Water Quality Facility 2.9 0.0 2.9
Open Space (2.9) ------(2.9)
OS
Open Space Open Space Preserve 72.4 88.3 160.7 -----
OS PA 23G Open Space 1.1 1.1 Open Space
Roads Roads 13.16 5.4 18.5 ------
NONRESIDENTIAL SUBTOTAL: 91.598-d 128.4 219.9~
(29.17) (34.040.{}) ------~l,M)
MASTER PLAN TOTALS: 178.6 219.4 398.08(186.0)9 580481. 672 1.2521,1-S48
(83.9) (102.1) --
. . ... Commumty Recreation total is approximately 3.0 acres. Addit10nal recreat10n facilities will be provided within each residential plannmg area pursuant to the Master Plan
and Planned Development Ordinance.
Includes 12.8 acres of College Boulevard and Cannon Road constructed on-site as part of Calavera Hills II.
In accordance with Master Plan Sections 11.F and V.E, acreage totals and unit distribution may be modified if the 5. 7-acre Option Parcel located between Planning Areas 22
and 23F is incorporated into the Master Plan through a Focused Master Plan Amendment. Total Master Plan acreage would increase to 403.7.
Total Master Plan net acreage is based on the Zone 14 LFMP net constraints acreage and is not reflective of the net acreage values shown herein for each General Plan
Designation.
Robertson Ranch Master Plan
May 19, 2015January 5, 2016
Page I-16
Item 8; page 10
Robertson Ranch I. INTRODUCTION
Extensive design guidelines and implementation standards ensure high quality development and
recognizable community identities, while providing the architectural and landscape design
flexibility necessary to successfully accommodate future market demands. In addition, the
project design has incorporated the requirements of the City's Livable Neighborhood Policy and
Livable Streets Ordinance and reflects smart growth elements, as exemplified by the Ahwahnee
Principles.
East Village Land Uses
The Architectural Design Guidelines are intended to evoke a rural atmosphere by utilizing the
architectural elements consistent with both traditional European and related early California
design. The Landscape Design Guidelines establish the project's character and provide thematic
continuity throughout the entire community. Through the thematic blending of hardscape and
planting elements, the landscape plan helps create a strong II sense of identity. 11 Elements of the
landscape theme include appropriately landscaped common areas and landscape materials
identified with rural communities, including river rock, stone, clusters and groves of trees, wood
materials, earth-tone colors, and a diversity of materials.
The 178.6-acre East Village provides 482 dwelling units within sevellffi* residential
neighborhoods consisting of four planning areas totaling 3 20 dwelling units on 5,000 square-foot
lots2, one planning area consisting of 84 courtyard homes, and a multifamily neighborhood
composed of 78 units and a senior housing site composed of 98 senior units. The affordable
units for the East Village will be accommodated in the multifamily neighborhood. The majority
of the East Village single-family neighborhoods will utilize a grid-pattern of streets, resulting in
a high degree of internal connectivity, in conformance with the Ahwahnee Principles. The
nonresidential portion of the East Village includes 2.0 net acres of the required Community
Recreation facilities within a centrally-located community park site, and approximately 16.5
acres of roads. The East Village also provides approximately 72.4 acres of open space, mostly
located within the wildlife corridor, as well as recreation and circulation trails to encourage
alternative transportation methods, in conformance with the Ahwahnee Principles.
Planning Area 22, located south of Cannon Road between Street "A" and Street "O" within the
East Village, shall be designated for office usehigh density senior housing and a permanent RV
storage facility for the Robertson Ranch Master Plan.
2 Within Planning Area 18, a minimum lot size of 4,500 square feet is permitted for those lots which abut Cannon
Road.
Robertson Ranch Master Plan
May 19, 2015January 5, 2016
Pagel-17
Item 8; page 11
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Table II-1 General Plan Designations
General Plan Description Density Range Growth Control Point
Designations Dwelling units per acre
RLM • Residential Low Medium 0-4 3.2 du/ac
RM • Residential Medium 4-8 6 du/ac
RMH • Residential Medium High 8-15 11.5 du/ac
RH • Residential High 15-23 1 19 du/ac
R-23 • Residential Density 23 15-23 du/acj 19 du/ac
CF • Community Facilities --
L • Local Shopping Center --
OS • Park --
• Open Space
• Wildlife Corridor
• Community Park
• Water Quality Facility
• Community Recreation
Areas
• Fire Station2
OS • Open Space (Hillside) --
1. Residential High Density may exceed 23 du/ac per the requirements of CMC Chapter 21.53.120 and the City
Housing Element policies regarding high density and State requirements to provide affordable housing.
2. The City of Carlsbad owns 2.0 acres within Planning Area 12 for purposes of constructing a fire station.
3. The General Plan requires that the PA 22 density be developed at between 20-23 du/ac.
C. Zoning Regulations
The properties within the boundaries of this Master Plan are zoned Planned Community (P-C), as
depicted on Figure 11-1, Zoning Map. However, the P-C Zone stipulates that development within
a P-C Zone niay only occur in conformance with an approved Master Plan for the site. The
underlying Master Plan land use zoning is shown in Figure 11-2, Underlying Master Plan Zone
Designations.
This Master Plan complies with Chapter 21.38 of Carlsbad Municipal Code, Planned Community
Zone (P-C Zone) and shall constitute the zoning for all lands within the Master Plan. No person
shall use or develop any land located within the boundaries defined by the Master Plan in a
manner which is contrary to the provisions of the Master Plan. All provisions of the Master Plan
are imposed as a condition of zoning. Approval of this document does not affect the applicability
of all other City ordinances in effect at the time building permits are issued. Pursuant to Section
21.38.030(d) of the City of Carlsbad Municipal Code, where a conflict in regulation occurs, the
provisions of this Master Plan shall control. Pursuant to Section 21.38.020 of the Carlsbad
Municipal Code, uses permitted in the E-A zone (agricultural uses) are permitted in the P-C Zone
and shall be permitted as interim uses by the Master Plan.
Robertson Ranch Master Plan
May 19, 2015January 5, 2016
Page II-7
Item 8; page 12
LEGEND
R-1 -6,000
R-1 -8,500
RD-M
CL/CF
L-C
OS
OS (CR)
OS (P)
1 One Family Residential Zone -6,000 SF Lot Size
'One Family Residential Zone -8,500 SF Lot Size
Residential Density -Multiple Zone
Local Shopping Center/ Community Facility
Limited Control
Open Space
Open Space (Community Recreation)
Open Space (Park)
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Robertson Ranch
MASTER PLAN
PA7
RD-M
-~------EL CAMINO REAL
,-:
Cl)
<( Cl) :::;
PA 11
CL/CF
WEST I EAST
VILLAGE : VILLAGE
PA12
OS (P)
PA16
RD-M
OS
PA17.
RD-M1
PLANNING
SYSTEMS
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RD-M
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FIGURE NO. 11-2
UNDERLYING M~STER PLAN ZONE DESIGNATIONS
PAGE 11-9
Item 8; page 13
STATISTICAL SUMMARY
GROSS ACRES NET ACRES' DU'S NET DENSITY
Single Family Residentia! -4,000 S.F. 17.1
5 Single Family Residential -8.500 S.F. 9.7
6 Single Family Residential -5,000 S.F. 17.7
Multifamily Residential 7.0
Multifamily Residential 14.7
Single Family Residential -6,009 S.F. 20.3
Single Family Residential -5,00Q S.F. 4.5
Single Family Residential -5,000 S.F. 3.6
Multifamily Residential 3.5
Single Family Residential -5,000 S.F. 17.0
Single Family Residential -5,000 S.F. 25.2
Single Family Residential -4,500 -5,000 S.F; 22.2
Courtyard Residential 9.0
Senior Housing 4,9
RESIDENTIAL TOTALS 176.4
22.0
Community Facility Site 2.3
Community Recreation 1.0
Village Center/Commercial 15.3
Park and Fire Station 16.1
Community Recreation 2.0
Waler Quality Facility 2.9
RV Storage 0.5
139.8
Major Roads2 19.7
NON-RESIDENTIAL TOTALS 221.6
PROJECT TOTALS 398.0
OVERALL TOT AL 5
,. Ac1ual number of affordable unils tha1 will be provided within lhe Multifamily Residential
neighborhoodsoreachVillageoflheMas1erPlanwiUbenolesslh3n15%ofthetotalnumber
ofunitsapprovedforeachVinage.
2. lnchides12.8acresofCannonRoadandCo!legeB1vd. 3. Net ac.ras excludes brush managemenL 4. Minimum lot .sb::e of 4,500 s.t is permil1ed only for lols which abut Cannon Road. 5. Sve Zone 14 LFMPfor Nel Coflstraints Acrerages.
G Umits of Hardline Map Boundary
f2888 Brush Management per HMP Hardline Map
LA Po
(?~"I(
"lo..,
<>1'
PA2
2.3 Gross AC.
Community Facility Site
15.4
9.5
14.8
5.1
11.8
18.5
4.3
3.3
3.5
16.8
25.0
21.3
7.0
4.9
161.2
2.0
1.0
12.0
16.1
2.0
2.9
0.5
36.5
197.7
299.85
87
36
87
96
268
75
23
16
78
85
109
110
84
98
1,252
1,252
1,252
5.6
3.8
5.9
18.8
22.7
4.1
5.3
4.8
22.3
5.1
4.4
5.2
12.0
20.0
PA4
1.0 Gross AC. 1.0 Net AC.
Community Recreation
Robertson Ranch
MASTER PLAN
PA5
9.7 Gross AC. 9.5 Net AC.
3.8 DU/AC.
36 Du's
8,500 S.F. Lots
,_;
(fJ
<(
(fJ ::;
PA 11
15.3 Gross AC.
12.0 Net AC.
Village Center/ Commercial C.F.
PA 9/10
20.3 Gross AC. 18.5 Net AC.
4.1 DU/AC. 75 Du's
6,000 S.F. Lots
WEST
VILLAGE
EAST
VILLAGE
. PA16
17.0 Gross AC.
16.8 Net AC.
5.1 DU/AC. 85 Du's
5,000 S.F. Lots
PA20
2.9 Gross AC. 2.9 Net AC.
Water Quality Facility
j'
PA18
22.2 Gross AC. 21.3 Net AC. 5.2 DU/AC. 110 Du's
4,500 - 5,000 S.F. Lots
PA 19 2.0 Gross AC. 2.0 Net AC.
Community Recreation
I
l
IJ Proposed
High School
Site
PLANNING SYSTEMS • ••II ~o 83
. FIGURE NO. 11-3
MASTER PLAN LAND USE MAP
PAGE 11-11
Item 8; page 14
Robertson Ranch IL DETAILED PLAN DESCRIPTION
I Table 11-2 Detailed Land Use Summary
Land Use Underlying Land Use Planning Gross Net Growth Net GCP Proposed
Designation Zoning Area Acres Acres Control Density du's1 du's
Point (du/ac)
WEST VILLAGE -RESIDENTIAL
RM RD-M Medium Density Residential 3 17.1 15.4 6.0 du/ac 5.5 92.4 85
(4,000 s.f.)
RLM R-1-8,500 Low-Medium Density 5 9.7 9.5 3.2 du/ac 3.8 30.4 36
Residential (8,500 s.f.)
RM RD-M Medium Density Residential 6 17.7 14.8 6.0 du/ac 5.9 86.4 87
(5,000 s.f.)
RH.L RD-M Multifamily 7 7.0 5.1 19.0 du/ac 22.7 96.9 116
RH.1. RD-M Multifamily 8 14.7 11.8 19.0 du/ac 21.0 224.2 248
RLM R-1-6,000 Low-Medium Density 9/10 20.3 18.5 3.2 du/ac 4.0 59.2 74
Residential (6,000 s.f.)
RM RD-M Medium Density Residential 13 4.5 4.3 6.0 du/ac 6.0 27.6 26
(5,000 s.f.)
Village Total --91.0 79.4 --9.7 617.1 672°
EAST VILLAGE2-RESIDENTIAL
RM RD-M Medium Density Residential 14 3.6 3.3 6.0 du/ac 4.8 19.8 16
(5,000 s.f.)
RH RD-M Multifamily 15 3.5 3.5 19.0 du/ac 22.3 66.5 78
RM RD-M Medium Density Residential 16 17.0 16.8 6.0 du/ac 5.1 100.8 85
(5,000 s.f.)
RM RD-M Medium Density Residential 17 25.2 25.0 6.0 du/ac 4.4 150.0 109
(5,000 s.f.)
RM RD-M Medium Density Residential 184 22.2 21.3 6.0 du/ac 5.2 127.8 110
(4,500 to 5,000 s.f.)
RMH RD-M Courtyard Residential 21 9.0 7.0 11.5 du/ac 12.4 80.5 84
R-23 RD-M Senior Housine: 22 4.9 4.9 19.0 du/ac 20.0 92.7 98
Village Total --85.48()..S 81.8-16.9 --7.16.4 570.Ss.% 580~0
.5
RESIDENTIAL SUBTOTAL --17 6. 4.J.7.J. 161.21#. --7.8 1.187.6:J, 1.2 52.J-,IA45
-5 ~ MU
Notes:
1 -Residential High Density may exceed 23 du/ac up to a maximmn of32 du/ac on Planning Areas 7 and 8 per the requirements ofCMC Chapter 21.53.120 (Density
Modification).
I
Robertson Ranch Master Plan
May 19, 2015January 5, 2016
Page II-12
Item 8; page 15
Robertson Ranch IL DETAILED PLAN DESCRIPTION
Table 11-2 Detailed Land Use Summary (Continued)
Land Use Underlying Land Use Planning Gross Net Growth Net GCPdu's
Designation Zoning Area Acres Acres Control Density Proposed
Point (du/ac) du's
WEST VILLAGE-NON-RESIDENTIAL
CF CF Communitv Facilities 2 2.3 2.0 --------
OS OS-P Community Recreation 4 1.0 1.0 --------
CF/L CF/L Commercial/Community 11 15.3 12.0 --------
Facilities
OS OS-P Citv Park-Fire Station 12 16.1 16.1 --------
OS OS Open Space I , 23A-88.3 ----------
23C
--Roads --5.4 ----------
Villa!!e Total --128.4 31.1 --------
EAST VILLAGE-NON-RESIDENTIAL
~ OS OS-P Community Recreation 19 2.0 2.0 --------
OS OS Water Quality Facility 20 2.9 2.9 --------
R-23(;} RD-MG-RV StorageGffi ee/RV 22~ 0.56,6 0.56,6
£terage
OS OS Ooen Soace 23D-23G 73.5 ----------
--Roads --. 14.3+3-:+0 ----------
Villa!!e Total --93.298.+ 5.4H-S --------
NON -RESIDENTIAL SUBTOTAL --221.6JU. 36.54*6 --------
§.
MASTER PLAN TOTAL --398.09 197.7!94 NIA --1,187.61,16 1,252-1,l-S42
s M
I. GCP du's are derived by multiplying Net Acres by the Growth Management Control Point Density.
2. Affordable units will be provided in each Village, in confonnance with the Inclusionary Housing Ordinance.
3. Unit distribution may change if units are transferred between Planning Areas or Villages, as described in Master Plan Section 11.F.
4. Minimum lot size of 4,500 square feet is pennitted for lots within Planning Area 18 which abut Callilon Road.
5. Includes 12.8 acres of Cannon Road and College Boulevard.
6. Acreage would increase to 403. 7 if the Option Parcel is included in the Master Plan.
7. Master Plan Total Net Acres is based on the Zone 14 LFMP net constraints acreage and is not reflective of the net acreage values shown herein for each Planning Area.
8. Overall Master Plan Density is calculated based on the net constraints acreage, per the Zone 14 LFMP.
9. Unit distribution and/or total number of units may change if a Major Master Plan Amendment is processed and approved to include the Option Parcel within the Master Plan as a residential neighborhood, in
accordance with Master Plan Sections 11.F and V.E.
Note: Road acreages are to the edee ofrieht-of-wav. Pla11lling Area acreages include landscaoe setbacks where reauired.
Robertson Ranch Master Plan
May 19, 2015January 5, 2016
Page II-13
Item 8; page 16
Robertson Ranch IL DETAILED PLAN DESCRIPTION
2. East Village Land V ses
Residential land uses within the East Village include a maximum of 58~ dwelling units,
composed of 404 single family residential dwelling units (320 single family units on 5,000
square foot lots2 and 84 courtyard homes),-aoo 78 multifamily units and 98 senior housing
units. Non-residential land uses in the East Village include 2.0 acres of community
recreation, and 72.4 acres of natural and re-vegetated open space. An additional 0.55~
acres within the East Village are reserved as an office use and RV storage lot (i.e., Planning
Area 22).
3. West Village Land Uses
Land Uses within the West Village include 672 dwelling units, composed of 364 multifamily
units and 308 detached single family units. The single family units will be distributed as
follows; 85 units on 4,000 square foot lots, 113 units on 5,000 square foot lots, 74 units on
6,000 square foot lots and 36 units on 8,500 square foot lots. Included within the multi-
family units located on Planning Areas 7 and 8 will be approximately 100 units of senior
housing within Planning Area 7. Nonresidential uses within the West Village will include
1.0 net acre of centralized community recreation uses, Village Center commercial uses, a
City park and fire station, and Community Facility uses.
4. Master Plan Buildout
Upon buildout of the Master Plan, the two villages combined will provide 1,252+;-l-M
dwelling units, consisting of 628 single-family residential units, 84 cluster [courtyard]
residential units, and 54~ multifamily residential units (including the required number qf
affordable units). It is important to note that the total number of required affordable units
within the master plan as a whole, or within the individual villages, may increase or decrease
depending upon the total final number of approved dwelling units, pursuant to City
requirements. The nonresidential component of the Master Plan includes a 12.0 net-acre
Village Center, community recreational uses on 3.0 acres within Planning Areas 4 and 19,
Community Facility site on 2.0 acres, an RV parking facility, a City park on 16.1 acres, a
water quality facility on 2.9 acres, 23.7 acres of roadways, and 161.8 acres of open space,
including more than 67 percent of the 71.6 acres of existing Diegan coastal sage scrub
habitat, as well as riparian and wetland habitat. The actual acreage of the community
facilities will be based on the Carlsbad Municipal Code (CMC) Section 21.25.070, and the
actual acreage of community recreation will be based upon CMC Section 21.45.060. The
overall residential density of the Master Plan is 3.7 dwelling units per acre (based on the
Zone 14 LFMP Net Constraints Acreages). ·
2 Within Planning Area 18, a minimum lot size of 4,500 s.f. is permitted for those lots which abut Cannon Road.
Robertson Ranch Master Plan
May 19, 2015January 5, 2016
Page II-14
Item 8; page 17
Robertson Ranch IL DETAILED PLAN DESCRIPTION
a) Single family housing
(1) Single-family detached housing on 8,500 square foot mlDllllum lots 1ll
Planning Area 5.
(2) Single-family detached housing on 6,000 square foot mnnmum lots 1ll
Planning Area 9/10.
(3) Single-family detached housing on 5,000 square foot minimum lots 1ll
Planning Areas 6, 13, 14, 16, 17 and 183.
(4) Single-family detached housing on 4,000 square foot mnnmum lots 1ll
Planning Area 3.
(5) Detached single family courtyard condominium homes are in Planning Area
21.
b) Multifamily Housing
Multifamily housing, in the form of attached products including but not limited to
condominiums, townhomes, apartments, stacked flats, duplexes, triplexes, and six-
plex buildings in Planning Areas 7, 8,-arui 15 and 22. The affordable housing
requirements for the Master Plan as specified in the Carlsbad Inclusionary Housing
Ordinance are accommodated within these multifamily planning areas.
c) Affordable housing
(1) General Requirements: The provis10n of "Inclusionary" or "affordable"
housing in all new developments is required by the Housing Element of the
City's General Plan. The requirements applicable to locating and constructing
these housing units are stipulated in the Inclusionary Housing Ordinance, City
Municipal Code Chapter 21.85. Sub-section 21.85.050 indicates in part, that
"the required number of lower-income Inclusionary units shall be fifteen
(15%) percent of the total residential units, approved by the final decision
making authority." "Lower-income" households are defmed by sub-section
21.85.020 as, " ... households ... whose gross income does not exceed eighty
(80%) percent of the median income for San Diego County as determined
annually by the U.S. Department of Housing and Urban Development."
The Robertson Ranch Master Plan is obligated to provide a maximum of 174
dwelling units which are affordable to lower-income households (80% median
income) based on the total number of allowed units within the project, as
shown on Table II-3, Lower-Income Affordable Housing Requirements. The
inclusionary housing obligation of the Robertson Ranch Master Plan is based
on the total number of dwelling units. This obligation shall be adjusted in
proportion to the total number of approved and constructed dwelling units
within each Village. The actual number ofrequiredlower-income units will be
based on the final number of dwelling units approved for each Village within
3 Within Planning Area 18, a minimum lot size of 4,500 s.f. is permitted for those lots iwhich abut Cannon Road.
Robertson Ranch Master Plan
May 19, 2015January 5, 2016
Page II-16
Item 8; page 18
Robertson Ranch IL DETAILED PLAN DESCRIPTION
the Master Plan. Each Village will be responsible for providing their
proportional share of affordable units based on the number of approved units
in each village. If the required West Village senior housing units meet the
affordability criteria, then those units shall meet the requirements of this
Master Plan for both senior and the inclusionary requirement. Thus, senior
housing units that are restricted to the appropriate lower income rates shall
qualify as combined affordable/senior housing projects.
Table 11-3 Lower-Income Affordable Housing Requirements
Village
East
West
Total
Proposed Dwelling Units Total Affordable Units Required
(15%)
482 73
672 101
1,154 174
In addition, and in conformance with the Ahwahnee Principles, the Robertson
Ranch Master Plan will exceed the inclusionary housing obligations of
Chapter 21.85 of the Municipal Code by providing additional units affordable
to "moderate-income" households within the West Village of the Master Plan.
Moderate-income units, for the purposes of this section, shall be defined as
those units that are affordable to households whose gross income does not
exceed one-hundred twenty percent (120%) of the median income for San
Diego County as determined annually by the U.S. Department of Housing and
Urban Development. As negotiated with the City of Carlsbad, 56 moderate-
income units shall be provided within the West Village of the Master Plan.
Moderate-income units may be provided as for-sale condominium units or
for-rent apartments, and may be included as part of an affordable housing
development. Housing for senior citizens, as defined by Municipal Code
Section 21.84.030, is also required in the West Village and these senior units
may contribute to satisfying the affordable housing requirements.
Therefore, the East Village shall provide a total of 73 low income (80% of the
median income) affordable housing units. The West Village shall provide a
total of 101 low (80% of the median income) plus 56 moderate (120% of the
median income) affordable units. The West Village shall also provide the
required 100 senior units; however these senior units may be accommodated
within the West Village 157 (101 du + 56 du) unit affordable program.
Twenty percent (20%) of the senior housing units within Planning Area 22
shall be affordable to low income residents.
(2) Affordable Housing Agreement I Site Development Plan:
(a)
Robertson Ranch Master Plan
May 19, 2015January 5, 2016
No building permit shall be issued for any affordable housing project
unless an Affordable Housing Agreement and Site Development Plan
have been approved for the project. Site Development Plans shall be
processed as required by Chapter 21.53.120 of the City Municipal
Code. The Site Development Plan and Affordable Housing
Page II-17
Item 8; page 19
LEGEND
Open Space
-Park
Community Recreation
Areas to be Developed
Q Regional Trail Connection/ Trailhead'
~••••••••3 Future City-wide Trail
Note:
Community recreation areas shall be located within each multi-family planning area where apartments
are proposed and within each planning area proposed for condominiums or small-lot planned development
subject to the requirements fa the Master Plan.
PA4
1.0 Gross AC. 1.0 Net AC. Community Recreation
Robertson Ranch
MASTER PLAN
PA7
7.0 Gross AC.
5.1 Net AC. 18.8 DU/AC. 96 Du's
Multifamily
PA 11
15.3 Gross AC.
12.0 Net AC.
Village Center/ Commercial C.F.
-....-.---~-~------EL CAMINO REAL .. ......._., ....
PA 9/10 20.3 Gross AC. 18.5 Net AC. 4.1 DU/AC.
75 Du's 6,000 S.F. Lots
WEST
VILLAGE
EAST
VILLAGE
PA 16
17.0 Gross AC. 16.8 Net AC.
5.1 DU/AC.
85 Du's 5,000 S.F. Lots
PA20
2.9 Gross AC.
2.9 Net AC. Water Quality Facility .
PA23G
1.1 Gross AC. Open Space
PA 18
22.2 Gross AC. 21.3 Net AC.
5.2 DU/AC. 110 Du's
4,500 - 5,000 S.F. Lots
PA19
2.0 Gross AC. 2.0 Net AC.
Community Recreation
1;~~; I ••II
I POTENTIAL LOCATION
FOR CITY-WIDE TRAIL
POTENTIAL LOCATION
FOR REGIONAL TRAIL
CONNECTION/ TRAILHEAD
~o 83
FIGURE NO. 11-4
OpEN SPACE AND RECREATION PLAN
PAGE 11-21
Item 8; page 20
Robertson Ranch IL DETAILED PLAN DESCRIPTION
F. General Provisions
1. Growth Management
The Robertson Ranch Master Plan shall comply with all provisions of the Carlsbad
Municipal Code, Section 21.90 (Growth Management Program). The Master Plan
developer or the developer of any portion of the Master Plan, by pulling building
permits pursuant to the Master Plan and the Local Facilities Management Plan
(LFMP) and the Finance Plan, agrees that all of the dedication and other public
facility requirements imposed as a condition of the Zone 14 LFMP and the Finance
Plan, are reasonably necessary to serve the needs of the development for which the
building permits are required.
The Growth Management Ordinance provides "Growth Management Control Points"
which determine the maximum number of dwelling units permitted for a given area.
Pursuant to the LFMP for Zone 14 and the Growth Management Ordinance, a
constraints analysis was performed for the Robertson Ranch Master Plan which
determined that, based on the Growth Control Points for LFMP Zone 14 and the
amount of unconstrained lands on-site, the maximum number of units permitted
within the Master Plan is 983. Of these units, 476.5 are allocated to the East Village
and 506.5 are allocated to the West Village, although the number of units allocated to
each Village may change if units are transfen-ed between Villages.
However, 171 units have been allocated to the Master Plan from the City's Excess
Dwelling Unit Bank per the Alternative Use scenario. Any additional requirements
for affordable units, restrictions, or conditions associated with the provision of these
171 units shall be applied only to the Village in which the units are to be constructed.
Additional requirements for 56 moderate-priced units shall be required in the West
Village, pursuant to an affordable housing agreement however these units are
included in the 203 unit calculation from the Excess Dwelling Unit Bank.
2. Maximum Number of Dwelling Units
As discussed above, the number of dwelling units permitted within the Robertson
Ranch Master Plan shall be 1,154 units, based on the Growth Control Points and
constraints analysis established by the LFMP for Zone 14 and the provision of
additional units pursuant to Section 21.90.045 of the Carlsbad Municipal Code. The
land use change associated with the 2015 General Plan Update may increase the total
unit count by 98 senior housing units. These residential uses shall be distributed
within the Master Plan area as shown in Table Il-2, Detailed Land Use Summary.
3. Transfer of Dwelling Units
Density transfers within the Master Plan are permitted, but are subject to the
following conditions:
Robertson Ranch Master Plan
May 19, 2015January 5, 2016
Page Il-31
Item 8; page 21
Robertson Ranch II. DETAILED PLAN DESCRJPTION
• Units may be transferred between Villages or between residential planning
areas within a village, provided however: a) that the transfer of units was
addressed within the adopted Master Plan as an alternative use for the
Planning Area( s) proposed to increase in density; b) the transfer does not
result in the net density of any Planning Area being increased greater than 10
percent of the density stated in the Master Plan; and c) the transfer does not
result in the density of a Planning Area to fall below the density range of its
General Plan land use designation. The overall unit count of the project shall
not exceed the maximum number of units provided for by this Master Plan
regardless of the above density transfer provisions except as otherwise
provided by Chapter 21 .86 of the Carlsbad Municipal Code.
• Only those Planning Areas that are designated for residential use by this
Master Plan may receive transferred units, including Planning Area 11 .
• If units are transferred between Villages, then the affordable housing
obligation and recreation requirements for each Village shall be revised
accordingly.
• As discussed in Section V, MA.STER PLAN IMPLEMENTATION MEASURES, a
Minor Master Plan Amendment shall be required for each proposed transfer
of density of 10 percent or less within the Master Plan and a Major Master
Plan Amendment shall be required for density transfers exceeding 10 percent.
4. Option Parcel -Not a Part (N.A.P.)
Approximately 5.7 acres of land located between Planning Areas 22 and 23F is
shown on the Master Plan exhibits as being Not a Part and is identified as the Option
Parcel. Ownership of this Option Parcel was transferred to the Rancho Carlsbad
Home Owners Association (RCHOA) in 2011 and the area has been designated Open
Space.
5. Unplanned Area
Planning Area 22 was designated in the original Master Plan approvals as an
"Unplanned Area" with the intent that final Land Use designations would be
detemrined upon the completion of a comprehensive land use study for Planning
Area 22 and the adjacent "Option Parcel." This work was accomplished in 2010, and
revised in 2015. Planning Area 22 has been officially decreased in size (a portion
designated as open space Planning Area 23G) and designated in the Master Plan for
senior housing residentialGffiee and, RV Storage, and open space land uses.
6. Recordation
Notice of the approval of the Robertson Ranch Master Plan by the City Council of the
City of Carlsbad shall be recorded with the County of San Diego Recorders Office.
Robertson Ranch Master Plan
May 19, ?Q15Januazy 5, 2016
Page II-32
Item 8; page 22
Ill. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
q) Planning Area 22-Senior Housing-Offiee and RV Storage -Site Zoning
Regulations and Criteria (see Figure III-17, Planning Area 22)
Description
Planning Area 22 consists of approximately 5.~ gross acres and is provided
access via a local street or driveway extending from the intersection of Street "A" and
Cannon Road. Planning Area 22 is designated for Office Senior Housing and RV
storage lot uses.
Implementation of Master Plan Vision and Goals
Planning Area 22 shall be designed in a manner consistent with the Master Plan
Vision and Goals and the Ahwahnee Principles.
Planning Area 22 shall accommodate all of the RV storage required for the Master
Plan as required pursuant to Section 21.45.060 of the Carlsbad ·Municipal Codethe
requirements of this Master Plan.
Land Use Regulations
• General Plan Land Use Designation: 0 (Office and Related
Commercial)R-23 (Residential 15-23 du/ac)
_• _Underlying Zone Designation: 0 (Office Chap. 21.27)RD-M
(Residential Density-Multiple. Development standards (C .M .C. Chapter
21.24) and Housing for Senior Citizens (Chapter 21.84)
• Dwelling Unit Allocation: 98 senior housing units
• Allo\ved Uses Pennitted and conditional uses shall be those identified in
the O Zone (Carlsbad Municipal Code 21.27.020).Density: The minimum
density shall be no less than 20.0 du/ac.
Required Development Permits
_• _Site Development Plan permit for site plan approval.
• Conditional Use Permit for senior housing
• Any other discretionary permit deemed necessary based on the proposed
use.
Development Standards
• Development of PA 22 shall comply with all applicable regulations and
development standards of the Carlsbad Municipal Code, including zoning
standards for the O Zone (21.27),Chapter 21.24 and 21.84 except as
modified by the Robertson Ranch Master Plan.
• Allowed protrnsions above height limits subject to Carlsbad Municipal
Code Section 21.46.020.
• Development of PA 22 shall take into consideration the following:
Robertson Ranch Master Plan Page III-99
May 19, 2015January 5, 2016 Item 8; page 23
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
RV St or age
Planning
Area
3
6
9/10
13
TOTAL
• Line of sight from Rancho Carlsbad to the proposed development;
• Hours of operation of any proposed uses;
• Noise and light mitigation from the proposed project; and
• Site designs that reduce landform alteration, where feasible, and
reduce the removal of healthy mature trees.
• RV Storage shall be subject to the development standards of the
Carlsbad Municipal Code Sec. 21.42.140.B.120.
• The RV Storage facility will be developed in accordance with the
Planned Development Ordinance requirements (Carlsbad
Municipal Code Section 21.45.060). The following table is a
breakdown of all Planning Areas that will be provided with RV
Storage facilities, as well as the maximum amount of storage
required for each area.
F ill R ac ty eqmrements
West Village East Village
Units 20 sf per Planning Units 20 sf per
Unit Area Unit
85 1700 16 85 1700
87 1740 17 109 2180
74 1480 18 110 2200
26 520
272 5440 320 6400
GRAND TOTAL UNITS 592
GRANDTOTALRVSTORAGEAREA 11,840
Special Design Criteria
1. The existing grove of sycamore trees shall be preserved.
2. A minimum wetland buffer of 100 feet shall be provided from all identified
wetland areas unless a reduced buffer is agreed to by the Wildlife Agencies.
