HomeMy WebLinkAbout2021-03-09; City Council; ; Master Plan Amendment, Tentative Tract Map, Planned Development Permit and Site Development Plan to Allow for the Subdivision of a 7.2-Acre Parcel into Two Lots, O Meeting Date: Mar. 9, 2021
To: Mayor and City Council
From: Scott Chadwick, City Manager
Staff Contact: Jason Goff, Senior Planner
jason.goff@carlsbadca.gov, 760-602-4346
Subject: Master Plan Amendment, Tentative Tract Map, Planned Development
Permit and Site Development Plan to Allow for the Subdivision of a 7.2-
Acre Parcel into Two Lots, One with 76 Townhomes and One with 19
Affordable Condominiums, on Property Generally Located North of the
Intersection of Calle Timiteo and La Costa Avenue, Within the La Costa
Master Plan, Neighborhood SE-13B
Project:
District:
AMEND 2017-0012/CT 2017-0003/PUD 2017-0004/SDP 2018-0018
(DEV2017-0178) – La Costa Town Square Parcel 3 Residential
4
Recommended Action
Hold a public hearing to:
1. Introduce an ordinance approving a master plan amendment (Exhibit 1)
2. Adopt a resolution approving a tentative tract map, planned development permit and
site development plan to subdivide a 7.2-acre parcel into two lots, one with 76
townhomes and one with 19 affordable condominiums, including development
standards modifications (Exhibit 2)
Executive Summary
La Costa Parcels, LLC is requesting approval to subdivide a 7.2-acre vacant parcel into two lots.
Parcel 1 will contain 76 market-rate townhome condominiums while Parcel 2 will contain 19
affordable condominiums. Both developments are proposed on a previously graded site
originally planned for the construction of a 55,000-square-foot office project approved as part
of the La Costa Town Square project. The project also includes a request to amend the land use
designations in the La Costa Master Plan (MP-149R) to allow the proposed residential
development. A General Plan amendment and rezoning of the parcel are not required because
the site was redesignated in 2015 from Office to R-23 Residential, as a part of the 2015 update
of the General Plan.
Mar. 9, 2021 Item #3 Page 1 of 35
The applicant is also requesting two modifications to the development standards of the
Planned Development Ordinance, in keeping with Section 21.53.120.B.1 of the Carlsbad
Municipal Code. One would eliminate the requirement to provide five covered parking spaces
at the affordable housing site called for under CMC Section 21.45.080. The second would allow
for a 37% reduction in the total amount of active recreational amenities required by CMC
Section 21.45.060.
The project is being presented before the City Council because master plans are to be adopted
by ordinance under CMC Section 21.38.080; and California Government Code Section 37100
dictates that only the legislative body, that is, the council, has the power to enact ordinances.
Because the master plan amendment requires the consideration and approval of the City
Council, all concurrently processed development permits must also be considered and
approved by the City Council according to CMC Section 21.54.040.C(3).
Discussion
Project background
The proposed project is located on a 7.2-acre lot identified as Parcel 3 of Minor Subdivision MS
04-08 and Neighborhood SE-13B of the La Costa Master Plan (MP-149R). The site is part of the
La Costa Town Square project, which covers 83.07 acres and is currently developed with a
284,400-square-foot community shopping center, 64 detached single-family homes and 128
multiple-family residential units. The site was originally approved for a 55,000-square-foot
office complex as part of the La Costa Town Square development project (EIR 01-02), but was
not developed as initially planned.
The project site has been previously graded. Access to the site is provided from La Costa
Avenue at its intersection with Calle Timiteo. The La Costa Avenue street frontage is improved
to its full road width and includes the project entrance driveway, curb, gutter, sidewalk, bike
lanes and a bus stop. The graded site is situated approximately 41 feet below the elevation of
the adjacent community shopping center and between 12-and-32-feet above the elevation of
La Costa Avenue. The area between the project site and the back of the community shopping
center consists of a large retaining wall ranging from 14 feet to 22 feet in height with an uphill
perimeter slope rising above it. A 6-foot-high masonry wall runs along the top of the slope
separating the commercial uses from the project site. All of the manufactured slopes on the site
have been landscaped.
With the approval of the city’s General Plan update in 2015, the General Plan Land Use
designation on the project site was changed from Office, or O, to R-23 Residential, which allows
for 15-23 dwelling units per acre. All public facilities were analyzed for the land use change with
the General Plan update. In approving the land use designation change in 2015, in accordance
with City Council Resolution No. 2015-243 (Exhibit 4) and Planning Commission Resolution No.
7114 (Exhibit 5), 120 dwelling units were allocated from the Excess Dwelling Unit Bank1 and
applied to the site.
1 When individual projects build fewer housing units than are allocated to the site by the General Plan, these units
are held on account in the Excess Dwelling Unit Bank, and later can be withdrawn and applied to other projects.
Mar. 9, 2021 Item #3 Page 2 of 35
In addition, future development on the site is required to provide affordable housing that
meets one of the following criteria:
1) A minimum of 20% of the total housing units on the site must be affordable to lower
income households at 80% or below the San Diego County Area Median Income.
Or, as an alternative to "1" above, at the sole discretion of the City of Carlsbad and
following completion of an alternate public benefit analysis:
2) A minimum of 15% of the total housing units on the site must be affordable to lower
income households at 80% or below the San Diego County Area Median Income and an
additional 10% must be affordable to moderate income households at 100% or below of
the San Diego County Area Median Income.
Or:
3) A minimum of 15% of the total housing units on the site must be affordable to very low-
income households at 50% or below the San Diego County Area Median Income.
The developer of the proposed project complies with the affordable housing requirements by
agreeing to enter into an affordable housing agreement that requires 19 housing units, 20% of
the total that are being proposed, to be affordable to lower income households at 80 percent
or below the San Diego County Area Median Income, which is consistent with affordable
housing criteria No. 1, above.
Project description
La Costa Parcels, LLC is proposing to subdivide the 7.2-acre parcel into two lots with a total of
95 multi-family residential condominium units. A total of 18 three-story buildings are proposed.
Parcel 1 contains 76 market-rate townhome condominiums ranging in size from 1,070 to 1,603
square feet, and Parcel 2 contains 19 affordable condominiums ranging in size from 563 to
1,005 square feet. The total of 19 onsite affordable units meets the minimum 20% inclusionary
housing requirement for the site2 and the project’s density of 15.1 dwelling units per acre also
conforms with the minimum required density for the R-23 Residential land use designation.
The developer is also requesting two modifications to the development standards of the
Planned Development Ordinance. One would eliminate the requirement to construct five
covered parking spaces that would apply to the affordable housing site. The second would
allow for a reduction in the total amount of active recreational amenities required by CMC
Section 21.45.060, from the 10,688 square feet called for by the code to 6,738 square feet, a
3,950-square-foot, or 37% reduction.
Under CMC Section 21.53.120.B.1, deviations to development standards are allowed for
affordable housing projects, which include but are not limited to parking standards, active open
space and on-site recreational facilities. Additionally, offsets to the cost of affordable housing
development is permitted under CMC Section 21.85.100, which covers, but is not limited to,
development standards modifications. The project is locating its affordable housing onsite and
is also providing six three-bedroom affordable units, four more than the minimum required.
The findings that support these standards modifications are provided in Planning Commission
2 Carlsbad's mandatory inclusionary housing program places requirements on developers to provide housing for
affordable to low-income households.
Mar. 9, 2021 Item #3 Page 3 of 35
Resolution 7391 (Exhibit 7). Conditions have been placed on the project requiring that the 19
affordable units must be constructed concurrently with the project’s 76 market-rate units
unless both the final decision-making authority of the city and the developer approve an
affordable housing agreement to an alternate schedule for development.
Master plan amendment
The master plan amendment is required to:
• Change the master plan land use designation of the project site from Office (O) to the R-
23 Residential designation that allows for 15-23 dwelling units per acre to be consistent
with the city’s General Plan Land Use designation and Housing Element
• Change the underlying master plan zoning of the project site from Office (O) to
Residential Density-Multiple (RD-M) consistent with the master plan land use
designation
• Update the development permit processes of the master plan to require a permit
process that is the same as that typically required for multiple-family residential projects
throughout the city. The master plan amendment reorganizes and amends certain pages
of the La Costa Master Plan (MP-149R), as shown in Exhibit 10.
Planning Commission hearings
The Planning Commission considered the proposed project at a public hearing on Nov. 18,
2020. At the hearing, two members of the public asked to have their comments read into the
record. The discussion below summarizes the concerns raised.
Park adequacy
Concerns were raised regarding park adequacy. Citing the most recent annual Growth
Management Report that was presented before the City Council on Oct. 20, 2020, staff
stated that additional park demand was addressed with the General Plan Update in
2015 at the time the land use was changed on the site from Office to R-23 Residential.
The proposed project was reviewed against the park standards and found to be in
compliance with the Growth Management Plan.
Open space
Concerns were raised regarding an inconsistency involving open space acreage within
the staff report to the Planning Commission. The staff report included a typo within
Section F, Table F regarding growth management open space compliance, which
reflected 0.95-acres of open space as having been provided by the project. Staff
corrected the record clarifying that 9.5-acres of OS were provided as part of the La Costa
Town Square project, for which the subject project is a part. No additional open space is
required from the proposed residential project. The attached staff report (Exhibit 8) has
since been corrected.
Local Mobility Analysis
Concerns were raised relating to potential traffic impacts caused by the proposed
development. Staff stated that pursuant to a local transportation study that was
prepared by the applicant, the project was found to be in conformance with the
requirements of the city’s Transportation Impact Analysis Guidelines. The study
concluded that the transportation facilities met the performance requirements.
Mar. 9, 2021 Item #3 Page 4 of 35
Additionally, a traffic control signal warrant study was prepared, and that study
concluded that the project intersection did not warrant signalization.
Transportation impacts for environmental review
A question was raised about why an analysis of vehicle miles traveled was not prepared
for the project for the environmental review required by the California Environmental
Quality Act. Staff stated that a vehicle miles traveled analysis is not required because
the residential project would result in a decrease in traffic compared to the originally
planned office development, and because the project was deemed consistent with the
transportation impact analysis in the original project’s environmental impact report.
(See Environmental Evaluation section below for additional information).
After questions and discussions, a motion was made to approve the project, but with only six
Planning Commission members present, the vote resulted in a tie (3-3, Commissioner Merz
absent). The item was continued to the following public hearing meeting date of Dec. 2, 2020.
At that hearing, the Planning Commission reconvened with all seven members present.
Commissioner Merz, said he had watched the Nov. 18, 2020, public hearing, read the staff
report, reviewed the project plans and that he supported the project. The Planning Commission
voted to recommend approval of the project (5-2, Commissioners Lafferty and Geldner no).
A full disclosure of the Planning Commission’s actions, and a complete description and staff
analysis of the proposed project is included in the attached minutes (Exhibit 9) and Planning
Commission staff report (Exhibit 8).
The Planning Commission recommends approval of the proposed legislative and discretionary
actions.
The City Council’s action on this project is final.
Fiscal Analysis
If approved, all required improvements needed to serve this project will be funded by the
developer, so there is no cost to the city from this action.
Next Steps
Staff will ensure that all of the project’s conditions are satisfied and that it complies with all
applicable regulations and laws prior to issuance of development permits.
Environmental Evaluation (CEQA)
The City Planner determined that the potential environmental effects of the project were
adequately analyzed by the previously certified environmental impact report and mitigation
monitoring and reporting program submitted for the construction of the La Costa Town Square
(EIR 01-02) and approved by City Council Resolution No. 2009-213, dated Aug. 18, 2009.
The project has no new significant environmental effect not analyzed as significant in the
certified environmental impact report and mitigation monitoring and reporting program, none
of the circumstances requiring further environmental compliance under California
Environmental Quality Act Guidelines Sections 15162 or 15163 exist and all feasible mitigation
measures identified in the certified environmental impact report and mitigation monitoring and
reporting program that are appropriate to this subsequent project will be incorporated. The
Mar. 9, 2021 Item #3 Page 5 of 35
approved environmental impact report and mitigation monitoring and reporting program
documents are on file for review at the Planning Division.