Robertson Ranch Master Plan
May 19, 2015January 5, 2016
Page III-100
Item 8; page 24
KEY MAP LEGEND
N.T.s.BaJ
~!STING SYCAMORE·GROVE·
(TO·BE PRESEliWEID)
Robertson Ranch
MASTER PLAN
---
---
0
r 7777 71
~
OP'flONAL COMMUNITY Tl'IEME WALU
NOISE WALL (See figures 111-56 & 111-57)
·EXISTING BLOCK WALL
MULTI-USE D.G. TRAIL
STRUCl'URE SETBACK
NEW'BUS STOP (See figure·lll·551
OPEN SPACE -PLANNING AREA 230
EMERGENCY ACCESS
PA22
EXISTING 20' ACCESS ROAD/
SEWER LINE EASEMENT
RANCHO CARLSBAD MOBILE HOME PARK
PA22
SENIOR HOUSING
& R. V. STORAGE
5.4 Gross Acres
40' STRUCTURE SETBACK
(20' MINIMUM lANDSCAPE
BUFFER)
••
~o ~
FIGURE N0.111-17
PLANNING AREA 22
PAGE 111-101
Item 8; page 25
Item 8; page 26
Item 8; page 27
Item 8; page 28
SITE MAP
ROBERTSON RANCH
MASTER PLAN
• N
NOT TO SCALE
Cannon Road Senior Housing
MP 02-03(H)/ SOP 15-13/ SOP 15-19/CUP 15-05/ MS 15-12
Item 8; page 29
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PLANNING COMMISSION RESOLUTION NO. 7159
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING ADOPTION OF A MITIGATED
NEGATIVE DECLARATION AND MITIGATION MONITORING AND
REPORTING PROGRAM TO ALLOW FOR THE SUBDIVISION OF A 7.52
ACRE PARCEL INTO THREE LOTS, RELOCATION OF AN EXISTING RV
STORAGE LOT AND DEVELOPMENT OF A 98-UNIT SENIOR APARTMENT
PROJECT ON PROPERTY GENERALLY LOCATED SOUTHEAST OF THE
INTERSECTION OF CANNON ROAD AND WIND TRAIL WAY, WITHIN THE
ROBERTSON RANCH MASTER PLAN, PLANNING AREAS 22 AND 23G, IN
LOCAL FACILITIES MANAGEMENT ZONE 14.
CASE NAME: CANNON ROAD SENIOR HOUSING
CASE NO.: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
WHEREAS, Calavera Hills II, LLC, "Owner/Developer," has filed a verified application
with the City of Carlsbad regarding property described as
Parcel "A" of Certificate of Compliance Document No. 2010-0225511
of Official Records, Recorded May 5, 2010 in the Office of the County
Recorder, County of San Diego
("the Property"); and
WHEREAS, a Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program was prepared in conjunction with said project; and
WHEREAS, the Planning Commission did on April 20, 2016, hold a 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, examining the initial study, analyzing the information submitted by staff, and considering
any written comments received, the Planning Commission considered all factors relating to the
Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Planning Commission
hereby RECOMMENDS ADOPTION of the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting. Program, Exhibit "MND," according to Exhibits
"Notice of Intent (NOi)," and "Environmental Impact Assessment Form -Initial Study
(EiA)," attached hereto and made a part hereof, based on the following findings: Item 8; page 30
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5
6
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8
9
10
,11
12
13
14
15
16
17
18
19
Findings:
1, The Planning Commission of the City of Carlsbad does hereby find:
2.
p.
b.
C.
d.
it has reviewed, analyzed, and consider!=d the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program for MP 02-03{H)/SDP 15-13/SDP 15-
19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING the environmental
impacts therein identified for this project and any comments thereon prior to
APPROVING the project; and
the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
has been prepared in accordance with requirements of the California Environmental
Quality Act, the State Guidelines and the Environmental Protection Procedures of the
City of Carlsbad; and
it reflects the independent judgment of the Planning Commission of the City of
Carlsbad; and
based on the EIA and comments thereon, there is no substantial evidence the project
will have a significant effect on the environment.
The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
1. Developer shall implement, or cause the implementation of, the CANNON ROAD SENIOR
HOUSING -MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 Project Mitigation
Monitoring and Reporting Program. ·
NOTICE TO APPLICANT
An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village
20 Drive, Carlsbad,. California, 92008, within ten (10) calendar days of the date of the Planning
Commission's decision: Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the
21 appeal must be in writing and state the reason(s) for the appeal. The City Council must make a
determination on the appeal prior to any judicial review.
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PC RESO NO. 7159 -2-Item 8; page 31
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2
3
4
5.
6
7
10
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on April 20, 2016, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
VELYN ANDERSON, Chairperson
Chairperson Anderson, Commissioners Black, L'Heureux, Segall and
Siekmann
Commissioners Goyarts and Montgomery
11 CARLSBAD PLANNING COMMISSION
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ATIEST:
i:IL
DON NEU
City Planner
PC RESO NO. 7159 -3-Item 8; page 32
MITIGATED NEGATIVE DECLARATION
PROJECT NAME~ CANNON ROAD SENIOR HOUSING
PROJECT NO: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
. (__ City of
Carlsbad
PROJECT LOCATION: South of Cannon Road, East of El Camino Real, at the southeast of the intersection
at Wind Trail Way and Cannon Road, within the Robertson Ranch Master Plan, Planning Areas 22 and 23G
(APN 168-360-16).
PROJECT DESCRIPTION: The proposed Cannon Road Senior Housing project site is located within the
Robertson Ranch Master Plan and is comprised of Planning Areas PA 22 (5.43 acres) and PA 23G (1.15
acres) for a total of 6.58 acres. PA 22 is a previously graded site developed with an existing Recreational
Vehicle {RV) storage lot for the Robertson Ranch East and West Villages and is also approved for a 66,000
sq. ft. three-story office building under a previous permit. PA 23G is designated as Open Space for which
no changes are being proposed by this development project.
For PA 22, the project applicant is proposing to reconfigure the existing RV storage facility to a new
location onsite and construct a new senior housing projecrinstead ofthe previously approved 66,000 sq.
ft. three-story office building. The senior housing project will consist of 98 senior residential apartment
units divided between three (3) buildings each consisting of three-story construction. The senior
apartment complex will also include a leasing office, two (2) recreation rooms, .a garden courtyard,
outdoor seating areas and a community pool. Site improvements will include surface parking, carports,
retaining walls, site walls, fences and landscaping. Grading includes 5,500 cubic yards of excavation, 7,400
cubic yards offill, and 1,900 cubic yards of import. No expansion of the previously graded pad is proposed
beyond the boundary ofthe existing toe of slope.
The proposed project involves a Master Plan Amendment (MP 02-03(H)), Site Development Plan (SDP 15-
13}, Minor Site Development Plan (SDP 15-19), Conditional Use Permit (CUP 15-05} and a Minor
Subdivision (MS 15-12).
Minor Subdivision No. MS 15-12 proposes to subdivide the 6.58 acre project site into three (3) parcels.
Parcel A (0.55 acres} will include the reconfigured RV Storage facility for both the Robertson Ranch East
and West Villages; Parcel B (4.88 acres} will include the proposed senior apartment complex; and Parcel
C {1.15 acres} will remain as Open Space within the existing boundaries of PA 23G and will be held in
separate ownership by the Robertson Ranch master association. No development is proposed within PA
23G. .
Master Plan Amendment No. MP 02-03H is proposing to l} change the Land Use designation of PA 22
from Office (O} to the R-23 Residential (15-23 du/ac) designation consistent with the General Plan; 2)
change the underlying master plan zoning for PA 22 from Office (O) to Residential Density-Multiple (RD-
M) consistent with the above land use change; and 3) update the PA 22 development standards to
facilitate the proposed project.
Community & Economic Development
Planning Division
1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 I 760-602-8560 fax
Item 8; page 33
Site Development Plan No. SDP 15-13 and Conditional Use Permit No. CUP 15-05 are required for the
approval of the proposed senior residential use, conceptual site design and architectural elevations.
Minor Site Development Plan No. SDP 15-19 is required for approval of the proposed RV storage facility
conceptual site design, which will be held. in separate ownership by the Robertson Ranch master
association at completion.
DETERMINATION: The City of Carlsbad has conducted an environmental review of the above described
project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and
the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, the Initial Study
identified potentially significant effects on the environment, and the City of Carlsbad finds as follows:
~ Although the proposed project could have a significant effect on the environment, there will not
be a significant effect in this case because the mitigation measures described on the attached
sheet have been added to the project.
D The proposed project MAY have "potentially significant impact(s}'' on the environment, but at
least one potentially significant impact l} has been adequately analyzed in an earlier document
pursuant to applicable legal standards, and 2} has been addressed by mitigation measures based
on the earlier analysis as described on attached sheets. (Mitigated Negative Declaration applies
only to the effects that remained to be addressed}.
D Although the proposed project could have a significant effect on the environment, there WILL
NOT be a significant effect in this case because all potentially significant effects (a} have been
analyzed adequately in an earlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION
pursuant to applicable standards and (b} have been avoided or mitigated pursuant to that earlier
ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including revisions or mitigation
measures that are imposed upon the proposed project. Therefore, nothing further is required.
A copy of the Initial Study documenting reasons to support the Mitigated Negative Declaration is on file
in the Planning Division, 1635 Faraday Avenue, Carlsbad, California 92008.
ADOPTED:
ATIEST:
VAN LYNCH
Principal Planner
Item 8; page 34
Initial Study
1. PROJECT NAME: CANNON ROAD SENIOR HOUSING
2. PROJECT NO: MP 02-03{H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
3. LEAD AGENCY:
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
5. LEAD AGENCY CONTACT PERSON:
..
4. PROJECT APPLICANT:
Paul Klukas
Planning Systems
Suite 100
1530 Faraday Avenue
Carlsbad, CA 92008
Jason Goff, Associate Planner
{760} 602-4643
jason.goff@carlsbadca.gov
(city of
Carlsbad
6. PROJECT LOCATION: South of Cannon Road, East of El Camino Real, at the southeast of the
intersection at Wind Trail Way and Cannon Road, within the Robertson Ranch Master Plan, Planning
Areas 22 and 23G {APN 168-360-16).
7. GENERAL PLAN LAND USE DESIGNATION: Planning Area 22 {PA 22} is designated R-23 Residential;
and Planning Area 23G (PA 23G} is designated Open Space (OS).
8. ZONING: Planned Community {P-C)
9. PROJECT DESCRIPTION: The proposed Cannon Road Senior Housing project site is located within
the Robertson Ranch Master Plan and is comprised of Planning Areas PA 22 {5.43 acres) and PA 23G
{1.15 acres) for a total of 6.58 acres. PA 22 is a previously graded site developed with an existing
Recreational Vehicle (RV) storage lot for the Robertson Ranch East and West Villages and is also
approved for a 66,000 sq. ft. three-story office building under a previous permit. PA 23G is designated
as Open Space for which no changes are being proposed by this development project.
For PA 22, the project applicant is proposing to reconfigure the existing RV storage facility to a new
location onsite and construct a new senior housing project instead of the previously approved 66,000
sq. ft. three-story office building. The senior housing project will consist of 98 senior residential
apartment units divided between three (3) buildings each consisting of three-story construction. The
senior apartment complex will also include a leasing office, two (2) recreation rooms, a garden
courtyard, outdoor seating areas and a community pool. Site improvements will include surface
parking, carports, retaining walls, site walls, fences and landscaping. Grading includes 5,500 cubic
yards of excavation, 7,400 cubic yards of fill, and 1,900 cubic yards of import. No expansion of the
previously graded pad is proposed beyond the boundary of the existing toe of slope.
The proposed project involves a Master Plan Amendment {MP 02-03{H}}, Site Development Plan {SDP
15-13), Minor Site Development Plan {SDP 15-19), Conditional Use Permit (CUP 15-05) and a Minor
Subdivision {MS 15-12}.
August2015 -1-Initial Study
Item 8; page 35
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03{H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
Minor Subdivision No. MS 15-12 proposes to subdivide the 6.58 acre project site into three {3} parcels.
Parcel A {0.55 acres} will include the reconfigured RV Storage facility for both the Robertson Ranch
East and West Villages; Parcel B {4.88 acres} will include the proposed senior apartment complex; and
Parcel C {1.15 acres} will remain as Open Space within the existing boundaries of PA 23G and will be
held in separate ownership by the Robertson Ranch master association. No development is proposed
within PA 23G.
Master Plan Amendment No. MP 02-03H is proposing to 1} change the Land Use designation of PA 22
from Office (O} to the R-23 Residential (15-23 du/ac} designation consistent with the General Plan; 2)
change the underlying master plan zoning for PA 22 from Office {O} to Residential Density-Multiple
(RD-M} consistent with the above land use change; and 3} update the PA 22 development standards
to facilitate the proposed project.
Site Development Plan No. SOP 15-13 and Conditional Use Permit No. CUP 15-05 are required for the
approval of the proposed senior residential use, conceptual site design and architectural elevations.
Minor Site Development Plan No. SOP 15-19 is required for approval of the proposed RV storage
facility conceptual site design, which will be held in separate ownership by the Robertson Ranch
master association at completion.
10. ENVIRONMENTAL SETTING/SURROUNDING LAND USES: The project site is 6.58 acres located
within the Robertson Ranch Master Plan on Planning Areas PA 22 {5.43 acres} and PA 23G (1.15 acres}.
PA 22 is a previously graded pad developed with an existing Recreational Vehicle (RV} storage facility
for both the Robertson Ranch East and West Villages and is also approved for a 66,000 sq. ft. three-
story office building under previous permits (not built). This project will supersede the previous
approvals. PA 23G is designated as Open Space in the Robertson Ranch Master Plan and on the City's
General Plan Land Use Map. The project site is bounded by Cannon Road and an existing two-story
single-family residential development (PA 21} and three-story multifamily residential development
(PA 15) to the north; Calavera Creek and the Rancho Carlsbad mobile home residential community to
the south; open space to the east; and i;l community park site (PA 12) and a water quality open space
lot (PA 20} to the west.
11. OTHER REQUIRED AGENCY APPROVALS: None
12. PREVIOUS ENVIRONMENTAL DOCUMENTATION: The project site is the subject of previous CEQA
review. The site is included in the Robertson Ranch Final Program Environmental Impact Report (EIR},
which was certified by the Carlsbad City· Council on November 14, 2006 (EIR 03-03, State
Clearinghouse #2004051039); and also a Mitigated Negative Declaration (MND}, Mitigation
Monitoring and Reporting Program and Addendum for the ROBERTSON RANCH PA 22 (GPA 09-01/ZC
09-01/MP 02-02(8}/CT 09-01/SDP 09-01/PUD 09-01} project, which was adopted on December 16,
2009 by Planning Commission Resolution No. 6657.
August2015 -2-Initial Study
Item 8; page 36
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-:o3{H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
13, SUMMARY OF ENVIRONMETIITALFACTORS POTENTIALLY AFFECTED:
The summary of environmental factors checked below would be potentially affected by this project,
invoMng at least one impact that is a ''Potentially Significant Impact," or "Potentially Significant
Impact Unless Mitigation Incorporated" as indicated by the checklist oh the following pages.
D Aesthetics D Greenhouse Gas Emissions D Population & Housing
0 AgrjcuJt_ure & forestry Resources D Hazards/Hazardous Materials D Publicservices
D Air Quality D Hydrology/Water Quality D Recre·ation
D Biological Resources D Land Use. & Planning D Transportation/Traffic
jgj Cultural Resources D Mineral Resources D Utilities & Service Systems
0 Geology/Soils IX! Noise IX! Mandatory findings of Significance
;1.4. PREPARATION: The Initial Study for the sµbject project was prepared by: . ~ J:l# . . .:Jo.n~ '2.1 1 ZOlb
Jason Goff, Associate Planner Date
August2015 -3-Initial Study
Item 8; page 37
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP Q2,-,Q3{H)/S0P 15-13/SDP 15~19/CUP 15-05/MS 15-12
15. DETERMINATION: (to. pe ¢ompleted py LeadAgency}
On the basis of th is initia.l evaluation:
D I f)nd that the proposed project coi.JLD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared,
~· I find that although the proposed project could have a 51gniftcarit effe1:t on the environment,
there Will not be a signific<'lnt effect in this case because the mitigation measures described
herein have been added to the project. A MITlGATED NEGATtVE DECLARATION wiil be
prepared,
0 I find that the proposed project MAY have a significant effect on the eiwiroriment, and an
ENVIRONMENTAL IMPACT REPORT is required.
D I find that the proposed project MAY have a "potentially significant impact{s)" on the
environment; but at li=ast one potentially significant impact 1) has been ade'qilately analyzed
ih ail earlier dqcument pursuant to applicable legal standards, and 2) has beB:n addressed by
mitigation me;:isures based on the earlleranalysls ~s described herein. A Negative Declaration
is required, but it must analyze only the effects that remain to .be addressed.
D l find that a !though the propose.d project could have ;:i signifa::ant effect qn the environment,
there WlLL NOT be a significant effect in this case because aU potentially sjgnificant effects (a)
have been analyzed adequately in an ec!rlier ENVIRONMENTAL IMPACT REPORT or NEGATIVE
DECl,ARATION pµrsuant to applicable standards and (b) have been avoided or mitigate4
pursuant to that earlier ENVIRONMENTAL iMPAC:T REPORT or NEGA1WE DECLARATION;
including revisions or mitigation. measures that are imposed upon the proposed project.
Therefore, nothing further is. required.
16. _ENVIRONIVIENTAL DETERMINATION: The initial study for this project has been reviewed and the
environmental determination, indicated above, is hereby approver:!.
i){j}~ ...
VAN 6/NCH, Principal.Planner · · · ( . Date
17. APPl.lCANT CONCURRENCE WITH MITIGATION MEASURES: This is to certify that I hav.e
reviewed the mitig·ation measures in the Initial Study and concur with the addition of these me19=9~ ( / i, f b
Signature Date
. -. -.
Print Name f.:,flo D [.t.f I I[ LJ) rtf?J J Pe tv 'fl~
August:2015 -4-Initial Stuc:ly
Item 8; page 38
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported
by the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No
Impact" answer should be explained where it is based on project-specific factors as well as general
standarc:!s (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysis).
2. All answers must take account ofthe whole action involved, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operation·al impacts.
3. Once the lead agency has determined that a particular physical impact may occur, then the checklist
answers must indicate whether the impact is potentially significant, less than significant with mitigation,
or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that
an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the
determination is made, an EIR is required.
4. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the
incorporation of mitigation measures has reduced an effect from II Potentially Significant Impact" to a "Less
Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how
they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as
described in (5) below, may be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect
has been adequately analyzed in an earlier EIR or negative declaration. Sectibn 15063(c)(3)(D). In this case,
a brief discussion should identify the following:
a. Earlier Analysis Used. Identify and state where they are available for review.
b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
and state whether such effects were addressed by mitigation measures based on the earlier
analysis.
c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from the
earlier document and the extent to which they address site-specific conditions for the project.
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside
document should, where appropriate, include a reference to the page or pages where the statement is
substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources used or individuals
contacted should be cited in the discussion.
8. The explanation of each issue should identify:
a. The significance criteria or threshold, if any, used to evaluate each question; and
b. The mitigation measure identified, if any, to reduce the impact to less than significant.
August 2015 -5-Initial Study
Item 8; page 39
,.
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
t. "C ... u ra "' ra J:: ... c.. ..... c.. E .i 5 .§
AESTHETICS >:;: ... c.. ... t. = C C C ~ .C C ·! ~ n:J rJ 8 "' ra .. ..s:: J::! c.. .c::~ £.;: E ..... ~ .§ "'·-u:i ·c: . ., C u, C
Would the project: 0 .9:1 u, bD .:!: "'ti!) 0 !I vi :ii:· "'·-z 0.."' ...I"'
a) Have a substantial adverse effect on a scenic vista? D D D IZl
b) Substantially damage scenic resources, including but not limited to,
trees, rock outcroppings, and historic buildings within a State scenic D D D IZl
highway?
c) Substantially degrade the existing visual character or quality of the D D IZl D site and its surroundings?
d) Create a new source of substantial light and glare, which would D D IZl D adversely affect day or nighttime views in the area?
a-b) No Impact. The Robertson Ranch Master Plan and EIR included a visual quality and landform analysis
for the Master Plan area. The proposed development on the Planning Area 22 (PA 22) site is located on a
previously graded pad and will not require any significant alteration of landform. The development area
of the subject site has been previously graded with a d~posit of fill soil placed over much of the site via
the grading permit issued with the Master Tentative Map for the Robertson Ranch East Village (CT 02-02)
and later amended for the expansion of the PA 22 pad and development of the existing RV storage facility.
PA 22 is not within the view shed of a scenic vista, and is not visible from a State scenic highway. No
impact is assessed.
c-d) Less than Significant Impact. The proposed project complies with the Robertson Ranch Master Plan
development standards for architectural design and landscaping. Compliance with these standards and
guidelines mitigates any potential visual quality impacts of individual development projec~s that are
approved and implemented consistent with the Master Plan. Compliance with the development
standards of the Master Plan specifically mitigates visual impacts including those associated with line-of-
sight views from the Rancho Carlsbad Mobile Home Park, the closest existing development. The project
complies with these standards. The project also complies with the development standards of the City's
Residential Density-Multiple (RD-M) Zone that is being proposed for the Planning Area 22 (PA 22) project
through the proposed Master Plan Amendment. The RD-M Zone implements the R-23 General Plan Land
Use designation for the site. The residential buildings will not exceed 35-feet in height, with architectural
projections not exceeding 45-feet. As a visual barrier, the reconfigured RV storage lot will be surrounded
by an 8-foot tall decorative masonry wall. Along the exterior of this wall, dirt will be bermed against the
lower 2-feet with landscape planted along the interface to soften and reduce massing. The Conceptual
Landscape Plan incorporates a plant palette and design that assists in reducing the massing of the
proposed residential buildings and screening of the permanent RV storage facility and parking lots from
existing Rancho Carlsbad Mobile Home Park view. A view analysis has been conducted from existing !
residences along the periphery of the Rancho Carlsbad Mobile Home Park. This analysis concludes that
the distance and dense landscaping will serve to alleviate the potential for significant visual impacts from
this area. Lighting associated with the development of the site is at a level consistent with residential uses
and structures. The project will also incorporate light shielding to minimize any potential for light spillover
offsite or into the adjacent neighboring properties.
August 2015 -6-Initial Study
Item 8; page 40
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
Lastly, the Robertson Ranch Master Plan EIR concluded that the Robertson Ranch was not considered a
scenic resource nor would future development block any existing scenic vistas from the view of
surrounding land uses. Moreover, the project was determined to ensure aesthetic quality of future
development through compliance with the Master Plan Design Guidelines. The proposed project is
otherwise consistent with the Robertson Ranch Master Plan Design Guidelines; and also complies with
the development standards of the RD-M Zone and other relevant code sections relating to RV Storage,
parking, landscaping, setbacks, and building height. In light of these factors, a less than significant impact
to aesthetic values is assessed for this proposed project.
tl "D tl ra (I) ra a. ..t: ... 0. ... "' E ·;: 0 §
II. AGRICULTURAL AND FOREST RESOURCES* ~~ ... 0. ... tl C C '-C C
"' ra l -~ § "' ra ra ~~ ..c: .!:! 0.
(I)·-+a~ -..... :t: § .., C u, C • u, C
Would the project: 0 -~ • U) bD .:!:!: "'·00 0 ~ vi a: (I) ·-
0. "' _, U'I z
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the maps prepared pursuant to D D D [XI the Farmland Mapping and Monitoring Program of the California
Resources Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson Act D D D [XI contract?
c) Involve other changes in the existing environment, which, due to
their location or nature, could result in conversion of Farmland to D D D [XI
non-agricultural use or conversion of forest land to non-forest use?
a-c) No Impact. The Robertson Ranch Master Plan EIR identifies all Important Farmlands within the
Robertson Ranch Master Plan Area. All of the Prime Farmland and Farmland of Statewide Importance is
located north of Cannon Road and is outside of the proposed development envelope of the project and
will not be impacted by the project. In addition, the EIR concludes that implementation of the Robertson
Ranch Master Plan does not constitute a significant impact to agricultural resources and thus no mitigation
was required for implementation of the Master Plan: No impact is assessed.
tl '.al tl ra ..t: ... "' 0. ... ra 0. E ·;: 0 § >:; ... 0. ... tl Ill. AIR QUALITY* I = C c·-C 1-C C -3 a 1 .~ ~ ra "' ra ..t: u 0. C q:: .... ~ -I-~ § (I)·-·: §, :t:! V) ·c ... C
0 -~ "'"" 0
-would the project: -~ vi a: (I)·-z 0. "' _, U'I
a) Conflict· with or obstruct implementation of the applicable air D D [XI D quality plan?
b) Violate any air quality standard or contribute substantially to an D D [XI D existing or projected air quality violation?
c) Result in a cumulatively considerable net increase of any criteria
pollutant for which the project region is in non-attainment under
an applicable federal or state ambient air quality standard D D [XI D
(including releasing emissions which exceed quantitative
thresholds for ozone precursors)?
August 2015 -7-Initial Study
Item 8; page 41
Ill.
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
tl "C tl "' "' "' C. J: ... C. E ~ E .§ ~~ . ~ g_ ... tl AIR QUALITY* ; ~ 0 C: C: "'"' .. "' .. ~~ £~£ J: u C. i-.;: .§ "'·-u, ·c..; U'l ·c ... C:
0 -~ u, bO ·-"'t1Q 0 ~in~ "'·-Would the project: 0. "' ..... "' z
d) Expose sensitive receptors to substantial pollutant D D D IRl concentrations?
e) Create objectionable odors affecting a substantial number of D D IRl D people?
*Where available, the significance criteria established by the applicable air quality management or air pollution control district
may be relied upon to make the following determinations.
Local Air Quality: An area is designated in attainment when it is in compliance with the National Ambient
Air Quality Standards (NAAQS) (federal) and/or California Ambient Air Quality Standards (CAAQS) (state).
, These standards are set by the Environmental Protection Agency or the California Air Resources Board for
the maximum level of a given air pollutant that can exist in the outdoor air without unacceptable effects
on human health or the public welfare. The criteria pollutants of primary concern that are considered in
an air quality assessment include ozone (03), nitrogen dioxide (N02), carbon monoxide (CO), sulfur dioxide
(502), particulate matter (PM10, and PM2.s), lead and toxic air contaminants. Although there are no
ambient standards for VOCs or NOx, they are important as precursors to 03.
The San Diego Air Basin (SDAB) is designated as a marginal nonattainment area for the 2008 8-hour NAAQS
for 03. The SDAB is designated in attainment for all other criteria pollutants under the NAAQS with the
exception of PM10, which was determined to be unclassified. The SDAB is currently designated
nonattainment for 03 and particulate matter, PM10 and PM2.s, under the CAAQS. It is· designated as
attainment for CAAQS for CO, N02, 502, lead and sulfates.
a) Less than Significant Impact. The project site is located in the SDAB. The periodic violations of (NAAQS)
in the SDAB, particularly for 03 in inland foothill areas, requires that a plan be developed outlining the
pollution controls that will be undertaken to improve air quality. In San Diego County, this attainment
planning process is embodied in the Regional Air Quality Strategies (RAQS) developed by the San Diego
County Air Pollution Control District (APCD) with regional growth projections provided by San Diego
Association of Governments (SANDAG). The RAQS outlines the APCD's plans and regulatory control
measures designed to attain state air quality standards for ozone. The RAQS, which was initially adopted
in 1991, is updated on a triennial basis with the most recent update occurring in April 2009.
The APCD has also developed the SDAB's input into the State Implementation Plan (SIP) which is required
under the Federal Clean Air Act (CAA) for pollutants that are designated as being in nonattainment of
national ,air quality standards for the air basin. The SIP relies on the same information from SAN DAG to
develop emission inventories and emission control strategies that are included in the attainment plan for
the air basin.
The proposed project relates to the SIP and/or RAQS through the land use and growth assumptions that
are incorporated into the air quality planning document. These growth assumptions are based on each
city's and the County's general plan. The project is within the scope of development that was anticipated
August2015 -8-Initial Study
Item 8; page 42
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 ·
in the SAN DAG growth projections and Carlsbad1s General Plan in 2009 used to develop the RAQS and SIP,
which at that time included an Office (0) Land Use designation for Planning Area 22 and the approved
development of a 66,000 square foot office building with 1,320 Average Daily Trips (ADT). The proposed
98 unit senior housing project is expected to generate 392 ADT, which is 928 ADT less than the previously
approved project. Therefore, operation of the proposed project will result in less emissions than were
considered as a part of the RAQS growth projections. As such, the proposed project is not anticipated to
conflict with either the RAQS or the SIP. Additionally, the operational emissions from the project are
below the screening levels, and subsequently will not violate ambient air quality standards.
b) Less than Signlficant Impact. The APCD operates a network of ambient air monitoring stations
throughout San Diego County. Due to its proximity to Carlsbad with similar geographic and climatic
characteristics, the Del Mar-Mira Costa College monitoring station concentrations of 8-hour and 1-hour
03 are considered most representative of 03 in Carlsbad. The Escondido-East Valley Parkway monitoring
station is the nearest location where PM10, PM2.s, N02, and CO concentrations are monitored. The El Cajon
-Redwood Avenue monitoring station is the nearest location where 502 concentrations are monitored.
Data available for these monitoring sites from 2010 through 2013 indicate that the most recent air quality
violations recorded were as follows: the 1-Hour 03 concentration did not exceed the state standard any
time during the years 2010 through 2013; the 8-Hour 03 concentration exceeded the state standard in
2010, 2011, and 2012, and exceeded the federal standard in 2012; the 24-Hour PM10 concentration
exceeded the state standard in 2009; the state annual PM10 standard was exceeded in 2013; and the
federal standard for 24-Hour PM2.s standard was exceeded in 2012 and 2013. Air quality within the region
was in compliance with both CAAQS and NMQS for N02, CO, and 502 during this monitoring period.
Grading and Construction: The project involves construction of a 98 unit multi-family senior housing
complex and hardscape improvements which include emissions associated with the minor grading to an
existing graded pad and building construction. Emissions would be minimized through standard
construction measures, storm water pollution prevention p!an requirements, Best Management Practices
(BMPs}, and when applicable, the California Green Building Standards Code that would reduce fugitive
dust debris, emissions and other criteria pollutant emissions during grading and construction. Therefore
emissions from the construction phase would be minimal, temporary and localized, resulting in pollutant
emissions that are not anticipated to significantly contribute to an existing or projected air quality
violation.
Operations: Vehicle trip emissions associated with travel to and from the project will result in 392 ADTs.
Vehicle trip emissions associated with the project are minimal and not anticipated to significantly
contribute to an existing or projected air quality violation.
c) Less than Significant Impact. Air quality emissions associated with the project include emissions from
grading and construction. However, grading and construction operations associated with the project
would minimize emissions through standard construction measures, storm water pollution prevention
plan measures and best management practices, and Green Building Code as noted in b). Other proposed
or future projects within the surrounding area were evaluated and none of the projects emit significant
amounts of pollutants or exceed AQMD or APCD standards. Operational emissions associated with the
project are anticipated to be consistent with the RAQS and SIP and do not exceed APCD standards.
August 2015 -9-Initial Study
Item 8; page 43
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
The proposed project would represent a contribution to a cumulatively considerable potential net
increase in emissions throughout the air basin. As described above, however, emissions associated with
the proposed project would be minimal. Given the limited emissions potentially associated with the
proposed project, air quality would be essentially the same whether or not the proposed project is
implemented. According to the CEQA Guidelines Section 15064(h)(3), the proposed project's incremental
contribution to the cumulative effect is not cumulatively considerable. Any impact is assessed as less than
significant.
d) No Impact. Sensitive receptors include schools, hospitals, playgrounds, child care centers, athletic
facilities, long-term health care facilities, rehabilitation centers, convalescent centers, retirement "1omes
or other facilities that house individuals with health conditions that would be adversely impacted by
changes in air quality. As noted above, the proposed project would not result in substantial pollutant
emissions or concentrations. In addition, there are no sensitive receptors located in the vicinity of the
project. The project itself is not proposed in the vicinity of an existing pollution source that would expose
.sensitive receptors within the project to pollutants. No impact is assessed.
e) Less than Significant lmpcict. The proposed project could generate objectionable odors from
construction, vehicles and/or equipment exhaust from volatile organic compounds, ammonia, carbon
dioxide, hydrogen sulfide, methane, alcohols, disulfides, dusts or other pollutants during the construction
or operation of the project. Such exposure would be in trace amounts, localized in the immediate area,
temporary and would generally occur at magnitudes that would not affect substantial numbers of people.
Therefore, impacts associated with odors during construction or operation would be considered less than
significant.
; ... "1j ~ u "' a, "' C. ..c ..... C. ... "'. E -~ 5 §
IV. BIOLOGICAL RESOURCES ~~ ... C. ... t C C ._ C C ~· B 1 -~ ~ "' "' "' ..c -~ C. C ti: ~~-.._. ~ § a,·-.., C u, C:..; u, C
Would the project: O·.~ UJ bD ·-"' bQ 0 !I ;;; 2: OJ·-"""' .... "' z_
a) Have a substantial adverse effect, either directly or through habitat
modifications, on any species identified as a candidate, sensitive, or
special status species in local or regional plans, policies, or D D IZl D
regulations, or by California Department of Fish and Game or U.S.
Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian, aquatic or
wetland habitat or other sensitive natural community identified in D D D IZl local or regional plans, policies, or regulations or by California
Department of Fish and Game or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on federally protected wetlands
as defined by Section 404 of the Clean Water Act (including but not D D D IZl limited to marsh, vernal pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other means?
d) Interfere substantially with the movement of any native resident or
migratory fish or wildlife species or with established native resident D D D IZl or migratory wildlife corridors, or impede the use of native wildlife
nursery sites?
e) Conflict with any local policies or ordinances protecting biological D D D IZl resources, such as a tree preservation policy or ordinance?
August 2015 -10-Initial Study
Item 8; page 44
IV.
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
t: ,,, t: "' Q) "' Q. .c: ... Q. ... "' E ·;: c.i .§
BIOLOGICAL RESOURCES ~~ C °'c:· ~. .... 'I, C: C: ~ B -5 £ ~ -"'"' "' .c .!:::! Q. Ct;:: ,+,,la~ .§ Q) ·-VI ·c ~ .... C: "' C: Would the project: 0 .!:? VI bl) •-"' .. 0 !:l in~ QJ ·-Q. "' ...I"' z
f) Conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Community Conservation Plan, or other approved D D D IZl
local, regional, or state habitat conservation plan?
a) Less than Significant Impact. In addition to the Robertson Ranch Master Plan EIR, an additional
Preliminary Biological Assessment was prepared by Planning Systems, dated August 10, 2009, to provide
a site specific evaluation of the biological resources on the project site in association with the previously
approved ROBERTSON RANCH PA 22 project, which allowed for the expansion ofthe Planning Area 22 site
and the gradfng and development of the existing RV storage facility and construction of a 66,000 sq. ft.
office building; the latter of which has not been constructed but is superseded by this proposal. According
to the EIR and subsequent assessment, no riparian, aquatic or wetland habitat, nor any other sensitive
natural communities were found to exist on the site. Prior to the issuance of this grading permit (GR 09-
25), the applicant mitigated all impacts to HMP Habitat Groups D, E and F through payment of in-lieu
mitigation fees purs~ant to Mitigation Measure No. 6 as required by the addendum adopted by Planning
Commission Resolution No. 6657 on December 16, 2009. The proposed project is confined to the existing
graded pad for which all impacts have been previously mitigated and therefore does not result in
additional impacts not previously analyzed. Therefore, a less than significant impact is assessed as it
relates to biological habitat modification or impacts to sensitive species.