It should be noted that the courts have found that the adoption of new regulations or
guidelines, or a change in methodology for measuring an impact, do not constitute a changed
circumstance under section 15162 as that is not a more severe environmental effect. It is
adequate that the environmental effects were discussed and analyzed in the previous
environmental impact report (Fund for Environmental Defense v. County of Orange (1988) 204
Cal App 1538, Concerned Dublin Citizens v. City of Dublin (2013) 214 Cal App 4th 1301).
Public Notification and Outreach
Public notice of this item was posted in keeping with the Ralph M. Brown Act and it was
available for public viewing and review at least 72 hours before the scheduled meeting date.
The project is not subject to City Council Policy No. 84 – Development Project Public
Involvement Policy, because the application for the project was filed prior to the effective date
of the policy. Instead, the project complied with the early public noticing procedures that were
in effect at the time of the application. Information regarding public notifications of this item
such as mailings, and public hearing notices posted in the newspaper and on the city’s website
are available in the Office of the City Clerk.
Exhibits
1. City Council ordinance w/ Master Plan Amendment Exhibit “AMEND 2017-0012”
2. City Council resolution
3. Location map
4. City Council Resolution No. 2015-243 (on file in the Office of the City Clerk)
5. Planning Commission Resolution No. 7114 (on file in the Office of the City Clerk)
6. Planning Commission Resolution No. 7390 (on file in the Office of the City Clerk)
7. Planning Commission Resolution No. 7391 (CT et al) (on file in the Office of the City Clerk)
8. Planning Commission staff reports dated Nov. 18, 2020 and Dec. 2, 2020 (on file in the
Office of the City Clerk)
9. Planning Commission minutes dated Nov. 18, 2020 and Dec. 2, 2020 (on file in the Office of
the City Clerk)
10. Master Plan Amendment “AMEND 2017-0012” with revisions highlighted
Mar. 9, 2021 Item #3 Page 6 of 35
ORDINANCE NO. CS-393
AN ORDINANCE OF, THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING AN AMENDMENT TO THE LA COSTA MASTER
PLAN (MP-149R) FOR PROPERTY GENERALLY LOCATED SOUTHEAST OF THE
INTERSECTION OF LA COSTA AVENUE AND RANCHO SANTA FE ROAD, AND
LOCATED WITHIN THE SOUTHEAST QUADRANT OF THE CITY WITHIN LOCAL
FACILITIES MANAGEMENT ZONE 11
CASE NAME: LA COSTA TOWN SQUARE PARCEL 3 RESIDENTIAL
CASE NO.: AMEND 2017-0012
WHEREAS, the City Council approved the La Costa Master Plan MP-149 on September 5, 1972
by adopting Ordinance No. 9332, as amended from time to time; and
WHEREAS, the City Council of the City of Carlsbad has reviewed and considered Master Plan
Amendment AMEND 2017-0012 for the La Costa Town Square Parcel 3 Residential project; and
WHEREAS, after procedures in accordance with the requirements of law, the City Council has
determined that the public interest indicates that said Master Plan Amendment AMEND 2016-0012 be
approved.
NOW, THEREFORE, the City Council of the City of Carlsbad ordains as follows that:
1.The above recitations are true and correct.
2.That Master Plan Amendment AMEND 2017-0012 dated November 18, 2020,
attached hereto, and incorporated herein by reference as "Attachment A", is approved. The Master
Plan shall constitute the development plan for the property and all development within the plan area
shall conform to the plan.
3.That Master Plan Amendment AMEND 2017-0012 reorganizes and amends certain
pages of the La Costa Master Plan (MP-149R), as shown in "Attachment A".
4.That the findings and conditions of the Planning Commission in Planning
Commission Resolution No. 7390 shall also constitute the findings and conditions of the City Council.
Mar. 9, 2021 Item #3 Page 7 of 35
EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption; and the city clerk
shall certify the adoption of this ordinance and cause the full text of the ordinance or a summary of the
ordinance prepared by the City Attorney to be published at least once in a newspaper of general
circulation in the City of Carlsbad within fifteen days after its adoption.
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council on the 9th day of
March, 2021, and thereafter
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Carlsbad on the
day of , 2021, by the following vote, to wit:
AYES:
NAYS:
ABSENT:
APPROVED AS TO FORM AND LEGALITY:
CELIA A. BREWER, City Attorney
MATT HALL, Mayor
ATTEST:
BARBARA ENGLESON, City Clerk
Mar. 9, 2021 Item #3 Page 8 of 35
Attachment A
LA COSTA
MASTER PLAN
Amendment
AMEND 2017-0012
Prepared by
Planning Department
City of Carlsbad
1635 Faraday Avenue
Carlsbad, California
92008
Mar. 9, 2021 Item #3 Page 9 of 35
MP-149(R)
La Costa Town Square Project
An adjustment to the neighborhood boundaries separating the local shopping center and residential
landuse in neighborhoods SE8, SE13 and SE14 (La Costa Town Square)
APPROVED BY:
Planning Commission Resolution #6579 on July 15, 2009
City Council Ordinance #CS-051 on August 18, 2009
***
MP-149(S)
An amendment to remove the La Costa Resort and Spa properties from the plan. The area removed will
be subject to the La Costa Resort & Spa Master Plan, MP 03-02.
APPROVED BY:
Planning Commission Resolution # 5701, August 4, 2004
City Council Ordinance # NS-721, September 21, 2004
***
MP-149(T)
An amendment to change the underlying zoning of commercial neighborhoods (SE-13, SE-14, SE-15,
and SE-17) from “C-1” (Neighborhood Commercial) and “C-2” (General Commercial) to the new zone
“C-L” (Local Shopping Center) for those properties with the “L” (Local Shopping Center) general plan
designation. This amendment changes Table III-2 and text in paragraph III.E.1 (Land Use and
Development Standards).
APPROVED BY:
Planning Commission Resolution # 5922, June 15, 2005
City Council Ordinance # NS-767, August 9, 2005
***
MP-149(U)
An amendment to delete from the Master Plan (MP-149), a 0.5 acre vacant city owned site (Assessor
Parcel 223-617-24) at 7201 Rancho Santa Fe Road approximately a half mile south of San Elijo Road in
Local Facilities Management Zone 11. Subject site is proposed Fire Station No. 6.
APPROVED BY:
Planning Commission Resolution No. 6156, August 16, 2006
City Council Ordinance # NS-818
***
AMEND 2017-0012
An amendment to change the General Plan Land Use designation and underlying Zone for
Neighborhood SE-13B of the Master Plan to reflect a land use change to the property approved as part of
the city’s comprehensive General Plan Update (City Council Resolution 2015-243, dated Sept. 22,
2015). For Neighborhood SE-13B of the master plan, this amendment changes the General Plan Land
Use designation from Office (O) to Residential (R-23, 15-23 du/ac) and the underlying Zone from Office
(O) to Residential Density-Multiple (RD-M). This amendment changes Table III-2 and makes several
text changes throughout to clarify and distinguish the development process for Neighborhood SE-13B
versus SE-13A.
APPROVED BY:
Planning Commission Resolution No. ____________________, [DATE]
City Council Ordinance No. ____________________, [DATE]
***
Mar. 9, 2021 Item #3 Page 10 of 35
MP-149(M): Amendment was to change densities and land uses on property
generally located in the southwest portion of the La Costa Master Plan. The
Planning Commission recommended denial to the amendment to the City Council
(Planning Commission Resolution #2277). The amendment was withdrawn before it
was heard by the City Council.
August 9, 1985 MP-149(N): Amendment was to request land use change from C to
RM on property generally located on the southeast corner of Rancho Santa Fe Road and
future Camino de Los Coches. Withdrawn on August 9, 1985, with no formal action
taken.
September 4, 1990 MP-149(O): Elimination of any reference to the area previously
known as Southwest (Arroyo La Costa), and stipulation that updated EIRs and new
Master Plans be required prior to future development occurring in the Northwest and
Southeast areas of La Costa. Approved by City Council Ordinance #NS-123.
MP-149(P): Submitted for the La Costa Town Center Project on August 31, 1993.
Withdrawn on January 12, 1996, with no formal action taken.
MP-149(Q): An amendment to remove portions of the Northwest and Southeast
areas (including the Rancheros) from the plan. The areas removed are subject to the
Villages of La Costa Master Plan. Approved by City Council Ordinance #NS-604.
MP-149(R): An amendment to adjust the neighborhood boundaries separating the
Local Shopping Center and residential landuse in neighborhoods SE-8, SE-13 and
SE-14 (La Costa Town Square).
MP-149(S): An amendment to remove the La Costa Resort and Spa properties from
the plan. The area removed will be subject to the La Costa Resort & Spa Master
Plan, MP 03-02.
MP-149(T): A City-initiated amendment to change the underlying zoning of
commercial neighborhoods (SE-13, SE-14, SE-15, and SE-17) from “C-1”
(Neighborhood Commercial) and “C-2” (General Commercial) to the new zone “C- L”
(Local Shopping Center) for those properties with the “L” (Local Shopping Center)
general plan designation. Approved by City Council Ordinance #NS-767.
MP-149-U: a City-initiated amendment removing a 0.5 acre parcel, identified as
Assessor Parcel No. 223-617-24, from the La Costa Master Plan (MP-149) to allow for
the approval of proposed Fire Station No. 6 approved by City Council Ordinance NS-
818.
AMEND 2017-0012:An amendment to change the General Plan Land Use designation and
underlying Zone for Neighborhood SE-13B of the Master Plan to reflect a land use change to the
property approved as part of the city’s comprehensive General Plan Update (City Council
Resolution 2015-243, dated Sept. 22, 2015). For Neighborhood SE-13B of the master plan, this
amendment changes the General Plan Land Use designation from Office (O) to Residential (R-
23, 15-23 du/ac) and the underlying Zone from Office (O) to Residential Density-Multiple (RD-
M). This amendment changes Table III-2 and makes several text changes throughout to clarify
and distinguish the development process for Neighborhood SE-13B versus SE-13A.
F.Existing and Approved Development (See note at end of Section F)
I-6Mar. 9, 2021 Item #3 Page 11 of 35
The areas that previously have been developed or committed to development consist of
the La Costa Plaza area, La Costa Resort and Recreation area, including golf
course, La Costa Valley Condominiums, and developments of various types of living
units, such as single family, duplexes, cluster developments, condominiums, and
homes of all types from luxury to more modest homes.
The area already developed within old La Costa can be generally defined as located
from El Camino Real on the west, Alga Road on the north, Levante on the south and
Rancho Santa Fe and Melrose Drive on the east. Outside of the Master Plan area, an
industrial park has been constructed east of Rancho Santa Fe Road in the City of San
Marcos.
In the Southwest Area of the Master Plan, Neighborhoods previously designated SW
5 and SW 4 have been developed with single family homes.
In the Southwest Area of the Master Plan Neighborhoods SE 20 and SE 21 have
been developed with Single Family Homes. Neighborhoods SE 12 and SE 23 have
been developed with apartments. Neighborhoods SE 10, SE 16, SE 18, SE 19 have
been approved for development with single-family homes. Neighborhoods SE-13A, SE
15, and SE 17 have been developed as local shopping centers.
No development has been approved in the Northwest portion of the Master Plan.
Except as otherwise specifically indicated in this Plan or exhibits hereto, nothing in this
Master Plan shall be deemed to regulate or prohibit the development,
redevelopment or rehabilitation of any area in the Master Plan (see Exhibit I-2 [on
file in the Planning Department], Existing Zoning). The following eleven areas are
zoned P-C but have already been developed or are in the process of being developed
and the documents governing such development are described in Section III, Land
Use and Development Standards.
1. Existing 27-hole golf course and San Marcos Canyon
2. Estates North
3. Rancheros de la Costa
4. Vale 2 & 3
5.Vale 4
6. Corona La Costa
7. Spanish Village
8.Green Valley Knolls
9.Santa Fe Knolls
10.Santa Fe Glens
11.SMCWD Reservoir
Other than the eleven areas listed above, there exist areas within the 3,200+ acres
zoned other than P-C. The development of such areas (see Exhibit I-2, Existing
Zoning [on file in the Planning Department]) shall be governed by the applicable
zoning.
Note: The above information for historical purposes only. See Map on Page I-8 for
existing remaining areas of the La Costa Master Plan after the approval of MP
149(S) and adoption of the La Costa Resort and Spa Master Plan MP 03-02.