Additionally, Calavera Creek is located off site and adjacent to the project's southerly boundary within the
Rancho Carlsbad Mobile Home Park. According to the Preliminary Biological Assessment discussed above
and the previous CEQA review, the open water found in the creek bottom of this off-site creek channel
does not support any wetland species typically associated with a freshwater stream. Winter rains scour
the channel bottom periodically keeping it free of vegetation, while the creek banks and adjacent flat
bench are planted with ornamentals and maintained regularly by the Rancho Carlsbad Home Owners
Association. Therefore, the northern edge of the channel bottom (the edge of Open Water) represents
the wetland feature most proximate to the proposed project boundaries. Pursuant to the HMP
conservation standards, a 100-foot buffer is generally required from all wetlands, which this project and
the existing graded pad incorporates by design, except in an area nearest to the main project entrance at
Wind Trail Way and Cannon Road where a buffer of lesser width was previously approved by the Wildlife
Agencies. The project does not propose any significant changes to the existing graded pad or propose
development within the established buffer area as discussed above. Best Management Practices (BMPs)
as required by the Stormwater Management Plan contains adequate measures that will preclude
significant sediment runoff from the site. The project will implement standard erosion control measures
to avoid pollution and sedimentation of important water resources and the loss of vegetative resources
from sloped areas. Furthermore, it should be noted that there is an existing 6 ft. tall masonry wall
belonging to the Rancho Carlsbad Mobile Home Park and located on the north side of the Calavera Creek
channel, which further separates this project and provides for additional buffering. As a result of these
factors, a less than significant impact is assessed.
August 2015 -11-Initial Study
Item 8; page 45
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
b-f) No Impact. Both the Robertson Ranch Master Plan EIR and the previous ROBERTSON RANCH PA 22
project specific Preliminary Biological Assessment both indicate an absence of federally protected
wetlands on the project site as defined by Section 404 of the Clean Water Act. Therefore, the project will
not have a substantial adverse effect on federally protected wetlands through direct removal, filling,
hydrological interruption, or other means.
The proposed project has been designed to comply with the requirements of the Carlsbad HMP and does
not directly impact any identified animal migration corridors through the city. While the project_ site is
located adjacent to Calavera Creek, which may serve as a wildlife movement corridor, the project is
providing adequate buffers from the creek channel as discussed above. Standard HMP requirements as
they pertain to fencing, lighting, and the use of noninvasive plant species have been incorporated into the
project design to minimize any potential edge effects.
The project has been designed to comply with the City of Carlsbad H_MP and does not conflict with any
policies or ordinances protecting biological resources within the city. As a result, the projectis determined
to comply with the regulations and requirements of the HMP and does not conflict with any other policies
or ordinances protecting biological resources at a local, state or federal level. Therefore, no impact is
assessed.
tl "ti tl "' Q) "' C2. ..C:·-""" C2. ... "' E -~ 0 .§
V. CULTURAL/PALEONTOLOGICAL RESOURCES ~·i : """ CL ... "' C f; 0. ,:: ,:: u ~ G-"'"' "' ~ .S! ~ ·.J: -~ C2. Cti: .. ~ -.. -.§ QJ ·c . en C ~ u, ·c:
Would the project: . 0 .!:? .u, bl)·-· "' CID ci !l vi z Q) ·-C. v; . .... "' z
a) Cause a substantial adverse change in the significance of a historical D D D IZl resource as defined in §15064.5?
b) Cause a substantial adverse change in the significance of an D IZl D ,D archeological resource pursuant to §15064.5?
c) Directly or indirectly destroy a unique paleontological resource or D IZl D D site or unique geologic feature?
d) Disturb any human remains, including those interred outside of D IZl D D formal cemeteries?
a) No Impact. A Cultural Resources Survey and Evaluation for the entire Robertson Ranch Master Plan
Area was prepared by Brain Smith and Associates (BFSA), dated June 2002 as part ofthe Robertson Ranch
Master Plan Environmental Impact Report (EIR 03-03). Cultural resource sites were identified throughout
the Master Plan area and no historical sites were located within the footprint of the proposed project site.
However, a Historic Structure P-37-024329, the original Robertson Ranch House, was located nearby to
the east and outside of the footprint of the subject project. This structure was described as a rectangular
wood-frame and sided, Victorian style structure that had several modern era additions. The BFSA Cultural
Resources Survey and Evaluation determined that the structure was in poor condition at the time and not
deemed a significant historical structure. No mitigation was required, and the structure has since been
removed. Therefore, the project does not cause a substantial adverse change in the significance of a
historical resource as defined in §15064.5. No impact is assessed.
August 2015 -12-Initial Study
Item 8; page 46
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
b, d) Less than Significant with Mitigation Incorporated. A Cultural Resources Survey and Evaluation for
the entire Robertson Ranch Master Plan Area including the "Option Parcel" was prepared by Brain Smith
and Associates (BFSA)1 dated June 2002 as part of the Robertson Ranch Master Plan Environmental Impact
Report (EIR 03-03). The BFSA Cultural Resources Survey and Evaluation identified a small archaeological
site on the proposed project site in the location of the existing RV storage lot. Cultural Site SDl-161138
was identified as a small scatter of marine shell and associated lithic artifacts located on a gradual slope
west of the original Robertson Ranch house. Testing of the site demonstrated that SDl-16,138 consisted
of a moderate scatter of marine shell with a small'amount of bone and lithic artifacts. Testing concluded
that the presence of both marine shell and bone indicated food processing was the primary activity at the
site, while the surface artifacts suggested limited lithictool production or maintenance also occurred. The
site was deemed to be significant and required mitigation through excavation and analyses.
In accordance with the Robertson Ranch Master Plan EIR 03-03 mitigation monitoring and reporting
program, a data recovery program was completed for archaeological site 501-16,138. This data recovery
program was documented in the Results of a_ (u/tural Resources Mitigation and Monitoring Program for
Robertson Ranch, dated November 26, 2008, by Brian F. Smith and Associates. According to this report,
no lithics were present in the collection, nor was pottery or any other temporally distinct artifact
encountered from SDl-16,138 during the data recovery program and thus mass grading of the site was
allowed to occur in compliance with the Robertson Ranch Master Plan EIR 03-03 mitigation measures.
The later expansion of the Planning Area 22 (PA 22) project site· in the easterly direction for the
development of the existing RV storage facility and approved 66,000 sq. ft. office building (never
constructed) involved additional excavation and grading of the "Option Parcel" to fully develop the pad
as it sits today. A Mitigated Negative Declaration was prepared for that project and archaeological
monitoring by both a qualified archaeologist and tribal monitor(s) of the San Luis Rey Band of Mission
Indians were provided during all earth-disturbing activities to mitigate any accidental discovery of
archeological resources in accordance with the California Environmental Quality Act (CEQA) Section
15064.S(f).
Although the proposed project does not include expansion of the PA 22 existing graded pad, the proposed
grading does include remedial excavation and re-compaction over portions of the existing graded pad,
along with trenching for utilities, future building foundations and a fire access connection at Cannon Road.
Given previous discoveries onsite and in the general vicinity, there is potential for accidental discovery of
buried archeologi'cal and/or cultural resource deposits. Therefore, in accordance with the California
Environmental Quality Act (CEQA) Section 15064.S(f), which requires provisions for the identification and
evaluation of accidentally discovered archeological resources; mitigation measures have been added to
the project requiring archaeological monitoring by both a qualified archaeologist and tribal monitor(s) of
the San Luis Rey Band of Mission Indians during all earth-disturbing activities. In the event that any
cultur;:il resources, concentration of artifacts, or culturally modified soil deposits are discovered within the
project boundaries during construction activities, all work is to be halted near the discovery and a qualified
archeologist shall record and evaluate the discovery under CEQA. Through the implementation of these
mitigation measures, along with the requirements of tribal monitoring and a formal pre-excavation
agreement with the San Luis Rey Band of Mission Indians, impacts to any unforeseen or accidentally
discovered cultural resources are reduced to a level of less than significant. ·
c) Less than Significant with Mitigation Incorporated. The Robertson Ranch Master Plan EIR identified
the possibility of paleontological resources being present within the soils that were identified within the
Robert~on Ranch Master Plan area. Grading for the development of the existing pad and previous project
August 2015 -13-Initial Study
Item 8; page 47
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03{H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
did not reveal any paleontological resources as indicated in a July 22, 2010 monitoring report by Brian F.
Smith and Associates (Negative Paleontological Monitoring and Mitigation Report, Robertson Ranch PA-
22, City of Carlsbad, Brian F. Smith and Associates, July 22, 2010). However, the grading discussed in the
above paragraph while considered minor could result in the accidental discovery of paleontological
resources. Therefore, a mitigation program which involves the review of the grading plans and full time
attendance of a paleontologist during grading operations (i.e., cuts), with the authority to direct grading
in order to salvage and curate resources, will mitigate impacts to a less than significant level.
tl -a tl "' "' "' .c ... a. .... "' a. E -~ 0 .§
VI. GEOLOGY AND SOILS >:;:; .... a. .... tl = C: C: C: ... C: C: ~ ~ ] -~ ~ "'"' "' ..c: .!:! . C. C: .,i: ... ~ -... "f-.§ "'·-"' C: • ~ ·c .... C:
Would the project: o EE VJ bl) .::::: "'"" 0 .3 in 2 "'·-z c.."' .... "'
a) Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury or death involving:
i. Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map issued
by the State Geologist for the area or based on other D D D IRl
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
ii. Strong seismic ground shaking? D D IRl D
iii. Seismic-related ground failure, including liquefaction? D D IRl D
iv. Landslides? D D D IRl
b) Result in substantial soil erosiori or the loss of topsoil? D D IRl D
c) Be located on a geologic unit or soil that is unstable, or that would
become unstable as a result of the project, and potentially result in D D IRl D on-or off-site landslide, lateral spreading, subsidence, liquefaction,
or collapse?
d) Be located on expansive soils, as defined in Section 1802.3.2 of the
California Building Code (2007), creating substantial risks to life or D D IRl D
property?
e) Have soils incapable of adequately supporting the use of septic
tanks or alternative wastewater disposal systems where sewers are D D D IRl
not available for the disposal of wastewater?
a.i.) No Impact. There are no Alquist-Priolo Earthquake Fault zones within the City of Carlsbad and there
is no other evidence of active or potentially active faults within the City. No imp.act is assessed.
a.ii.-a.iii.) Less than Significant Impact. The project site is situated in the western portion of the
Peninsular Ranges geomorphic province of southern California. The most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the State Geologist for the north San Diego County area, indicates
that the project is considered to be in a seismically active area, as is most of southern California. This map
however, indicates that the subject site is not underlain by known active faults, nor is there evidence of
ground displacement in the area during the last 11,000 years.
The closest fault, the Rose Canyon fault, is located approximately 4.5 miles westerly of the site. The
Elsinore fault zone is located approximately 24 miles east of the site. The potential for rupture resulting
from earthquake is considered to be low. The subject site is not within a fault-rupture hazard zone as
indexed in the Division of Mines and Geology Special Publication 42.
August2015 -14-Initial Study
Item 8; page 48
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
The geotechnical evaluation that was prepared for the Robertson Ranch Master Plan EIR by GeoSoils, Inc.,
dated September 2004, concluded that the subject site appears generally suitable for grading and
development from a geotechnical perspective. A further analysis by GeoSoils, Inc. dated March 6, 2009
was prepared subsequent to the import of fill soil onto the Planning Area 22 (PA 22) site per a rough
grading plan approval for the East Village Master Final Map. This analysis concluded that the fill soil
operations had been completed in general accordance with the City grading ordinance and per
recommendations by the geologist. A second phase of site grading was performed in 2010 (GeoSoils Inc.,
2010), the purpose of which was to prepare the remaining ungraded portion of PA 22 for the construction
on the existing RV storage site and approved 66,000 sq. ft. office building. Existing colluvium {top soil),
near surface alluvium, and weathered formational material were removed to suitable earth material and
re-compacted as fill. Additional fill soils were imported to the site from other areas of the Robertson
Ranch development to achieve the desired grade configurations that are present today.
However, according to the most recent updated report by GeoSoils, Inc. dated May 12, 2015 (Geotechnical
Update, Planning Area 22 of Robertson Ranch East Village, W.O. 6896-A-SC}, the western and
southwestern portions of PA 22 consist of compacted soil overlying alluvial soils that were left in place
where building construction is now being proposed. These alluvial soils will need to be removed and the
uppermost fill soils that have become relatively dry and loose will also need to be removed and re-
compacted to support the currently planned development. By following the recommendations contained
within the referenced report, the site is suitable for the proposed project and exposure of people or
structures to geotechnical related hazards is considered less than significant.
a.iv.) No Impact. The geotechnical evaluation for the Robertson Ranch Master Plan EIR concluded that
no landslides exist on or near the Planning Area 22 project site. No Impact is assessed.
b) Less than Significant Impact. During finish grading, exposure of soils could lead to an increased chance
for the erosion of soils from the site. However, such grading will follow best management practices for
the control of erosion, such as straw bale or sandbag barriers, silt fences, slope roughening, and outlet
protection in exposed areas. Finished grades will be promptly hydroseeded or otherwise protected as
required per the adopted City Grading Ordinance. If necessary, temporary slope cover such as straw
matting or mulch will be applied to newly graded slopes to reduce the potential for soil erosion or the loss
of topsoil to a level that is considered to be less than significant.
c-d) Less than Significant Impact. Liquefaction describes a phenomenon in which cyclic stresses,
produced by earthquake induced ground motion, creates excess pore pressures in relatively
co hens ion less soils. These soils may thereby acquire a high degree of mobility, which can lead to lateral
movement sliding, consolidation and settlement of loose sediments, sand boils, and other damaging
deformations. This phenomenon occurs only below the water table, but after liquefaction has developed
it can propagate upward into overlying, non-saturated soil, as excess pore water dissipates. According to
the geotechnical report that was prepared for the Robertson Ranch Master Plan EIR, liquefaction potential
was identified within the alluvial soils of Robertson Ranch project area. Alluvial soils appear to occur
within two distinct depositional environments onsite. One is characterized as tributary alluvium {QalA),
deposited within smaller canyons and gullies dissecting slope areas; and valley alluvium {Qal8), deposited
within the larger, broad flood plains located along the eastern and southern sides of the Robertson Ranch
project area. The Robertson Ranch Master Plan EIR included a mitigation measure requiring a minimum
10 to 15 foot layer of non-liquefiable soil material (i.e., compacted fill plus alluvium above the
groundwater table) be provided beneath any structure to reduce any potential liquefaction potential. The
August2015 -15-Initial Study
Item 8; page 49
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
March 6, 2009, GeoSoils, Inc., report indicated that loose surficial materials {i.e., existing topsoils,
colluviums, near surface alluvium, and unsuitable formational soils), were removed to expose suitable
bearing soils, as defined in the approved report for the site. However, according to the most recent
updated report by GeoSoils, Inc. dated May 12, 2015 {Geotechnical Update, Planning Area 22 of Robertson
Ranch East Village, W.O. 6896-A-SC), the western and southwestern portions of Planning Area 22 consist
of compacted soil overlying some alluvial soils that were left in place where building construction is now
being proposed. These alluvial soils along with and the uppermost fill soils (2 to 3 ft.) that have become
relatively dry and loose will need to be removed and re-compacted to support the currently planned
development. By following the recommendations contained within the referenced report, the site is
suitable for the proposed project and exposure of people or structures to geotechnical· related hazards is
considered less than significant.
e) No Impact. The proposed project does not propose septic tanks but instead will utilize the public sewer
system. Therefore, there will be no impacts involving soils that support the use of septic tanks or
alternative wastewater disposal systems. No impact is assessed.
.... "C tl u ro OJ ro C. .c .... C. .... ro E "§: 0 .§
VII. GREENHOUSE GAS EMISSIONS >:;: .... C. .... tl =·c: ~·:; 8 C C .• !$! ~ 1-·-~ ro
fi ~ ·-= C. 1: -~ ........ .§ B ·2 u, ·2 ..i u, ·2
Would the project: 0 -~ u, bQ ·-"'"" 0 ~ in 2: OJ·-0.."' .., "' z
a) Generate greenhouse gas emissions, either directly or indirectly, D D IX] D that may have a significant impact on the environment?
b) Conflict with an applicable plan, policy or regulation adopted for D D IX] D the purposes of reducing the emissions of greenhouse gases?
a-b) Less than Significant Impact. The project is expected to generate GHG emissions in the short-term
as a result of construction emissions and in the long-term primarily as a result of automobile trips and
energy consumption. Based on the GHG emission calculations contained within the Greenhouse Gas
Assessment prepared for the project by LDN Consulting, Inc., October 26, 2015, the proposed project is
expected to generate a total of 870.52 metric tons of carbon dioxide equivalent emissions (C02e).
Automobile trips and energy consumption being the two largest contributors would represent 581.06
metric tons of C02e emissions; and 189.35 metric tons of C02e emissions; while project related
construction emissions would represent 21.96 metric tons of C02e emissions averaged over a 20 year
period. The City of Carlsbad's Climate Action Plan includes a significance screening threshold criteria of
900 metric tons of GHGs. While the proposed project is expected to generate some short-term and long-
term GHG emissions that could contribute directly and indirectly to the environment, the total GHG
emissions {870.52 C02e) generated by the project, combined with the state and federal reduction
measures are below the screening threshold and thus are not considered significant. Therefore, impacts
from GHG emissions on the environment are considered to be less than significant.
August 2015 -16-Initial Study
Item 8; page 50
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
.... "Cl t;; u ro .<: 2l ro 0. j ~ 0. E .§
VIII. HAZARDS AND HAZARDOUS MATERIALS ~~ .... 0. .... t;; ; ; 8 C: C: ~ ~ ro ro ro -..c: .~. C -s ~ 0. C: ,;:: .., ~ -.§ "'·-u, ·c .... C: "'C: •
Would the project: 0 .2.0 u, bO -~ "' "" 0 !I in 2 "'·-0. "' ...I"' z
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous D D ~ D
materials?
b) Create a significant hazard to the public or environment through
reasonably foreseeable upset and accident conditions involving the D D ~ D
release of hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter mile D D D ~
of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous·
materials sites compiled pursuant to Government Code Section D D D ~ 65962.5 and, as a result, would it create a significant hazard to the
public or environment?
e) For a project within an airport land use plan, or where such a plan
has not been adopted, within two miles of a public airport or public D .D D ~ use airport, would the project result in a safety hazard for people
residing or working in the project area?
f) For a project within the vicinity of a private airstrip, would the
project result in a safety hazard for people residing or working in D D D ~
the project area?
g) Impair implementation of or physically interfere with an adopted D D D ~ emergency response plan or emergency evacuation plan?
h) Expose people or structures to a significant risk of loss, injury or
death involving wildland fires, including where wildlands are D D D ~ adjacent to urbanized areas or where residences are intermixed
with wildlands?
a-b) Less than Significant Impact. The proposed project involves minor grading operations and
construction activity for the reconfiguration of the existing RV storage facility and development of a 98-
unit senior housing project in place of a previously approved 66,000 sq. ft. office building. During the
construction phases of the proposed project, construction equipment and materials typically associated
with land development (i.e. petroleum products, paint, oils and solvents) will be transported and used
onsite. Upon completion of construction of the project, some use of hazardous cleaning products on the
site may occur. Other than during this construction phase, the project will not routinely utilize hazardous
substances or materials. All transport, handling, use, and disposal of any cleaning substances will comply
with all Federal, State, and local laws regulating the management and use of such materials. No
extraordinary risk of accidental explosion or the release of hazardous substances is anticipated with
construction, development, and implementation or operation of the proposed project and use.
Therefore, it is concluded that the routine amount of hazardous materials utilized during the construction
period is not significant, and the project in general will not create a significant hazard to the public or the
environment through the routine transport, use, or disposal of hazardous materials; or create a significant
August 2015 -17-Initial Study
Item 8; page 51
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-D3(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
hazard to the public or environment through reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the environment.
c-h) No Impact. The project site is not listed on any county, State or Federal databases as a hazardous
waste use or disposal site as compiled pursuant to Government Code Section 65962.5 and, as a result,
would not create a significant hazard to the public or environment. The site is in excess of 31i mile from
the nearest school (Kelly Elementary and Sage Creek High), and is not located within the Airport Influence
Area of the McClellan Palomar Airport Land Use Compatibility Plan, or adjacent to or within the vicinity of
any private airstrips. Neither construction, nor the operation of the proposed project, will significantly
affect, block, or interfere with traffic on public streets, including any streets that would be used for an
emergency response plan or emergency evacuation plan. No emergency response or evacuation plan
directs evacuees through the project site, and no improvements are proposed by the project in any area
which would physically interfere with an adopted emergency response plan or emergency evacuation
plan. Furthermore, the Structure Fire/Wildfire Threat to the project site is identified as "Little or No
Threat" as shown on the City's General Plan Fire Hazard Severity Zone Map and it should be further noted
that a new fire station is currently under construction and located directly across Cannon Road from the
project site, which is expected to be completed by January/February 2016. No impact is assessed .
... "O ... u u !U "' !U C. ..::: .... C. .... !U
. ' E "ii o .§
IX. HYDRCJLOGY AND WATER QUALITY >, = .. C.
C: C: t, = C: ;· ~ g :! .. ~ !U !U !U
.J;· .=! C = -~ C. C: I+-, ~~-.... -.§ ¢t ·-..., ·c .... C: ' u, C ~
Would the project: 0 .'9P ~ ~~ "' bQ 0 "'·-Q. VI _, VI z
a) Violate any water quality standards or waste discharge D D IZl D requirements?
b) Substantially deplete groundwater supplies or intetiere
substantially with ground water recharge such that there would be
a net deficit in aquifer volume or a lowering of the local ground D D IZl D water table level (i.e., the production rate of pre-existing nearby
wells would drop to a level which would not support existing land
uses or planned uses for which permits have been granted)?
c) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, D D IZl D in a manner, which would result in substantial erosion or siltation
on-or off-site?
d) Substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river,
or substantially increase the flow rate or amount (volume) of D D IZl D
surface runoff in a manner, which would result in flooding on-or
off-site?
e) Create or contribute runoff water, which would exceed the capacity
of existing or planned stormwater drainage systems or provide D D IZl D
substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality? D D IZl D
g) Place housing within a 100-year flood hazard area as mapped on a
Federal Flood Hazard Boundary or Flood Insurance Rate Map or D D IZl D
other flood delineation map?
August 2015 -18-Initial Study
Item 8; page 52
IX.
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
tl ,:i tl "' "".l!! "' a. ..... "' a. E "§: 5 .§
HYDROLOGY AND WATER QUALITY ~~ ..... a. ..... ..... C: C: ... C: C: u "'"' ~ .~ ~ "' "' "' :g ~ .c .!::::! a.
Q) ·-+-' ~ -4-' '.:!::: .§ ..... C: u, C . .,:i "' C: Would the project: 0 .~ u, bD ·-"' .. 0 ~ u; 2 Q) ·-0.."' ...I VI z
h) Place within 100-year flood hazard area structures, which would D D [X] D impede or redirect flood flows?
i) Expose people or structures to a significant risk of Joss, injury or
death involving flooding, including flooding as a result of the failure D D [X] D
of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow? D D [X] D
a) Less than Significant Impact. The project is required by law to comply with all federal, state and local
water quality regulations, including the Clean Water Act, California Administrative Code Title 23, specific
basin plan objectives identified in the "Water Quality Control Plan for San Diego Basin" (WQCP}, and the
city's Standard Urban Storm Water Management Plan (SUSMP}. The WQCP contains specific objectives
for the Carlsbad Hydrologic Unit, which includes the requirement to comply with National Pollutant
Discharge Elimination System (NPDES} and the use of Best Management Practices (BMPs}. Construction
activities for this project are covered under state-wide construction permit Order No. 2009-0009-DWQ
issued by the State Water Resource Control Board Permit. As part of the permit requirements, the
applicant will prepare and submit a Storm Water Pollution Prevention Plan (SWPPP} for the project.
Through each phase of construction, the SWPPP will identify specific erosion control and storm water
pollution prevention plan practices that will be implemented to protect downstream water quality. Post-
development activities for this project are covered under Order No. R9-2007-0001 issued by the California
Regional Water Quality Control Board San Diego Region. As part of these requirements, the applicant
must prepare and submit a Storm Water Management Plan (SWMP} addressing what treatment Best
Management Practices (BMPs} will be constructed to treat the post-development runoff from the project.
The SWMP will address how pollutants from this project will be reduced, captured, filtered, and/or treated
prior to discharge from the project site. Through this process, the project will not violate any water quality
standards or waste discharge requirements and impacts are therefore considered to be less than
significant.
b) Less than Significant Impact. The project does not propose to directly draw any groundwater; instead
it will be served via existing public water distribution lines within the public right-of-way located adjacent
to the site. Existing water lines will adequately serve the project's water demands. Rainwater infiltration
is needed to provide adequate groundwater recharge. A Preliminary Drainage Study and a Preliminary
Storm Water Management Plan dated May 14, 2015, were prepared fpr the project by O'Day Consultants,
Inc. According to the reports, the project incorporates Low Impact Development (LID} design features,
which promote infiltration of storm water run-off by proposing to minimize impervious surface areas, and
directing run-off to bio-retention basins. The implementation ofthe LID design features will mitigate the
potential impacts that the development can have on storm water. The project will not significantly
deplete groundwater supplies or quality. Therefore, impacts are considered to be less than significant.
August.2015 -19-Initial Study
Item 8; page 53
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
c-f) Less than Significant Impact. The Preliminary Drainage Study and Preliminary Storm Water
Management Plan (O'Day Consultants, May 14, 2015) for the project indicate that the proposed drainage
design does not adversely affect surrounding properties and the storm drain system adequately drains
the proposed project in a 100-year storm event. Construction of the proposed project improvements is
required by law to comply with all federal, state and local water quality regulations, including the Clean
Water Act and associated NPDES regulations and temporary impacts associated with the construction
operation will be mitigated. The total post development runoff discharging from the site will not
significantly exceed the pre-development amounts. The project incorporates Low Impact Development
(LID) design features, which promote infiltration of storm water run-off by proposing to minimize
impervious sutface areas, and directing run-off to'oio-retention basins that serve as a treatment BMP to
attain water quality objectives. Therefore, the project will not violate any water quality standards, deplete
groundwater supplies or quality, substantially alter existing drainage patterns, cause substantial erosion
or flooding, or significantly impact the capacity of storm water drainage systems.
The above reports indicate that Standard Storm Water Permanent Best Management Practices (BMPs)
will be incorporated into the project design to address water quality for the project. BMPs will be
implemented during construction and post construction phases, which specifically address sediments,
nutrients, trash and debris, oxygen demanding substances, oil and grease, bacteria and viruses; and
pesticides. As discussed in the above sections, the project will not significantly increase pollutant
discharges and will not alter the water quality of the receiving sutface waters, and the amount of discharge
and velocity of run-off will not significantly exceed pre-development levels. As a result of these project
design features, there will be less than significant impact to water quality, site erosion, and pollutant
discharge, and no receiving water quality will be adversely affected through implementation of the
proposed project.
g-j) Less than Significant Impact. The Planning Area 22 (PA 22) previously graded pad is not located within
.a 100-year flood hazard area according to Flood Insurance Rate Map, Map No. 06073C0768G (May 16,
2012). Therefore, the development project on PA 22 will not place any structures within the 100-year
flood hazard area, which would impede or redirect flood flows; and it will not expose people or structures
to a significant risk of loss, injury or death involving flooding, including flooding from seiche, tsunami and
mudflow. However, according to the City of Carlsbad Geotechnical Hazards Analysis and Mapping Study,
Catastrophic Dam Failure Inundation, Tsunami and Seiche Hazard Zone Maps (November 1992), the
southern portion of the open space lot (i.e., Planning Area 23G) located along Calavera Creek does appears
to be within a Catastrophic Dam Failure Inundation Zone for both Calavera Lake and Squires Dam, which
following a catastrophic failure could potentially inundate areas around the site that are below a 50 ft.
elevation. The finished floor elevations for the PA 22 project site are approximately 7 ft. above this
elevation (i.e., 57 ft. AMSL). Containment structure (i.e., dams) are subject to extensive design and
maintenance requirements of the California Division of Safety of Dams; and furthermore, the probability
for a catastrophic failure at either dam is considered extremely low. Therefore, the potential impact
associated with dam inundation is considered to be less than significant.
August 2015 -20-Initial Study
Item 8; page 54
X.
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-i2
tl "C t,
"' ..c: .l!! "' -a. ... "' a. -E "§: 5 §
LAND USE AND PLANNING >:;:; ... a. ... ... = C C C " C C Cl "' "' ~ -~ ~ "'"' "' :g ~ .r: ~~ a.
OJ·-...., !t: -..... ~ § .,. C u:i C..,; u, C
Would the project: 0 .!:? !! ~ ~ "' .. 0 OJ·-z 0.. VI --' VI
a) Physically divide an established community? D D D IZJ
b) Conflict with any applicable land use plan, policy, or regulation of
an agency with jurisdiction over the project {including but not
limited to the general plan, specific plan, local coastal program, or D D D IZJ
zoning ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation plan or natural D D D IZJ community conservation plan?
a) No Impact. Development of the subject project will not physically divide an established community.
No impact is assessed.
b) No Impact. The proposed project involves a Master Plan Amendment which would modify the
allowable land uses on the Planning Area 22 (PA 22) site from the Office (O) General Plan Land Use
designation to the R-23 Residential (15-23 du/ac) General Plan Land Use designation consistent with the
General Plan Land Use that was adopted for the site on September 22, 2015 by City Council Resolution
No. 20'15-243. The R-23 Residential land use allows for multiple-family residential development between
15 and 23 dwelling units per acres, in addition to the RV storage lot for the benefit of the residents of the
Robertson Ranch East and West Villages. The proposed Residential Density-Multiple (RD-M) Zone, which
is also included as part of the Master Plan Amendment, implements the R-23 Residential land use category
that was adopted for the site. The senior housing project is consistent with the requirements and
standards of the RD-M Zone; and the existing reconfigured RV storage facility is also consistent with the
uses envisioned by the Robertson Ranch Master Plan. The RV Storage facility is a requirement of that plan
and has been designed in accordance with the development standards outlined within.
The Robertson Ranch Master Plan EIR included a_n analysis of then-proposed residential di=velopment
compatibility with the adjacent Rancho Carlsbad Mobile Home Park project. The proposed PA 22 senior
housing project and RV storage lot maintains setbacks, grades and the general quality and standards that
were identified in the EIR to mitigate any potential land use compatibility impacts to the Rancho Carlsbad
Mobile Home Park project. Furthermore, the proposed senior apartment buildings and RV storage facility
have been designed to include design features through landscaping, screen walls and lighting controls
that help to reduce any potential land use compatibility concerns from the proposed development.
Therefore, the proposed project does not result in a significant impact to Planning and Land Use policy
compliance. No impact is assessed.
c) No Impact. The proposed project does not conflict with any habitat conservation plans or natural
community conservation plan policies. No impact is assessed.
August2015 -21-Initial Study
Item 8; page 55
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
'I, ""Cl t "' Ql .. C. .c ..... C.
E ~ ~ .§
XI. MINERAL RESOURCES >-:;:; ..... n. ..... tj = C ~ B 8 C C "' "' "'"' "' ~ u £EE .c u Cl. c~ +-' ~ .§ Ql ·-Vl C ·• v, C .,_, C
Would the project: 0 -~ V'.I 00 ~t! ~ .!::P 0
"-U) ~ vi ~ --' U) z
a) Result in the Joss of availability of a known mineral resource that
would be of future value to the region and the residents of the D D D IX]
State?
b) Result in the loss of availability of a locally important mineral
resource recovery site delineated on a local general plan, specific D D D IX]
plan, or other land use plan?
a-b) No Impact. Carlsbad is devoid of non-renewable energy resources of economic value to the region
and the residents of the State. Mineral resources within the City are no longer being utilized and extracted
as exploitable natural resources. Therefore, no mineral resource impacts will occur as a result of any
project. {EIR 13-02, page 3.15-1).