I - 7Mar. 9, 2021 Item #3 Page 12 of 35
i.Santa Fe Glens:
SP-116, Ordinance #9409, 12/3/74
CT 73-2, Resolution #3547, 11/19/74
j.SMCWD Reservoir:
PDP-3, Resolution #6080, 2/5/80
2. Areas of existing development (see Section I.E.) zoned other than P-C
shall be governed by applicable zoning.
B.Development Review Process
1. This Master Plan provides for two alternative processes that may be
utilized in the submission and review of individual neighborhood
development proposals: the Standard Review Process and the La Costa
Development Plan Review Process, hereinafter referred to as the
Development Plan. Process selection shall be at the discretion of the
applicant as provided herein.
2. The Standard Review Process shall utilize the requirements as set forth in
Title 21 of the Carlsbad Municipal Code and any other applicable zone
and development type for neighborhoods developed under this process are
set forth in Tables III-1 and III-2 of this Master Plan. The Standard
Review Process may include the utilization of Chapter 21.45 Planned
Development Ordinance at the discretion of the applicant. The Standard
Review Process shall not be applicable to Neighborhoods SE-10, SE-12,
SE-14,SE-16 or SE 23, identified in this Master Plan as the
Community Core, or to SE-13A, SE-15 and SE-17, designated as a Local
Shopping Center.
3.The La Costa Development Plan Review Process shall require the
submission of a Development Plan, which shall be subject to the general
and special development standards, and regulations as set forth in this
Master Plan. The processing procedures set forth in Chapter 21.06 Q
Qualified Development Overlay Zone shall apply to the Development Plan
Review Process of this Master Plan except that:
a.A tentative subdivision map, if required by the Subdivision Map
Act, shall be submitted in conjunction with the Development Plan.
b.The Development Plan shall be acted on by the same decision-
making body that acts on the tentative subdivision map. If the City
Engineer approves the map for a project, then the Planning
Commission shall approve the Development Plan.
c.The Planning Director shall be authorized to approve minor
amendments to approved Development Plans providing such
amendment shall not increase the approved densities or boundaries
of the site development plan, permit a new use or group of uses not
III - 2
Mar. 9, 2021 Item #3 Page 13 of 35
be reduced up to but not to exceed ten (10) percent and such
reductions shall be considered consistent with this Master Plan.
5.There shall be permitted as part of a tentative subdivision map approval
for any residential neighborhood, a model home area containing up to four
(4) product types subject to the provisions of Section 21.60.030 of the
Carlsbad Municipal Code. The Planning Director may approve more than
four units subject to adequate agreements guaranteeing the removal of said
units if the subdivision map does not record within the time period
allowed by law.
6. The Planning Director may accept neighborhood development
applications below the required minimum densities in neighborhoods SE-
10 and SE-16 and where significant environmental impacts which cannot
be reasonably mitigated would otherwise result.
D.Special Neighborhood Development Standards
Neighborhood development applications utilizing the Development Plan Review
Process alternative provided by this Master Plan shall be subject to the following
special standards in addition to the Individual Neighborhood Development
Regulations of Section III-L and all other applicable requirements of this Master
Plan:
1. There shall be permitted in all RL and RLM neighborhoods: single family
attached and detached housing including condominiums; accessory
structures and buildings incidental to permitted uses; maximum building
heights not to exceed thirty five (35) feet; a minimum of two (2) off-street
parking not less than one (1) space per dwelling unit.
2. A Development Plan shall be submitted for all L and TS neighborhoods
designated on Table and III-2.
3. Development standards, other than those identified in this Master Plan,
may be modified by the Development Plan if such modification is found to
be consistent with this Master Plan, the General Plan, protection of the
environment and the public welfare. All uses, and development standards
not addressed in the Development Plan, shall be established per the
applicable zoning standards identified for each neighborhood in Table III-
2.
Note: Table III-1 is no longer applicable and has been deleted.
E.Community Core and Neighborhood Commercial
1. Neighborhoods SE-10, SE-11, SE-13A, SE-14, SE-15,and SE-16,
are designated in this Master Plan as the Community Core. Prior
to development of these neighborhoods, a Site Development Plan shall
be
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Mar. 9, 2021 Item #3 Page 14 of 35
approved. Subsequent development shall be subject to said plan. For
neighborhoods SE-10, SE-11, SE-14 and SE-16, the Site Development
Plan shall be developed and approved pursuant to Municipal Code Chapter
21.06, Q Qualified Development Overlay Zone, and for neighborhoods
SE-13A and SE-15 it shall be developed and approved pursuant to Chapter
21.31, Local Shopping Center Zone of the Carlsbad Municipal Code. For
neighborhood SE-13B, it shall be developed and approved pursuant to
Chapter 21.24, the Residential Density-Multiple (RD-M) Zone of the
Carlsbad Municipal Code.
2.Preparation of all neighborhood development plans within the Community
Core shall insure compatibility with adjacent neighborhoods particularly
regarding the placement of open spaces, selection and location of
landscaping material, continuity of pedestrian and bike paths, siting of
structures for view opportunities and architectural harmony.
3. The Development Plan for neighborhoods SE-13A and SE-15 shall set forth
designated land uses pursuant to Table III-2, external and internal traffic
circulation, a landscaping plan, building bulk, height and location, exterior
architectural style and signing, in addition to other standards of this Master
Plan. Also refer to the Individual Neighborhood Development
Regulations of Section III.L.
4. The preparation of Development Plans for neighborhoods SE-10, SE-11,
SE-12, SE-14, SE-16 and SE-23 shall be governed by the Individual
Neighborhood Development Regulations of Section III.L in addition to
other standards of this Master Plan.
III - 5
Mar. 9, 2021 Item #3 Page 15 of 35
Note: The area described in Table III-1 below is for reference only and is removed MP 149(S) and by
inclusion in MP 03-032.
TABLE III-1
General Neighborhood Development Standards
LA COSTA NORTHWEST
Note: This chart does not comply with current City Policies and Growth Control Points. It is for
illustrative purposes only.
TABLE III-2
General Neighborhood Development Standards
LA COSTA SOUTHEAST
*Dwelling unit count shown on this table represents the potential maximum number of dwelling units under ideal
planning conditions. Refer to Sections III.C, III.D., and III.L.
**See Sections III.B., III.D. and III.E.
III - 6
Neighborhood General
Plan
Neighborhood
General
Plan
2.a. (p. III-11)
2.a. (p. III-11)
SE-10 RM RD-M**Clustered Multi-Family 100 10 -2.b. (p. III-11)
SE-11 OS
(STA)
SE-14 RM
(STA)
RD-M**Single Family Detached 47 9.96 1.9 2.f. (p. III-11)
C-L** Local Shopping Center - 6 -2.g. (p. III-11)
RD-M**Clustered Multi-Family 270 27 -2.h. (p. III-11)
SE-17 L C-L Local Shopping Center -6 1.6 2.i. (p. III-12)
SE-18 RLM R-1 Standard, Detached
Single Family
116 29 -2.l. (p. III-12)
RD-M**Clustered Multi-Family 140 7 -2.o. (p. III-12)
Totals 2,530 549.7 90.2
Zone Zone and
Development Type
for Standard
Review Process
Individual
Neighborhood
Development
Regulations
NW-14 OS O-S Golf Course - 85.0 85.0 1.a. (p.III-13)
Max.
*
D.U.
Open
Space
Gross
Acres
Open
Space
Gross
Acres
Zone and Development
Type for Standard
Review Process
Max. *
D.U.
Gross
Acres
Open
Space
Individual
Neighborhood
Development
Regulations
Zone
Gross
Acres
Open
Space
Individual
Neighborhood
Development
Regulations
Zone
SE-8
SE-8A
RLM
RLM
Standard; Detached
Single Family
R-1
R-1
484
64
113
24
34
3.4
O-S**Public Park - 28 28.0 2.c. (p. III-11)O-S**Public Park - 28 28.0 2.c. (p. III-11)
RD-M** Clustered Multi-Family 540 27 -2.d. (p. III-11)SE-12 RMH
(STA)
SE-13 A
SE 13B
Local Shopping Center
Clustered Multi-Family - 41.58
7.14
CL**
RD-M
3.7 2.e. (p.III-11)
2.e.(p.III-11)
L
R-23
SE-15 (L)
(STA)
SE-16 RM
(STA)
204 51 3.2 2.j. (p. III-12)204 51 3.2 2.j. (p. III-12)
SE-19 RLM R-1 Standard, Detached
Single Family 172 43 2.3 2.k. (p. III-12)
SE-20 RLM R-1 Standard, Detached
Single Family
212 53 10.2 2.m. (p. III-12)
SE-22 RL R-E Rural Estate S.F. 100 67 1.9 2.n. (p. III-12)
SE-23 RM
(STA)
SE-21 RLM R-1 Standard, Detached
Single Family
Mar. 9, 2021 Item #3 Page 16 of 35
L.Individual Neighborhood Development Regulations
The following individual neighborhood development regulations shall apply when
neighborhood development proposals utilize the Development Plan Review
Process alternative provided by this Master Plan.
1. Individual Regulations for the Northwest Area (See La Costa Resort and
Spa Master Plan (MP 03-02).
2. Individual Regulations for the Southeast Area
a.(SE-8) Development should: utilize standard detached single
family housing oriented to maximize eastward and westward
views; minimize grading due to underlying rock conditions; utilize
step pads above and below the streets with turn-in driveways or
other techniques to minimize grading. A Site Development Plan
shall be processed pursuant to Chapter 21.06 (Qualified
Development Overlay Zone).
b. (SE-10) Development should: utilize multiple dwelling unit
development in two cluster; provide access to adjacent Stage
Coach Park and open spaces; provide neighborhood entrance/exit
from Camino de Los Coches. This area is suitable for low and
moderate-income housing. Minimum number of dwelling units for
this neighborhood shall be 40. Also see Section III.E.
c.(SE-11) Previously developed.
d. (SE-12) Previously developed.
e.(SE-13 A & B) See Section III.E. above.
f.(SE-14) Development shall: utilize single family detached
development. See Section III. E.
g. (SE-15) See Section III.E. above.
h.(SE-16) Development should: utilize careful grading due to
potential archaeological sites; provide dense landscaping and
berms for noise attenuation from Rancho Santa Fe Road; utilize
view orientation eastward into open space area; provide open space
links to Stage Coach Park. This area is suitable for low and
moderate-income housing. Minimum number of dwelling units for
this neighborhood shall be 108. Also see Section III.E.
III - 11
Mar. 9, 2021 Item #3 Page 17 of 35
RESOLUTION NO. 2021-052
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A TENTATIVE TRACT MAP, PLANNED
DEVELOPMENT PERMIT AND SITE DEVELOPMENT PLAN TO SUBDIVIDE A 7.2
ACRE PARCEL INTO TWO LOTS, ONE WITH 76 TOWNHOMES AND ONE WITH
19 AFFORDABLE CONDOMINIUMS, INCLUDING DEVELOPMENT STANDARDS
MODIFICATIONS, ON PROPERTY GENERALLY LOCATED NORTH OF THE
INTERSECTION OF CALLE TIMITEO AND LA COSTA AVENUE, WITHIN THE LA
COSTA MASTER PLAN, NEIGHBORHOOD SE-13B, IN THE SOUTHEAST
QUADRANT OF THE CITY AND LOCAL FACILITIES MANAGEMENT ZONE 11
CASE NAME: LA COSTA TOWNSQUARE PARCEL 3 RESIDENTIAL
CASE NO.: CT 2017-0003/PUD 2017-0004/SDP 2018-0018
(DEV2017-0178)
WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant
to the provisions of the Municipal Code, the Planning Commission did, on Nov. 18, 2020, and Dec. 2,
2020, hold duly noticed public hearings as prescribed by law to consider Tentative Tract Map CT 2017-
0003, Planned Development Permit 2017-0004 and Site Development Plan SDP 2018-0018, as
referenced in Planning Commission Resolution No. 7391 recommending to the City Council that they
be approved; and
WHEREAS, the City Council of the City of Carlsbad held a duly noticed public hearing to
consider said Tentative Tract Map, Planned Development Permit and Site Development Plan; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, the City Council considered all factors relating to
the Tentative Tract Map, Planned Development Permit and Site Development Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California,
as follows:
1.That the above recitations are true and correct.
2.That the recommendation of the Planning Commission for the approval of Tentative
Tract Map CT 2017-0003, Planned Development Permit 2017-0004 and Site
Development Plan SDP 2018-0018, is approved, and that the findings and conditions of
the Planning Commission contained in Planning Commission Resolution No. 7391 on file
with the City Clerk and incorporated herein by reference, are the findings and conditions
of the City Council.
Mar. 9, 2021 Item #3 Page 18 of 35
3. This action is final the date this resolution is adopted by the City Council. The Provisions
of Chapter 1.16 of the Carlsbad Municipal Code, "Time Limits for Judicial Review" shall
apply:
"NOTICE"
The time within which judicial review of this decision must be sought is governed by Code of Civil
Procedure, Section 1094.6, which has been made applicable in the City of Carlsbad by Carlsbad
Municipal Code Chapter 1.16. Any petition or other paper seeking review must be filed in the
appropriate court not later than the ninetieth day following the date on which this decision becomes
final; however, if within ten days after the decision becomes final a request for the record is filed with
a deposit in an amount sufficient to cover the estimated cost or preparation of such record, the time
within which such petition may be filed in court is extended to not later than the thirtieth day following
the date on which the record is either personally delivered or mailed to the party, or his attorney of
record, if he has one. A written request for the preparation of the record of the proceedings shall be
filed with the City Clerk, City of Carlsbad, 1200 Carlsbad Village Drive, Carlsbad, CA 92008.
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the 9th day of March, 2021, by the following vote, to wit:
AYES: Hall, Blackburn, Acosta, Bhat-Patel, Schumacher.
NAYS: None.
ABSENT: None.
MATT HALL, Mayor
4VVV5M,DeAUWW -41Pr
BARBARA ENGLESON, City Clerk
(SEAL)
Mar. 9, 2021 Item #3 Page 19 of 35
LA COSTA AVVIA MONTE
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TEOC
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AMEND 2017-0012 / CT 2017-0003 / PUD 2017-0004 / SDP 2018-0018
LA COSTA TOWN SQUARE PARCEL 3 RESIDENTIAL
SITE MAP
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SITE
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ALLA COSTA AVCARLSBAD BLMELROSE
DR
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EXHIBIT 3
Mar. 9, 2021 Item #3 Page 20 of 35
EXHIBIT 4
City Council Resolution No. 2015-243
(on file in the office of the City Clerk)
Mar. 9, 2021 Item #3 Page 21 of 35
EXHIBIT 5
Planning Commission Resolution No. 7114
(on file in the office of the City Clerk)
Mar. 9, 2021 Item #3 Page 22 of 35
EXHIBIT 6
Planning Commission Resolution No. 7390
(on file in the office of the City Clerk)
Mar. 9, 2021 Item #3 Page 23 of 35
EXHIBIT 7
Planning Commission Resolution No. 7391
(on file in the office of the City Clerk)
Mar. 9, 2021 Item #3 Page 24 of 35
EXHIBIT 8
Planning Commission staff reports dated Nov. 18, 2020
and Dec. 2, 2020
(on file in the office of the City Clerk)
Mar. 9, 2021 Item #3 Page 25 of 35
EXHIBIT 9
Planning Commission minutes dated Nov. 18, 2020
and Dec. 2, 2020
(on file in the office of the City Clerk)
Mar. 9, 2021 Item #3 Page 26 of 35
LA COSTA
MASTER PLAN
Amendment
MP 149(R)AMEND 2017-0012
Prepared by
Planning Department
City of Carlsbad
1635 Faraday Avenue
Carlsbad, California
92008
EXHIBIT 10
Mar. 9, 2021 Item #3 Page 27 of 35
MP-149(R)
La Costa Town Square Project
An adjustment to the neighborhood boundaries separating the local shopping center and residential
landuse in neighborhoods SE8, SE13 and SE14 (La Costa Town Square)
APPROVED BY:
Planning Commission Resolution #6579 on July 15, 2009
City Council Ordinance #CS-051 on August 18, 2009
***
MP-149(S)
An amendment to remove the La Costa Resort and Spa properties from the plan. The area removed will
be subject to the La Costa Resort & Spa Master Plan, MP 03-02.
APPROVED BY:
Planning Commission Resolution # 5701, August 4, 2004
City Council Ordinance # NS-721, September 21, 2004
***
MP-149(T)
An amendment to change the underlying zoning of commercial neighborhoods (SE-13, SE-14, SE-15,
and SE-17) from “C-1” (Neighborhood Commercial) and “C-2” (General Commercial) to the new zone
“C-L” (Local Shopping Center) for those properties with the “L” (Local Shopping Center) general plan
designation. This amendment changes Table III-2 and text in paragraph III.E.1 (Land Use and
Development Standards).
APPROVED BY:
Planning Commission Resolution # 5922, June 15, 2005
City Council Ordinance # NS-767, August 9, 2005
***
MP-149(U)
An amendment to delete from the Master Plan (MP-149), a 0.5 acre vacant city owned site (Assessor
Parcel 223-617-24) at 7201 Rancho Santa Fe Road approximately a half mile south of San Elijo Road in
Local Facilities Management Zone 11. Subject site is proposed Fire Station No. 6.
APPROVED BY:
Planning Commission Resolution No. 6156, August 16, 2006
City Council Ordinance # NS-818
***
AMEND 2017-0012
An amendment to change the General Plan Land Use designation and underlying Zone for
Neighborhood SE-13B of the Master Plan to reflect a land use change to the property approved as part of
the city’s comprehensive General Plan Update (City Council Resolution 2015-243, dated Sept. 22,
2015). For Neighborhood SE-13B of the master plan, this amendment changes the General Plan Land
Use designation from Office (O) to Residential (R-23, 15-23 du/ac) and the underlying Zone from Office
(O) to Residential Density-Multiple (RD-M). This amendment changes Table III-2 and makes several
text changes throughout to clarify and distinguish the development process for Neighborhood SE-13B
versus SE-13A.
APPROVED BY:
Planning Commission Resolution No. ____________________, [DATE]
City Council Ordinance No. ____________________, [DATE]
***
Mar. 9, 2021 Item #3 Page 28 of 35
MP-149(M): Amendment was to change densities and land uses on property
generally located in the southwest portion of the La Costa Master Plan. The
Planning Commission recommended denial to the amendment to the City Council
(Planning Commission Resolution #2277). The amendment was withdrawn before it
was heard by the City Council.
August 9, 1985 MP-149(N): Amendment was to request land use change from C to
RM on property generally located on the southeast corner of Rancho Santa Fe Road and
future Camino de Los Coches. Withdrawn on August 9, 1985, with no formal action
taken.
September 4, 1990 MP-149(O): Elimination of any reference to the area previously
known as Southwest (Arroyo La Costa), and stipulation that updated EIRs and new
Master Plans be required prior to future development occurring in the Northwest and
Southeast areas of La Costa. Approved by City Council Ordinance #NS-123.
MP-149(P): Submitted for the La Costa Town Center Project on August 31, 1993.
Withdrawn on January 12, 1996, with no formal action taken.
MP-149(Q): An amendment to remove portions of the Northwest and Southeast
areas (including the Rancheros) from the plan. The areas removed are subject to the
Villages of La Costa Master Plan. Approved by City Council Ordinance #NS-604.
MP-149(R): An amendment to adjust the neighborhood boundaries separating the
Local Shopping Center and residential landuse in neighborhoods SE-8, SE-13 and
SE-14 (La Costa Town Square).
MP-149(S): An amendment to remove the La Costa Resort and Spa properties from
the plan. The area removed will be subject to the La Costa Resort & Spa Master
Plan, MP 03-02.
MP-149(T): A City-initiated amendment to change the underlying zoning of
commercial neighborhoods (SE-13, SE-14, SE-15, and SE-17) from “C-1”
(Neighborhood Commercial) and “C-2” (General Commercial) to the new zone “C- L”
(Local Shopping Center) for those properties with the “L” (Local Shopping Center)
general plan designation. Approved by City Council Ordinance #NS-767.
MP-149-U: a City-initiated amendment removing a 0.5 acre parcel, identified as
Assessor Parcel No. 223-617-24, from the La Costa Master Plan (MP-149) to allow for
the approval of proposed Fire Station No. 6 approved by City Council Ordinance NS-
818.
AMEND 2017-0012:An amendment to change the General Plan Land Use designation and
underlying Zone for Neighborhood SE-13B of the Master Plan to reflect a land use change to the
property approved as part of the city’s comprehensive General Plan Update (City Council
Resolution 2015-243, dated Sept. 22, 2015). For Neighborhood SE-13B of the master plan, this
amendment changes the General Plan Land Use designation from Office (O) to Residential (R-
23, 15-23 du/ac) and the underlying Zone from Office (O) to Residential Density-Multiple (RD-
M). This amendment changes Table III-2 and makes several text changes throughout to clarify
and distinguish the development process for Neighborhood SE-13B versus SE-13A.
F. Existing and Approved Development (See note at end of Section F)
I-6Mar. 9, 2021 Item #3 Page 29 of 35
The areas that previously have been developed or committed to development consist of
the La Costa Plaza area, La Costa Resort and Recreation area, including golf
course, La Costa Valley Condominiums, and developments of various types of living
units, such as single family, duplexes, cluster developments, condominiums, and
homes of all types from luxury to more modest homes.
The area already developed within old La Costa can be generally defined as located
from El Camino Real on the west, Alga Road on the north, Levante on the south and
Rancho Santa Fe and Melrose Drive on the east. Outside of the Master Plan area, an
industrial park has been constructed east of Rancho Santa Fe Road in the City of San
Marcos.
In the Southwest Area of the Master Plan, Neighborhoods previously designated SW
5 and SW 4 have been developed with single family homes.
In the Southwest Area of the Master Plan Neighborhoods SE 20 and SE 21 have
been developed with Single Family Homes. Neighborhoods SE 12 and SE 23 have
been developed with apartments. Neighborhoods SE 10, SE 16, SE 18, SE 19 have
been approved for development with single-family homes.Neighborhood SE 15 has
been approved for development as a local shopping center.Neighborhoods SE-13A, SE
15, and SE 17 have been developed as local shopping centers.
No development has been approved in the Northwest portion of the Master Plan.
Except as otherwise specifically indicated in this Plan or exhibits hereto, nothing in this
Master Plan shall be deemed to regulate or prohibit the development,
redevelopment or rehabilitation of any area in the Master Plan (see Exhibit I-2 [on
file in the Planning Department], Existing Zoning). The following eleven areas are
zoned P-C but have already been developed or are in the process of being developed
and the documents governing such development are described in Section III, Land
Use and Development Standards.
1. Existing 27-hole golf course and San Marcos Canyon
2. Estates North
3. Rancheros de la Costa
4. Vale 2 & 3
5. Vale 4
6. Corona La Costa
7. Spanish Village
8. Green Valley Knolls
9. Santa Fe Knolls
10. Santa Fe Glens
11. SMCWD Reservoir
Other than the eleven areas listed above, there exist areas within the 3,200+ acres
zoned other than P-C. The development of such areas (see Exhibit I-2, Existing
Zoning [on file in the Planning Department]) shall be governed by the applicable
zoning.
Note: The above information for historical purposes only. See Map on Page I-8 for
existing remaining areas of the La Costa Master Plan after the approval of MP
149(S) and adoption of the La Costa Resort and Spa Master Plan MP 03-02.
I - 7Mar. 9, 2021 Item #3 Page 30 of 35
i. Santa Fe Glens:
SP-116, Ordinance #9409, 12/3/74
CT 73-2, Resolution #3547, 11/19/74
j. SMCWD Reservoir:
PDP-3, Resolution #6080, 2/5/80
2. Areas of existing development (see Section I.E.) zoned other than P-C
shall be governed by applicable zoning.
B. Development Review Process
1. This Master Plan provides for two alternative processes that may be
utilized in the submission and review of individual neighborhood
development proposals: the Standard Review Process and the La Costa
Development Plan Review Process, hereinafter referred to as the
Development Plan. Process selection shall be at the discretion of the
applicant as provided herein.
2. The Standard Review Process shall utilize the requirements as set forth in
Title 21 of the Carlsbad Municipal Code and any other applicable zone
and development type for neighborhoods developed under this process are
set forth in Tables III-1 and III-2 of this Master Plan. The Standard
Review Process may include the utilization of Chapter 21.45 Planned
Development Ordinance at the discretion of the applicant. The Standard
Review Process shall not be applicable to Neighborhoods SE-10, SE-12,
SE-13, SE-14,SE-15,SE-16 or SE 23, identified in this Master Plan as the
Community Core, or to SE-13A, SE-15 and SE-17,designated as a Local
Shopping Center.