·. -· .·
'I, "ti 'I, "' "' "' .c ... C. . ..... C. E "i l5 §
XII. NOISE >';::; ... C. ... ~ ~·; s::: s::: ... s::: s::: ~ -~ ~ .... "' ... u ..r: J~ C.
C ti:: ..., !t: -..., ~ .§ "'·-... s::: "' s::: • "'s::: Would the project result in: o .ao u, ~ ~ ; .~: 0
"-"' !l ;;; 2 --'"' ,z
a) Exposure of persons to or generation of noise levels in excess of
standards established in the local general plan or noise ordinance D ~ D D
or applicable standards 9f other agencies?
b) Exposure of persons to or generation of excessive groundbourne D D D IX] vibration or groundbourne noise levels?
c) A substantial permanent increase in ambient noise levels in the D IX] D D project vicinity above levels existing without the project?
d) A substantial temporary or periodic increase in ambient noise levels D IX] D D in the project yicinity above levels existing without the project?
e) For a project located within an airport land use plan or, where such
a plan has not been adopted, within 2 miles of a public airport or D D D 181 public use airport, would the project expose people residing or
working in the project area to excessive noise levels?
f) For a project within the vicinity of a private airstrip, would the
project expose people residing or working in the project area to D D D IX]
excessive noise levels?
a, c, & d) Less than Significant Impact with Mitigation Incorporated. A noise study was prepared for the
proposed project to determine compatibility with the City of Carlsbad's Noise Guidelines Manual (Ldn
Consulting, Inc., August 28, 2015). The study identifies vehicle noise from Cannon Road as the primary
noise source within the vicinity of the project site. According to the report, no exterior noise mitigation
is necessary for compliance with the City of Carlsbad Noise Guidelines Policy Goal of 60 dBA CNEL at the
common use area, which are shielded by the existing noise wall located parallel to Cannon Road along
August2015 -22-Initial Study
Item 8; page 56
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
with the proposed building configurations. However, exterior noise levels at the residential building
facades (Levels 1-3} were found to be above the 60 dBA CNEL threshold in various locations, and the
project would thus be required to perform an interior assessment prior to issuance of a building permit in
order to ensure a 45 dBA CNEL interior noise level consistent with the City of Carlsbad's Noise Guidelines
and also Title 24 of the California Code of Regulations. The report indicates that interior noise levels of
45 dBA CNEL can easily be obtained with conventional building construction methods and upgraded
windows. A mitigation measure requiring submittal of an acoustical study prior to issuance of a building
permit to ensure a 45 dBA CNEL interior noise level is achieved consistent with the City of Carlsbad's Noise
Guidelines and Title 24 of the California Code of Regulations has been included to reduce impacts to a
level considered to be less than significant.
b) No Impact. The uses associated with the proposed project are senior housing and RV storage. The
surrounding uses consist of residential as well. These residential uses will not expose people to excessive
groundbourne vibration or excessive groundbourne noise levels. No.impact is assessed.
e) No impact. The subject site is located within approximately two (2} miles of McClellan-Palomar Airport.
However, because the site is located outside of the noise contour lines and airport overflight notification
area, it is concluded that locating senior housing at this site will not cause airport noise impacts for people
residing within the project area. As such, the project will not expose people residing or working in the
project area to excessive noise levels. No impact is assessed.
f) No Impact. The subject site is not located adjacent to or within the vicinity of a private airstrip for which
the project would expose people residing or working in the project area to excessive noise levels. No
impact is assessed.
.... "Cl .... u QI u "' "' C. ..c:: .... C. .... "' E "§: 0 .§
XIII. POPULATION AND HOUSING >:;:; ... C. ·-~ --tl . = ,: ; ~ 0 ,: ,: ~ G. "'"' "' .c -~ ~ ·..c: -~ C. ,: :,: ..-0 ~ -*:" ~ .§ .s ~ : §,:.~ ; : &I Would the project:-0 .!:!!' ~ iii 2 Cl)·-o,
c.."' ..... <l'l z
a) Induce substantial growth in an area either directly (for example,
by proposing new homes and businesses) or indirectly (for example, D D D IRl
through extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing, necessitating the D D D IRl construction of replacement housing elsewhere?
c) Displace substantial numbers of people, necessitating the D D D IRl construction of replacement housing elsewhere?
a-c) No Impact. Development of the proposed project will not induce substantial growth in the area,
either directly or indirectly, nor will it displace existing housing or people. Infrastructure facilities required
to serve this project are presently available in the street and do not require expansion. The subject site is
currently vacant of residential development and therefore no existing housing or people will be displaced
by the project. The project site is surrounded by other residential uses consisting of existing two-story
single-family residential (PA 21} and three-story multifamily residential (PA 15} to the north; and the
Rancho Carlsbad senior residential mobile home community to the south. The density of the proposed
residential development (20 du/ac} is consistent with the City of Carlsbad General Plan and Growth
Management Plan (R-23 Residential, 15-23 du/ac} and is compatible with the other surrounding
residential uses. No impact is assessed.
August2015 -23-Initial Study
Item 8; page 57
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03{H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
XIV. PUBLIC SERVICES
Would the project:
a) Result in substantial adverse physical impacts associated with the
provision of new or physically altered government facilities, a need
for new or physically altered government facilities, the construction
of which could cause significant environmental impacts, in order to
maintain acceptable service ratios, response times, or other
performance objectives for any of the public services:
i. Fire protection?
ii. Police protection?
iii. Schools?
iv. Parks?
V. Other public facilities?
D
D
D
D
D
D
D
D
D
D
t: "' ll. .§ ... C C
"'"' -:5 = U'l ·c "'bl) C!I ·-..... "'
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~
~
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a.i-a.v) No Impact. The proposed project will not affect the provision and/or availability of public facilities
(i.e., fire protection, police protection, schools, parks, etc.). The proposed project shall be subject to the
conditions and facility service level requirements within the Local Facilities Management Plan for Zone 14,
therefore no significant public service impacts will occur.
" t: "Cl t: m C!I m ll. ..c ... ll. .. "' E "j ::; .§
XV; RECREATION ~~ -c;2. ... t: C C '-C C
-~ (ti ~ -~ ~ "' "' "' !: ~ ..c: -~ ll. ... !!:: -..., !!;::: . .§ ~ ·c :. fo ~~ "' C 0 -~ ID.~ ·O
0.."' 3;;; ~ ..... "' z
a) Would the project increase the use of existing neighborhood and
regional parks or other recreational facilities such that substantial D D D ~
physical deterioration of the facility would occur or be accelerated?
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities, which might D D D ~
have an adverse physical effect on the environment?
a-b) No Impact. In addition to the reconfiguration of the existing RV storage facility for which no
recreation impacts will occur, the residential portion of the project is age restricted to seniors. The need
for active recreation facilities for senior citizens is very low, yet is being provided onsite through
construction of a pool area, landscaped garden courtyard and community recreation rooms. The need for
expansion of recreation facilities generated by the proposed project is non-existent. Additionally, a
community park serving the Robertson Ranch community will be constructed in the future across Cannon
Road from the development and existing walking paths are currently available throughout the Robertson
Ranch master planned community, for which this project is a part, to accommodate the future needs of
project residents.
August 2015 -24-Initial Study
Item 8; page 58
Project Name: CANNON ROAD.SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
t: "C t: "' CIJ "' Cl. ..c: ..... Cl. .. "' E -~ 5 .§
XVI.TRANSPORTATION/TRAFFIC ~~ .. C. ... t: C: C: ... C: C: .. "' ~ .~ ~ "' "' "' ~ u ..c: ~ C. s:: ~ ,4-J ~ -"'"'!'!:: .§ CIJ ·-... C: r.n C..,; "' C: Would the project: 0 .!:!l tr.I bJJ ·-"' "" 0
C. "' !l iii 2: ~·vi z
a) Conflict with an applicable plan, ordinance or policy establishing
measures of effectiveness for the performance of the circulation
system, taking into account all modes of transportation including
mass transit and non-motorized travel and relevant components of D D IZl D
the circulation system, including but not limited to intersections,
streets, highways and freeways, pedestrian and bicycle paths, and
mass transit?
b) Conflict with an applicable congestion management program,
including, but not limited to level of service standards and travel D D D IZl demand measures, or other standards established by the county
congestion management agency for designated roads or highways?
c) Result in a change in air traffic patterns, including either an increase
in traffic levels or a change in location that results in substantial D D D IRl
safety risks?
d) Substantially increase hazards due to a design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g., farm D D D IZl
equipment)?
e) Result in inadequate emergency access? D D D IZl
f) Conflict with adopted policies, plans, or programs regarding public
transit, bicycle, or pedestrian facilities, or otherwise decrease the D D D IRl
performance or safety of such facilities?
a) Less than Significant Impact. A traffic impact analysis comparing the proposed 98 unit senior
housing/RV storage use to the previously approved 66,000 sq. ft. office/RV storage use was prepared
(Urban Systems Associates, Inc., August 12, 2015). According to the analysis, the proposed 98 unit senior
housing/RV storage use is expected to generate approximately 392 Average Daily Trips (ADT) with 20 AM
peak hour trips (8 inbound/12 outbound) and 27 PM peak hour trips (16 inbound/11 outbound). The
previously approved office/RV storage use was expected to generate approximately 1,320 ADT with 185
AM peak hour trips (167 inbound/18 outbound) and 172 PM peak hour trips (34 inbound/138 outbound),
which was determined to have less than significant impacts relating to transportation and traffic. In
contrast, the proposed project would be generating approximately 928 fewer ADT (70% reduction) than
t.he previously approved office project with a reduction in AM peak hour trips by 165 trips (90% reduction)
and a reduction in PM peak hour trips by 145 trips (84% reduction). All nearby road segments and
intersections previously analyzed along Cannon Road, El Camino Real and College Boulevard are expected
to continue operating at acceptable levels. Therefore, traffic related impacts from the proposed project
are considered to be less than significant.
b) No Impact. In 2009 the congestion management agency (SANDAG) employed an "opt out" option
defined in Assembly Bill (AB) 2419. The congestion management program is no longer relevant to
development in the City of Carlsbad.
August2015 -25-Initial Study
Item 8; page 59
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
c) No Impact. The proposed project does not include any aviation components. It would not, therefore,
result in a change of air traffic patterns or result in substantial safety risks. No impact assessed.
d) No Impact. All project circulation improvements will be designed and constructed to City standards;
and, therefore, would not result in design hazards. The proposed project is consistent with the City's
general plan and zoning. Therefore, it would not increase hazards due to an incompatible use. No impact
assessed.
e) No Impact. The proposed project has been designed to satisfy the emergency requirements·of the Fire
and Police Departments. No impact assessed.
f) No Impact. The project is served by public transportation with a NCTD bus stop located along the
project frontage of Planning Area 22. No impact assessed.
.... "C tl u "' .c: 2:! "' C. .... "' C. E '§: 0 .§
XVII. UTILITIES AND SERVICE SYSTEMS :,.. :: .... C. .... tl = C: C: C: ... C: C: -! -~ ~ -~ ~ "'"' "' £~ C. C: ... .... !!:: -.§ 2 ·2 "' C: • C/')··c
Would the project: 0 -~ u, bQ ~ "'0.0 0 ~ in 2 • 11) ·-
Q. "' -,J VI z
a) Exceed wastewater treatment requirements of the applicable D D D IZl Regional Water Quality Control Board?
b) Require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the D D D IZl construction of which would cause significant environmental
effects?
c) Require or result in the construction of new storm water drainage
facilities or expansion of existing facilities, the construction of D D D IZl
which could cause significant environmental effects?
d) Have sufficient water supplies available to serve the project from
existing entitlements and resources, or are new or expanded D D D IZl
entitlements needed?
e) Result in a determination by the wastewater ·treatment provider,
which serves or may serve the project that it has adequate capacity D D D IZl to serve the project's projected demand in addition to the
provider's existing commitments?
f) Be served by a landfill with sufficient permitted capacity to D D D IZl accommodate the project's solid waste disposal needs?
g) Comply with federal, state, and local statutes and regulations D D D IZl related to solid waste?
a-g) No Impact. The Robertson Ranch Master Plan EIR concluded that overall impacts to public facilities
and service systems were not significant provided that the appropriate agency conditions for
development are met, including payment of public facilities fees. No impact is assessed.
August2015 -26-Initial Study
Item 8; page 60
XVIII.
a}
b)
c}
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-1?/SDP 15-19/CUP 15-05/MS 15-12
tl .., t;
"' QJ "' a. . .c .... a. ... "' E -~ 0 .§
MANDATORY FINDINGS OF SIGNIFICANCE ~i .... a. .... tl ; ; 8 C C "' "' "'"' "' ~¥ ..C ~ C ..c .!: Q.
QJ ·-+"' !t: -...... !!:: .§ ..., C U') C:..; u, C
Would the project: 0 .!l.O !: ~~ "' t20· 0
Q. "' ~ vi z
Does the project have the potential to degrade the quality of the
environment, substantially reduce the habitat of a fish or wildlife
species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal D IZl D D
community, reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of the
major periods of California history or prehistory?
Does the project have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively considerable" means
that the incremental effects of a project are considerable when D D IZl D viewed in connection with the effects of past projects, the effects
of other current projects,. and the effects of probable future
projects?}
Does the project have environmental effects, which will cause the
substantial adverse effects on human beings, either directly or D D D IZl
indirectly?
a) Less than Significant with Mitigation Incorporated. The subject site does not support any protected
or sensitive biological resources or habitat types. Calavera Creek, which is located off site and to the
south, is the nearest sensitive biological resource. The proposed project is not directly impacting Calavera
Creek, in that potential indirect impacts are reduced through incorporation of a 100-foot wide buffer
'made part of proposed site plan (except where previously reduced by the Wildlife Agencies) and the
requirements of a Storm Water Management Plan precludes any offsite migration of sediment.
Furthermore, the project's required mitigation as outlined in the Cultural Resources section will preclude
any elimination of important examples of major periods of California history or prehistory, thus reducing
impacts to less than significant. Therefore, the project will not reduce the habitat of a fish or wildlife
species; will not threaten to eliminate or reduce the number of endangered plant and animal species; and
will not result in the elimination of any important examples of California history or prehistory.
b) Less than Significant Impact. San Diego Association of Governments (SANDAG) projects regional
growth for the greater San Diego area and local General Plan land use policies are incorporated into
SANDAG projections. Based upon these projections, region-wide standards, etc., are established to
reduce the cumulative impacts of development in the region. All of the City's development standards and
regulations are consistent with the region wide standards. The City's standards and regulations, including
grading standards, water quality and drainage standards, ensure that development within the City will not
result in a significant cumulatively significant impact.
There are two regional issues that developments within the City of Carlsbad have the potential to have a
cumulatively significant impact on. These issues are air quality and regional circulation. As described in
the Robertson Ranch Master Plan EIR, the project will result in an increase in cumulative emissions in the
a1r basin. However~ the increase attributable to Robertson Ranch· or this one specific project will not
significantly impact basin wide air quality, which will remain effectively unchanged whether or not the
development is implemented.
August 2015 -27-Initial Study
Item 8; page 61
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
With regard to any other potential impacts associated with the project, city standards and regulations will
ensure that development of the site will not result in any significant cumulatively considerable impacts.
c) No Impact. Based upon the residential nature of the project and that future development of the site
will comply with city standards, the project will not result in any direct or indirect substantial adverse
environmental effects on human beings. No impact assessed.
August2015 -28-. Initial Study
Item 8; page 62
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
XIX. LIST OF MITIGATION MEASURES.
CUL-1-The following archeological resource mitigation measures shall be implemented:
a) Prior to the issuance of a grading permit and commencement of any ground disturbing activities,
the project developer shall retain the services of a qualified archaeologist to monitor ground-
disturbing activities. The applicant shall provide written verification that a qualified archaeologist
has been retained to implement the monitoring program. The verification shall be presented in
a letter from the project archaeologist to the lead agency.
b) The qualified archaeologist shall attend a preconstruction meeting to consult with grading and
excavation contractors concerning excavation schedules and safety issues; and to further explain
and coordinate the requirements of the monitoring program.
c) The qualified archaeologist ·shall be on-site during all grading, trenching, and other ground-
disturbing activities unless otherwise agreed upon by the archaeologist and city staff.
d) In the event any potential cultural resource is uncovered during the course of the project
construction, ground-disturbing activities in the vicinity of the find shall be redirected until the
nature and extent of the find can be evaluated by the archeologist. If cultural resources are
encountered, the archaeologist shall have the authority to temporarily halt or redirect
grading/trenching while the cultural resources are documented and assessed. If archaeological
resources are encountered during excavation or grading, the archaeological monitor shall direct the
contractor to avoid all work in the immediate area for a reasonable period of time to allow the
archaeologist to evaluate the significance of the find and determine an appropriate course of action.
The appropriate course of action may include, but not be limited to avoidance, recordation,
relocation, excavation, documentation, curation, data recovery, or other appropriate measures.
The Project Contractor shall provide a reasonable period of time for pursuing the appropriate
activities, including salvage of discovered resources. Salvage operation requirements pursuant to
Section 15064.5 of the CEQA Guidelines shall be followed. Rec_overed artifactual materials and data
shall be cataloged and analyzed. A report shall be completed describing the methods and results of
the monitoring and data recovery program and submitted to the satisfaction of the lead agency
prior to issuance of any building permits. Artifacts shall be curated with accompanying catalog to
current professional repository standards or the collection will be repatriated to the appropriate
Native American Tribe(s), as specified in the pre-excavation agreement (see Mitigation Measure
CUL-2).
e) If any human remains are discovered, all construction activity in the immediate area of the discovery
shall cease immediately, and the Archaeological monitor shall notify the County Medical Examiner
pursuant to California Health and Safety Section 7050.5. Should the Medical Examiner determine
the human remains to be Native American; the Native American Heritage Commission shall be
contacted pursuant to California Public Resources Code Section 5097.98. The Native American
Monitor (see Mitigation Measure CUL-2), in consultation with the Native American Heritage
Commission, shall· inspect the site of the discovery of the Native American remains and may
recommend to the City of Carlsbad, and the project contractor, actions for treating or disposing,
with appropriate dignity, the human remains and any associated grave goods. The recommendation
may include the scientific removal and nondestructive analysis of human remains and items
associated with Native American burials. The project contractor shall provide a reasonable period
of time for salvage of discovered human remains before resuming construction activities.
CUL-2-The following cultural resource mitigation measures shall be implemented:
August2015 -29-Initial Study
Item 8; page 63
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
a) Prior to the commencement of any ground disturbing activities, the project developer shall enter
into a Pre-Excavation Agreement, otherwise known as a Cultural Resources Treatment and Tribal
Monitoring Agreement, with the San Luis Rey Band of Mission Indians. This agreement will
contain provisions to address the proper treatment of any cultural resources or Luisefio
Native American human remains inadvertently uncovered during the course of the project.
The agreement will outline the roles and powers of the Luisefio Native American monitors and
the archaeologist.
b) Any and all uncovered artifacts of Luisefio Native American cultural importance should be
returned to the San Luis Rey Band of Mission Indians, and/or the Most Likely Descendant, if
applicable, and not be curated.
c) Native American monitors and archaeological monitors shall have joint authority to temporarily
divert and/or halt construction activities. If cultural resources are discovered during
construction, all earth moving activity within and around the immediate discovery area must be
diverted until the Luisefio Native American monitor and the archaeologist can assess the nature
ani;l significance of the find.
d) The Luisefio Native American monitor shall be present at the project's preconstruction meeting
to consult with grading and excavation contractors concerning excavation schedules and safety
issues, as well as consult with the principal archaeologist concerning the proposed archaeologist
techniques and/or strategies for the project.
e) If a significant cultural resource(s) and/or unique archaeological resource(s) are unearthed
during ground disturbing activities for this project, the San Luis Rey Band of Mission Indians shall
be notified and consulted regarding the respectful and dignified treatment of those resources.
Pursuant to California Public Resources Code Section 21083.2(b) avoidance is the preferred
method of preservation for archaeological and cultural reso-urces. If however, the Applicant is
able to demonstrate that avoidance of a significant and/or unique cultural resources is infeasible
and a data recovery plan is authorized by the City of Carlsbad as the lead agency, the San Luis
Rey Band of Mission Indians shall be consulted regarding the drafting and finalization of any
such recovery plan.
f) When cultural resources are discovered during the project, if the archaeologist collects such
resources, a Luisefio Native American monitor must be present during any testing or cataloging
of those resources. If the archaeologist does not collect the cultural resources that are
unearthed during the ground disturbing activities, the Luisefio Native American monitor, may in
their discretion, collect said resources and provide them to the tribe and respectful and dignified
treatment in accordance with the San Luis Rey Band of Mission Indians cultural and spiritual
traditions.
g) If suspected Native American human remains are encountered, California Health and Safety
Code Section 7050.5 states that no further disturbance shall occur until the San Diego County
Coroner has made the necessary findings as to origin. Further, pursuant to California Public
Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until
a final decision as to the treatment and disposition has been made. Suspected Native American
remains shall be examined in the field and kept in a secure location at the site. A Luisefio Native
August 2015 -30-Initial Study
Item 8; page 64
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03{H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
American monitor shall be present during the analysis of the remains. If the San Diego County
Coroner determines the remains to be Native American, the Native American Heritage
Commission (NAHC) must be contacted within 24 hours. The NAHC must then immediately
notify the "Most Likely Descendant" of receiving notification of the discovery. The Most Likely
Descendant shall then make recommendations within 48 hours, and engage in consultation
concerning treatment of remains as provided in Public Resources Code 5097.98.
h) In the event that fill is imported into the project area, the fill shall be clean of cultural resources
and documented as such. If fill material is to be utilized and/or exported from areas within
the project site, then that fill shall be analyzed and confirmed by an archeologist and Luisefio
Native American monitor that such fill material does not contain cultural resources.
PALE0-1-The following paleontological resource mitigation measures shall be implemented:
a} Prior to issuance of a grading permit the project developer shall retain a qualified paleontologist
to carry out the mitigation program outlined herein. (A qualified paleontologist is defined as an
individual with a MS or Ph.D. in paleontology or geology that is familiar with paleontological
procedures and techniques.) The applicant shall provide verification that a qualified
paleontologist has been retained, and verification shall be documented by a letter from the
applicant and the paleontologisf to the lead agency.
b} A qualified paleontologist shall be present at a pre-construction meeting to consult with the
grading and excavation contractors.
c) A paleontological monitor shall be onsite at all times during grading and excavation activities,
including utility trenching, etc. (A paleontological monitor is defined as an individual who has
experience in the collection and salvage of fossil materials. The paleontological monitor shall
work under the direction of a qualified paleontologist.)
d) When fossils are discovered, the paleontologist (or paleontological monitor) shall recover them.
In most cases this fossil salvage can be completed in a short period of time. However, some fossil
specimens (such as a complete large mammal skeleton) may require an extended salvage period.
In these instances the paleontologist (or paleontological monitor) shall be allowed to temporarily
direct, divert, or halt grading to allow recovery of fossil remains in a timely manner. Due to the
small nature of some fossils it may be necessary to collect matrix samples for processing through
fine mesh screens.
e) Any fossils collected shall be prepared to the point of identification and properly curated before
they are donated to their final repository.
f) Prepared fossils, along with copies of all pertinent field notes, photos, arid maps, shall be
deposited (as a donation) in a non-profit institution with a research interest in the materials, such
as the San Diego Natural History Museum.
g) A final summary report shall be completed and submitted to the City Planner that outlines the
results of the mitigation program. This report shall include discussions of the methods used,
stratigraphic section(s) exposed, fossils collected, and significance of recovered fossils.
August 2015 -31-Initial Study
Item 8; page 65
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
Noise-1-The following Noise mitigation measures shall be implemented:
a) The proposed senior residential apartment buildings shall be noise attenuated to an interior level
of 45 dBA CNEL consistent with the Residential Interior Noise Standard of the City of Carlsbad
Noise Guidelines Manual. Concurrent with the submittal of building plans, the applicant shall
submit an acoustical study documenting what construction materials or measures must be
utilized to meet required interior noise levels. A letter signed by the acoustical engineer and the
project architect which contains the architects registration stamp and certifies that the
recommendations of the acoustical study have been incorporated into the building plans shall be
submitted and approved by the City Planner prior to building permit issuance.
b) Where a closed window condition is required to achieve the residential interior noise standard,
a means of mechanical ventilation shall be provided.
August 2015 -32-Initial Study
Item 8; page 66
EARLIER ANALYSES
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Section
15063(c)(3)(D). In this case a discussion should identify the following on attached sheets:
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
b) Impacts adequately addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
and state whether such effects were addressed by mitigation measures based on the earlier
analysis.·
c) Mitigation measures. For effects that are "Less Than Significant with Mitigation Incorporated,"
describe the mitigation measures, which were incorporated or refined from the earlier document
and the extent to which they address site.:specific conditions for the project.
EARLIER ANALYSIS USED AND SUPPORTING INFORMATION SOURCES
The following documents were used in the analysis of this project and are on file in the City of Carlsbad
Planning Division located at 1635 Faraday Avenue, Carlsbad, California, 92008.
1. Final Master Environmental Impact Report for the City of Carlsbad General Plan Update (EIR 13-02),
City of Carlsbad Planning Division, September 2015.
2. Carlsbad General Plan, City of Carlsbad Planning Division, dated September 2015, as updated.
3. City of Carlsbad Municipal Code {CMC), Title 21 Zoning, City of Carlsbad Planning Division1 as updated.
4. Habitat Management Plan for Natural Communities in the City of Carlsbad (HMP), City of Carlsbad
Planning Division, final approval dated November 2004.
5. San Diego Regional Airport Authority/San Diego County Airport Land Use Commission. McClellan-
Palomar Airport Land Use Compatibility Plan (ALUCP). Amended December 1, 2011.
6. Robertson Ranch Master Plan Final Environmental Impact Report (EIR 03-03), BRG Consulting, Inc.,
San Diego, CA, April 2006 (State Clearing House No. 2004051039).
7. Preliminary Biological Assessment Robertson Ranch PA 22, Planning Systems, Carlsbad, CA, August 10,
2009.
8. Cultural Resources Survey and Evaluation for the Proposed Robertson Ranch Project, Brian F. Smith
and Associates, San Diego, CA, June 2002.
9. Results of a Data Cultural Resources Mitigation and Monitoring Program for Robertson Ranch, Brian
F. Smith and Associates, November 26, 2008.
August2015 -33-Initial Study
Item 8; page 67
Project Name: CANNON ROAD SENIOR HOUSING
Project No: MP 02-03{H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
10. Negative Paleontological Monitoring and Mitigation_ Report, Robertson Ranch PA-22, City of Carlsbad,
San Diego County, California, Brian F. Smith and Associates, July 22, 2010.
11. Geotechnical Update, Planning Area 22 of Robertson Ranch, East Village, City of Carlsbad, San Diego
County, California {W.O. 6896-A-SC}, GeoSoils, Inc., May 12, 2015.
12. Greenhouse Gas Assessment, Robertson Ranch West, Planning Area 22 (PA 22), Carlsbad, CA, Ldn
Consulting, Inc., October 26, 2015.
13. Flood Insurance Rate Map (FIRM}, No. 06073C0768G, May 16, 2012.
14. City of Carlsbad Geotechnical Hazards Analysis and Mapping Study, Catastrophic Dam Failure
Inundation, Tsunami, and Seiche Hazard Zone Maps. City of Carlsbad Planning Division. November
1992.
15. Noise Study, ROBERTSON RANCH WEST, Planning Area 22 {PA 22), Carlsbad, CA, LDN Consulting, Inc.,
August 28, 2015.
16. Traffic Impact Analysis, Robertson Ranch PA-22, Urban Systems Associates, Inc., August 12, 2015.
August2015 -34-Initial Study
Item 8; page 68
Mitigation Monitoring and Reporting Program
PROJECT NAME: CANNON ROAD SENIOR HOUSING
PROJECT NO: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
APPROVAL DATE/RESOLUTION NUMBER(S}: [Click Here]
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{_ Cicyof
Carlsbad
The following environmental mitigation measures were incorporated into the Conditions of Approval for this project in order to mitigate identified
environmental impacts to a level of insignificance. A completed and signed checklist for each mitigation measure indicates that this mitigation measure
has been complied with and implemented, and fulfills the City's monitoring requirements with respect to Assembly Bill 3180 (Public Resources Code
Section 21081.6).
-
MITIGATION MEASURE
CUL-1 The following archaeological resource mitigation measures shall be
implemented:
a. Prior to the issuance of a grading permit and commencement of any ground
disturbing activities, the project developer shall retain the services of a
qualified archaeologist to monitor ground-disturbing activities. The applicant
shall provide written verification that a qualified archaeologist has been
retained to implement the monitoring program. The verification shall be
presented in a letter from the project archaeologist to the lead agency.
b. The qualified archaeologist shall attend a preconstruction meeting to
consult with grading and excavation contractors concerning excavation
schedules and safety issues; and to further explain and coordinate the
requirements of the monitoring program.
c. The qualified archaeologist shall be on-site during all grading, trenching, and
other ground-disturbing activities unless otherwise agreed upon by the
archaeologist and city staff.
d. In the event any potential cultural resource is uncovered during the course of
the project construction, ground-disturbing activities in the vicinity of the find
shall be redirected until the nature and extent of the find can be evaluated by
Explanation of Headings
Type= Project, ongoing, cumulative.
Monitoring Dept.= Department, or Agency, responsible for monitoring a particular mitigation measure.
Shown on Plans= When mitigation measure is shown on plans, this column will be initialed a'nd dated.
Verified Implementation= When mitigation measure has been implement.ed, this column wi.11 be initialed and dated.
Remarks= Area for describing status of ongoing mitigation measure, or for other information.
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Page 1 of 6
Item 8; page 69
PROJECT NAME: CANNON ROAD SENIOR HOUSING
PROJECT NO: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
MITIGATION MEASURE
the archeologist. If cultural resources are encountered, the archaeologist
shall have the authority to temporarily halt or redirect grading/trenching
while the cultural resources are documented and assessed. If archaeological
resources are encountered during e~cavation or grading, the archaeological
monitor shall direct the contractor to avoid all work in the immediate area for
a reasonable period of time to allow the archaeologist to evaluate the
significance of the find and determine an appropriate course of action. The
appropriate course of action may include, but not be limited to avoidance,
recordation, relocation, excavation, documentation, curation, data recovery,
or other appropriate measures. The Project Contractor shall provide a
reasonable period of time for pursuing the appropriate activities, including
salvage of discovered resources. Salvage operation requirements pursuant to
Section 15064.5 of the CEQA Guidelines shall be followed. Recovered
artifactual materials and data shall be cataloged and analyzed. A report shall
be completed describing the methods and results of the monitoring and data
recovery program and submitted to the satisfaction of the lead agency prior
to issuance of any building permits. Artifacts shall be curated with
accompanying catalog to current professional repository standards or the
collection will be repatriated to the appropriate Native American Tribe(s), as
specified in the pre-excavation agreement (see Mitigation Measure CUL-2).
e. If any human remains are discovered, all construction activity in the
immediate area of the discovery sh<;1II cease immediately, and th.e
Archaeological monitor shall notify the County Medical Examiner pursuant to
California Health and Safety Section 7050.5. Should the Medical Examiner
determine the human remains to be Native American; the Native American
Heritage Commission shall be contacted pursuant to California Public
Resources Code Section 5097.98. The Native American Monitor (see
Mitigation Measure CUL-2), in consultation with the Native American Heritage
Commission, shall inspect the site of the discovery of the Native American
remains and may recommend to the City of Carlsbad, and the project
contractor, actions for treating or disposing, with appropriate dignity, the
Mitigation Monitoring and Reporting Program
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Page 2 of 6 Item 8; page 70
PROJECT NAME: CANNON ROAD SENIOR HOUSING
PROJECT NO: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
MITIGATION MEASURE
CUL-2
human remains and any assoGiated grave goods. The recommendation may
include the scientific removal and nondestructive analysis of human remains
and items associated with Native American burials. The project contractor
shall provide a reasonable period of time for salvage of discovered human
remains before resuming construction activities.
The following cultural resource mitigation measures shall be implemented:
a. Prior to the commencement of any ground disturbing activities, the project
developer shall enter into a Pre-Excavation Agreement, otherwise known
as a Cultural Resources Treatment and Tribal Monitoring Agreement, with
the San Luis Rey Band of Mission Indians .. This agreement will contain
provisions to address the proper treatment of any cultural resources
or Luiseno Native American human remains inadvertently uncovered
during the course of the project. The agreement will outline the roles
and powers of the Luiseno Native American monitors and the
archaeologist.
b. Any and all uncovered artifact_s of Luiseno Native American cultural
importance should be returned to the San Luis Rey Band of Mission
Indians, and/or the Most Likely Descendant, if applicable, and not be
curated.
c. Native American monitors and archaeological monitors shall have joint
authority to temporarily divert and/or halt construction activities. If
cultural resources are discovered during construction, all earth moving
activity within and around the immediate discovery area must be diverted
until the Luiseno Native American monitor and the archaeologist can
assess the nature and significance of the find.
d. The Luiseno Native American monitor shall be present at the project's
preconstruction meeting to consult with grading and excavation
contractors concerning excavation schedules and safety issues, as well as
consult with the principal archaeologist concerning the proposed
archaeologist techniques and/or strategies for the project.
Mitigation Monitoring and Reporting Program
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Page 3 of 6 Item 8; page 71
PROJECT NAME: CANNON ROAD SENIOR HOUSING
PROJECT NO: MP 02-03{H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
MITIGATION MEASURE
e. If a significant cultural resource(s) and/or unique archaeological
resource(s) are unearthed during ground disturbing activities for this
project, the San Luis Rey Band of Miss.ion Indians shall be notified and
consulted regarding the respectful and dignified treatment of those
resources. Pursuant to California Public Resources Code Section
21083.2(b) avoidance is the preferred method of preservation for
archaeological and cultural resources. If however, the Applicant is able to
demonstrate that avoidance of a significant and/or unique cultural
resources is infeasible and a data recovery plan is authorized by the City
of Carlsbad as the lead agency, the San Luis Rey Band of Mission Indians
shall be co~sulted regarding the . drafting and finalization of any such
recovery plan.
f. When cultural resources are discovered during the project, if the
archaeologist collects such resources, a Luiseno Native American monitor
must be present during any testing or cataloging of those resources. If the
archaeologist does not collect the cultural resources that are unearthed
during the ground disturbing activities, the Luisefio Native American
monitor, may in their discretion, collect said resources and provide them
to the tribe and respectful and dignified treatment in accordance with the
San Luis Rey Band of Mission Indians cultural and spiritual traditions.
g. If suspected Native American human remains are encountered, California
Health and Safety Code. Section 7050.5 states that no further disturbance
shall occur until th~ San Diego County Coroner has made the necessary
findings as to origin. Further, pursuant to California Public Resources Code
Section 5097.98(b) remains shall be left in place and free from disturbance
until a final decision as to the treatment and disposition has been made.