3. The La Costa Development Plan Review Process shall require the
submission of a Development Plan, which shall be subject to the general
and special development standards, and regulations as set forth in this
Master Plan. The processing procedures set forth in Chapter 21.06 Q
Qualified Development Overlay Zone shall apply to the Development Plan
Review Process of this Master Plan except that:
a. A tentative subdivision map, if required by the Subdivision Map
Act, shall be submitted in conjunction with the Development Plan.
b. The Development Plan shall be acted on by the same decision-
making body that acts on the tentative subdivision map. If the City
Engineer approves the map for a project, then the Planning
Commission shall approve the Development Plan.
c. The Planning Director shall be authorized to approve minor
amendments to approved Development Plans providing such
amendment shall not increase the approved densities or boundaries
of the site development plan, permit a new use or group of uses not
III - 2
Mar. 9, 2021 Item #3 Page 31 of 35
be reduced up to but not to exceed ten (10) percent and such
reductions shall be considered consistent with this Master Plan.
5. There shall be permitted as part of a tentative subdivision map approval
for any residential neighborhood, a model home area containing up to four
(4) product types subject to the provisions of Section 21.60.030 of the
Carlsbad Municipal Code. The Planning Director may approve more than
four units subject to adequate agreements guaranteeing the removal of said
units if the subdivision map does not record within the time period
allowed by law.
6. The Planning Director may accept neighborhood development
applications below the required minimum densities in neighborhoods SE-
10 and SE-16 and where significant environmental impacts which cannot
be reasonably mitigated would otherwise result.
D. Special Neighborhood Development Standards
Neighborhood development applications utilizing the Development Plan Review
Process alternative provided by this Master Plan shall be subject to the following
special standards in addition to the Individual Neighborhood Development
Regulations of Section III-L and all other applicable requirements of this Master
Plan:
1. There shall be permitted in all RL and RLM neighborhoods: single family
attached and detached housing including condominiums; accessory
structures and buildings incidental to permitted uses; maximum building
heights not to exceed thirty five (35) feet; a minimum of two (2) off-street
parking not less than one (1) space per dwelling unit.
2. A Development Plan shall be submitted for all L and TS neighborhoods
designated on Table and III-2.
3. Development standards, other than those identified in this Master Plan,
may be modified by the Development Plan if such modification is found to
be consistent with this Master Plan, the General Plan, protection of the
environment and the public welfare. All uses, and development standards
not addressed in the Development Plan, shall be established per the
applicable zoning standards identified for each neighborhood in Table III-
2.
Note: Table III-1 is no longer applicable and has been deleted.
E. Community Core and Neighborhood Commercial
1. Neighborhoods SE-10, SE-11,SE-13SE-13A, SE-14, SE-15,and SE-
16, are designated in this Master Plan as the Community Core.
Prior to development of these neighborhoods, a Site Development Plan
shall be
III - 4
Mar. 9, 2021 Item #3 Page 32 of 35
approved. Subsequent development shall be subject to said plan. For
neighborhoods SE-10, SE-11, SE-14 and SE-16, the Site Development
Plan shall be developed and approved pursuant to Municipal Code Chapter
21.06, Q Qualified Development Overlay Zone, and for neighborhoods
SE-13SE-13A and SE-15 it shall be developed and approved pursuant to
Chapter 21.31, Local Shopping Center Zone of the Carlsbad Municipal Code.
For neighborhood SE-13B, it shall be developed and approved pursuant to
Chapter 21.24, the Residential Density-Multiple (RD-M) Zone of the
Carlsbad Municipal Code.
2. Preparation of all neighborhood development plans within the Community
Core shall insure compatibility with adjacent neighborhoods particularly
regarding the placement of open spaces, selection and location of
landscaping material, continuity of pedestrian and bike paths, siting of
structures for view opportunities and architectural harmony.
3. The Development Plan for neighborhoods SE-13SE-13A and SE-15 shall
set forth designated land uses pursuant to Table III-2, external and
internal traffic circulation, a landscaping plan, building bulk, height and
location, exterior architectural style and signing, in addition to other
standards of this Master Plan. Also refer to the Individual
Neighborhood Development Regulations of Section III.L.
4. The preparation of Development Plans for neighborhoods SE-10, SE-11,
SE-12, SE-14, SE-16 and SE-23 shall be governed by the Individual
Neighborhood Development Regulations of Section III.L in addition to
other standards of this Master Plan.
III - 5
Mar. 9, 2021 Item #3 Page 33 of 35
Note: The area described in Table III-1 below is for reference only and is removed MP 149(S) and by
inclusion in MP 03-032.
TABLE III-1
General Neighborhood Development Standards
LA COSTA NORTHWEST
Note: This chart does not comply with current City Policies and Growth Control Points. It is for
illustrative purposes only.
TABLE III-2
General Neighborhood Development Standards
LA COSTA SOUTHEAST
*Dwelling unit count shown on this table represents the potential maximum number of dwelling units under ideal
planning conditions. Refer to Sections III.C, III.D., and III.L.
**See Sections III.B., III.D. and III.E.
III - 6
Neighborhood General
Plan
Neighborhood
General
Plan
2.a. (p. III-11)
2.a. (p. III-11)
SE-10 RM RD-M**Clustered Multi-Family 100 10 -2.b. (p. III-11)
SE-11 OS
(STA)
SE-14 RM
(STA)
RD-M** Single Family Detached 47 9.96 1.9 2.f. (p. III-11)
C-L** Local Shopping Center - 6 - 2.g. (p. III-11)
RD-M** Clustered Multi-Family 270 27 - 2.h. (p. III-11)
SE-17 L C-L Local Shopping Center -6 1.6 2.i. (p. III-12)
SE-18 RLM R-1 Standard, Detached
Single Family
116 29 - 2.l. (p. III-12)
RD-M** Clustered Multi-Family 140 7 - 2.o. (p. III-12)
Totals 2,530 549.7 90.2
Zone Zone and
Development Type
for Standard
Review Process
Individual
Neighborhood
Development
Regulations
NW-14 OS O-S Golf Course - 85.0 85.0 1.a. (p.III-13)
Max.
*
D.U.
Open
Space
Gross
Acres
Open
Space
Gross
Acres
Zone and Development
Type for Standard
Review Process
Max. *
D.U.
Gross
Acres
Open
Space
Individual
Neighborhood
Development
Regulations
Zone
Gross
Acres
Open
Space
Individual
Neighborhood
Development
Regulations
Zone
SE-8
SE-8A
RLM
RLM
Standard; Detached
Single Family
R-1
R-1
484
64
113
24
34
3.4
O-S** Public Park - 28 28.0 2.c. (p. III-11)O-S** Public Park - 28 28.0 2.c. (p. III-11)
RD-M** Clustered Multi-Family 540 27 - 2.d. (p. III-11)SE-12 RMH
(STA)
SE-13 A
SE 13B
Local Shopping Center
Office Clustered Multi-Family- 41.58
7.14
CL**
0 RD-M
3.7 2.e. (p.III-11)
2.f.2.e.(p.III-11)
L
0 R-23
SE-15 (L)
(STA)
SE-16 RM
(STA)
204 51 3.2 2.j. (p. III-12)204 51 3.2 2.j. (p. III-12)
SE-19 RLM R-1 Standard, Detached
Single Family 172 43 2.3 2.k. (p. III-12)
SE-20 RLM R-1 Standard, Detached
Single Family
212 53 10.2 2.m. (p. III-12)
SE-22 RL R-E Rural Estate S.F. 100 67 1.9 2.n. (p. III-12)
SE-23 RM
(STA)
SE-21 RLM R-1 Standard, Detached
Single Family
Mar. 9, 2021 Item #3 Page 34 of 35
L. Individual Neighborhood Development Regulations
The following individual neighborhood development regulations shall apply when
neighborhood development proposals utilize the Development Plan Review
Process alternative provided by this Master Plan.
1. Individual Regulations for the Northwest Area (See La Costa Resort and
Spa Master Plan (MP 03-02).
2. Individual Regulations for the Southeast Area
a. (SE-8) Development should: utilize standard detached single
family housing oriented to maximize eastward and westward
views; minimize grading due to underlying rock conditions; utilize
step pads above and below the streets with turn-in driveways or
other techniques to minimize grading. A Site Development Plan
shall be processed pursuant to Chapter 21.06 (Qualified
Development Overlay Zone).
b. (SE-10) Development should: utilize multiple dwelling unit
development in two cluster; provide access to adjacent Stage
Coach Park and open spaces; provide neighborhood entrance/exit
from Camino de Los Coches. This area is suitable for low and
moderate-income housing. Minimum number of dwelling units for
this neighborhood shall be 40. Also see Section III.E.
c. (SE-11) Previously developed.
d. (SE-12) Previously developed.
e. (SE-13 A & B) See Section III.E. above.The site development
plan for SE-13A shall be processed concurrent with Neighborhood
SE-13B. The square footage reserved for office use shall not be
less than 15% of the total square footage of structures in SE-13A
and SE13B.
f. (SE-14) Development shall: utilize single family detached
development. See Section III. E.
g. (SE-15) See Section III.E. above.
h. (SE-16) Development should: utilize careful grading due to
potential archaeological sites; provide dense landscaping and
berms for noise attenuation from Rancho Santa Fe Road; utilize
view orientation eastward into open space area; provide open space
links to Stage Coach Park. This area is suitable for low and
moderate-income housing. Minimum number of dwelling units for
this neighborhood shall be 108. Also see Section III.E.
III - 11
Mar. 9, 2021 Item #3 Page 35 of 35
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council of the City
of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village Drive, Carlsbad,
California, at 3:00 p.m. on Tues., March 9, 2021, to consider approving a Master Plan Amendment,
Tentative Tract Map, Planned Development Permit and Site Development Plan to allow for the subdivision
of a 7.2 acre parcel into two lots, one with 76 townhomes and one with 19 affordable condominiums,
including development standards modifications, on property generally located north of the intersection
of Calle Timiteo and La Costa Avenue, within the La Costa Master Plan, Neighborhood SE-13B, in the
Southeast Quadrant of the city and Local Facilities Management Zone 11, and more particularly described
as:
Parcel 3 of City of Carlsbad Minor Subdivision No. 04-08 recorded by the
County Recorder of the County of San Diego on July 11, 2012 as Parcel
Map No. 20982
Whereas, on Dec. 2, 2020 the City of Carlsbad Planning Commission voted 5/2 to recommend approval of
a Master Plan Amendment, Tentative Tract Map, Planned Development Permit and Site Development
Plan to allow for the subdivision of a 7.2 acre parcel into two lots, one-with 76 town homes and one with
19 affordable condominiums, including development standards modifications, on property generally
located north of the intersection of Calle Timiteo and La Costa Avenue, within the La Costa Master Plan,
Neighborhood SE-13B, in the Southeast Quadrant of the city and Local Facilities Management Zone 11.
The City Planner has determined that tbe.potential environmental effects of the project were adequately
analyzed by the previously certified Environmental Impact Report (FIR) and Mitigation Monitoring and
Reporting Program (MMRP) for the construction of La Costa Town Square (EIR 01-02).
Copies of the staff report will be available on and after March 5, 2021. If you have any questions, please
contact Jason Goff in the Planning Division at (760) 602-4643 or Jason.Goff@carlsbadca.gov.
Per California Executive Order N-29-20, and in the interest of public health and safety, we are temporarily
taking actions to prevent and mitigate the effects of the COVID-19 pandemic by holding City Council and
other public meetings online only. All public meetings will comply with public noticing requirements in
the Brown Act and will be made accessible electronically to all members of the public seeking to observe
and address the City Council. You may participate by phone or in writing. Participation by phone: sign up
at https://www.carlsbadca.gov/cityhall/clerk/meetings/defaultasp by 2 p.m. the day of the meeting to
provide comments live by phone. You will receive a confirmation email with instructions about how to call
in. Participation in writing: email comments to clerk@carlsbadca.gov. Comments received by 2 p.m. the
day of the meeting will be shared with the City Council prior to the meeting. When e-mailing comments,
please identify in the subject line the agenda item to which your comments relate. All comments received
will be included as part of the official record. Written comments will not be read out loud.
If you challenge the Master Plan Amendment, Tentative Tract Map, Planned Development Permit and Site
Development Plan in court, you may be limited to raising only those issues you or someone else raised at
the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad,
Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing.
CASE FILE: AMEND 2017-0012/CT 2017-0003/PUD 2017-0004/SDP 2018-0018 (DEV2017-0178)
CASE NAME: LA COSTA TOWN SQUARE PARCEL 3 RESIDENTIAL
PUBLISH: Feb. 26, 2021
CITY OF CARLSBAD
CITY COUNCIL
0
NOT TO SCALE
SITE MAP
LA COSTA TOWN SQUARE PARCEL 3 RESIDENTIAL
AMEND 2017-0012 / CT 2017-0003 / PUD 2017-0004 / SDP 2018-0018
LA COSTA PARCELS LLC
P 0 BOX 847
CARLSBAD CA 92018
ZOBROD RICHARD R AND SHARRY
7329 CALLE PERA
' CARLSBAD CA 92009
ARTERRO MAINTENANCE
CORPORATION
1302 CAMINO DEL MAR
DEL MAR CA 92014
ROHR BRYAN AND JENNIFER R
7325 CALLE PERA
' CARLSBAD CA 92009
TIMONY GREGG A AND THERESA C
TRUST 12-23-99
7333 CALLE PERA
CARLSBAD CA 92009
ROTH SCOTT A AND ERISELDA
3427 SITIO SANDIA
CARLSBAD CA 92009.
' SPIRE AMY S
1203 CREST RD
DEL MAR CA 92014
' °SULLIVAN OWEN J AND ANGODUNG
NICOLE M C
3411 SITIO SANDIA
CARLSBAD CA 92009
ELJAMAL SALEH AND SUSAN
9 OLD ROUTE 208
! NEW PALTZ NY 12561
KALARIYA-BHAKTA 2006 FAMILY
' TRUST 08-29-06
3430 SITIO SANDIA
CARLSBAD CA 92009
COHN REVOCABLE LIVING TRUST
08-26-13
3442 SITIO SANDIA
CARLSBAD CA 92009
LA COSTA TOWN CENTER LLC
5973 AVENIDA ENCINAS
STE 300
CARLSBAD CA 92008
SANTA FE RANCH L L C
2235 FARADAY AVE
STE 0
CARLSBAD CA 92008
' TORCHIN LARRY AND KRISTINA
REVOCABLE TRUST 05-23-18
. 1 3419 SITIO SANDIA
, CARLSBAD CA 92009
BOGASKI JOSEPH P AND KIMBERLY
N TRUST 05-26-15
3410 SITIO SANDIA
CARLSBAD CA 92009
SIEFFERT REVOCABLE TRUST 06-
19-14
3422 SITIO SANDIA
CARLSBAD CA 92009
! IMPARATO THOMAS AND LAURA
3446 SITIO SANDIA
1 CARLSBAD CA 92009
AMERICAN DRUG STORES :NC
' 5330 CARROLL CANYON RD
STE 200
SAN DIEGO CA 92121
•. PUCK 1995 TRUST 02-15-95
1762 AVENIDA LA POSTA
•ENCINITAS CA 92024
KOEHNEN TRUST 01-27-06
3415 SITIO SANDIA
CARLSBAD CA 92009
WANG YANFENG AND FANG JEIYIN
3414 SITIO SANDIA
CARLSBAD CA 92009
GOEL PREM K AND VEENA
3426 SITIO SANDIA
CARLSBAD CA 92009
.;
I
LA COSTA TOWN CENTER LLC
P 0 BOX 847
CARLSBAD CA 92018
, CORP OF PRESIDING BISHOP
CHURCH JESUS CHRIST LATTER-
. 50 E NORTH TEMPLE
SALT LAKE CITY UT 84150
•ARIAZAND SHAADI C AND
MOVAFAGH HOUTAN
6841 URUBU ST
CARLSBAD CA 92009
SHAPIRO FAMILY TRUST 11-27-12. KOREN LIVING TRUST 12-09-15
3434 SITIO SANDIA 3438 SITIO SANDIA
CARLSBAD CA 92009 • CARLSBAD CA 92009
BELSER BOBBIE REVOCABLE TRUST'
10-23-14
7753 CAMINITO ENCANTO
UNIT 202
CARLSBAD CA 92009
BART FAMILY TRUST 10-15-09
P 0 BOX 130700
CARLSBAD CA 92013
YON JOANNA FAMILY
TRUST 03-28-11
613 N CAMDEN DR
BEVERLY HILLS CA 90210
FABBRO LAURA D M
7753 CAMINITO ENCANTO
UNIT 303
•CARLSBAD CA 92009
AZZAM PAUL
7757 CAMINITO ENCANTO
UNIT 101
CARLSBAD CA 92009
WICKENBERG PROPERTIES LLC
3177 WILDFLOWER SMT
ENCINITAS CA 92024
. DEGRAW JULIE
: 7757 CAMINITO ENCANTO
UNIT 301
' CARLSBAD CA 92009
ESTRADA FAMILY TRUST 03-05-18.
310 AMPARO DR
ESCONDIDO CA 92025
ZHANG-DUAN FAMILY
TRUST 05-07-18
3537 ALANDER CT
•CARLSBAD CA 92010
. GADULA CHRISTOPHER AND MARIE
52 WENDOVER RD
ETOBICOKE ON M8X 2L3
; CANADA
GARRISON AMY L
16263 E OTERO AVE
ENGLEWOOD CO 80112
ALEXANDER JODI L LIVING
TRUST 12-22-04
4412 PROMESA-CIR
SAN DIEGO CA 92124
. TIBBETTS JESSICA
7757 CAMINITO ENCANTO
UNIT 303
CARLSBAD CA 92009
HOLMES ZENIA B TRUST 07-15-05 FEINSTEIN ALEX M
P 0 BOX 1164 1 1 3455 CAMINITO SIERRA
CARDIFF BY THE SE CA 92007 UNIT T101
CARLSBAD CA 92009
KENNEDY KYLE AND GRIFFIN
MELANIE
: 3455 CAMINITO SIERRA
' UNIT 202
CARLSBAD CA 92009
REEVE CATHERINE L
! 3455 CAMINITO SIERRA
UNIT 303
i CARLSBAD CA 92009
f FESTA LISA S
3459 CAMINITO SIERRA
: UNIT 101
CARLSBAD CA 92009
SUKSUMRIT DAVID
. 3459 CAMINITO SIERRA
UNIT S304
1 CARLSBAD CA 92009
HINTON JOSEPH
•3459 CAMINITO SIERRA
•UNIT 301
CARLSBAD CA 92009
SALMON TIM AND LEAH
•3455 CAMINITO SIERRA
. : UNIT 201
CARLSBAD CA 92009
GOUGIS DAVID A AND CARMELITE
13609 GREENOAK CT
LA MIRADA CA 90638
I VONPLATEN FAMILY
1 TRUST 11-26-93
P 0 BOX 130545
CARLSBAD CA 92013
DESANTI FRANK R
i 3459 CAMINITO SIERRA
, UNIT 302
: CARLSBAD CA 92009.
SEWALT ALANNA
3463 CAMINITO SIERRA
UNIT 102
CARLSBAD CA 92009
. SHAMIEH HUNAIDA S
' TRUST 05-01-19
3798 MYKONOS LN
•UNIT 33
SAN DIEGO CA 92130
•OSTROW STEPHEN I
•! 2533 S HIGHWAY 101
STE 280
CARDIFF BY THE SE CA 92007
•
•COOPER RICHARD M
71 TRANBY AVE
1 1 TORONTO ON M5R 1N4
: 1 CANADA
. ADAMUCCI FAMILY
TRUST 05-17-08
•38140 CALLE CAMPO
TEMECULA CA 92592
AUGUSTINE JASON R
: 3463 CAMINITO SIERRA
I UNIT 101
CARLSBAD CA 92009 1
•BUTLER GAIL F ANSOLABEHERE LAUREN ASHRAF OVAIS AND OVAIS
•.3463 CAMINITO SIERRA • 3463 CAMINITO SIERRA FAREEHA I
! UNIT 202 • UNIT 201 3435 CIRCULO ADORN°
! CARLSBAD CA 92009 ! ! CARLSBAD CA 92009 CARLSBAD CA 92009
KATMARIAN MICHELLE L
3463 CAMINITO SIERRA
UNIT 302
. CARLSBAD CA 92009
SIGAUD DANIELA
7758 CAMINITO ENCANTO
UNIT 102
CARLSBAD CA 92009
LUCA MARGARETA
7758 CAMINITO ENCANTO
' UNIT 202
CARLSBAD CA 92009
DAVIES FAMILY 2011
TRUST 05-07-02
P 0 BOX 160
EASTPORT ID 83826
' SESTI TRUST 06-20-13
7812 GAVIOTA CIR
•CARLSBAD CA 92009
LUVIN LIVING TRUST 02-13-20
7753 CAMINITO BONANZA
.UNIT 203
:CARLSBAD CA 92009
;GARRISON STEVEN AND SRAHBAZ
1 SHELIA
1 7757 CAMINITO BONANZA
'UNIT 202
iCARLSBAD CA 92009
MEEKER DON R
P 0 BOX 231125
ENCINITAS CA 92023
CAREY DAVID J
7758 CAMINITO ENCANTO
UNIT 101
CARLSBAD CA 92009
' EASTON ANTHONY R LIVING
TRUST 10-14-11
P 0 BOX 166
' SOLANA BEACH CA 92075
BARRETT ELIZABETH J
, 7754 CAMINITO ENCANTO
: UNIT 202
CARLSBAD CA 92009
CLARK LISA B
7753 CAMINITO BONANZA
UNIT 204
CARLSBAD CA 92Q09
WELCH KATHLEEN S LIVING
TRUST 05-19-03
3327 FOSCA ST
CARLSBAD, CA 92009
ONBIRBAK BRUCE AND MONIQUE
1 FAMILY TRUST 02-27-C2
I 976 MONTE MIRA DR
ENCINITAS CA 92024
REED RICHARD A
3463 CAMINITO SIERRA
UNIT 301
CARLSBAD CA 92009
' ALEM IVONE
' 7758 CAMINITO ENCANTO
UNIT 204
CARLSBAD CA 92009
CHIBA ATSURO •
7758 CAMINITO ENCANTO
UNIT 201
CARLSBAD CA 92009
KAKADELAS CHRISTOPHER P
REVOCABLE LIVING TRUST
7754 CAMINITO ENCANTO
' UNIT 201
CARLSBAD CA 92009
I RASKIN RENTAL PROPERTIES II
LLC
: 401 N COAST HWY
! UNIT 404
1 OCEANSIDE CA 92054
PIROZHENKO LIVING
TRUST 01-24-10
P 0 BOX 675433
RCHO SANTA FE CA 92067
CHEE PECK S
16516 BERNARDO CENTER DR
STE 200
SAN DIEGO CA 92128
COHEN ANDREW I
3467 CAMINITO SIERRA
! UNIT 102
•CARLSBAD CA 92009
!THOMPSON RICHARD M
! 3467 CAMINITO SIERRA
UNIT 302
CARLSBAD CA 92009
FLETCHER DIANNE REVOCABLE
TRUST 05-24-06
3467 CAMINITO SIERRA
UNIT 201
CARLSBAD CA 92009
LAVERON I LESLIE L
! 3467 CAMINITO SIERRA
UNIT 304
CARLSBAD CA 92009
•TOWNSEND FAMILY
. TRUST 05-15-02
1860 WALES RD
CAMBRIA CA 93428
M V P PROPERTIES-CAMINITO
SIERRA L L C
7935 AVENIDA DIESTRO
CARLSBAD CA 92009
RAO MEDURI TRUST
: 11407 FAIRWIND CT
.SAN DIEGO CA 92130
RENDLER THOMAS M
3471 CAMINITO SIERRA
' UNIT P201
; CARLSBAD CA 92009
LOARIE JOAN A REVOCABLE
TRUST 11-02-12
3471 CAMINITO SIERRA
UNIT 202
. CARLSBAD CA 92009
DAYAN DAVID S AND ANDREA J
359 UNION ST
ENCINITAS CA 92024
MORGAN JILL L SEPARATE
PROPERTY TRUST 08-03-99
16450 BRIDLEWOOD RD
POWAY CA 92064
TYLER JEFFREY ROBERT
7754 CAMINITO BONANZA
UNIT 204
CARLSBAD CA 92009
CANDELA TRUST 0.3-23-10
1825 VERANO VISTA
SAN MARCOS CA 92078
BARROWS CYNTHIA S
7703 CAMINITO PUERTO
UNIT 204
CARLSBAD CA 92009
.FOWLER LEE TR
1116 DIAMOND ST
!SAN DIEGO CA 92109
:GARZA MICHAEL A AND KARLEY B
7702 CAMINITO PUERTO
UNIT 203
:CARLSBAD CA 92009
•MINOOEE DAVOOD B
: 7932 AVENIDA DIESTRO
: CARLSBAD CA 92009
PATTERSON PATRICIA
7701 CAMINITO LEON
UNIT 201
CARLSBAD CA 92009
'WANNER SUSAN E 1992
:TRUST 03-31-92
11441 BIG CANYON TER
CARDIFF CA 92007
FALETTE ANTHONY P LIVING
TRUST 02-27-19
3471 CAMINITO SIERRA
UNIT 304
CARLSBAD CA 92009
. C F MERFELD L L C
P 0 BOX 910473
SAN DIEGO CA 92191
CLARK JOANN
7754 CAMINITO BONANZA
UNIT 202
CARLSBAD CA 92009
PATTERSON DAVID R
7703 CAMINITO PUERTO
UNIT A102
: CARLSBAD CA 92009
' GORMAN BRITTANY R
, 6831 BATIQUITOS DR
CARLSBAD CA 92011
INOUYE MICHAEL J
; 7702 CAMINITO PUERTO
UNIT 101
CARLSBAD CA 92009
! TORILEX DEFINED BENEFIT
! PENSION PLAN 10-01-01
I P 0 BOX 232031.