Suspected Native American remains shall be examined in the field and kept
in a secure location at the site. A Luiseno Native American monitor shall
be present during the analysis of the remains. If the San Diego County
Coroner determines the remains to be Native American, the Native
American Heritage Commission (NAHC) must be contacted within 24
Mitigation Monitoring and Reporting Program
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Page 4 of 6 Item 8; page 72
PROJECT NAME: CANNON ROAD SENIOR HOUSING
PROJECT NO: MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
MITIGATION MEASURE
PALE0-1
hours. The NAHC must then immediately notify the "Most Likely
Descendant" of receiving notification of the discovery. The Most Likely
Descendant shall then make recommendations within 48 hours, and
engage in consultation concerning treatment of remains as provided in
Public Resources Code 5097.98.
h. In the event that fill is imported into the project area, the fill shall be clean
of cultural resources and documented as such. If fill material is to be
utilized and/or exported from areas within the project site, then that fill
shall be analyzed and confirmed by an archeologist and Luiseno Native
American monitor that such fill material does not contain cultural
resources.
The following paleontological resource mitigation measures shall be
implemented:
a. Prior to issuance of a grading permit the project developer shall retain a
qualified paleontologist to carry out the mitigation program outlined herein.
(A qualified paleontologist is defined as an individual with a MS or Ph.D. in
paleontology or geology that is familiar with paleontological procedures and
techniques.) The applicant shall provide verification that a qualified
paleontologist has been retained, and verification shall be documented by a
letter from the applicant and the paleontologist to the lead agency.
b. A qualified paleontologist shall be present at a pre-construction meeting to
consult with the grading and excavation contractors.
c. A paleontological monitor shall be onsite at all times during grading and
excavation activities, including utility trenching, etc. (A paleontological
monitor is defined as an individual who has experience in the collection and
salvage of fossil materials. The paleontological monitor shall work under the
direction of a qualified paleontologist.)
d. When fossils are discovered, the paleontologist (or paleontological monitor)
shall recover them. In most cases this fossil salvage can be completed in a
short period of time. However, some fossil specimens (such as a complete
large mammal skeleton) may require an extended salvage period. In these
Mitigation Monitoring and Reporting Program
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Page 5 of 6 Item 8; page 73
PROJECT NAME: CANNON ROAD SENIOR HOUSING
PROJECT NO: MP 02-03(H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
MITIGATION MEASURE
NOISE-1
instances the paleontologist (or paleontological monitor) shall be allowed to
temporarily direct, divert, or halt grading to allow recovery of fossil remains
in a timely manner. Due to the small nature of some fossils it may be
necessary to collect matrix samples for. processing through fine mesh
screens.
e. Any fossils collected shall be prepared to the point of identification and
properly curated before they are donated to their final repository.
f. Prepared fossils, along with copies of all pertinent field notes, photos, and
maps, shall be deposited (as a donation) in a non-profit institution with a
research interest in the materials, such as the San Diego Natural History
Museum.
g. A final summary report shall be completed and submitted to the City Planner
that outlines the results of the mitigation program. This report shall include
discussions of the methods used, stratigraphic section(s) exposed, fossils
collected, and significance of recovered fossils.
The following Noise mitigation measures shall be implemented:
a. The proposed senior residential apartment buildings shall be noise
attenuated to an interior level of 45 dBA CNEL consistent with the
Residential Interior Noise Standard of the City of Carlsbad Noise Guidelines
Manual. Concurrent with the submittal of building plans, the applicant shall
submit an acoustical study documenting what construction materials or
measures must be utilized to meet required interior noise levels. A letter
signed by the acoustical engineer and the project architect which contains
the architects registration stamp and certifies that the recommendations of
the acoustical study have been incorporated into the building plans shall be
submitted and approved by the City Planner prior to building permit
issuance.
b. Where a closed window condition is required to achieve the residential
interior noise standard, a means of mechanical ventilation shall be provided.
Mitigation Monitoring and Reporting Program
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Page 6 of 6 Item 8; page 74
March 28, 2016
Diane Nygaard
Preserve Calavera
5020 Nighthawk Way
Oceanside, CA 92056
{"City of
Carls Dad
SUBJECT: RESPONSE TO PRESERVE CALAVERA REGARDING PUBLIC COMMENTS ON THE NOTICE
OF INTENT TO ADOPT MITIGATED NEGATIVE DECLARATION FOR THE CANNON ROAD
SENIOR HOUSING PROJECT-MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
Dear Ms. Nygaard,
Tharik you for your email dated February 17, 2016 with comments regarding the Notice of Intent to
adopt a Mitigated Negative Declaration {MND) for the proposed Cannon Road Senior Housing project
{MP 02-03{H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12). We have listed each of your comments
below in italics followed by a staff response to each.
PRESERVE CALAVERA COMMENT #1: Wetlands delineation -There are several places where it mentions
there are no federal wetlands. Was the site also evaluated for state wetlands criteria which of course
are different than federal? If not, please do state wetlands analysis or explain why this was not done.
STAFF RESPONSE: The project site was analyzed for the presence of wetlands as defined by the state of
California. The California Department of Fish and Wildlife (CDFW) defines wetlands as including "lakes,
streams, creeks and rivers" which are characterized as "bodies of water that flow at least periodically or
intermittently through a bed or channel having banks and supports fish or other aquatic life". This
definition has been interpreted to also include watercourses having either surface or subsurface flow
that supports or has supported riparian vegetation.
The subject site is not characterized by any surface or subsurface body of water. It does not include any
wetlands or riparian vegetation. This determination is verified by the Jurisdictional Delineation provided
in conjunction with the Robertson Ranch Master Plan EIR, BRG Consultants (April 2006), and also the
Preliminary Biological Assessment for Planning Area 22, Planning Systems, (August 2009). No area of the
Cannon Road Senior Housing project site qualifies as jurisdictional wetlands or riparian habitat pursuant
to federal or state law. Lastly, the project site is located adjacent to the Calavera Creek, which is not a
parfof the project area. Still, a 100-foot buffer from Calavera Creek is being provided, except in an area
nearest to the main project entrance at Wind Trail Way and Cannon Road, where a buffer of lesser
width was previously approved by the Wildlife Agencies as part of the grading for the existing PA 22
development pad. ·
Community & Economic Development
Planning Division j 1635 Faraday Avenue Carlsbad, CA 92008-7314 j 760-602-4600 j 760-602-8560 f I www.carlsbadca.gov Item 8; page 75
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD ?ENIOR HOUSING
March 21, 2016
Pa e 2
PRESERVE CALAVERA COMMENT #2: Potential impacts on local wildlife movement corridor -The
east/west local wildlife movement corridor has been impacted by the expansion of Cannon and College,
ci.Jlverting part of Calavera Creek and changes associated with Sage Creek High School. The CBUSD
funded a wildlife movement study in this area that was presented to city staff several years ago. In
addition the city recently completed the first phase of studying wildlife corridor pinch points. The project
impacts on local wildlife movement need to be re-evaluated considering the findings of these two studies
and the condition of the two sets of culverts that provide for movement from the project site under
Cannon Rd just east of El Camino Real and under El Camino Real just south of Cannon Rd.
STAFF RESPONSE: The City of Carlsbad's HMP provides guidance for the locations and alignments of the
most viable wildlife corridors throughout the City. In the case of the proposed project, which is located
within the East Village of Robertson Ranch, the approved wildlife corridor is identified as "Linkage B",
connecting HMP Core Area #3 (Calavera Hills uplands areas in the east) and Core Area #4 (Agua
Hedionda Lagoon wetlands areas in the west). The alignment of Linkage B bisects the East and the West
Villages of Robertson Ranch with a 3,000-foot long and 560-foot wide coastal sage scrub (CSS) and
wetlands habitat corridor (Robertson Ranch EIR p. 5.5.19). This approved Robertson Ranch habitat
corridor at Linkage B reflects a consensus reached in 2005 between all of the appropriate stakeholders,
including the property owners, the wildlife agencies and the City of Carlsbad (Robertson Ranch EIR p.
5.5.19).
Conversely, the offsite Calavera Creek located within the Rancho Carlsbad community is characterized in
the Biological Assessment as a drainage channel within an urban environment. This drainage channel is
surrounded by existing residential land uses, most of which provide no substantive wildlife corridor at all
along the south side of the channel, inasmuch as existing residences and their rear yards and porches
are situated within five feet of the top of channel slope, and the existing Rancho Carlsbad 6-foot tall
masonry block security wall along the entire length of the north side, which separates the subject
project from the Calavera Creek channel. Domestic, exotic landscaping covers both sides of the channel.
Thus, the existing circumstances render the subject creek area as a less-than-ideal circumstance for
habitat linkage or wildlife movement, and was determined by the wildlife agencies and the City of
Carlsbad as not as viable a corridor as Linkage B. As a result ofthese factors, the Biological Assessment
concluded that "This Creek .... represents a marginally viable east to west movement corridor .... "
Nonetheless, as indicated above, the existing graded PA 22 development pad provides the necessary
100-foot buffer, except for the small area of reduced buffer near the main entry which was previously
approved by the Wildlife Agencies.
Thus it is concluded that Linkage B constitutes the most desirable and acceptable wildlife corridor for
east-west movement, and that Calavera Creek represents only a secondary corridor for smaller, aquatic
biota. Since the project does not further reduce the width or propose uses within the north side of the
Calavera Creek buffer, it is concluded that the subject project will not significantly affect this secondary
corridor.
PRESERVE CALAVERA COMMENT #3: Edge effects of development on creek -The MND notes the creek
area is planted with non-native plants, that the 100 foot buffer will apply and mentions some of the
standard edge effect conditions. But those mentioned do not include all of the edge effects of concern-
especially for residential development. Please review complete list of MHCP edge effect conditions and
include all that are relevant. Lighting, fencing, trash control, and restrictions on outdoor pets, especially
cats, are of particular concern.
Item 8; page 76
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING
March 21, 2016
Pa e 3
STAFF RESPONSE: Along the southern edge of the existing PA 22 graded development pad, the project
is proposing permanent decorative wrought iron fencing and a dense landscape screen as well as 6-foot
tall masonry block walls in the southeastern corner adjacent to the parking lot, all of which is designed
as a means of restricting pedestrian trespass and other urban intrusions into the PA 23G open space
area and the Calavera Creek located offsite and within the Rancho Carlsbad community beyond. Three
trash enclosure facilities are also included, all of which have been located as far away as a practical from
the PA 23G open space. The landscape plans include notes restricting the use of invasive/exotic plants
per the Cal-lPC and Cal-EPPC and the final landscape plans have been further conditioned. Project
design notes require all exterior lighting be directed away from the PA 23G open space, Calavera Creek,
and Rancho Carlsbad community beyond. A condition is included requiring the submittal of an exterior
lighting plan where lighting shall be designed to reflect downward and avoid any impacts on the
adjacent PA 23G operi space, Calavera Creek, and the Rancho Carlsbad community beyond. · Lastly, as a
means of animal control, the project has been conditioned to establish an education program for future
senior apartment residents pertaining to responsible pet ownership. The program shall encourage the
keeping of pets indoors, especially at night; having pets neutered or spayed to reduce unwanted
reproduction and long range wanderings; the belling of cats to reduce their effectiveness as predators;
discouraging release of unwanted pets into the wild; and keeping dogs on leashes when walking them
on trails, especially near preserve areas. In conjunction with these edge effect protections, the Cannon
Road Senior Housing project will have no significant impact on the buffer.
PRESERVE CALAVERA COMMENT #4: GMP compliance -We did not see this discussed in the MND.
Since this increases residential units please assure that all of the GMP requirements have been met,
especially park acres/1,000 residents.
STAFF RESPONSE: . Compliance of a proposed project with the Carlsbad Growth Management Plan
(GMP) is typically addressed as a brief public facilities adequacy analysis discussed in the Staff Report to
the Planning Commission. As required by Carlsbad Municipal Code 21.90.110, the Staff Report analysis
assesses public facility adequacy for three (3) community-wide facilities and eight (8) localized facilities.
For purposes of GMP compliance analysis, the project is assumed to generate a population of 231
persons (98 dwelling units X 2.358 persons/unit). The following table is a more descriptive conclusion of
our analysis:
GROWTH MANAGEMENT COMPLIANCE
Facility Performance Standard Compliance Category
City 1,500 square feet per 1,000 According to the FY 2013-14 Growth Management Plan
Administrative population must be scheduled Monitoring Report, the City presently has 214,469 sq.
Facilities for construction within a five-ft. of administrative facility space, 52,376 sq. ft. more
year period or prior to than required to meet current demand, including the
construction of 6,250 dwelling incremental demand (347 sq. ft.) that would be
units, beginning at the time the generated by the proposed project. At buildout under
need is first identified. the recently-adopted General Plan (which contemplates
the project site for residential use), the projected
citywide population of 129,901 will generate future
demand for 194,852 sq. ft. of administrative space,
19,617 sq. ft. less than current space provided.
Therefore, the additional population generated by the
98 senior housing units will not significantly impact the
status of this standard.
Item 8; page 77
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING
March 21, 2016
Pa e4
Library 800 square feet (of library The City presently has over 99,745 sq. ft. of library
space) per 1,000 population space, 13,295 sq. ft. more than required to meet
must be scheduled for current demand, including the incremental demand
construction within a five year (185 sq. ft.) that would be generated by the proposed
period or prior to construction project. At build out under the General Plan, the
of 6,250 dwelling units, projected citywide population will generate need for
beginning at the time the need 103,921 sq. ft. of total library space.
. is first identified.
Though the projected population at build out would
require an additional 4,176 sq. ft. of future library
facility space, the gradual nature of this facilities need,
application of General Plan policies to require
compliance with the GMP, and the continued
assessment of existing l_ibrary facilities and services will
ensure that significant environmental impacts from the
provision of additional library space would not occur.
Complete replacement of the Cole library is included in
the Capital Improvement Program budget between
years 2026 and build out. Thus the project will not
significantly impact the status of this standard.
Wastewater Sewer plant capacity is Sufficient capadty will exist at the EWPCF to
Treatment adequate for at least a five-year accommodate the additional 98 EDU. As described in
Capacity period. the General Plan Final EIR, the Encina Wastewater
Authority (EWA) 2040 Master Plan estimates that at
buildout of the service area (based on current general
plans), 39.4 mgd of the buildout flows are projected to
be treated at the EWPCF, which is less than the current
capacity of the facility (40.51 mgd). There is sufficient
existing capacity to handle current and future
wastewater flow. On-going monitoring of wastewater
flow volumes by EWA and CMWD indicates a downward
or flat trend in wastewater flow volumes for all member
agencies, including Carlsbad. Average wastewater flow
for 2014 was 6.3 mgd, which is the same volume as in
2000 (T. Smith, CMWD, 2015.), and well within the
City's capacity rights of 10.26 MGD. The CMWD and
EWA will revisit sewage flow generation criteria and.
compare the criteria against actual flow monitoring
data in their next Master Plan updates. In addition, the
EWA 2040 Master Plan identifies property south of the
existing EWPCF where the facility could be expanded to
accommodate additional capacity (General Plan FEIR,
2015, p. 3-57).
Parks 3.0 acres of Community Park or The Northeast Quadrant (Park District 2) has 45.3 acres
Special Use Area per 1,000 of community and special use parks, which exceeds
population within the Park current estimated demand of 43.6 acres (FY 2013-14
Item 8; page 78
MP 02-03{H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING
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Pa e 5
District must be scheduled for GMP Monitoring Report). At build-out, this quadrant is
construction within a five year projected to have a total of 79.4 park acres, exceeding
period, or prior to construction future demand by 12.1 acres {2015 General Plan, Table
of 1,562 dwelling units within 4-7). The 98 units proposed will generate a demand for
the Park District beginning at 0.69 acres of park land. Thus the project will not
the time the need is first significantly impact the adequacy status of the park
identified. standard.
Drainage Drainage facilities must be The project has prepared a Storm Water Management
provided as required by the City Plan in compliance with City policies. The project is also
concurrent with development. required to adhere to all applicable Regional Water
Quality Control Board regulations for control of
sedimentation and erosion, and to comply with the
National Pollution Discharge Elimination System
requirements for Best Management Practices for water
quality. The project will include all water quality
infrastructure as required by the City. Post-
development runoff will be collected in onsite
bioretention basins and conveyed via a private storm
drain system to the existing water quality [depollution]
basin downstream in PA 20. The project will not
increase runoff from the site. The project will not direct
any onsite runoff flows toward the Rancho Carlsbad
area and thus will not contribute to the 100-year flood
event impacts to this residential community. In
addition, the project will pay Planned Local Drainage
Area {PLDA) fees that contributes to guarantee of
financing for the necessary upstream future drainage
facilities needed to mitigate the existing Rancho
Carlsbad flooding condition. Subject to the installation
of the required onsite drainage improvements and the
payment of PLDA fees, the project is in compliance with
the drainage standard.
Circulation Implement a comprehensive Cannon Road is an Arterial Street subject to the multi-
livable streets network that modal level of service (MM LOS) standards for vehicles
serves all users of the system -and public transit. As analyzed in the project MND, the
vehicles, pedestrians,. bicycles proposed 98-unit senior housing project/RV storage
and public transit. Maintain LOS facility is expected to generate 392 ADT, which is 928
Dor better for all modes that fewer ADTs than the previously-approved office/RV
are subject to this multi-modal storage project and thus will not significantly impact the
level of service (MM LOS) adequacy status of the traffic standard. As it relates to
standard, as identified in.Table public transit, Transportation Division staff analyzed the
3-1 of the General Plan Mobility proposed project's transit level of service (LOS) for
Element, excluding LOS exempt Cannon Road. Cannon Road is served by the North
intersections and streets County Transit District (NCTD) Bus Route 323 and the
approved by the City Council. proposed senior housing project site is also located
within an ideal walking distance (less than a Y<i-mile) of
Item 8; page 79
MP 02-03{H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING
March 21, 2016
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NCTD Bus Route 309 located on El Camino Real at its
intersection with Cannon Road. For transit priority
streets, the MM LOS criteria evaluates the transit
vehicle right-of-way, hours and frequency of service;
performance; amenities and safety; and connectivity.
Cannon Road was determined to have a transit LOS "C'1
at this location. Thus the proposed project maintains
an adequate LOS for vehicles and public transit subject
to the MM LOS standards.
Fire The number of dwelling units The subject site is located across the street from Fire
outside a five-minute travel time Station #3 and thus is within five-minute travel time
from the nearest fire station from this station.
shall not exceed 1,500 units.
Open Space Fifteen percent of the total land The approved Zone 14 LFMP concludes that the Zone
area in the Local Facility will maintain an excess of open space well beyond the
Mana·gement Plan (LFMP) Zone, required 15% per the performance standard. The
exclusive of environmentally subject project does not propose any reduction in this
constrained non-developable performance standard open space. No impact to this
land, must be set aside for standard will result from implementation of the project.
permanent open space and
must be available concurrent
with development.
Schools School capacity to meet the The project site is located within the Carlsbad Unified
projected enrollment within the School District {CUSD) bo.undaries. The FY 2013-14 GMP
LFMP zone as determined by the Monitoring Report indicates that CUSD reports having
appropriate school district must sufficient capacity through 2016. Analysis in the 2015
be provided prior to projected General Plan EIR shows that at buildout, CUSD will have
occupancy. sufficient capacity (by approximately 3,147 students) at
all grade levels to accommodate projected changes in
enrollment (Table 3.11-9). Furthermore, the subject
project is restricted to residents 55 years of age and
older. Thus the proposed project is not anticipated to
generate a significant number of school students. No
significant impact to schools will result.
Sewer Trunk-line capacity to meet The subject project sewers directly into the South Agua
Collection demand, as determined by the Hedionda {SAH) Interceptor sewer, and conveys the
System appropriate sewer districts, sewer southwest in Cannon Road, along the south side
must be provided concurrent of the Agua Hedionda Lagoon, pumped at the Cannon
with development. Road Lift Station and discharges to the Vista-Carlsbad
(VC) Interceptor Sewer that travels to the Encina Water
Pollution Control Facility. City calculations indicate that
there is projected to be ample capacity in the
downstream gravity interceptor system of the SAH. A
capacity analysis included in the 2012 Sewer Master
Plan indicates relatively flat pipeline portions of
Reaches VC14 and VC15, which indicates that during
Item 8; page 80
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING
March 21, 2016
Pa e 7
Water
Distribution
System
Line capacity to meet demand,
as determined by the
appropriate water district, must
be provided concurrent with
development. A minimum 10-
day average storage capacity
must be provided prior to
development.
peak period flows, the pipeline is flowing full in these
reaches. However, water conservation efforts.and
sewer infrastructure improvements diminishing
groundwater and surface water infiltration and inflow
(l&I) have resulted in lower flows in the sewer than
earlier projected. There is capacity in the existing sewer
system for the inclusion of the 98 senior residential
units of the subject project. Additionally, the VC sewer
replacement project, now under construction, is
scheduled for completion by Sept 2017 and once
completed will provide capacity for the projected
buildout flow of sewage from the regions it serves.
The project is projected to generate a potable water
demand of 26,755 gallons per day (GPO). Water
demand for the project that was assumed for PA 22 at
the time of the 2012 Water Master Plan was 15,178
GPO (66,000 sq. ft. professional office). Thus, the
proposed project results in an increase of 11,577 GPO.
CMWD estimates this to be about 1 cubic foot per
minute additional demand. This is considered a
minimal demand increase and will not impact the
backbone water system improvements that supply
water to the area. CMWD has indicated they have
sufficient line capacity and storage capacity to comply
with the performance standard through buildout of the
City, and the minimal additional project water demand
from the PA 22 land use change will not impact the
adequacy of this standard. Further, the project
developer will pay a major facilities impact fee based on
water meter size to CMWD along with any capacity
charge levied by the San Diego County Water Authority
for domestic water meters.
Lastly, the 2012 CMWD Water Master Plan identified no
additional storage tanks are required to comply with
the future 10 average-day storage requirement
referenced in the Performance Standard. This is
primarily because of an expected continuation of the
reduction in demand anticipated primarily from
expansion of CMWD's recycled water system for
landscape irrigation. The estimated current potable
storage capacity is 244 MG with average daily demand
estimated to be a maximum of 18.2 MG. This provides
for a projected storage capacity of 13.4 days; satisfying
the minimum 10 average day storage requirement. The
additional demand of 11,577 GPO will not substantively
affect this storage capacity.
Item 8; page 81
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12-CANNON ROAD SENIOR HOUSING
March 21, 2016
Pa e 8
We thank you for providing comments on the Cannon Road Senior Housing project and hope that we
have adequately addressed your comments and concerns. If you have any further questions, please do
not hesitate to contact me at (760) 602-4643, or email at jason.goff@carlsbadca.gov.
Associate Planner
C: Paul Klukas, Planning Systems, Suite 100, 1530 Faraday Avenue, Carlsbad, CA 92008
Adrian Peters, Brookfield Residential, Suite 1000, 3200 Park Center Drive, Costa Mesa, CA 92626
Don Neu, City Planner
Van Lynch, Principal Planner
File copy
Item 8; page 82
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PLANNING COMMISSION RESOLUTION NO. 7160
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MASTER
PLAN AMENDMENT TO 1) CHANGE THE MASTER PLAN LAND USE
DESIGNATION OF PLANNING AREA 22 FROM OFFICE (0) TO THE R-23
RESIDENTIAL (15-23 DU/AC) DESIGNATION CONSISTENT WITH THE
CITY'S GENERAL PLAN UPDATE AND HOUSING ELEMENT; 2) CHANGE
THE UNDERLYING MASTER PLAN ZONING FOR PLANNING AREA 22
FROM OFFICE (0) TO RESIDENTIAL DENSITY-MULTIPLE (RD-M)
CONSISTENT WITH THE "LAND USE DESIGNATION; AND 3) UPDATE THE
PLANNING AREA 22 DEVELOPMENT STANDARDS TO FACILITATE THE
SUBDIVISION OF A 7.52 ACRE PARCEL INTO THREE LOTS, RELOCATION
OF AN EXISTING RV STORAGE LOT AND DEVELOPMENT OF A 98-UNIT
SENIOR APARTMENT PROJECT ON PROPERTY GENERALLY LOCATED
SOUTHEAST OF THE INTERSECTION OF CANNON ROAD AND WIND TRAIL
WAY, WITHIN THE ROBERTSON RANCH MASTER PLAN, PLANNING
AREAS 22 AND 23G, IN LOCAL FACILITIES MANAGEMENT ZONE 14.
CASE NAME: CANNON ROAD SENIOR HOUSING
CASE NO: MP 02-03(H)
WHEREAS, Calavera Hills II, LLC, "Owner/Developer," has filed a verified application
with the City of Carlsbad regarding property described as
Parcel "A" of Certificate of Compliance Document No. 2010-0225511
of Official Records, Recorded May 5, 2010 in the Office of the County
Recorder, County of San Diego
("the Property"); and
WHEREAS, said verified application constitutes a request for a Master Plan Amendment
as shown on Exhibit "X" dated April 20, 2016, on file in the Carlsbad Planning Division, MP 02-03(H) -
CANNON ROAD SENIOR HOUSING, as provided by MP 02-03(G) and Chapter 21.38 of the Carlsbad
Municipal Code; and
WHEREAS, the Planning Commission did, on April 20, 2016, 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
the Master Plan Amendment.
WHEREAS, on November 14, 2006, the City Council approved, MP 02-03, as described
and conditioned in Planning Commission Resolution No. 6106 and City Council Ordinance No. NS-822;
Item 8; page 83
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and amended MP 02-03{G} most recently on May 19, 2015 as described and conditioned in Planning
Commission Resolution No. 7093 and City Council Resolution No. 2015-123.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of MP 02-03(H} -CANNON ROAD SENIOR HOUSING based
on the following findings and subject to the following conditions:
Findings:
1. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the City's General Plan, based on the facts set forth in the staff report dated
April 20, 2016 including, but not limited to the following:
The General Plan Land Use designation for PA 22 is R-23 Residential, while PA 23G is
designated Open Space (OS}. For PA 22, the R-23 designation allows for residential
development at a density range of 15-23 dwelling units per acre with a Growth Management
Control Point (GMCP} of 19 dwelling units per acre (du/ac}. However, according to Appendix-
B of the City's Housing Element, PA 22 is identified as a site for lower to moderate income
housing and is assigned a higher minimum density requirement of 20 du/ac. With a net
developable acreage of 4.88 acres, a minimum of 98 dwelling units is required on PA 22. This
is consistent with the number of units allocated to the site with the General Plan Update. The
project's proposed density of 20 du/ac is within the R-23 density range of 15-23 du/ac, and is
also consistent with the higher minimum density that is specified by the City's Housing
Element. As it relates to PA 23G, the project does not propose any changes that would impact
the open space designation, other than placing it into a separate 1.15 acre open space parcel
(i.e., Parcel C}.
a. Land Use & Community Design Goal 2-G.5 -Protect the neighborhood atmosphere and
identity of existing residential areas -The reconfigured RV storage facility and proposed
98-unit senior apartment project is well · designed and integrated with the adjacent
residential areas. The proposed senior housing use is compatible with the adjacent age-
restricted Rancho Carlsbad community to the south; the density is comparable to the
multi-family residential and courtyard homes to the north; and the building design is
consistent with Robertson Ranch .Master Plan Design Guidelines~ . The proposed senior
apartment buildings have been situated as far away as possible from the adjacent Rancho
Carlsbad community providing approximately 145 to 190 feet of building separation,
which is further buffered by dense mature vegetation. Additional landscaping is provided
along the southern edge of the project site to provide additional landscape screening. All
exterior lighting is shielded downward and away from the open space in PA 23G, the
Calavera Creek and Rancho Carlsbad community. The RV storage area is further screened
by an 8-foot tall masonry wall enclosure with equally tall gates that tie into and are
architecturally consistent with the design of an existing masonry sound wall running along
Cannon Road. Along the exterior of this wall, dirt is bermed against the lower 2 feet with
landscape planted at the interface to soften and reduce massing. Vehicle headlight glare
PC RESO NO. 7160 -2-Item 8; page 84
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on Rancho Carlsbad is reduced by a dense landscape screen proposed along the outer
edge of the drive-aisle near the project entrance and also a 6-foot tall decorative masonry
screen wall proposed along the southern edge of the parking lot east of the proposed
buildings.
b. Land Use & Community Design Policy 2-P.6 -Encourage the prov1s1on of lower and
moderate-income housing to meet the objective of the Housing Element -The proposed
98-unit senior apartment project, at a minimum density of 20 du/ac, satisfies the Regional
Housing Needs Assessment (RHNA) objective of accommodating housing in the low
income category.
c. Land Use & Community Design Policy 2-P.46 -Require new residential development provide
pedestrian and bicycle linkages, when feasible, which connect with nearby shopping
centers, community centers, parks, schools, points of interest, major transportation
corridors and the Carlsbad Trail System -The project site is part of the Robertson Ranch
master planned community, which includes a network of sidewalks and trails connections
providing direct access to nearby future parks and shopping centers. Additionally, Cannon
Road is a major east-west transportation corridor and includes a bus stop with bench at
the project entrance east of Wind Trail Way. The site plan includes pedestrian sidewalk
connections to these existing linkages, thus facilitating and encouraging walkability and
the Lise of nearby public transportation.
d. Mobility Policy 3-P.5 -Require developers to construct or pay their fair share toward
improvements for all travel modes consistent with the Mobility Element, Growth
Management Plan, and specific impacts associated with their development -The project
does not require additional improvements to the existing street system in that the project
frontage along Cannon Road is fully constructed and improved as part the Robertson
Ranch East Village including the signalized intersection at Wind Trail Way and Cannon
Road. Cannon Road improvements include full width right-of-way, curb, gutter,
decomposed granite pedestrian trail, bus stop with bench, landscaped parkway and a 6-
foot tall decorative masonry sound wall.
e. Mobility Policy 3-P.11-Require new development that adds vehicle traffic to street facilities
that are exempt from the vehicle LOS standard to implement a) transportation demand
management strategies that reduce the reliance on single-occupant automobiles and assist
in achieving the city's livable streets vision; and b} transportation system strategies that
improve traffic signal coordination and improve transit services .,.. The project will add
vehicle traffic to El Camino Real which in areas has been identified as an exempt street
facility in the General Plan. Accordingly, the project is conditioned to provide a
Transportation Demand Management (TDM) strategy and contribute fees toward a city
wide Transportation System Management (TSM) program.
f. Housing Policy 10-G.2 -New housing developed with diversity of types, prices, tenures,
densities, and locations, and in sufficient quantity to meet the demand of anticipated city
and regional growth -The majority of housing in Carlsbad is detached single-family
dwellings, occupied by above-moderate income households. The proposed senior
apartment project will increase the diversity of housing in Carlsbad by adding 98 for-rent
apartment units to the city's housing inventory, which will be restricted to senior tenants.
In addition, the project will increase housing diversity by providing housing offered at a
price affordable to low income tenants {20 apartment units will be provided onsite for
low-income senior households).
PC RESO NO. 7160 -3-Item 8; page 85
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g. Housing Program 2.1 -Maintain adequate residential sites to accommodate the 2010-2020
Regional Housing Needs Assessment (RHNA} -The project site is part of the city's Housing
Element inventory of sites (RHNA housing sites) that can accommodate low income
households, based on a requirement for a minimum density of 20 du/ac. The project's
proposed density is 20 du/ac and will remain part of the city's RHNA housing sites
inventory until such time that the site is developed (the RHNA housing sites inventory only
includes sites with development potential).
h. Housing Programs 3.1 and 3.1.0 -Implement lnclusionary Housing Ordinance and work with
senior housing developers and non-profit organizations to locate and construct at least 50
units of senior low-income housing between 2013 and 2020 -In accordance with the
General Plan Update (Planning Commission Resolution No. 7114), the project is
conditioned to enter into an affordable housing agreement with the City of Carlsbad to
provide a minimum of 20% (i.e., 20 units) of the total housing units onsite as affordable to
lower income households at 80% or below the San Diego County Area Median Income.
i. Open Space, Conservation and Recreation Policy 4-P.9 -Maintain and implement the city's
Habitat Management Plan (HMP}, including the requirement that all development projects
comply with the HMP and related documents -The project has been reviewed in
accordance with the city's Habitat Management Plan (HMP). The project site is
extensively disturbed and is identified in the HMP as a "Development Area" with no
adjacent HMP "Hardline" boundaries. According to the Robertson Ranch Master Plan EIR
and Preliminary Biological Assessment, the project site does not support any riparian,
aquatic or wetland habitat, or any other sensitive natural communities. Calavera Creek is
located off-site and adjacent .to the project's southerly boundary within the Rancho
Carlsbad community. The project site and creek channel are separated by an existing 6-
foot tall masonry wall located on the north side of the creek and belonging to the Rancho
Carlsbad community. A 100-foot buffer from Calavera Creek is provided, except in an area
nearest to the main project entrance at Wind Trail Way and Cannon Road where a buffer
of lesser width was previously approved by the Wildlife Agencies as part of the grading for
the existing PA 22 development pad. Tubular steel fencing and a masonry wall are
proposed along the southern boundary of the PA 22 development site to discourage
pedestrian trespass into the adjacent PA 23G open space. The lands~ape plans require
that all exterior lighting be shielded downward and away from the PA 23G open space
parcel, Calavera Creek and the Rancho Carlsbad community beyond, as well as prohibiting
exotic and invasive plant species. Best Management Practices (BMPs), as required by the
Stormwater Management Plan, contains adequate measures that will preclude significant
sediment runoff from the site. The project will implement standard erosion control
measures to avoid pollution and sedimentation of important water resources and the loss
of vegetative resources from sloped areas.
j.' Noise Policy 5-P.3 -For all projects that require discretionary review and have noise
exposure levels that exceed the standards in Table 5-1, require site planning and
architecture to incorporate noise-attenuating features. With mitigation, development
should meet the allowable outdoor and indoor noise exposure standards in Table 5-2 -
According to the project noise study, the site is impacted by traffic noise originating from
Cannon Road. The project site already includes an existing 6-foot tall masonry noise wall
atop an earthen berm along Cannon Road. No exterior noise mitigation is necessary for
compliance with the City of Carlsbad Noise Guidelines Policy Goal of 60 dBA CNEL at the
common use areas, which are shielded by the existing noise wall and the proposed
building configurations. However, exterior noise levels at the residential building facades
PC RESO NO. 7160 -4-Item 8; page 86
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2.
3.
4.