ENCINITAS CA 92023
COHEN ROBERT AND SUZANNE
•LIVING TRUST 05-18-19
7946 CALLE POSADA
CARLSBAD CA 92009
1 1
KVASHNY RONNIE
L3320 CAMINITO EASTBLUFF
1 UNIT 138 1 LA JOLLA CA 92037
! SHE-DENG FAMILY
TRUST 04-21-17
: 2192 DICKINSON DR
CARLSBAD CA 92008
MEHRAN MARYAM REVOCABLE
TRUST 06-29-07
2609 COLIBRI LN
CARLSBAD CA 92009
HERNANDEZ ARTURO
•7754 CAMINITO BONANZA
UNIT 101
CARLSBAD CA 92009
' BRIGHT DONALD L
7754 CAMINITO BONANZA
UNIT 203 1
•CARLSBAD CA 92009
ANDREONE FAMILY
' TRUST 10-13-98
•8607 ECHO DR
' LA MESA CA 91941
, BARNES MAURICE REVOCABLE
' LIVING TRUST
! 7703 CAMINITO PUERTO
! UNIT 201
CARLSBAD CA 92009
: SAYERS ROBERT W JR AND
: LOUGHLIN LYNN M REVOCABLE
TRUST
3180 LAKESIDE VILLAGE DR
PASO ROBLES CA 93446
' BRENNAN TIMOTHY G AND COOPER-'
: BRENNAN CAROL
7701 CAMINITO LEON
UNIT 102
CARLSBAD CA 92009
LO VICKY .
7701 CAMINITO LEON
! UNIT 203
CARLSBAD CA 92009
: DAVIS RYAN
' 7706 CAMINITO PUERTO
UNIT 101
CARLSBAD CA 92009
1
' TRUJILLO CRISTINA M
: 7706 CAMINITO PUEkTO
UNIT 203
' CARLSBAD CA 92009 1
EMERT FAMILY TRUST 09-26-08
126 BROOKDALE PL
SOLANA BEACH CA 92075
AKROUSH NANSI
6519 ONDA PL
. CARLSBAD CA 92009
DAVIS TRUST 03-30-18
3503 CAMINITO SIERRA
UNIT 201
' CARLSBAD CA 92009
SCHWIMMER LIVING
TRUST 05-29-01
1116 DIAMOND ST
i SAN DIEGO CA 92109
KNIGHT RONALD W
! 1415 BERNITA WAY
!EL CAJON CA 92020
VELAZQUEZ BERNARDO N
7707 CAMINITO LEON -
UNIT 101
CARLSBAD CA 92009
MILDBRANDT KIRSTEN
TRUST 03-18-05
3503 CAMINITO SIERRA
UNIT 101
: CARLSBAD CA 92009 '
: ALEXANDER JEANNE W FAMILY
. TRUST 01-10-06
; 831 CAMINITO VERDE
! CARLSBAD CA 92011
MCKEON MAILE E J
. 3503 CAMINITO SIERRA
! UNIT 301
! CARLSBAD CA 92009
SPURZEM JAKE
3507 CAMINITO SIERRA
: UNIT 102
i CARLSBAD CA 92009
SEPERACK ADAM. AND MEGHAN
7707 CAMINITO. LEON
UNIT 202
•CARLSBAD CA 92009
RODKEY SEAN j AND L TEGAN
7254 SITIO LIMA
CARLSBAD CA 92009
. LI XUEMEI AND LUO HAOBIN
1102 DOWITCHER CT
CARLSBAD CA 92011
MACPHERSON STEVEN K
1277 FOREST AVE
CARLSBAD CA 92008
: KNOX REVOCABLE LIVING
: TRUST 05-29-07
2411 S SUMMIT CIRCLE GLN
ESCONDIDO CA 92026
JOHNSON ALVIN CYRUS REVOCABLE
TRUST 01-04-07
1 2707 SACRAMENTO ST
'APT 7
SAN FRANCISCO CA 94115
1SALAS CHELSEA
3507 CAMINITO SIERRA
i.11\TIT 301
iCARLSBAD CA 92009
BLACKWOOD STACY M
2304 N SPURGEON ST
:SANTA ANA CA 92706
GHIO LESLIE L TRUST .11-10-97
P 0 BOX 675447
RCHO SANTA FE CA 92067
GUYER MICHAEL D
3.507 CAMINITO SIERRA
UNIT 303
CARLSBAD CA 92009
•BEARDEN JENNIFER
. TRUST 04-07-09
: 2848 LUCIERNAGA ST
CARLSBAD CA 92009
MARTIN FAMILY 1993
TRUST 12-13-93
1061 DOUBLE LL RANCH RD
ENCINITAS CA 92024
VELASCO PIEDAD F
TRUST 05-15-19
3513 CAMINITO SIERRA
UNIT 103
CARLSBAD CA 92009
MARQUEZ MICHELLE R
3513 CAMINITO SIERRA
UNIT 202
CARLSBAD CA 92009
'LONGOBARDI FAMILY RUHE LAUREN N TORRES ALICIA G
TRUST 07-01-99 3513 CAMINITO SIERRA 3513 CAMINITO SIERRA
3309 SAGE RD UNIT 301 UNIT 303
'FALLBROOK CA 92028 CARLSBAD CA 92009 CARLSBAD CA 92009
'GRAY STANLEY C III AND PENNY :BUTLER KELLY N FOWLER FAMILY TRUST 10-21-13
,P REVOCABLE TRUST • 7702 CAMINITO LEON 260 SPRINGCREEK RD
31755 COAST HWY UNIT 101 SAN MARCOS CA 92069
LAGUNA BEACH CA 92651 i CARLSBAD CA 92009
•QUIMING ANDREW
7702 CAMINITO LEON
UNIT 203
CARLSBAD CA 92009
ROSS FAMILY TRUST 03-09-05
1964 LAHOUD DR
CARDIFF CA 92007
DUNNE ADEN AND BRANIZZA
. DARINKA P
! 3517 CAMINITO SIERRA
UNIT 102
•CARLSBAD CA 92009
DUNHAM LIVING TRUST 11-16-15
3517 CAMINITO SIERRA
UNIT 304
. CARLSBAD CA 92009
' CARE? FAMILY LIVING
TRUST 09-15-04
I P 0 BOX 3235
! RCHO SANTA FE CA 92067
' HERMAN LORRAINE G
3523 CAMINITO SIERRA
UNIT 202 .
. CARLSBAD CA 92009
; SPECTER ANDREA
. ; 3523 CAMINITO SIERRA
; UNIT 301
CARLSBAD CA 92009
! SEEKER JEFFREY AND JAMIE
3527 CAMINITO SIERRA
UNIT 102
! CARLSBAD CA 92009 • .
CRELLIN JENNA
7702 CAMINITO LEON
UNIT 201
CARLSBAD CA 92009
BOWDEN KERRY L
7704 CAMINITO LEON
UNIT 201
CARLSBAD CA 92009
PRESS JOAN
3517 CAMINITO SIERRA
UNIT 202
CARLSBAD CA 92009
ALLRED CYNTHIA Y
i TRUST 03-27-10
3517 CAMINITO SIERRA
I UNIT 301
. CARLSBAD CA 92009
PRIEBE GARY G AND BETTY C TRS'
' 1437 TZENA WAY
ENCINITAS CA 92024
•SHARIFRAZI NADER AND FARNAZ
: 6360 DECANTURE ST
, SAN DIEGO CA 92120
BUI RICHARD
P 0 BOX 8148
FOUNTAIN VALLEY CA 92728
; LEE MICHAEL
230 RIDGE RD N BOX 730
RIDGEWAY ON LOS 1NO
CANADA
HAMEDI-HAGH SOTOUDEH AND
•MINOOEE AREZOU
7702 CAMINITO LEON .
UNIT 202
CARLSBAD CA 92009
CALSBEEK JONATHAN AND
. FERGUSON ERIN B
7704 CAMINITO LEON
UNIT 101
CARLSBAD CA 92009
FOURNIER MARCIA
3517 CAMINITO SIERRA
UNIT 101
CARLSBAD CA 92009
PARKER' BRIAN AND MICHELLE
: 69047 RIVERBEND DR
i COVINGTON LA 70433
STUDER MICHAEL A
3517 CAMINITO SIERRA
UNIT 303
CARLSBAD CA 92009
.ARGOLLO JOAO:D T E AND
SUSE S S
I 3523 CAMINITO SIERRA
UNIT K201
!CARLSBAD CA 92009
PRIETO/ROJAS FAMILY LIVING
TRUST 05-06-11
921 CALLE SANTA CRUZ
ENCINITAS CA 92024
MIRA SONIA
7952 CALLE POSADA
:CARLSBAD CA 92009
' LEITCH HARVEY
. PO BOX 264
ERIN, ON NOB ITO
•CANADA
' BARTLETT ALISSA D
I 7704 CAMINITO TINGO
, UNIT 102
CARLSBAD CA 92009
KNIGHT LARRY D
3527 CAMINITO SIERRA
UNIT 301
CARLSBAD CA 92009
! LATONIO CHAD A
. 7704 CAMINITO TINGO
UNIT 101
CARLSBAD CA 92009
PERERA RAMESH LIVING
! TRUST 03-02-06
3527 CAMINITO SIERRA
i UNIT 202
'CARLSBAD CA 92009
MORAN LIVING TRUST 06-28-06
739 NARDO RD
ENCINITAS CA 92024
NOTARSTEFANO MICHAEL AND
KAIHLA
7704 CAMINITO TINGO
UNIT 202
CARLSBAD CA 92009
TUCK ROBIN L TRUST 02-27-10
7702 CAMINITO TINGO
UNIT H102
CARLSBAD CA 92009
BENNETT CHAD H .
7702 CAMINITO TINGO
UNIT 201
CARLSBAD CA 92009
PATTERSON BRENT M AND
ALESSANDRA.R
3542 SITIO BAYA
CARLSBAD CA 92009
SCHUSSLER ANN M
P 0 BOX 79135
PHOENIX AZ 85062
HILL FAMILY TRUST
27865 AMBERWOODLN
VALENCIA CA 91354
GUINN TONY AND KRISTEN
7710 BLUE LAKE DR
SAN DIEGO CA 92119
CANNATELLI LEONARD A JR AND
JUDITH D FAMILY TRUST '
1963 PORT EDWARD PL
NEWPORT BEACH CA 92660
MINNICK MICHAEL AND CHRISTINE
. 3544 SITIO BAYA
CARLSBAD GA 92009
STOWE MARTIN D AND MARY J
3.550 SITIO BAYA
CARLSBAD CA 92009
VALLES jURGEN R
7704 CAMINITO TINGO
UNIT 201.