(Floor Levels 1-3) were found to be above the 60 dBA CNEL threshold in various locations,
and the project would thus be required to perform an interior assessment prior to
issuance of a building permit in order to ensure a 45 dBA CNEL interior noise level
consistent with the City of Carlsbad's Noise Guidelines and also Title 24 of the California
Code of Regulations. The report indicates that interior noise levels of 45 dBA CNEL can
easily be obtained with conventional building construction methods and upgraded
windows. A mitigation measure has been included requiring submittal of an acoustical
study prior to issuance of a building permit to ensure a 45 dBA CNEL interior noise level is
achieved consistent with the City of Carlsbad's Noise Guidelines and Title 24 of the
California Code of Regulations.
k. Public Safety Policy 6-P.34 -Enforce the Uniform Building and Fire codes, adopted by the
City, to provide fire protection standards for all existing and proposed structures -The
project requires building permit approval. The building permit review process requires
submittal of construction drawings for review and compliance with the Uniform Building
and Fire codes.
That all necessary public facilities can be provided concurrent with need, and adequate
provisions have been provided to implement those portions of the Capital Improvement
Program applicable to the subject property, in that the Master Plan includes conditions
requiring the completion of infrastructure identified in the Local Facilities Management Plan
(LFMP) for Zone 14 and in accordance with a financing plan approved by the City Council for
LFMP Zone 14.
That the residential and open space portions of the community will constitute an environment
of sustained desirability and stability, and that it will be in harmony with or provide compatible
variety to the character of the surrounding area, and that 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 jurisdiction thereof, in that the residential
segments of the Master Plan include a wide variety of housing types that range from lower-
income attached units to 8,500-square-foot single-family lots; over 40% of the Master Plan is
designated for active recreation, passive recreation, and open space preservation; and the
Master Plan vision is to create a neighborhood that embodies the "Ahwahnee Principles" for
the development of "livable communities."
That the streets and thoroughfares proposed are suitable and adequate to carry the anticipated
traffic thereon, in that the proposed 98-unit senior housing use and RV storage facility is
expected to generate approximately 392 Average Daily Trips (ADT) with 20 AM peak hour trips
(8 inbound/12 outbound) and 27 PM peak hour trips (16 inbound/11 outbound). The
previously approved office use and RV storage was expected to generate approximately 1,320
ADT with 185 AM peak hour trips (167 inbound/18 outbound) and 172 PM peak hour trips (34
inbound/138 outbound), which was ~etermined to have less than significant impacts relating
to transportation and traffic. In contrast, the proposed project would be generating
approximately 928 fewer ADT (70% reduction) than the previously approved office project
with a reduction in AM peak hour trips by 165 trips (90% reduction) and a reduction in PM
peak hour trips by 145 trips (84% reduction). Additionally, the project does not require
additional improvements to the existing street system in that the project frontage along
Cannon Road is fully constructed and improved as part the Robertson Ranch East Village
including the signalized intersection at Wind Trail Way and Cannon Road. Cannon Road
improvements include full width right-of-way, curb, gutter, decomposed granite pedestrian
trail, bus stop with bench, landscaped parkway and a 6-foot tall decorative masonry sound
PC RESO NO. 7160 -5-Item 8; page 87
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wall. Where the project will add vehicle traffic to El Camino Real which in areas has been
identified as an exempt street facility in the General Plan, the project is conditioned to
provide a Transportation Demand Management (TDM) strategy and contribute fees towards a
city wide Transportation System Management (TSM) program.
That the area surrounding the development is or can be planned and zoned in coordination and
substantial compatibility with the development, in that proposed Master Plan perimeter land
uses were determined based on achieving compatibility with surrounding existing
development and zoning designations.
The Planning Commission of the City of Carlsbad does hereby find:
a. it has reviewed, analyzed, and considered the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program for CANNON ROAD SENIOR HOUSING -MP
02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12, the environmental impacts therein
identified for this project and any comments thereon prior to APPROVING the project; and
b. the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program has
been prepared in accordance with requirements of the California Environmental Quality Act,
the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad;
and
c. it reflects the independent judgment of the Planning Commission of the City of Carlsbad;
and
d. based on the EIA and comments thereon, there is no substantial evidence the project will
have a significant effect on the environment.
The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
1.
2.
3.
Staff is authorized and directed to make, or require Developer to make, all corrections and
modifications to the Master Plan document(s) necessary to make them internally consistent
and in conformity with final action on the project. Development shall occur substantially as
shown in the approved Exhibits. Any proposed development, different from this approval, shall
require an amendment to this approval.
Prior to approval of a parcel map or issuance of any permits for the project, the applicant shall
submit to the City Planner a digital copy and camera-ready master copy of the ROBERTSON
RANCH MASTER PLAN -MP 02-03(H), in addition to the required number of bound copies.
Developer shall implement, or cause the implementation of, the CANNON ROAD SENIOR
HOUSING -MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 Project Mitigation
Monitoring and Reporting Program.
4. This approval is granted subject to the approval of the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program, SDP 15-13, SDP 15-19, CUP 15-05 and MS 15-12
PC RESO NO. 7160 -6-Item 8; page 88
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-CANNON ROAD SENIOR HOUSING and is subject to all conditions contained in Planning
Commission Resolutions No. 7159 and 7161 for those other approvals incorporated herein by
reference.
NOTICE
Please take NOTICE that approval of your project includes the ((imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date of final approval to protest imposition of these fees/exactions. If you
protest them, you must follow the protest procedure set forth in Government Code Section 66020(a},
and file the protest and any other required information with the City Manager for processing in
accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will
bar any subsequent legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
10 APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
11 fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the
statute of limitations has previously otherwise expired.
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PC RESO NO. 7160 -7-Item 8; page 89
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California,. held on April 20, 2016, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairperson Anderson, Commissioners Black, L'Heureux, Segall and
Siekmann
Commissioners Goyarts and Montgomery
VELYN ANDERSON, Chairperson
CARLSBAD PLANNING COMMISSION
ATIEST: ~n
DON NEU
City Planner
PC RESO NO. 7160 -8-Item 8; page 90
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PLANNING COMMISSION RESOLUTION NO. 7161
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A SITE
DEVELOPMENT PLAN, MINOR SITE DEVELOPMENT PLAN, CONDITIONAL
USE PERMIT AND TENTATIVE PARCEL MAP TO ALLOW FOR THE
SUBDIVISION OF A 7.52 ACRE PARCEL INTO THREE LOTS, RELOCATION OF
AN EXISTING RV STORAGE LOT AND DEVELOPMENT OF A 98-UNIT SENIOR
APARTMENT PROJECT ON PROPERTY GENERALLY LOCATED SOUTHEAST
OF THE INTERSECTION OF CANNON ROAD AND WIND TRAIL WAY,
WITHIN THE ROBERTSON RANCH MASTER PLAN, PLANNING AREAS 22
AND 23G, IN LOCAL FACILITIES MANAGEMENT ZONE 14.
CASE NAME: CANNON ROAD SENIOR HOUSING
CASE NO.: SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
WHEREAS, Calavera Hills II, LLC, "Owner/Developer," has filed a verified application with
the City of Carlsbad regarding property described as
Parcel "A" of Certificate of Compliance Document No. 2010-0225511 of
Official Records, Recorded May 5, 2010 in the Office of the County
Recorder, County of San Diego
("the Property"); and
WHEREAS, said verified application constitutes a request for a Site Development Plan,
Minor Site Development Plan, Conditional Use Permit and Tentative Parcel Map as shown on Exhibits
"A -00" da~ed April 20, 2016, on file in the Planning Division, SOP 15-13/SDP 15-19/CUP 15-05/MS 15-
12 -CANNON ROAD SENIOR HOUSING, as provided by Chapters 20.24, 21.06, 21.24, 21.42, and 21.84 of
the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on April 20, 2016, hold a 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 persons desiring to be heard, said Commission considered all factors relating to the
Site Development Plan, Minor Site Development Plan, Conditional Use Permit and Tentative Parcel
Map.
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.
Item 8; page 91
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B) That based on the evidence presented at the public hearing, the Planning Commission
RECOMMENDS APPROVAL of SOP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON
ROAD SENIOR HOUSING, based on the following findings and subject to the following
3 conditions:
4 Findings:
5 Site Development Plan (SOP 15-13) / Minor Site Development Plan {SOP 15-19)
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1. That the proposed development or use is consistent with the General Plan and the Robertson
Ranch Master Plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad
Municipal Code, and all other applicable provisions of this code; in that the reconfigured RV
storage facility fulfills the Robertson Ranch Master Plan requirement to provide a minimum
11,840 square feet of RV storage to the East and West Villages; the senior apartment project
architecture, including the design of the RV storage screen walls and gates, complies with the
Robertson Ranch Master Plan Design Guidelines and will complement the architectural
environment of the Robertson Ranch Master Plan. Additionally, the proposed senior apartment
project will increase the diversity of housing in Carlsbad by adding 98 for-rent senior restricted
apartment units to the city's housing inventory where the majority of housing is detached
single-family dwellings occupied by above-moderate income households; will increase housing
diversity by providing housing offered at a price affordable to low income tenants {20
apartment units will be provided onsite for low-income senior households); and at a minimum
density of 20 dwelling units per acre, satisfies the Regional Housing Needs Assessment (RHNA)
objective of accommodating housing in the low income category.
2. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed development or use
is to be located, and will not adversely impact the site, surroundings or traffic circulation; in that
the proposed 98-unit senior apartment project and RV storage area is well designed and
oriented with the adjacent age-restricted Rancho Carlsbad community to the south; the density
of the senior housing project is comparable to the multi-family residential and courtyard homes
to the north; and the senior apartment project architecture, including the design of the RV
storage screen walls and gates, complies with the Robertson Ranch Master Plan Design
Guidelines and will complement the architectural environment of the Robertson Ranch Master
Plan. Moreover, the proposed senior apartment buildings have been situated as far away as
possible from the adjacent Rancho Carlsbad community located to the south, providing
approximately 145 to 190 feet of building separation, which is further buffered by dense mature
vegetation. In areas where existing vegetation is sparse, the clustering of additional
landscaping has been provided along the southern edge of the PA 22 project site to increase
landscape screening and buffering. A 100-foot buffer from Calavera Creek is maintained except
in an area near the project entrance where a buffer of lesser width was previously approved by
the Wildlife Agencies. Decorative tubular steel fencing and a masonry walls are proposed along
the southern boundary of the PA 22 development site to discourage pedestrian trespass into
the PA 23G open space areas. The landscape concept plans require that all exterior lighting be
shielded downward and away from the adjacent PA 23G open space area, Calavera Creek and
the Rancho Carlsbad community beyond, as well as prohibiting exotic and invasive plant
species. Potential for vehicle headlight glare on Rancho Carlsbad is reduced by the planting of
a dense landscape screen along the outer edge of the drive-aisle near the project entrance and
also a 6-foot tall decorative masonry screen wall is proposed along the southern edge of the
parking lot southeast of the proposed buildings.
PC RESO NO. 7161 -2-Item 8; page 92
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3.
4.
That the site for the intended development or uses is adequate in size and shape to accommodate
the use; in that the RV storage facility located on a 0.55-acres Parcel "A" provides for 11,902
square feet of RV storage (excluding drive-aisles) where 11,840 square feet is required for the
Robertson Ranch East and West Villages. As a visual barrier, the 0.55-acre parcel also
accommodates a new 8-foot tall decorative masonry screen wall with equally tall view
obscuring access gates. A landscape planter is provided along the exterior edge of this wall,
where additional dirt will be bermed against the lower 2 feet with landscaping planted along
the interface to soften and reduce massing. The proposed screen wall proposes to tie into and
is architecturally consistent with the design of the existing masonry sound wall running parallel
with Cannon Road. Additionally, the senior housing project located on a 4.88-acre Parcel "B" is
adequate in size and shape to accommodate the proposed housing for senior citizens use in that
three apartment buildings with 98 units and 48 single-car garages, 22 surface parking spaces,
100 carport covered parking spaces, drive-aisles, common recreation areas and trash enclosures
can be appropriately fit within the proposed development area without the need for any
variances or development standard modifications. Furthermore, the project complies with all
applicable development standards of the Parking Ordinance (C.M.C. Chapter 21.44), RD-M Zone
(C.M.C. Chapter 21.24), and Housing for Senior Citizens regulations (C.M.C. Chapter 21.28) in
that; adequate parking is provided; adequate building separation, landscape setbacks and
buffers have been provided; total building coverage (including carports) is 32% where a
maximum 60% is allowed; and the proposed buildings have been designed or are conditioned
to accommodate the special needs and requirements of housing for senior citizens, including
but not limited to community rooms and common recreation areas.
That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust
the requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained; in that all minimum setbacks have been provided
and appropriately landscaped in accordance with the various requirements of the Carlsbad
Municipal Code. Combinations of landscaping, berming, and/or decorative masonry screen
walls have been incorporated into the project design to help screen parking areas and the RV
storage area from the adjacent properties; as well as headlight glare from vehicles entering and
circulating through the site. The proposed senior apartment buildings have been situated as far
away as possible from the adjacent Rancho Carlsbad community located to the south providing
approximately 145 to 190 feet of building separation, which is further buffered by dense mature
vegetation. In areas where existing vegetation is sparser than others, the clustering of
additional landscaping has been provided along the southern edge of the project site to increase
landscape screening and buffering. A 100-foot buffer from Calavera Creek is maintained except
in an area near the project entrance where a buffer of lesser width was previously approved by
the Wildlife Agencies. All exterior lighting is shielded downward and away from the adjacent
open space in Planning Area 23G, as well as Calavera Creek and the Rancho Carlsbad community
beyond. Adequate vehicle circulation has been provided to accommodate RV's, passenger
vehicles, and truck-turning movements.
5. That the street system serving the proposed development or use is adequate to properly handle
all traffic generated by the proposed use, in that the proposed 98-unit senior housing use and
RV storage facility is expected to generate approximately 392 Average Daily Trips (ADT) with 20
AM peak hour trips (8 inbound/12 outbound) and 27 PM peak hour trips (16 inbound/11
outbound). The previously approved office use and RV storage was expected to generate
approximately 1,320 ADT with 185 AM peak hour trips (167 inbound/18 outbound) and 172 PM
peak hour trips (34 inbound/138 outbound), which was determined to have less than significant
impacts relating to transportation and traffic. In contrast, the proposed project would be
generating approximately 928 fewer ADT (70% reduction) than the previously approved office
PC RESO NO. 7161 -3-Item 8; page 93
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project with a reduction in AM peak hour trips by 165 trips {90% reduction) and a reduction in
PM peak hour trips by 145 trips (84% reduction). Additionally, the project does not require
additional improvements to the existing street system in that the project frontage along Cannon
Road is fully constructed and improved as part the Robertson Ranch East Village including the
signalized intersection at Wind Trail Way and Cannon Road. Cannon Road improvements
include full width right-of-way, curb, gutter, decomposed granite pedestrian trail, bus stop with
bench, landscaped parkway and a 6-foot tall decorative masonry sound wall. Where the project
will add vehicle traffic to El Camino Real which in areas has been identified as an exempt street
facility in the General Plan, the project is conditioned to provide a Transportation Demand
Management {TDM) strategy and contribute fees towards a city wide Transportation System
Management {TSM) program.
Conditional Use Permit {CUP 15-05)
6.
7.
That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the General Plan, including, if applicable,
the certified Local Coastal Program, specific plan or master plan, in that the senior apartment
project architecture complies with the Robertson Ranch Master Plan Design Guidelines and will
complement the architectural environment of the Robertson Ranch Master Plan. Additionally,
the proposed senior apartment project will increase the diversity of housing in Carlsbad by
adding 98 for-rent senior restricted apartment units to the city's housing inventory where the
majority of housing is detached single-family dwellings occupied by above-moderate income
households; will increase housing diversity by providing housing offered at a price affordable
to low income tenants {20 apartment units will be provided onsite for low-income senior
households); and at a minimum density of 20 du/ac, the proposed senior apartment project
satisfies the Regional Housing Needs Assessment (RHNA) objective of accommodating housing
in the low income category.
That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located in that the proposed 98-unit senior apartment
project is well designed and situated with the adjacent age-restricted Rancho Carlsbad
community to the south; the density is comparable to the multi-family residential and courtyard
homes to the north; and the building design is consistent with Robertson Ranch Master Plan
Design Guidelines. Moreover, the proposed senior apartment buildings have been positioned
as far away as possible from the adjacent Rancho Carlsbad community providing approximately
145 to 190 feet of building separation, which is further buffered by dense mature vegetation.
In areas where existing vegetation is sparse, the clustering of additional landscaping has been
provided along the southern edge of the project site to increase landscape screening and
buffering. All exterior lighting will be shielded downward and away from the adjacent open
space in Planning Area 23G, as well as Calavera Creek and the Rancho Carlsbad community
beyond. Potential for vehicle headlight glare on Rancho Carlsbad is reduced by the planting of
a dense landscape screen along the outer edge of the drive-aisle near the project entrance and
also a 6-foot tall decorative masonry screen wall is proposed along the southern edge of the
parking lot southeast of the proposed buildings.
8. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, Planning
Commission or City Council, in order to integrate the use with other uses in the neighborhood, in
that the senior housing project located on a 4.88-acre Parcel "B" is adequate in size and shape
to accommodate the proposed housing for senior citizens use in that three apartment buildings
PC RESO NO. 7161 -4-Item 8; page 94
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with 98 units and 48 single-car garages, 22 surface parking spaces, 100 carport parking spaces,
drive-aisles, recreation areas and trash enclosures can be appropriately fit within the proposed
development area without the need for any variances or development standard modifications.
Furthermore, the project complies with all applicable development standards of the Parking
Ordinance (Chapter 21.44), RD-M Zone (Chapter 21.24), and Housing for Senior Citizens
regulations (Chapter 21.28) in that: adequate parking is provided; total building coverage,
including carports, is 28% less than the maximum allowed; and adequate building separation,
landscape setbacks and buffers have been provided; and the proposed buildings have been
designed or are conditioned to accommodate the special needs and requirements of housing
for senior citizens, including but not limited to community rooms and common recreation areas.
Tentative Parcel Map (MS 15-12)
9.
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14.
15.
That the proposed map and the proposed design and improvement of the subdivision as
conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable
specific plans, Titles 20 and 21 of the Carlsbad Municipal Code and the State Subdivision Map Act,
and will not cause serious public health problems, in that the project implements the goals and
policies of the General Plan as discussed in the General Findings section below; is consistent
with all minimum requirements of Titles 20 and 21 governing lot size and configuration; and has
been designed to comply with all applicable City regulations.
That the proposed project is compatible with the surrounding future land uses since surrounding
properties are designated for residential and open space development on the General Plan and
the proposed senior housing project and RV storage area are considered compatible uses.
That the site is physically suitable for the type and density of the development since the site is
adequate in size and shape to accommodate residential development at the density proposed, in
that all required minimum development standards and design criteria required by the
applicable zoning ordinances and master plan are incorporated into the project without the
need for variances or development standard modifications.
That the design of the subdivision or the type of improvements will not conflict with easements
of record or easements established by court judgment, or acquired by the public at large, for
access through or use of property within the proposed subdivision, in that the project has been
designed and conditioned such that there are no conflicts with established easements.
That the property is not subject to a contract entered into pursuant to the Land Conservation Act
of 1965 (Williamson Act).
That the design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities in the subdivision, in that structures include patios and balconies
to maximize exposure to natural light and ventilation.
That the Planning Commission has considered, in connection with the housing proposed by this
subdivision, the housing needs of the region, and balanced those housing needs against the public
service needs of the City and available fiscal and environmental resources.
16. That the design of the subdivision and improvements are not likely to cause substantial
environmental damage nor substantially and avoidably injure fish and wildlife or their habitat, in
that the project site is extensively disturbed and is identified in the HMP as a "Development
Area" with no adjacent HMP "Hardline" boundaries. According to the Robertson Ranch Master
PC RESO NO. 7161 -5-Item 8; page 95
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Plan EIR and Preliminary Biological Assessment, the project site does not support any riparian,
aquatic or wetland habitat, or any other sensitive natural communities. Calavera Creek is
located off-site and adjacent to the project's southerly boundary within the Rancho Carlsbad
community. The project site and creek channel are separated by an existing 6-foot tall masonry
wall located on the north side of the creek and belonging to the Rancho Carlsbad community.
A 100-foot buffer from Calavera Creek is provided, except in an area nearest to the main project
entrance at Wind Trail Way and Cannon Road where a buffer of lesser width was previously
approved by the Wildlife Agencies as part of the grading for the existing PA 22 development
pad. Tubular steel fencing and a masonry wall are proposed along the southern boundary of
the PA 22 development site to discourage pedestrian trespass into the adjacent PA 23G open
space. The landscape plans require that all exterior lighting be shielded downward and away
from the PA 23G open space parcel, Calavera Creek and the Rancho Carlsbad community
beyond, as well as prohibiting exotic and invasive plant species. Best Management Practices
(BMPs), as required by the Stormwater Management Plan, contains adequate measures that
will preclude significant sediment runoff from the site. The project will implement standard
erosion control measures to avoid pollution and sedimentation of important water resources
and the loss of vegetative resources from sloped areas.
That the discharge of waste from the subdivision will not result in violation of existing California
Regional Water Quality Control Board requirements, in that the project has been designed in
accordance with the Best Management Practices for water quality protection in accordance
with the City's sewer and drainage standards and the project is conditioned to comply with the
National Pollutant Discharge Elimination System (NPDES) requirements.
14 General
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18. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements ofthe City's General Plan, based on the facts set forth in the staff report dated April
20, 2016 including, but not limited to the following:
The General Plan Land Use designation for PA 22 is R-23 Residential, while PA 23G is designated
Open Space {OS). For PA 22, the R-23 designation allows for residential development at a
density range of 15-23 dwelling units per acre with a Growth Management Control Point
(GMCP) of 19 dwelling units per acre (du/ac). However, according to Appendix-B of the City's
Housing Element, PA 22 is identified as a site for lower to moderate income housing and is
assigned a higher minimum density requirement of 20 du/ac. With a net developable acreage
of 4.88 acres, a minimum of 98 dwelling units is required on PA 22. This is consistent with the
number of units allocated to the site with the General Plan Update. The project's proposed
density of 20 du/ac is within the R-23 density range of 15-23 du/ac, and is also consistent with
the higher minimum density that is specified by the City's Housing Element. As it relates to PA
23G, the project does not propose any changes that would impact the open space designation,
other than placing it into a separate 1.15 acre open space parcel (i.e., Parcel C).
a. Land Use & Community Design Goal 2-G.5 -Protect the neighborhood atmosphere and
identity of existing residential areas -The reconfigured RV storage facility and proposed 98-
unit senior apartment project is well designed and integrated with the adjacent residential
areas. The proposed senior housing use is compatible with the adjacent age-restricted
Rancho Carlsbad community to the south; the density is comparable to the multi-family
residential and courtyard homes to the north; and the building design is consistent with
Robertson Ranch Master Plan Design Guidelines. The proposed senior apartment buildings
have been situated as far away as possible from the adjacent Rancho Carlsbad community
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providing approximately 145 to 190 feet of building separation, which is further buffered
by dense mature vegetation. Additional landscaping is provided along the southern edge
of the project site to provide additional landscape screening. All exterior lighting is shielded
downward and away from the open space in PA 23G, the Calavera Creek and Rancho
Carlsbad community. The RV storage area is further screened by an 8-foot tall masonry wall
enclosure with equally tall gates that tie into and are architecturally consistent with the
design of an existing masonry sound wall running along Cannon Road. Along the exterior
of this wall, dirt is bermed against the lower 2 feet with landscape planted at the interface
to soften and reduce massing. Vehicle headlight glare on Rancho Carlsbad is reduced by a
dense landscape screen proposed along the outer edge of the drive-aisle near the project
entrance and also a 6-foot tall decorative masonry screen wall proposed along the southern
edge of the parking lot east of the proposed buildings.
b. Land Use & Community Design Policy 2-P.6-Encourage the provision of lower and moderate-
income housing to meet the objective of the Housing Element -The proposed 98-unit senior
apartment project, at a minimum density of 20 du/ac, satisfies the Regional Housing Needs
Assessment (RHNA) objective of accommodating housing in the low income category.
c. Land Use & Community Design Policy 2-P.46 -Require new residential development provide
pedestrian and bicycle linkages, when feasible, which connect with nearby shopping centers,
community centers, parks, schools, points of interest, major transportation corridors and the
Carlsbad Trail System -The project site is part of the Robertson Ranch master planned
community, which includes a network of sidewalks and trails connections providing direct
access to nearby future parks and shopping centers. Additionally, Cannon Road is a major
east-west transportation corridor and includes a bus stop with bench at the project
entrance east of Wind Trail Way. The site plan includes pedestrian sidewalk connections to
these existing linkages, thus facilitating and encouraging walkability and the use of nearby
public transportation.
d. Mobility Policy 3-P.5 -Require developers to construct or pay their fair share toward
improvements for all travel modes consistent with the Mobility Element, Growth
Management Plan, and specific impacts associated with their development-The project does
not require additional improvements to the existing street system in that the project
frontage along Cannon Road is fully constructed and improved as part the Robertson Ranch
East Village including the signalized intersection at Wind Trail Way and Cannon Road.
Cannon Road improvements include full width right-of-way, curb, gutter, decomposed
granite pedestrian trail, bus stop with bench, landscaped parkway and a 6-foot tall
decorative masonry sound wall.
e. Mobility Policy 3-P.11-Require new development that adds vehicle traffic to street facilities
that are exempt from the vehicle LOS standard to implement a) transportation demand
management strategies that reduce the reliance on single-occupant automobiles and assist in
achieving the city's livable streets vision; and b) transportation system strategies that improve
traffic signal coordination and improve transit services -The project will add vehicle traffic
to El Camino Real which in areas has been identified as an exempt street facility in the
General Plan. Accordingly, the project is conditioned to provide a Transportation Demand
Management (TDM) strategy and contribute fees toward a city wide Transportation System
Management (TSM) program.
PC RESO NO. 7161 -7-Item 8; page 97
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f. Housing Policy 10-G.2 -New housing developed with diversity of types, prices, tenures,
densities, and locations, and in sufficient quantity to meet the demand of anticipated city and
regional growth -The majority of housing in Carlsbad is detached single-family dwellings,
occupied by above-moderate income households. The proposed senior apartment project
will increase the diversity of housing in Carlsbad by adding 98 for-rent apartment units to
the city's housing inventory, which will be· restricted to senior tenants. In addition, the
project will increase housing diversity by providing housing offered at a price affordable to
low income tenants (20 apartment units will be provided onsite for low-income senior
households).
g. Housing Program 2.1 -Maintain adequate residential sites to accommodate the 2010-2020
Regional Housing Needs Assessment (RHNA) -The project site is part of the city's Housing
Element inventory of sites (RHNA housing sites) that can accommodate low income
households, based on a requirement for a minimum density of 20 du/ac. The project's
proposed density is 20 du/ac and will remain part ofthe city's RHNA housing sites inventory
until such time that the site is developed (the RHNA housing sites inventory only includes
sites with development potential).
h. Housing Programs 3.1 and 3.10 -Implement lnclusionary Housing Ordinance and work with
senior housing developers and non-profit organizations to locate and construct at least 50
units of senior low-income housing between 2013 and 2020-In accordance with the General
Plan Update (Planning Commission Resolution No. 7114), the project is conditioned to enter
into an affordable housing agreement with the City of Carlsbad to provide a minimum of
20% (i.e., 20 units) of the total housing units onsite as affordable to lower income
households at 80% or below the San Diego County Area Median Income.
i. Open Space, Conservation and Recreation Policy 4-P.9 -Maintain and implement the city's
Habitat Management Plan (HMP), including the requirement that all development projects
comply with the HMP and related documents-The project has been reviewed in accordance
with the city's Habitat Management Plan (HMP). The project site is extensively disturbed
and is identified in the HMP as a "Development Area" with no adjacent HMP "Hardline"
boundaries. According to the Robertson Ranch Master Plan EIR and Preliminary Biological
Assessment, the project site does not support any riparian, aquatic or wetland habitat, or
any other sensitive natural communities. Calavera Creek is located off-site and adjacent to
the project's southerly boundary within the Rancho Carlsbad community. The project site
and creek channel are separated by an existing 6-foot tall masonry wall located on the north
side of the creek and belonging to the Rancho Carlsbad community. A 100-foot buffer from
Calavera Creek is provided, except in an area nearest to the main project entrance at Wind
Trail Way and Cannon Road where a buffer of lesser width was previously approved by the
Wildlife Agencies as part of the grading for the existing PA 22 development pad. Tubular
steel fencing and a masonry wall are proposed along the southern boundary of the PA 22
development site to discourage pedestrian trespass into the adjacent PA 23G open space.
The landscape plans require that all exterior lighting be shielded downward and away from
the PA 23G open space parcel, Calavera Creek and the Rancho Carlsbad community beyond,
as well as prohibiting exotic and invasive plant species. Best Management Practices (BMPs),
as required by the Stormwater Management Plan, contains adequate measures that will
preclude significant sedlment runoff from the site. The project will implement standard
erosion control measures to avoid pollution and sedimentation of important water
resources and the loss of vegetative resources from sloped areas.
PC RESO NO. 7161 -8-Item 8; page 98
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j. Noise Policy 5-P.3 -For all projects that require discretionary review and have noise exposure
levels that exceed the standards in Table 5-1, require site planning and architecture to
incorporate noise-attenuating features. With mitigation, development should meet the
allowable outdoor and indoor noise exposure standards in Table 5-2 -According to the
project noise study, the site is impacted by traffic noise originating from Cannon Road. The
project site already includes an existing 6-foot tall masonry noise wall atop an earthen berm
along Cannon Road. No exterior noise mitigation is necessary for compliance with the City
of Carlsbad Noise Guidelines Policy Goal of 60 dBA CNEL at the common use areas, which
are shielded by the existing noise wall and the proposed building configurations. However,
exterior noise levels at the residential building facades {Floor Levels 1-3) were found to be
above the 60 dBA CNEL threshold in various locations, and the project would thus be
required to perform an interior assessment prior to issuance of a building permit in order
to ensure a 45 dBA CNEL interior noise level consistent with the City of Carlsbad's Noise
Guidelines and also Title 24 of the California Code of Regulations. The report indicates that
interior noise levels of 45 dBA CNEL can easily be obtained with conventional building
construction methods and upgraded windows. A mitigation measure has been included
requiring submittal of an acoustical study prior to issuance of a building permit to ensure a
45 dBA CNEL interior noise level is achieved consistent with the City of Carlsbad's Noise
Guidelines and Title 24 of the California Code of Regulations.
k. Public Safety Policy 6-P .34-Enforce the Uniform Building and Fire codes, adopted by the City,
to provide fire protection standards for all existing and proposed structures -The project
requires building permit approval. The building permit review process requires submittal
of construction drawings for review and compliance with the Uniform Building and Fire
codes.
The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 14 and all City public facility policies and ordinances. The project
includes elements or has been conditioned to construct or provide funding to ensure that all
facilities and improvements regarding sewer collection and treatment; water; drainage;
circulation; fire; schools; parks and other recreational facilities; libraries; government
administrative facilities; and open space, related to the project will be installed to serve new
development prior to or concurrent with need. Specifically,
a. The project has been conditioned to provide proof from the Carlsbad Unified School District
that the project has satisfied its obligation for school facilities.
b. Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be collected
prior to issuance of building permit.
c. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior
to the issuance of building permit.
d. The Local Facilities Management fee for Zone 14 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
20. The project has been conditioned to pay any increase in public facility fee, or new construction
tax, or development fees, and has agreed to abide by any additional requirements established by
a Local Facilities Management Plan prepared pursuant to Chapter 21.90 ofthe Carlsbad Municipal
Code. This will ensure continued availability of public facilities and will mitigate any cumulative
impacts created by the project.
PC RESO NO. 7161 -9-Item 8; page 99
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This project has been conditioned to comply with any requirement approved as part of the Local
Facilities Management Plan for Zone 14.
That the project is consistent with the City's Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50).
The Planning Commission hereby finds that all development in Carlsbad benefits from the Habitat
Management Plan, which is a comprehensive conservation plan and implementation program
that will facilitate the preservation of biological diversity and provide for effective protection and
conservation of wildlife and plant species while continuing to allow compatible development in
accordance with Carlsbad's Growth Management Plan. Preservation of wildlife habitats and
sensitive species is required by the Open Space and Conservation Element of the City's General
Plan which provides for the realization of the social, economic, aesthetic and environmental
benefits from the preservation of open space within an increasingly urban environment.
Moreover, each new development will contribute to the need for additional regional
infrastructure that, in turn, will adversely impact species and habitats. The In-Lieu Mitigation Fee
imposed on all new development within the City is essential to fund implementation of the City's
Habitat Management Plan. The project site has already mitigated all impacts to HMP Habitat
Groups D, E and F through payment of in-lieu mitigation fees pursuant to Mitigation Measure
No. 6 as required by the addendum adopted by Planning Commission Resolution No. 6657 on
December 16, 2009. The proposed project is confined to the existing graded PA 22 development
pad for which all impacts have been previously mitigated and therefore does not result in
additional impacts not _previously analyzed.
The Planning Commission of the City of Carlsbad does hereby find:
a. it has reviewed, analyzed, and considered the Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program for CANNON ROAD SENIOR HOUSING -MP 02-
03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12, the environmental impacts therein
identified for this project and any comments thereon prior to APPROVING the project; and
b. the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program has
been prepared in accordance with requirements of the California Environmental Quality Act,
the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad;
and
c. it reflects the independent judgment of the Planning Commission of the City of Carlsbad; and
d. based on the EIA and comments thereon, there is no substantial evidence the project will
have a significant effect on the environment.
The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
Note: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of a
grading or building permit, or recordation of the Final Parcel Map, whichever occurs first.
PC RESO NO. 7161 -10-Item 8; page 100
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1.
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8.
If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the City shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the City's approval of this Site Development Plan,
Minor Site Development Plan, Conditional Use Permit and Tentative Parcel Map.
Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Site Development Plan, Minor Site Development Plan, Conditional Use
Permit and Tentative Parcel Map documents, as necessary to make them internally consistent
and in conformity with the final action on the project. Development shall occur substantially as
shown on the approved Exhibits. Any proposed development, different from this approval, shall
require an amendment to this approval.
Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged,
this approval shall be suspended as provided in Government Code Section 66020. If any such
condition is determined to be invalid, this approval shall be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
Developer shall implement, or cause the implementation of, the CANNON ROAD SENIOR
HOUSING -MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 Project Mitigation
Monitoring and Reporting Program.
Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly,
from (a) City's approval and issuance of this Site Development Plan, Minor Site Development
Plan, Conditional Use Permit and Tentative Parcel Map, (b) City's approval or issuance of any
permit or action, whether discretionary or nondiscretionary, in connection with the use
contemplated herein, and (c) Developer/Operator's installation and operation of the facility
permitted hereby, including without limitation, any and all liabilities arising from the emission by
the facility of electromagnetic fields or other energy waves or emissions. This obligation survives
until all legal proceedings have been concluded and continues even if the City's approval is not
validated.
Developer shall submit to the City Planner a reproducible 24" x 36" mylar copy of the Site Plan
and Tentative Parcel Map reflecting the conditions approved by the final decision-making body.
Prior to the issuance of a building permit, the Developer shall provide proof to the Building
Division from the Carlsbad Unified School District that this project has satisfied its obligation to
provide school facilities.
PC RESO NO. 7161 -11-Item 8; page 101
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9.
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15.
This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 14 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
This approval is granted subject to the approval of the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program and MP 02-03{H) -CANNON ROAD SENIOR
HOUSING and is subject to all conditions contained in Planning Commission Resolutions No. 7159
and 7160 for those other approvals incorporated herein by reference.
This approval shall become null and void if building permits are not issued for this project within
24 months from the date of project approval.
Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the City that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy. A note to this effect shall be placed on the Final Parcel Map.
Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy #17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD
#1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone
14, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If
the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
Developer shall report, in writing, to the City Planner within 30 days, any address change from
that which is shown on the permit application, any change in the telecommunications provider,
or any transfer in ownership of the site.
Developer shall submit to the City a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a(n) Site Development Plan, Minor Site Development Plan,
Conditional Use Permit and Tentative Parcel Map by Resolution No. 7161 on the property. Said
Notice of Restriction shall note the property description, location of the file containing complete
project details and all conditions of approval as well as any conditions or restrictions specified for
inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an
amendment to the notice which modifies or terminates said notice upon a showing of good cause
by the Developer or successor in interest.
16. Prior to the approval of the final map for any phase of this project, or where a map is not being
processed, prior to the issuance of building permits for any lots or units, the Developer shall enter
into an Affordable Housing Agreement with the City to provide and deed restrict 20 dwelling units
on Senior Housing Parcel "B" as affordable to lower-income households for 55 years, in
accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad
Municipal Code and as set forth in Planning Commission Resolution No. 7117 which requires
20% of the total number of homes on the subject property to be affordable to lower income
households. The draft Affordable Housing Agreement shall be submitted to the City Planner no
later than 60 days prior to the request to final the map. The recorded Affordable Housing
Agreement shall be binding on all future owners and successors in interest.
PC RESO NO. 7161 -12-Item 8; page 102
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17.
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Developer shall construct the 20 required inclusionary units concurrent with the project's market
rate units, unless both the final decision-making authority of the City and the Developer agree
within an Affordable Housing Agreement to an alternate schedule for development.
Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan
showing conformance with the approved Preliminary Landscape Plan and the City's Landscape
Manual. Developer shall construct and install all landscaping and irrigation as shown on the
approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free
from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum
amount of water to the landscape for plant growth without causing soil erosion and runoff.
The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan
check process on file in the Planning Division and accompanied by the project's building,
improvement, and grading plans.
No plant species listed on the Cal-I PC Invasive Plant Inventory or identified by the Cal-EPPC as
an invasive risk in southern California shall be included in the final landscape plans or planted
onsite.
CUP 15-05 shall be reviewed by the City Planner annually to determine if all conditions of this
permit have been met and that the use does not have a substantial negative effect on surrounding
properties or the public health, safety and general welfare. If the City Planner determines that:
1) the Conditional Use Permit was obtained by fraud or misrepresentation; or 2) the use for which
such approval was granted is not being exercised; or 3) the Conditional Use Permit is being or
recently has been exercised contrary to any of the terms or conditions of approval or the
conditions of approval have not been met; or 4) the use for which such approval was granted has
ceased to exist or has been suspended for one year or more; or 5) the use is in violation of any
statute, ordinance, law or regulation; or 6) the use permitted by the Conditional Use Permit is
being or has been so exercised as to be detrimental to the public health, safety or welfare or so ·
as to constitute a nuisance, the City Planner shall recommend that the Planning Commission hold
a public hearing and after providing the permittee the opportunity to be heard, the Planning
Commission may revoke and terminate the Conditional Use Permit in whole or in part, reaffirm
the Conditional Use Permit, modify the conditions or impose new conditions.
All roof appurtenances, including air conditioners, shall be architecturally integrated and
concealed from view and the sound buffered from adjacent properties and streets, in substance
as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of
Community and Economic Development Department and Planning.
Developer shall construct trash receptacle and recycling areas enclosed by a six-foot-high
masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code
Chapter 21.105. location of said receptacles shall be approved by the City Planner. Enclosure
shall be of similar colors and/or materials to the project to the satisfaction of the City Planner.
No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so
required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of
an Outdoor Storage Plan, and thereafter comply with the approved plan.
25. Developer shall submit and obtain City Planner approval of an exterior lighting plan including
parking areas. All lighting shall be designed to reflect downward and avoid any impacts on
adjacent homes or property.
PC RESO NO. 7161 -13-Item 8; page 103
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Developer shall establish an education program for the future senior apartment residents
regarding responsible pet ownership. The program shall at a minimum encourage a) the
keeping of pets indoors, especially at night; b) having pets neutered or spayed to reduce
unwanted reproduction and long range wanderings; c) belling of cats to reduce their
effectiveness as predators; d) discouraging the release of unwanted pets into the wild; and e)
keeping dogs on leashes when walking them on trails, especially near preserve areas.
Walkways and hallways in the common areas of the senior housing project shall be equipped
with standard height railings or grab bars to assist persons who have difficulty with walking,
and shall have lighting conditions that are of sufficient brightness to assist persons who have
difficulty seeing. Compliance with these conditional requirements shall be demonstrated on
the building plans submitted for the project.
To the extent practicable, as determined by the Building Official, the interiors of each senior
apartment unit shall be designed to implement the principals of universal design as currently
established by the Center for Universal Design at the North Carolina State University, or any
other residential design elements for seniors that may currently be established by the California
Department of Aging, Compliance with these requirements shall be demonstrated on the
building plans submitted for the project.
Dwelling units shall be provided with the following and all features shall be included on plans
submitted for issuance of a building permit:
a. Tubs and/or showers equipped with, or adaptable for, at least one grab bar;
b. Tubs and/or showers equipped with temperature regulating devices;
c. Slip resistant tub and/or shower bottom surfaces; and
d. Peepholes in entry doors.
The RV storage area is subject to the following requirements:
a. Only recreational vehicles as defined in CMC Section 21.04.298 may be stored within the
recreational vehicle storage area; all stored vehicles must be in an operable condition and,
if required, currently licensed.
b. Permitted recreational vehicle storage shall not be utilized as a sales yard or storage for a
sales yard. An occasional sale by an individual may be permitted.
c. The maintenance, restoration, and/or repair of any vehicle shall not be permitted within
the storage area.
d. The utilization of a stored vehicle as a living unit shall not be permitted.
The Robertson Ranch Master Plan master CC&R's shall be amended to address maintenance of
the reconfigured RV storage area. Said CC&Rs shall be submitted to and approved by the
Planning Director prior to the issuance of a grading permit. In addition to addressing
maintenance of the RV storage area, the CC&R's shall also include the following:
PC RESO NO. 7161 -14-Item 8; page 104
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a. Only recreational vehicles as defined in CMC Section 21.04.298 may be stored within the
recreational vehicle storage area; all stored vehicles must be in an operable condition and,
if required, currently licensed.
b. Permitted recreational vehicle storage shall not be utilized as a sales yard or storage for a
sales yard. An occasional sale by an individual may be permitted.
c. The maintenance, restoration, and/or repair of any vehicle shall not be permitted within
the storage area.
d. The utilization of a stored vehicle as a living unit shall not be permitted.
Prior to demolition of the existing RV Storage facility, the applicant shall provide a temporary
secure RV Storage facility along with a Construction Phasing Plan, which depicts the location
and timing of this improvement to the satisfaction of the City Planner.
Engineering:
General
33.
34.
35.
36.
Developer shall prepare, submit and process for city engineer approval a parcel map to subdivide
this project. Developer shall pay the city standard map review plan check fees.
Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the proposed
haul route.
This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will continue
to be available until time of occupancy.
Prior to approval of a parcel map or issuance of any permits, the developer shall submit and attain
approval from the city engineer of a Transportation Demand Management (TDM) Plan as the
project is subject to transportation demand management strategies that reduce the reliance on
single-occupant automobiles and assist in achieving the city's livable streets vision. The plan shall
include implementation approaches and time!ines. Developer shall cause property owner to
submit an executed copy to the city engineer for recordation a city standard Transportation
Demand Management Implementation Agreement.
Fees/ Agreements
37.
38.
39.
Developer shall cause property owner to execute and submit to the city engineer for recordation,
the city's standard form Geologic Failure Hold Harmless Agreement.
Developer shall cause property owner to execute and submit to the city engineer for recordation
the city's standard form Drainage Hold Harmless Agreement.
Developer shall cause property owner to submit an executed copy to the city engineer for
recordation a city standard Permanent Stormwater Quality Best Management Practice
Maintenance Agreement.
PC RESO NO. 7161 -15-Item 8; page 105
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Prior to approval of the parcel map or issuance.of any permits, the developer shall enter into an
agreement with the city to pay the city's Transportation System Management Program and
Transportation Demand Management Program fees established as a result of the forthcoming
Traffic Impact Fee Update. The form and content of said agreement shall be to the satisfaction
of the city engineer and city attorney.
Developer shall cause property owner to execute a city standard reciprocal access and parking
agreement to the satisfaction of the city engine·er.
Grading
42.
43.
44.
45.
46.
Based upon a review of the proposed grading and the grading quantities shown on the site plan,
a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports as required by city engineer, post security and pay all applicable grading
plan review and permit fees per the city's latest fee schedule.
Developer shall comply with the city's Stormwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include but are
not limited to pollution control practices or devices., erosion control to prevent silt runoff during
construction, general housekeeping practices, pollution prevention and educational practices,
maintenance procedures, and other management practices or devices to prevent or reduce the
discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the
maximum extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
Developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3
SWPPP). The TIER 3 SWPPP shall comply with c~ment requirements and provisions established
by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The
TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff
during construction of the project to the maximum extent practicable. Developer shall pay all
applicable SW PPP plan review and inspection fees per the city's latest fee schedule.
This project is subject to 'Priority Development Project' requirements. Developer shall prepare
and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer
approval, to demonstrate how this project meets new/current storm water treatment
requirements per the city's City of Carlsbad BMP Design Manual,, latest version. The preliminary
SWQMP on file with the city is for reference only. The final SWQMP required by this condition
shall be reviewed and approved by the city engineer with final grading plans. Developer shall pay
all applicable SWMP plan review and inspection fees per the city's latest fee schedule.
Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate all source control, site design, pollutant control
BMPs, and applicable hydromodification measures.
Dedications/Improvements
47. Developer shall design the private drainage systems,·as shown on the site plan to the satisfaction
of the city engineer. All private drainage systems (12" diameter storm drain and larger) shall be
inspected by the city. Developer shall pay the standard improvement plan check and inspection
fees for private drainage systems.
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Utilities
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Developer shall design all proposed public improvements including but not limited to (sewer
laterals, streetlights, pedestrian ramps, driveways, sidewalk, water services/meters, curb drains,
etc.) as shown on the site plan. These improvements shall be shown on one of the following,
subject to city engineer approval:
a. Grading plans processed in conjunction with this project; or
b. Construction Revision to an existing record public improvement drawing.
Developer shall pay plan check and inspection fees using improvement valuations in accordance
with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit
prior to performing work in the city right-of-way.
Developer shall design, and obtain approval from the city engineer, the structural section for the
access aisles with a traffic index of 5.0 in accordance with city standards due to truck access
through the parking area and/or aisles with an ADT greater than 500. Prior to completion of
grading, the final structural pavement design o-f the aisle ways shall be submitted together with
required R-value soil test information subject to the review and approval of the city engineer.
Developer shall provide all-weather maintenance access roads to the public drainage facilities
(e.g.: headwalls, rip-rap field, etc.) for this project to the satisfaction of the city engineer. Where
maintenance access roads are not practical and/or permitted, developer shall incorporate low-
maintenance design features to the satisfaction of the city engineer.
Developer shall meet with the fire marshal to determine fire protection measures (fire flows, fire
hydrant locations, building sprinklers) required to serve the project. Fire hydrants, if proposed,
shall be considered public improvements and shall be served by public water mains to the
satisfaction of the district engineer.
Developer shall design and construct all required public utility facilities within public right-of-way
or within minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the
discretion of the district or city engineer, wider easements may be required for adequate
maintenance, access and/or joint utility purposes:
Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for
connection to public facilities.
The developer shall design landscape and irrigation plans utilizing recycled water as a source and
prepare and submit a colored recycled water use map to the Planning Department for processing
and approval by the district engineer.
Developer shall install potable water and/or recycled water services and meters at locations
approved by the district engineer. The locations of said services shall be reflected on public
improvement plans.
The developer shall install sewer laterals and clean-outs at locations approved by the city
engineer. The locations of sewer laterals shall be reflected on public improvement plans.
PC RESO NO. 7161 -17-Item 8; page 107
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57. The developer shall design and construct public water, sewer, and recycled water facilities
substantially as shown on the site plan to the satisfaction of the district engineer and city
engineer.
Code Reminders:
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
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This tentative parcel map shall expire two (2) years from the date on which the City Council voted
to approve this application.
Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
City of Carlsbad Municipal Code to the satisfaction of the city engineer.
Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and
floor area contained in the staff report and shown on the tentative map are for planning purposes
only.
Developer shall pay park-in-lieu fees to the City, prior to the approval of the final map as required
by Chapter 20.44 of the Carlsbad Municipal Code.
Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by
Council Policy No. 17.
Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management
fee for Zone 14 as required by Carlsbad Municipal Code Section 21.90.050.
Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050
of the Carlsbad Municipal Code.
The project shall comply with the latest nonresidential disabled access requirements pursuant to
Title 24 of the California Building Code.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
Any signs proposed for this development shall at a minimum be designed in conformance with
the City's Sign Ordinance and Robertson Ranch Master Plan and shall require review and
approval of the City Planner prior to installation of such signs.
Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable City ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
PC RESO NO. 7161 -18-Item 8; page 108
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NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date of approval to protest imposition of these fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the
protest and any other required information with the City Manager for processing in accordance with
Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent
legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
8 APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
9 fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
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PASSED, APPROVED, AI\ID ADOPTED at a regular n1eeting of the Planning Commission of
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the City of Carlsbad, California, held on April 20, 2016, by the following vote, to wit:
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AYES:
NOES:
ABSENT:
ABSTAIN:
Chairperson Anderson, Commissioners Black, L'Heureux, Segall and
Siekmann
Commissioners Goyarts and Montgomery
~~rfe,<4W
VEL YN ANDERSON, Chairperson
CARLSBAD PLANNING COMMISSION
A[ 71w
DON I\IEU
City Planner
PC RESO NO. 7161 -19-Item 8; page 109
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
ltemNo. 8
Application complete date: N/A
P.C. AGENDA OF: April 20, 2016 Project Planner: Jason Goff
Project Engineer: Steve Bobbett
SUBJECT: MP 02-03(H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR
HOUSING -Request for a recommendation of adoption of a Mitigated Negative
Declaration and Mitigation Monitoring and Reporting Program; a recommendation of
approval for a Master Plan Amendment, Site Development Plan, Minor Site
Development Plan, Conditional Use Permit and Tentative Parcel Map to allow for the
subdivision of a 7.52 acre parcel into three lots, relocation of an existing RV storage lot
and development of a 98-unit senior apartment project on property generally located
southeast of the intersection of Cannon Road and Wind Trail Way, within the Robertson
Ranch Master Plan, Planning Areas 22 and 23G, in local Facilities Management Zone 14.
The City Planner has determined that through the implementation of the proposed
Mitigated Negative Declaration and Mitigation, Monitoring and Reporting Program, the
proposed pro}ect avoids the effects or mitigates the effects to a point where clearly no
significant effect on the environment would occur, and there is no substantial evidence
in light of the whole record before the City that the project may have a significant effect
on the environment.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7159 RECOMMENDING
ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program,
8_D0PT Planning Commission Resolution No. 7160 RECOMMENDING APPROVAL of a Master Plan
Amendment (MP 02-03(H)), and ADOPT Planning Commission Resolution No. 7161 RECOMMENDING
APPROVAL of Site Development Plan (SDP 15-13), Minor Site Development Plan (SDP 15-19),
Conditional Use Permit (CUP 15-05) and Tentative Parcel Map (MS 15-12), based upon the findings and
subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The proposed project is situated on a 7.52 acre parcel iocated on the southeast corner of the
intersection of Cannon Road and Wind Trail Way. More specifically, the site consists of Planning Areas
PA 22 and PA 23G of the Robertson Ranch Master Plan. PA 22· is identified in the Master Plan as a 5.43
acre development site, and has been previously mass graded and is partially developed with an existing
11,667 square foot Recreatronal Vehicle (RV) storage facility for the benefit of both the East and West
Villages of Robertson Ranch. Cannon Road runs along the northern edge of PA 22 and is fully improved
with bus stop, landscaped parkway, decomposed granite pedestrian trail, and a 6-foot tall decorative
masonry sound wall. In addition to the existing RV storage facility, PA 22 was previously approved for a
66,000 sq. ft. three-story office building, which was never constructed. PA 23G consists of 1.15 acres of
non-HMP open space skirting the toe of slope along the southern edge of the PA 22 graded
development pad. PA 23G includes the area of an existing 100·-foot buffer from Calavera Creek, except
in an area where a buffer of lesser width was approved by the Wildlife Agencies near the main project
l' -~ Item 8; page 110
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING
April 20, 2016
Pa e 2
entrance at Wind Trial Way and Cannon Road. This open spa_ce area also includes a stand of mature
Sycamore trees, an underground sewer trunk line, paved maintenance access road, and a 6-foot tall
masonry wall running along the common property line with the Rancho Carlsbad Estates property to the
south. The project is proposing to follow the existing grading scheme of the PA 22 development site.
Project Description:
On PA 22; the project applicant is proposing to demolish the existing 11,667 square foot RV storage
facility, relocate it onsite to an area west of its existing location, and reconstruct a new 11,902 square
foot RV storage facility for the continued benefit of both the East and West Villages of Robertson Ranch.
In addition, the applicant is also proposing to construct a new 98 unit multi-family senior apartment
complex on the vacant portions of PA 22 consistent with the City's General Plan.
RV Storage
Replacing the existing RV storage facility will be a new facility proposed in the northwest corner of the
property near the entrance of the project site at Wind Trail Way and Cannon Road. This new facility will
accommodate up to 11,902 square feet of RV storage (exclusive of drive aisles and approaches) fulfilling
the Master Plan's requirement to provide a minimum 11,840 square feet of RV storage. As a visual
barrier, the reconfigured RV storage facility will be surrounded by an 8-foot tall decorative masonry
screen wall with equally tall view obscuring access gates. Along the exterior of this wall, dirt will be
bermed against the lower 2-feet with landscape planted along the interface to soften and reduce
massing. The proposed screen wall will tie into, and is architecturally consistent with, the design of the
existing masonry sound wall running parallel with Cannon Road.
Senior Housing
The proposed for-rent multi-family residential senior apartment complex will be age restricted to
residents of 55 years and older. It consists of 98 apartment units divided between three (3) buildings.
Each building consists of three-story construction up to a maximum building height of 35 feet above
finished grade with architectural tower features ranging in height from 38'-4" and 41'-2". The senior
housing complex includes a total building area of 139,968 square feet and proposes six (6) one-and two-
bedroom floor plans. One-bedroom units range in size from 651 to 885 square feet, while two-bedroom
units range in size from 956 to 1,091 square feet. Each unit will include its own laundry facility (i.e.,
washer and dryer connections) and private patio or balcony ranging between 49 and 218 square feet.
An on-site manager's unit is provided on the third floor in the northwesterly corner of the building. In
addition to the residential units, a 3,057 square foot main leasing office, 1,888 square foot amenity
room and 2,567 square foot community room is proposed. Outdoor amenities include a landscaped
plaza, community pool and spa area and various outdoor seating and quiet overlook areas. Site
improvements include 170 total parking spaces consisting of 22 surface parking spaces, 100 carport
covered spaces, and 48 single-car garages. Other site improvements include decorative paving
elements, gated vehicle entry, planted retaining walls, masonry site walls, tubular steel view fences and
ornamental/screening type landscaping. A new emergency access is proposed in the northeast corner
of the site providing a second point of access from Cannon Road into the site. This access will be
permanently gated and is proposed for emergency access only. The architectural style of the building is
considered Spanish with an off-white colored stucco as the primary building material and terra cotta
roof tiles covering all portions of the 3:12 pitched roof areas. Secondary architectural detailing includes
decorative wrought iron grill work at select window locations; wrought iron fencing with wood top rail;
Item 8; page 111
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING
April 20, 2016
Page 3
wood balconies, shutters and window planters; exposed wood rafter tails and fascia; and wood framed
doors and windows. ·
Grading
Grading of PA 22 includes 5,500 cubic yards of excavation, 7,400 cubic yards of fill, and 1,900 cubic yards
of import. No expansion of the previously graded development pad is proposed.
Required Permits
The proposed project includes a Master Plan Amendment (MP 02-03{H)), Site Development Plan (SDP
15-13), Minor Site Development Plan (SDP 15-19), Conditional Use Permit (CUP 15-05) and a Tentative
Parcel Map (MS 15-12).
The Tentative Parcel Map (MS 15-12) proposes to subdivide the 7.52 acre project site into three (3)
parcels. Parcel A (0.55 acres) will include the reconfigured RV storage facility for both the Robertson
Ranch East and West Villages; Parcel B (4.88 acres) will include the proposed senior apartment complex;
and Parcel C {1.15 acres) will remain in Open Space within the existing boundaries of PA 23G as
presently illustrated in the Master Plan. Parcel B includes 0.94 acres of Cannon Road right-of-way. PA
23G will be held in separate ownership by the Robertson Ranch Master Association.
Master Plan Amendment No. MP 02-03(H) in general is proposing to 1) change the Master Plan Land Use
designation of PA 22 from Office (0) to the R-23 Residential (15-23 du/ac) designation consistent with
the City's General Plan Update and Housing Element; 2) change the underlying Master Plan Zoning for
PA 22 from Office (0) to Residential Density-Multiple (RD-M) consistent with the land use designation;
and 3) update the PA 22 development standards to facilitate the proposed project.
Site Development Plan No. SOP 15-13 and Conditional Use Permit No. CUP 15-05 are required for the
approval of the proposed senior residential use, site design and architectural elevations.
Minor Site Development Plan No. SOP 15-19 is required for approval of the proposed RV storage facility
site design, which will be held in separate ownership by the Robertson Ranch Master Association at
completion.
Table "A" below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE A
Location I General Plan Designation Zoning · Current Land Use
R-23 Residential (15-23 Planned Community (P-RV Storage facility, graded pad,
Site du/ac*)/Open Space (OS) C) sewer trunk line and paved
access easement
R-15 Residential (8-15 Multi-family Apartments and North du/ac)/R-23 Residential (15-23 P-C
du/ac) single-family courtyard homes
South R-8 Residential (4-8 du/ac) Residential Mobile Rancho Carlsbad Estates Home Park (RMHP)
East OS OS Eucalyptus grove and paved
access easement
West OS PC Water Quality facility and
paved access easement
*< For PA 22, the City's Housing Element has assigned a higher minimum density requirement of 20 du/ac. Item 8; page 112
MP 02-03(H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING
April 20, 2016
Page 4
Table "B" below includes the project site's gross and net acreage, the number of dwelling units allowed
by the General Plan's Growth Management Control Point (GMCP} density and the proposed project's
number of dwelling units and density.
TABLE B
Gross ·Acres Net Acres DUs Allowed at GMCP DUs Proposed and
Density Project Density
7.52 acres 4.88 acres 93 DUs 98 DUs at 20 d.u/ac
Ill. ANALYSIS
The project is subject to the following plans, ordinances and standards:
A. R-23 Residential and Open Space General Plan Land Use designations;
B. Robertson Ranch Master Plan;
C. Title 21 of the Carlsbad Municipal Code (Zoning Ordinance)
1. Chapter 21.24 -Residential Density-Multiple (RD-M) Zone
2. Chapter 21.42 -Conditional Use Permits
3. Chapter 21.44 -Parking Ordinance
4. Chapter 21.84 -Housing for Senior Citizens
5. Chapter 21.06 -Qualified Development Overlay (Q) Zone
6. Chapter 21.85 -lnclusionary Housing;
D. Title 20 of the Carlsbad Municipal Code (Subdivision Ordinance); and
E. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code) and Zone 14
Local Facilities Management Plan.
The recommendation for approval of this project was developed by analyzing the project's consistency
with the applicable regulations and policies. The project's compliance with each of the above
regulations is discussed in the following sections.
A. General Plan
The project site is located within the Robertson Ranch Master Plan community and is composed of two
planning areas, PA 22 (6.37 acres) and PA 23G (1.15 acres) for total of 7.52 acres. The General Plan Land
Use designation for PA 22 is R-23 Residential, while PA 23G is designated Open Space (OS}. For PA 22,
the R-23 designation allows for residential development at a density range of 15-23 dwelling units per
acre with a Growth Management Control Point (GMCP} of 19 dwelling units per acre (du/ac). However,
according to Appendix-8 of the City's Housing Element, PA 22 is· identified as a site for lower to
moderate income housing and is assigned a higher minimum density requirement of 20 du/ac. With a
net developable acreage of 4.88 acres, a minimum of 98 dwelling units is required on PA 22. This is
consistent with the number of units allocated to the site with the General Plan Update. The project's
proposed density of 20 du/ac is within the R-23 density range of 15-23 du/ac, and is also consistent with
the higher minimum density that is specified by the City's Housing Element. As it relates to PA 23G, the
project does not propose any changes that would impact the open space designation, other than placing
this open space area into a separate 1.15 acre parcel (i.e., Parcel C}.
In addition to the above, the project complies with the various Elements of the General Plan as outlined
in Table "C" below:
Item 8; page 113
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING
April 20, 2016
Pa e 5
TABLE C-GENERAL PLAN COMPLIANCE
ELEMENT GOALS & POLICIES PROPOSED USES & IMPROVEMENTS
Land Use & Goal 2-G.5 -Protect the The reconfigured RV storage facility and
Community neighborhood atmosphere proposed 98-unit senior apartment project is
Design and identity of existing well designed and integrated with the
residential areas. adjacent residential areas. The proposed
senior housing use is compatible with the
adjacent age-restricted Rancho Carlsbad
community to the south; the density is
comparable to the multi-family residential
and courtyard homes to the north; and the
building design is consistent with Robertson
Ranch Master Plan Design Guidelines. The
proposed senior apartment buildings have
been situated as far away as possible from
the adjacent Rancho Carlsbad community
providing approximately 145 to 190 feet of
building separation, which is further buffered
by dense mature vegetation. Additional
landscaping is provided along the southern
edge of the project site to provide additional
landscape screening. All exterior lighting is
shielded downward and away from the open
space in PA 23G, the Calavera Creek and
Rancho Carlsbad community. The RV storage
area is further screened by an 8-foot tall
masonry wall enclosure with equally tall
gates that tie into and are architecturally
consistent with the design of an existing
masonry sound wali running along Cannon
Road. Along the exterior of this wall, dirt is
bermed against the lower 2 feet with
landscape planted at the interface to soften
and reduce massing. Vehicle headlight glare
on Rancho Carlsbad is reduced by a dense
landscape screen proposed along the outer
edge of the drive-aisle nearthe project
entrance and also a 6-foot tall decorative
masonry screen wall proposed along the
southern edge of the parking lot east of the
proposed buildings.
COMPLY
Yes
Item 8; page 114
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING
April 20, 2016
Page 6
TABLE C-GENERAL PLAN COMPLIANCE {CONTINUED)
ELEMENT GOALS & POLICIES PROPOSED USES & IMPROVEMENTS
Land Use & Policy 2-P.6 -Encourage the The proposed 98~unit senior apartment
Community provision of lower and project, at a minimum density of 20 du/ac,
Design moderate-income housing to satisfies the Regional Housing Needs
meet the objective of the Assessment (RHNA) objective of
Housing Element. accommodating housing in the low income
category.
Policy 2-P.46 -Require new The project site is part of the Robertson
residential development Ranch master planned community, which
provide pedestrian and includes a network of sidewalks and trails
bicycle linkages, when connections providing direct access to nearby
feasible, which connect with future parks and shopping centers.
nearby shopping centers, Additionally, Cannon Road is a major east-
community centers, parks, west transportation corridor and includes a
schools, points of interest, bus stop with bench at the project entrance
major transportation east of Wind Trail Way. The site plan
corridors and the Carlsbad includes pedestrian sidewalk connections to
Trail System. these existing linkages, thus facilitating and
encouraging walkability and the use of
nearby public transportation.
Mobility Policy 3-P.5 -Require The project does not require additional
developers to construct or improvements to the existing street system in
pay their fair share toward that the project frontage along Cannon Road
improvements for all travel is fully constructed and improved as part the
modes consistent with the Robertson Ranch East Village including the
Mobility Element, Growth signalized intersection at Wind Trail Way and
Management Plan, and Cannon Road. Cannon Road improvements
specific impacts associated include full width right-of-way, curb, gutter,
with their development. decomposed granite pedestrian trail, bus
stop with bench, landscaped parkway and a
6-foot tall decorative masonry sound wall.
Policy 3-P.11-Require new The project will add vehicle traffic to El
development that adds Camino Real which in areas has been
vehicle traffic to street identified as an exempt street facility in the
facilities that are exempt General Plan. Accordingly, the project is
from the vehicle LOS conditioned to pro'vide a Transportation
standard to implement a) Demand Management (TDM) strategy and
transportation demand contribute fees toward a city wide
management strategies that Transportation System Management (TSM)
reduce the reliance on single-program.
occupant automobiles and
assist in achieving the city's
livable streets vision; and b)
transportation system
strategies that improve
traffic signal coordination
and improve transit services.
COMPLY
Yes
Yes
I
Yes
Item 8; page 115
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING
April 20, 2016
Pa e 7
TABLE C -GENERAL PLAN COMPLIANCE (CONTINUED}
ELEMENT GOALS & POLICIES PROPOSED USES & IMPROVEMENTS
Housing Policy 10-G.2 -New housing The majority of housing in Carlsbad is
developed with diversity of detached single-family dwellings, occupied by
types, prices, tenures, above-moderate income households. The
densities, and locations, and proposed senior apartment project will
in sufficient quantity to meet increase the diversity of housing in Carlsbad
the demand of anticipated by adding 98 for-rent apartment units to the
city and regional growth. city's housing inventory, which will be
restricted to senior tenants. In addition, the
project will increase housing diversity by
providing housing offered at a price affordable
to low income tenants {20 apartment units will
be provided onsite for low-income senior
households).
Program 2.1 -Maintain The project site is part of the city's Housing
adequate residential sites to Element inventory of sites {RHNA housing
accommodate the 2010-2020 sites) that can accommodate low income
Regional Housing Needs households, based on a requirement for a
Assessment (RHNA). minimum density of 20 du/ac. The project's
proposed density is 20 du/ac and will remain
part of the city's RHNA housing sites inventory
until such time that the site is developed (the
RHNA housing sites inventory only includes
sites with development potential).
Program 3.1-Implement In accordance with the General Plan Update
lnclusionary Housing (Planning Commission Resolution No. 7114),
Ordinance. the project is conditioned to enter into an
affordable housing agreement with the City of
Program 3.10 -Work with Carlsbad to provide a minimum of 20% (i.e., 20
senior housing developers units) of the total housing units onsite as
and non-profit organizations affordable to lower income households at 80%
to locate and construct at or below the San Diego County Area Median
least 50 units of senior low-Income.
income housing between .,
2013 and 2020.
COMPLY
Yes
Yes
Yes
Item 8; page 116
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING
April 20, 2016
Page8_~~~··~~~~--~~~~~~~~~~~~~~~~~~~~~~
TABLE C-GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT GOALS & POLICIES PROPOSED USES & IMPROVEMENTS
Open Space, Policy 4-P.9 -Maintain and The project has been reviewed in accordance
Co nse rvatio n implement the city's Habitat with the city's Habitat Management Plan
& Recreation Management Plan (HMP), (HMP). The project site is extensively
including the requirement disturbed and is identified in the HMP as a
that all development "Development Area" with no adjacent HMP
projects comply with the "Hard line" boundaries. According to the
HMP and related Robertson Ranch Master Plan EIR and
documents. Preliminary Biological Assessment, the project
site does not support any riparian, aquatic or
wetland habitat, or any other sensitive natural
communities. Calavera Creek is located off-
site and adjacent to the project's southerly
boundary within the Rancho Carlsbad
community. The project site and creek
channel are separated by an existing 6-foot
tall masonry wall located on the north side of
the creek and belonging to the Rancho
Carlsbad community. A 100-foot buffer from
Calavera Creek is provided, except in an area
' nearest to the main project entrance at Wind
Trail Way and Cannon Road where a buffer of
lesser width was previously approved by the
Wildlife Agencies as part of the grading for the
existing PA 22 development pad. Tubular
steel fencing and a masonry wall are proposed
along the southern boundary of the PA 22
development site to discourage pedestrian
trespass into the adjacent PA 23G open space.
The landscape plans require that all exterior
lighting be shielded downward and away from
the PA 23G open space parcel, Calavera Creek
and the Rancho Carlsbad community beyond,
as well as prohibiting exotic and invasive plant
species. Best Management Practices (BMPs),
as required by the Stormwater Management
Plan, contains adequate measures that will
preclude significant sediment runoff from the
site. The project will implement standard
erosion control measures to avoid pollution
and sedimentation of important water
resources and the loss of vegetative resources
from sloped areas.
COMPLY
Yes
I
Item 8; page 117
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Page 9
TABLE C-GENERAL PLAN COMPLIANCE {CONTINUED)
ELEMENT GOALS & POLICIES PROPOSED USES & IMPROVEMENTS
Noise Policy 5-P.3 -For all projects According to the project noise study, the site is
that require discretionary impacted by traffic noise originating from
review and have noise Cannon Road. The project site already
exposure levels that exceed includes an existing 6-foot tall masonry noise
the standards in Table 5-1, wall atop an earthen berm along Cannon
require site planning and Road. No exterior noise mitigation is
architecture to incorporate necessary for compliance with the City of
noise-attenuating features. Carlsbad Noise Guidelines Policy Goal of 60
With mitigation, dBA CNEL at the common use areas, which are
development should meet shielded by the existing noise wall and the
the allowable outdoor and proposed building configurations. However, I indoor noise exposure exterior noise levels at the residential building
1
standards in Table 5-2. facades (Floor Levels 1-3) were found to be
above the 60 dBA CNEL threshold in various
locations, and the project would thus be
required to perform an interior assessment
prior to issuance of a building permit in order
to ensure a 45 dBA CNEL interior noise level
consistent with the City of Carlsbad's Noise
Guidelines and also Title 24 of the California
Code of Regulations. The report indicates that
interior noise levels of 45 dBA C:NEL can easily
be obtained with conventional building
construction methods and upgraded windows.
A mitigation measure has been included
requiring submittal of an acoustical study prior
to issuance of a building permit to ensure a 45
dBA CNEL interior noise level is achieved
consistent with the City of Carlsbad's Noise
Guidelines and Title 24 of the California Code
of Regulations.
Public Safety Policy 6-P.34 -Enforce the The project requires building permit approval.
Uniform Building and Fire The building permit review process requires
codes, adopted by the City, submittal of construction drawings forreview
to provide fire protection and compliance With the Uniform Building and
standards for all existing and Fire codes.
proposed structures.
B. Robertson Ranch Master Plan (MP 02-03)
COMPLY
Yes
Yes
I
The project site is located in an area subject to the Robertson Ranch Master Plan (MP 02--03) and
consists of PA 22 and PA 23G. The Master Plan provides a framework for the development of properties
within the Master Plan area to ensure the logical and efficient provision of public facilities and
community amenities for future residents. A Major Master Plan Amendment shall be approved through
a public hearing before the Planning Commission and City Council pursuant to Chapter 21.38.120 of the
Carlsbad Municipal Code.
I
Item 8; page 118
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The proposed Master Plan Amendment (MP 02-03(H)) proposes to 1) change the Master Plan Land Use
designation of PA 22 from Office (0) to the R-23 Residential (15-23 du/ac) to be consistent with the
City's General Plan Land Use Map and Housing Element; 2} change the underlying Master Plan zoning for
PA 22 from Office (0) to Residential Density-Multiple (RD-M} consistent with the land use designation;
and 3) update the PA 22 development standards to facilitate the proposed project. The amendment
proposes that development of PA 22 comply with all applicable regulations and development standards
of the Carlsbad Municipal co·de, including zoning standards for the RD-M Zone (Chapter 21.24) except as
modified by the Master Plan. Permitted land uses for PA 22 will continue to allow for RV storage, as well
as all permitted and conditional uses identified in the RD-M Zone {Section 21.24.020}. As demonstrated
in Staff Report Section "A", the proposed land uses are compatible with the adjacent land uses and the
proposed senior housing project will assist in creating a more balanced community. As demonstrated in
Staff Report Section "C", all findings to support the proposed senior housing use can be made, and all
.development standards to adjust the uses on the site have been met or will be met as conditioned. As
demonstrated in Staff Report Section "E", the proposed amendment is in compliance with Growth
Management (Chapter 21.90}.
Lastly, the proposed amendment will continue to allow for permanent RV storage on PA 22, which will
accommodate the RV storage requirements for both the East and West Villages. The RV storage facility
is a requirement of the Master Plan and has been designed in accordance with the development
standards outlined within the Master Plan. Section 21.45.060 of the Carlsbad Municipal Code requires a
minimum of 20 square feet of RV storage area be provided for each dwelling unit in a planned
development, with the exception of rental apartment projects, standard single-family lots, and projects
located in the R-15 Residential and R-23 Residential General Plan Land Use designations. Of the total
. project dwelling units, a maximum of 320 are located in the East Village (PA 16, 17, and 18}, and 272 are
located within the West Village (PA 3, 61 9/10, and 13}, which results in a maximum requirement of
11,840 square feet, excluding drive aisles. The proposed RV storage area is providing 11,902 square feet
(excluding drive-aisles), which will be available to both villages. The Master Plan Amendment includes
19 pages .of revised text and figures, which are included as Exhibit "MP 02-03H" and attached to
Planning Commission Resolution No. 7160.
C. Zoning
1. Residential Density-Multiple (ROM) Zone (Chapter 21.24 of the Carlsbad Municipal Code)
As part of the Master Plan Amendment (see Staff Report Section "B") a zone change is proposed to
change the underlying zoning designation on PA 22 from Office (O) to Residential Density-Multiple (RD-
M) to be consistent with the General Plan Land Use designation of R-23 Residential as updated in the
recent General Plan Update. Housing for Senior Citizens is a conditionally permitted use within the RO-
M zone subject to the Planning Commission's approval of a Conditional Use Permit (CUP} pursuant to
Chapter 21.42 of the Carlsbad Municipal Code (C.M.C.) and additional development regulations as
outlined in C.M.C. Chapter 21.84 -Housing for Senior Citizens. A CUP has been included for the senior
housing use and complian~e with the required findings are summarized in Staff Report Section "C.2".
Compliance with C.M.C. Chapter 21.84 -Housing for Senior Citizens is further discussed in Staff Report
Section "C.4".
In addition to above, the proposed senior housing project on PA 22 complies with all of the
development standards of the RD-M Zone as summarized in Table "D" below.
Item 8; page 119
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TABLED -RD-M ZONE COMPLIANCE
Standard Requirement Proposed Comply
lot Area (Parcel B) 10,000 sq. ft. min. 4.88 net acres (212,572 sq. ft.) Yes
lot Coverage 60% max 32% {67,888 sq. ft.) Yes
Senior Apartment Buildings
Building Height 35 ft. max. Buildings: 35 ft. Yes Towers: 38'-4" and 41'-2"*
Front Setback: 20 ft. min. >20 ft. (ranges 82 to 86 feet) Yes (Cannon Road)
Side Setback: 5 ft. min. East Side: 115 ft. Yes West Side: 37 ft.
Rear Setback: 10 ft. min. 20 ft. Yes
Carport Structures
Building Height 10 ft. max. 8 ft. Yes -, Front Setback: 10 ft., fully landscaped 35 ft., fully landscaped Yes (Cannon Road)
Side/Rear Setback: 5 ft. min. ~5 ft. (ranges 5 to 30 feet) Yes
Building Separation 10 ft. min. between habitable >10 ft. (ranges 24 to 26 feet) Yes and non-habitable
*The Master Plan allows for architectural tower features to protrude above height limits subject to CMC Section 21.46.020. The
architectural design includes eight (8) architectural towers, which assist in providing subtle variation in the vertical architectural
form.
2. Conditional Use Permits (Chapter 21.42 of the Carlsbad Municipal Code)
"Housing for Senior Citizens" is a use which is allowed in the Residential Density-Multiple (RD-M) Zone,
subject to the approval of a CUP by the Planning Commission. A CUP (CUP 15-05) for the proposed 98-
unit senior apartment project is included. Chapter 21.42 of the Carlsbad Municipal Code requires four
findings be made in order to approve a CUP. All four findings can be made for this use as discussed
below:
a.
b.
That the requested use is necessary or desirable for the development of the community, and is
in harmony with the various elements and objectives of the General Plan, including, if
applicable, the certified local Coastal Program, specific plan or master plan, in that the senior
apartment project architecture complies with the Robertson Ranch Master Plan Design
Guidelines and will complement the architectural environment of the Robertson Ranch
Master Plan. Addition~lly, the proposed senior apartment project will increase the diversity
of housing in Carlsbad by adding 98 for-rent senior restricted apartment units to the city's
housing inventory where the majority of housing is detached single-family dwellings occupied
by above-moderate income households; wm increase housing~Hversity fry providing housing -····
offered at a price affordable to low income tenants (20 apartment units will be provided
onsite for low-income senior households); and at a minimum density of 20 du/ac, the
proposed senior apartment project satisfies the Regional Housing Needs Assessment (R.HNA)
objective of accommodating housing in the low income category.
That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located in that the proposed 98-unit senior apartment
project is well designed and situated with the adjacent age-restricted Rancho Carlsbad
community to the south; the density is comparable to the multi-family residential and
courtyard homes to the north; and the building design is consistent with Robertson Ranch
Item 8; page 120
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Master Plan Design Guidelines. Moreover, the proposed senior apartment buildings have
been positioned as far away as possible from the adjacent Rancho Carlsbad community
providing approximately 145 to 190 feet of building separation, which is further buffered by
dense mature vegetation. In areas where existing vegetation is sparse, the clustering of
additional landscaping has been provided along the southern edge of the project site to
increase landscape screening and buffering. All exterior lighting will be shielded downward
and away from the adjacent open space in Planning Area 23G, as well as Calavera Creek and
the Rancho Carlsbad community beyond. Potential for vehicle headlight glare on Rancho
Carlsbad is reduced by the planting of a dense landscape screen along the outer edge of the
drive-aisle near the project entrance and also a 6-foot tall decorative masonry screen wall is
proposed along the southern edge of the parking lot southeast of the proposed buildings.
c. That the site for the proposed conditional use is adequate in size and shape to accommodate
the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the City Planner, Planning
Commission or City Council, in order to integrate the use with other uses in the neighborhood,
in that the senior housing project located on a 4.88-acre Parcel "B", is adequate in size and
shape to accommodate the proposed housing for senior citizens use in that three apartment
buildings with 98 units and 48 single-car garages, 22 surface parking spaces, 100 carport
parking spaces, drive-aisles, recreation areas and trash enclosures can be appropriately fit
within the proposed development area without the need for any variances or development
standard modifications. Furthermore, the project complies with all applicable development
standards of the Parking Ordinance (Chapter 21.44), RD~M Zone (Chapter 21.24), and Housing
for Senior Citizens regulations (Chapter 21.28) in that: adequate parking is provided; total
building coverage, including carports, is 28% less than the maximum allowed; and adequate
building separation, landscape setbacks and buffers have been provided; and the proposed
buildings have been designed or are conditioned to accommodate the special needs and
requirements of housing for senior citizens, including but not limited to community rooms and
common recreation areas.
d. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use, in that the proposed 98-unit senior housing use (including the
RV storage) is expected to generate approximately 392 Average Daily Trips (ADT) with 20 AM
peak hour trips (8 inbound/12 outbound) and 27 . PM peak hour trips {16 inbound/11
outbound). The previously approved office use (with RV storage) was expected to generate
approximately 1,320 ADT with 185 AM peak hour trips (167 inbound/18 outbound) and 172
PM peak hour trips (34 inbound/138 outbound), which was determined to have less than
significant impacts relating to transportation and traffic. In contrast, the proposed project
would be generating approximately 928 fewer ADT (70% reduction) than the previously
approved office project with a reduction in AM peak hour trips by 165 trips {90% reduction)
and a reduction in PM peak hour trips by 145 trips {84% reduction). Additionally, the project
does not require additional improvements to the existing street system in that the project
fronta~e along Cannon Road is fully constructed and improved as part the Robertson Ranch
East Village including the signalized intersection at Wind. Trail Way and Cannon Road. Cannon
Road improvements include full width right-of-way, curb, gutter, decomposed granite
pedestrian trail, bus stop with bench, landscaped parkway and a 6-foot tall decorative
masonry sound wall. Where the project will add vehicle traffic to El Camino Real which in
areas has been identified as an exempt street facility in the General Plan, the project is
conditioned to provide a Transportation Demand Management (TOM) strategy and contribute
fees towards a city wide Transportation System Management (TSM) program. Item 8; page 121
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3. Parking {Chapter 21.44 of the Carlsbad Municipal Code)
The parking needs for the proposed 98-unit senior housing project located on Parcel "B" have been
analyzed in accordance with Chapter 21.44 of the Carlsbad Municipal Code. Table ''E" below
summarizes the parking requirements and demonstrates that the project site can accommodate all
necessary.parking as required.
TABLE E -PARKING
Standard Spaces Required Spaces Proposed Comply
Senior Apt.
I 1.5 spaces per unit (covered) 146 (covered) Units 148 (100 carports/.
Managers 1 space per managers unit 1 (covered) 48 garages) Yes Unit (covered)
Visitors 1 space per every five units. 20 spaces 22 spaces
Total; 167 spaces 170 spaces -·
Of the 170 total parking spaces provided, 109 are standard parking spaces (8'-6" x 20'), two (2) are
accessible spaces (9' x 20'), six (6) are compact spaces {8' x 15'), five (5) are parallel spaces (8' x 25'), and
48 are single-car garage spaces (12' x 20'). Each of the proposed standard parking spaces meets the
minimum area (i.e., 170 sq. ft.) and width requirements (i.e., 8'-6"). Each of the proposed compact
spaces complies with the minimum dimensions (i.e., 8'-0" width/ 15'-0" length), and the total number
of compact spaces does not exceed 25% of the total number of required spaces. Each of the parallel
spaces complies with the minimum dimensions (i.e., 7'-0" width/ 24'-0" length), which are exclusive of
the drive-aisle entrance and aprons. Each garage provides a 24-foot back-up maneuvering area; all drive
aisles meet the minimum 24-foot width; and Fire Department and delivery truck circulation is
adequately accommodated.
4. Housing for Senior Citizens (Chapter 21.84 of the Carlsbad Municipal Code)
"Housing for Senior Citizens" with five or more units in the Residential Density-Multiple (RD-M) Zone
requires approval of a Site Development Plan in accordance with the provisions of the Qualified
Development Overlay (Q) Zone (Chapter 21.06 of the Carlsbad Municipal Code) and also all 'Bpplicable
development standards. A Site Development Plan {SOP 15-13) for the senior apartment project is
included .. Compliance with the RD-M zone is demonstrated in Staff Report Section "C.1" while
compliance with the Q-Overlay is provided in Section "C.5''. Project compliance with the development
standards of Chapter 21.84 of the Carlsbad Municipal Code are summarized in Table "F" below:
TABLE F -DEVELOPMENT STANDARDS -
·standard Requirement Proposed Comply
Parking Comply with Chapter 21.44 -See Staff Report Section C.3. Yes
Parking of the Carlsbad Municipal
Code.
Laundry One washer and one dryer for The project will be providing individual Yes
Facilities every 25 dwelling units. laundry facilities (i.e., washer and dryer)
within each apartment unit.
Managers. One managers unit shall be The project provides one managers unit Yes
Units provided. as shown on the plans located on the
third level. ·
Item 8; page 122
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TABLE F -DEVELOPMENT STANDARDS {CONTINUED)
Standard Requirement Proposed
Common One common room at a Two common activity rooms are
Room minimum shall be provided for provided. These activity rooms total
social interaction. 4,455 sq. ft. in area and will include
recreation, entertainment and
relaxation features to encourage social
interaction.
Common Common open space of 20 sq. ft. The project provides a pool and spa
Open Space per unit minimum. recreation area (9,482 sq. ft.) with
barbeques and shaded seating areas.
1,960 sq. ft. required. Additionally, there is a landscaped plaza
(2,974 sq. ft.) with shaded seating areas
and water feature.
Toilet facilities for men and Adjacent toilet facilities for men and
women adjacent to the common women are provided.
areas. -~ Services & Physical and social services and Upon completion and occupancy, the
Programs programs are encouraged, but Cannon Road Senior Housing project
not required. intends to provide the following to its
residents: employment of a full-time
Community Activities Director to engage
and interact with residents each day of
every month through a calendar year
filled with educational, social and
cultural activities; as well as provide
and/or coordinate continuing education,
information and counseling services;
house cleaning and cooking services;
emergency and preventive health care
programs and services; and a private
shuttle bus for daily access and common
transportation services.
Comply
Yes
Yes
Yes
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Item 8; page 123
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TABLE F -DEVELOPMENT STANDARDS {CONTINUED)
Standard Requirement Proposed
Architectural Architectural harmony with the The project maintains a significant
Design neighborhood to the maximum buffer from any adjacent development.
Elements extent feasible. The closest existing neighborhood is the
Rancho Carlsbad Estates community
located to the south. The project
maintains a minimum 145-foot of
separation from the closest residence,
all of which is densely landscaped.
Properties to the east and west are open
space. Across Cannon Road to the north
is a high density apartment project,
which is of similar height, materials, bulk
and scale. The proposed project has
successfully demonstrated architectural
harmony with the existing neighborhood
and community by adhering to the
guidelines of the Robertson Ranch
Master Plan.
Equal level of architectural The proposed buildings will be finished
treatment on all building on all sides with similar roof and wall
I elevations. materials, colors and architectural
accent features.
Additional Buildings over two-stories Each building contains an elevator. The
Design require an elevator elevators provide access to all common
Criteria areas and housing units without the use
of stairs.
Walkways and hallways must be All entryways, walkways and hallways in
wide enough to accommodate a the common areas, and doorways and
wheelchai.r. paths of access to and within the
housing units, will be constructed as
wide as required by current laws
applicable to new multifamily housing
construction for provision of access to
persons using a wheelchair. The
proposed project will meet or exceed
the current law applicable to new multi-
family housing construction for
provision of access to persons using a
standard-width wheelchair.
Comply
Yes
I
Yes
Yes
Item 8; page 124
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TABLE F -DEVELOPMENT STANDARDS (CONTINUED}
Standard Requirement Proposed
Additional Trash collection areas and The project provides trash collection
Design containers shall be provided in containers in an easily accessible location
Criteria an easily accessible location; and in a manner requiring minimal
shall be completely screened physical exertion by residents. Trash
and inconspicuously located; collection containers will be completely
and shall be constructed of screened and located at inconspicuous
similar colors and materials as locations. Trash enclosure facilities are
the main building. constructed of similar materials and colors
as the main building.
Tubs and/or showers shall be The project has been conditioned I equipped with at least one grab accordingly.
bar, temperature regulating
devices; and slip resistant
bottom surfaces; and peepholes
shall be installed in entry doors
To the greatest extent
1 practicable, housing for senior
citizens should also be designed
to implement the principals of
universal design which
encourage accessible and
adaptable features for the
disabled or mobility impaired
Comply
Yes
Yes
5. Qualified Development Overlay (Q} Zone (Chapter 21.06 of the Carlsbad Municipal Code}
"Housing for Senior Citizens" with five or more units and located in the Residential Density-Multiple (RO-
M) Zone requires approval of a Site Development Plan (SDP) in accordance with ~he provisions of the
Qualified Development Overlay (Q) Zone (Chapter 21.06 of the Carlsbad Municipal Code). Accordingly, a
Site Development Plan, application no. SDP 15-13, is included for the approval of the 98-unit senior
housing project located on the proposed 4.88-acre Parcel "B". In addition, a Minor Site Development
Plan, application no. SDP 15-19, is also included for the approval of the RV storage facility that is being
reconfigured on the proposed 0.55-acre Parcel "A". The purpose of having two separate SDPs will assist
in the future transfer of property, where the RV storage facility will remain under the ownership of the
Robertson Ranch Master Association, while the senior housing project may be sold to a senior housing
operator. There are five findings necessary to approve a Site Development Plan pursuant to the Q-
Overlay. All five findings can be made for this combined project as discussed below:
a. That the proposed development or use is consistent with the General Plan and the Robertson Ranch
Master Plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal
Code, and all other applicable provisions of this code; in that the reconfigured RV storage facility
fulfills the Robertson Ranch Master Plan requirement to provide a minimum 11,840 square feet of
RV storage to the East and West Villages; the senior apartment project architecture, including the
design of the RV storage screen walls and gates, complies with the Robertson Ranch Master Plan
Design Guidelines and will complement the architectural environment of the Robertson Ranch
Master Plan. Additionally, the proposed senior apartment project will increase the diversity of
housing in Carlsbad by adding 98 for-rent senior restricted apartment units to the city's housing
Item 8; page 125
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inventory where the majority of housing is detached single-family dwellings occupied by above-
moderate income households; will increase housing diversity by providing housing offered at a
price affordable to low income tenants (20 apartment units will be provided onsite for low-
income senior households); and at a minimum density of 20 dwelling units per acre, satisfies the
Regional Housing Needs Assessment (RHNA) objective of accommodating housing in the low
income category.
b. That the requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to development
or uses specifically permitted in the area in which the proposed development or use is to be located,
and will not adversely impact the site, surroundings or traffic circulation; in that the proposed 98-
unit senior apartment project and RV storage area is well designed and oriented with the adjacent
age-restricted Rancho Carlsbad community to the south; the density of the senior housing project
is comparable to the multi-family residential and courtyard homes to the north; and the senior
apartment project architecture, including the design of the RV storage screen walls and gates,
complies with the Robertson Ranch Master Plan Design Guidelines and will complement the
architectural environment of the Robertson Ranch Master Plan. Moreover, the proposed senior
apartment buildings have been situated as far away as possible from the adjacent Rancho
Carlsbad community located to the south, providing approximately 145 to 190 feet of building
separationr which is further buffered by dense mature vegetation. In areas where existing
vegetation is sparse, the clustering of additional landscaping has been provided along the
southern edge of the PA 22 project site to increase landscape screening and buffering. A 100-foot
buffer from Calavera Creek is maintained except in an area near the project entrance where a
buffer of lesser width was previously approved by the Wildlife Agencies. Decorative tubular steel
fencing and a masonry walls are proposed along the southern boundary of the PA 22 development
site to discourage pedestrian trespass into the PA 23G open space areas. The landscape concept
plans require that all exterior lighting be shielded downward and away from the adjacent PA 23G
open space area, Calavera Creek and the Rancho Carlsbad community beyond, as well as
prohibiting exotic and invasive plant species. Potential for vehicle headlight glare on Rancho
Carlsbad is reduced by the planting of a dense landscape screen along the outer edge of the drive-
aisle near the project entrance and also a 6-foot tall decorative masonry screen wall is proposed
along the southern edge of the parking lot southeast of the proposed buildings.
c. That the site for the intended development or uses is adequate in size and shape to accommodate
the use; in that the RV storage facility located on a 0.55-acres Parcel "A" provides for 11,902
square feet of RV storage (excluding drive-aisles) where 11,840 square feet is required for the
Robertson Ranch East and West Villages. As a visual barrier, the 0.55-acre parcel also
accommodates a new 8-foot tall decorative masonry screen wall with equally tall view obscuring
access gates. A landscape planter is provided along the exterior edge of this wall, where
additional dirt will be bermed against the lower 2 feet with landscaping planted along the
interface to soften and reduce massing. The proposed screen wall proposes to tie into and. is
architecturally consistent with the design of the existing masonry sound wall running parallel with
Cannon Road. Additionally, the senior housing project located on a 4.88-acre Parcel "B" is
adequate in size and shape to accommodate the proposed housing for senior citizens use in that
three apartment buildings with 98 units and 48 single-car garages, 22 surface parking spaces, 100
carport covered parking spaces, drive-aisles, common recreation areas and trash enclosures can
be appropriately fit within the proposed development area without the need for any variances or
development standard modifications. Furthermore, the project complies with all applicable
development standards of Parking Ordinance·(C.M.C. Chapter 21.44), RD-M Zone (C.M.C. Chapter
Item 8; page 126
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21.24}, and Housing for Senior Citizens regulations (C.M.C. Chapter 21.28} in that; adequate
parking is provided; adequate building separation, landscape setbacks and buffers have been
provided; total building coverage (including carports) is 32% where a maximum 60% is allowed;
and the proposed buildings have been designed or are conditioned to accommodate the special
needs and requirements of housing for senior citizens, including. but not limited to community
rooms and common recreation areas.
d. That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested· development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained; in that all minimum setbacks have been provided
and appropriately landscaped in accordance with the.various requirements of the Carlsbad
Municipal Code. Combinations of landscaping, berming, and/or decorative masonry screen walls
have been incorporated into the project design to help screen -parking areas and the RV storage
area from the adjacent properties; as well as headlight glare from vehicles entering and circulating
through the site. The proposed senior apartment buildings have been situated as far away as
possible from the adjacent Rancho Carlsbad community located to the south providing
approximately 145 to 190 feet of building separation, which is further buffered by dense mature
vegetation. In areas where existing vegetation is sparser than others, the clustering of additional
landscaping has been provided along the southern edge of the project site to increase landscape
screening and buffering. A 100-foot buffer from Calavera Creek is maintained except in an area
near the project entrance where a buffer of lesser width was previously approved by the Wildlife
Agencies. All exterior lighting is shielded downward and away from the adjacent open space in
Planning Area 23G, as well as Calavera Creek and the Rancho Carlsbad community beyond.
Adequate vehicle circulation has been provided to accommodate RV's, passenger vehicles, and
truck-turning movements.
e. That the street system serving the proposed development or use is adequate to properly handle all
traffic generated by the proposed use, in that the proposed 98-unit senior housing use and RV
storage is expected to generate approximately 392 Average Daily Trips (ADT) with 20 AM peak
hour trips (8 inbound/12 outbound) and 27 PM peak hour trips (16 inbound/11 outbound). The
previously approved office use and RV storage was expected to generate approximately 1,320
ADT with 185 AM peak hour trips (167 inbound/18 outbound) and 172 PM peak hour trips (34
inbound/138 outbound}, which was determined to have less than significant impacts relating to
transportation and traffic. In contrast, the proposed project would be generating approximately
928 fewer ADT (70% reduction} than the previously approved office project with a reduction in
AM peak hour trips by 165 trips (90% reduction) and a reduction in PM peak hour trips by 145
trips (84% reduction). Additionally, the project does not require additional improvements to the
existing street system in that the project frontage along Cannon Road is fully constructed and
improved as part the Robertson Ranch East Village including the signalized intersection at Wind
Trail Way and Cannon Road. Cannon Road improvements include full width right-of-way, curb,
gutter, decomposed granite pedestrian trail, bus stop with bench, landscaped parkway and a 6-
foot tall decorative masonry sound wall. Where the project will add vehicle traffic to El Camino
Real which in areas has been identified as an exempt street facility in the General Plan, the project
is conditioned to provide a Transportation Demand Management (TDM) strategy and contribute
fees towards a city wide Transportation System Management (TSM) program.
Item 8; page 127
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6. lnclusio~ary Housing (Chapter 21.85 of the Carlsbad Municipal Code)
According' to the lnclusionary Housing Ordinance, Chapter 21.85 of the Carlsbad Municipal Code, any
residential development of seven (7) or more units shall provide not less than 15% of the total number
of units as restricted to occupancy and affordability to lower-income households. However, it should be
noted that the Robertson Ranch PA 22 project site, in accordance with the General Plan Update
(Planning Commission Resolution No. 7114), was conditioned to enter into an affordable housing
agreement with the City of Carlsbad to provide a minimum of 20% of the total housing units onsite as
affordable to lower income households at 80% or below the San Diego County Area Median Income.
Therefore, the project has been conditioned to satisfy the inclusionary housing requirement for lower-
income households by entering into an Affordable Housing Agreement (AHA) to provide 20 units onsite
as affordable to lower income households at 80% or below the San Diego County Area Median Income,
subject to City Council approval of the AHA. By entering into the AHA accordingly, the Cannon Road
Senior Housing project is providing its fair share of housing affordable to lower income households and
. therefore is consistent with the lnclusionary Housing Ordinance.
D. Subdivision
The Land Development Engineering Division has reviewed the proposed Tentative Parcel Map and has
found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the
City's Subdivision Ordinance (Title 20) for Minor Subdivisions. The subdivision is considered minor
because it involves the division of land into four or fewer parcels. The project has been conditioned to
install all infrastructure-related improvements and any necessary easements for these improvements
concurrent with development.
E. Growth Management (Chapter 21.90 of the Carlsbad Municipal Code) and Local Facilities
Management Zone 14.
The proposed project is located within Local Facilities Management Zone 14 in the northeast quadrant
of the City. For purposes of Growth Management Plan (GMP) compliance, the project is assumed to
generate a population of 231 persons (98 dwelling units X 2.358 persons/unit). The impacts on public
facilities created by the project, and its compliance with the adopted performance standards, are
summarized in Table "G" below.
TABLE G -GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLY
· City Administration 347 square feet Yes
Library 185 square feet Yes
Waste Water Treatment 98 EDU Yes
Parks 0.69 acres Yes
Drainage 17 .5 CFS/Drainage Basin "B" Yes
Circulation 392 ADT Yes
Fire Fire Station 3 Yes
Open Space Acres Existing = 1.15 acres Yes
Schools (Carlsbad) 43 Students (25 Elementary, 8 Middle, 10 High School) Yes
Sewer Collection System 98 EDU Yes
Water 26,755 GPD Yes
Item 8; page 128
MP 02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 -CANNON ROAD SENIOR HOUSING
April 20, 2016
Page 20
IV. ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection
Ordinance (Title 19} of the Carlsbad Municipal Code, staff has conducted an environmental impact
assessment to determine if the project could have any potentially significant impact on the
environment. The environmental impact assessment identified potentially significant impacts to cultural
resources and noise. Mitigation measures have been incorporated into the design of the project or have
been induded as conditions of approval for the project such that all potentially significant impacts have
been mitigated to below a level of significance. A Notice of Intent to adopt a Mitigated Negative
Declaration {MND} and Mitigation Monitoring and Reporting Program (MMRP} was published in the
newspaper for review and comment. One public comment letter was received by Preserve Calavera
during the 20-day public review period, which began on January 29, 2016 and ended on February 18,
2016. The Preserve Calavera comments along with staff's responses are included as an attachment to
the back of the MND.
ATTACHMENTS:
1. Planning Commission Resolution No. 7159
2. Planning Commission Resolution No. 7160
3. Planning Commission Resolution No. 7161
4. Location Map
5. Disclosure Statement
6. Reduced Exhibits
7. Ful! Size Exhibits "A-00" dated April 20, 2016
Item 8; page 129
SITE MAP
ROBERTSON RANCH
MASTER PLAN
• N
NOT TO SCALE
Cannon Road Senior Housing
MP02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12
Item 8; page 130
· ("cityof
Carlsbad
DISCLOSURE STATEMENT
Pa 1(A)
Develonment Services
Planning Division
1635 Faraday Avenue
(760} 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
· require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any fndividual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1.
2.
P-1(A) ·
APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a ·
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. ff a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A ,
separate page may be attached if necessary.) Calavera Hiils II LLC,
Person VVI t,.t,f A Alf IJ. J' t!.,711 Corp/Part_ , A California limited liability company
Title SE'?K~i'A-lfY Title___ By: BrookfteldTamarackLLC,
A Delaware limited liability cClmpany
Address I '$.Z ~ S t.i't. t:-AMi#t? ,e.E~ :l-1&1 Address_
.SJ!fN Pl&tjpt /;/A 6/ZO'tr
OWNER (Not the owner's agent)
By:
William B. SeithJ Secretary
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% ofthe shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE
SPACE BELOW. !f a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A sepa~ate page may be attached ifpecessary.)
Corp/Part_
Title. __ ~Si_t:._~_c__-_r -4....c..c-~_.,,,Y'------Title __ _
Address I z..z.,;; If& ~A.kfl.Mt? tf'~,tv#-I /fe Address __
J,.fµ lh'tf:,t{o I~ 14' 3P
Page 1 of2
Cafaver-a Hills II LLC,
A California limited liability comPany
By: Brookfield Tamarack LLC1
A Delaware limited liability company
By:
William B. Seith, Secretary
Revised 07/10
Item 8; page 131
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non ProfiUTrust Non ProfiUTrust ---------~
Title -----------~ Title ____________ _
Address _________ _ Address ___________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
D Yes @No If yes, please indicate person(s): __________ _
NOTE: Attach additional sheets if necessary.
I certify that all th above information is true and correct to the best of my kno ledge.
Signature of owner/date Signature of applfcant/date
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P-1(A) Page2 of2 Revised 07/10
Item 8; page 132
Client:
Brookfield Residential
3090 Bristol Street, Suite 200
Costa Mesa, CA. 92626
(714) 200-1603
Attn: Adrian Peters
Brookfield
esi
MVE
Architect:
MVE & Partners
1900 Main Street, Suite_.800
Irvine, <;.A. 92614 •
(949) 809-3015
Attn: Chris Williams
MVE
·+PAR T NERS
Landscape Architect:
GMP
4010 Sorrento Valley Blvd., Suite 200
San Diego, CA. 92121
(858) 558-8977
Attn: John Patterson
Civil Engineer:
O'Day Consultants
2710 Loker Avenue West, Suite 100
Carlsbad, CA. 92010
(760) 931-7700
Attn: George O'Day
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1 ... -,._ •• .-.,,, .. -·l•·•'ll'
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Cover Sheet
l /6/2016
MP 02-03(H)/ SDP l S-13/ SDP l 5-19/ CUP l 5-05/ MS l 5-12
CANNON ROAD SENIORS
55+ SENIOR LIVING APARTMENT COMMUNITY
Consultant:
Planning Systems
1530 Faraday Avenue, Suite 100
Carlsbad, CA. 92008
(760) 931-0780
Attn: Paul l<lukas
SHEET INDEX
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4th Submittal
CANNON ROAD SENIORS
Item 8; page 133