CARLSBAD CA 92009
LARRABEE FAMILY _
TRUST 07-28-15
14112 FRAME RD
POWAY CA 92064
AGNEW FAMILY TRUST 12-27-00
3540 SITIO BAYA
CARLSBAD CA 92009
HERBERT GARRICK AND AMY
3546 SITIO BAYA
CARLSBAD CA 92009
MCAMIS FAMILY TRUST 03-09-92
3552 SITIO BAYA
CARLSBAD CA 92009
ZAMIR MICHAEL 0 AND KIMBERLY
A JOINT LIVING TRUST
7700 CORTE PROMENADE
CARLSBAD CA 92009
BLEE JEFFREY W AND DUCEY
CHERYL L
! -7716 CORTE PROMENADE
CARLSBAD CA 92009
CENTER FOR NATURAL LANDS
. MANAGEMENT INC
27258 VIA INDUSTRIA
STE B
TEMECULA CA 92590 •
EVENSKAAS JASON AND COURTNEY ,
7704 CORTE PROMENADE
CARLSBAD CA 92009
ON THE PARK MAINTENANCE CORP
P 0 BOX 1186
CARLSBAD CA 92018
LA COSTA OAKS COMMUNITY
•'ASSOCIATION
9665 CHESAPEAKE DR
STE 200
SAN DIEGO CA 92123
HUTCHISON DAVID C AND LISA A
1 7708 CORTE PROMENADE
•CARLSBAD CA 92009
ON THE PARK MAIWITNANCE CORP
495 E RINCON ST
STE 115
CORONA CA 92879
- 203 PRINTED -
* DUPLICATE OWNERS REMOVED
PLEASE NOTE: THERE ARE 4
INTERNATIONAL LABELS FOUND ON'
PAGES 2 & 6
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008
March 7, 2021
All Receive -Agenda Item # 3
For the Information of the:
,ffil COUNCIL
Dat~ CA .....-CC __.
CM_ACM_ CM(3)?:;-
Re: March 9, 2021 City Council Item #3-La Costa Town Square Parcel 3 Residential
Honorable Mayor and Councilmembers:
There is lofty language in the General Plan, the Carlsbad Active Transportation Strategy (CATS}, the
Sustainable Mobility Plan (SMP), and many other documents that claim the City is dedicated to
improving mobility for all transportation modes, and that developers will be compelled to pay their fair
shares toward such improvements. However, this project is yet another example of the City's failure to
implement/enforce these provisions and demonstrates that these plans largely just sit in a drawer
collecting dust, despite the hundreds of thousands of dollars spent on consultants and staff time to
create them ..
Vehicle traffic summary (details follow)
Nearly all of the vehicle traffic to be generated by the proposed project will go through the La Costa
Avenue/Rancho Santa Fe Road intersection and adjacent street facilities. That intersection is already
very congested and lacks dedicated right-turn lanes on all legs (Figure 1}, leading to significant backups
during peak hours.
Staff relies on the original La Costa Town Square environmental impact report (EIR} to make the claim
that this project will have no significant traffic impact and, thus, requires no improvements. However,
among many other problems, the traffic counts for that EIR were largely collected over 15 years ago
(January 2006}, while the TIA Guidelines indicate that traffic counts should be no more than two years
old. And traffic counts collected for recent Growth Management Plan (GMP} monitoring far exceed the
projections in the very old EIR.
In addition, level of service (LOS) was assessed in the EIR using the old, fatally flawed (and now
abandoned} Carlsbad methods that vastly under-reported congestion (Figure 2). Further, if the newer
vehicle miles traveled (VMT) approach had been used; a mitigation plan requiring over 20% VMT
reduction would have been required.
Staff and the developer are seeking an amendment to the La Costa Town Square Master Plan to change
the land use from office to residential, which also changes the traffic patterns of the project. Before
approving the amendment, a proper transportation impact analysis (TIA) should be conducted using
current methodologies and traffic conditions to explore potential improvements to the La Costa
Avenue/Rancho Santa Fe Road intersection and/or alternative mitigation measures.
Pedestrian/bicycle safety summary (details follow)
Staff and the developer also are seeking special permission to include 37% less active recreational space
at the project site than is required by the Carlsbad Municipal Code. There was discussion at the Planning
Commission meeting that residents could just use the 24-Hour Fitness at La Costa Town Square, but they
seemed unaware that it had gone out of business several weeks prior.
1
They also discussed the fact that residents could use Stagecoach Park as an alternative. The
intersections of La Costa Avenue with Calle Timiteo and Camino De Los. Coches, which are directly
adjacent to the proposed project, are.the main routes to access the park and many other amenities to
the south, including schools, a church, shopping, bus stops, etc. (Figure 3}. However, there are no
pedestrian amenities or controls beyond a stop sign at either intersection, and La Costa Avenue is a 45-
mph, five-lane street there (Figures 4 and 5).
Notably, this area is designated in the Sustainable Mobility Plan (SMP} as "high-stress" for both
pedestrians and bicyclists, and as a "Priority Corridor for Enhanced Pedestrian Treatment." The area also
appears in the CATS-a 2015 predecessor to the SMP (Figure 6}. The Planning Commission staff report
claimed that the project was consistent with the "livable streets" and "multimodal" goals/policies of the
General Plan, even though no improvements will be done to any existing streets, as encouraged by the
General Plan, CATS, and SMP.
The La Costa Town Square Master Plan/EIR calls for developer funding of traffic signals at both
intersections and traffic signal interconnection in the Rancho Santa Fe Road/La Costa Avenue corridor,
but that is all now being waived by staff, because signals allegedly are not warranted by current traffic
projections. However, traffic signal warrant studies should be re-done after the project is fully occupied,
and the developer should fund them if they become warranted.
Alternatively, the funding could be redirected to improvements such as high-visibility crosswalks,
rectangular rapid flashing beacons, pedestrian hybrid beacons, and/or other treatments. If traffic is truly
not heavy in the area, consideration also could be made to have the developer help fund a reduction of
La Costa Avenue to one travel lane in each direction-potentially with roundabouts.at Calle Timiteo
and/or Camino De Los Coches.
A connection certainly can be made between such projects, which would enhance safety and comfort
to access Stagecoach Park (and other amenities), and the special permission to allow 37% reduced
active recreational space on the project site.
Vehicle traffic details
Defective TIA in original La Costa Town Square EIR
In the Planning Commission staff report, it was claimed that " ... the street systems serving the proposed
development or use is adequate to properly handle all traffic generated by the proposed use ... " In
support of that claim, staff stated that the 760 average daily trips (ADT) forecasted to be generated by
this residential project is iess than the 1,100 ADT previously forecasted to be generated when it was
originally approved as an office project.
And it was further stated in the staff report: "The City Planner has determined that the potential
environmental effects of the project were adequately analyzed by the previously certified
· Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program (MMRP) for the
2
construction of La Costa Town Square (EIR 01-02)," and "[t]he project has no new significant
environmental effect not [previously] analyzed as significant ... "
However, the original La Costa Town Square EIR, which forms the foundation of these statements, is not
sufficient to assess the traffic impacts of this project now for the following reasons:
1. The traffic counts used in the December 2008 traffic study1 for the March 2009 La Costa Town
Square EIR were largely collected in January 2006-over 15 years ago. Carlsbad's TIA Guidelines
indicate: "The vehicle traffic data used in the TIA sbould generally not be more than 2 years
old ... "
2. In the El R's Mitigation Plan (Table 5.2-26), it is stated that the street segments were forecasted
to operate at acceptable vehicle LOS consistent with Carlsbad's GMP standard with no
improvements necessary. However, that was based on the old Carlsbad LOS methods, which
have since been discredited and abandoned, because they significantly under-reported
congestion levels (see Figure 1 for an example). A recent city report acknowledged that those
methods "did not adequately reflect actual roadway-conditions," and that "the new
methodology captures a more realistic analysis of LOS" and "better reflect[s] field conditions."2
3. The 2008 traffic study used the SAN DAG "Series 10" travel forecast model, while the current
SAN DAG model is "Series 14," reflecting many significant changes in regional travel
modeling/traffic patterns since Series 10.
4. Street configuration/capacity changes have occurred since 2008, including the elimination of
vehicle lanes on La Costa Avenue west of Rancho Santa Fe Road.
5. The traffic impacts of multiple development projects in Carlsbad began to be evaluated based
on VMT in late 2019, and VMT (or equivalent) analysis became a state requirement beginning in
July 2020. The current project is in a relatively high VMT area, and, if a VMT analysis were to be
done, it would require a 20.4% VMT reduction. 3 Unfortunately, staff consistently allowed
developers to choose the least costly mechanism of review (LOS vs. VMT), rather than the most
relevant one, and this is yet another case.
6. The latest GMP Monitoring Report (FY 2018-19) showed that northbound Rancho Santa Fe Road
from Calle Barcelona to La Costa Avenue had 2,443 vehicles in the peak hour4 That is around
500 more vehicles than the 2030 projection contained in the 2009 EIR, and it indicates that the
facility is on the verge of GMP deficiency-being only 37 vehicles short of the 2,480 threshold to
degrade to LOS "F." This project could push that street facility into deficiency, requiring
mitigation, which would be revealed by a TIA.
1 Traffic Impact Analysis for La Costa Town Square, Urban Systems Associates Inc., December 23, 2008
2 Kimley Horn's City of Carlsbad Roadway Level of Service Analysis, 2/2020 and Fehr & Peers' LOS Assessment of the
City of Carlsbad's Traffic Monitoring Program Study Intersections memorandum, 9/9/2015
3 Based on Carlsbad's VMT Analysis Guidelines, the project is located in Traffic Analysis Zone (TAZ) 1401, which has
a mean VMT per capita of 23.06, while the mean for the entire city is 22.53. To mitigate below the "85% of city
mean" significance threshold, the project would have to reduce its VMT by 20.4%: (23.06 -
[22.53)[0.85))/(22.53)(0.85).
4 The Rancho Santa Fe Road street facilities between .Calle Barcelona and La Costa Avenue transition from LOS "D"
to LOS "E" when the 2,480 vehicle threshold is exceeded, and there were 2,443 vehicles northbound in the PM in
FY 2018-19 monitoring.
3
Given the potential to induce deficiency of Rancho Santa Fe Road, Parcel 3 should be required to
conduct more detailed traffic analyses of the potentially impacted facilities, including a Highway
Capacity Manual (HCM) LOS analysis ofthe Rancho Santa Fe Road/La Costa Avenue intersection to
determine whether there are projects that could improve traffic flow there, such as creation of
dedicated right-turn lanes (Figure 2). Parcel 3 should pay its fair shares for such projects, and the city
should pay the remainder, if any.
Figure 1: Example of defective data included in the La Costa Town Square EIR. The following table is
just one example of the use of the old, discredited Carlsbad LOS methods that were designed to never
fail. The table falsely suggests that nearly every street will operate at LOS "A" during peak t raffic periods
after the project is built (LOS "A" is supposed to indicate virtually no traffic). The adjacent grades in red
text are based on Carlsbad's new, validated service volume table-based LOS method.
Table 5.2-18
Year 2030 With Project Street Segment Peak Hour Levels of Service
(Segments Within Carlsbad)
AM Peal< Hour 1 PM Peak Hour
.Segment La nes• Cap. Volume Dir. V/C LOS :1Volum Dir. V/C LOS z i ~
RC1nc:ho Sc:mfa Fe Road .. .. .
Melrme Dr. -Son El•io Rd. 3 . 5.400 1.972 NB 0.37 AB 2.493 SB 0.46
Sa n Eliio Rd.· La Costa l•,ve. 3 5.400 2.446 NB 0.46 ,A..C:I 2.517 SB 0.41
Lo Cmto Ave. -Olivenhoin Rd. 3 5,400 2,003 NB 0.39 A CI 1,9 17 SB 0.36
Ollvenhofn Rd. -Colle Acervo 2 3.600 l.209 NB 0.33 A 1,044 NB 0.29
EICamino Real
Avior□ F'kvvy/Afgo Rd . -la Cosio 3 5.400 3.519 NB 0.65 8 F! 3.051 SB 0.57 Ave. 'I
Lo Co~fo Ave. • Leuca dto 3 5.400 I 2.284 NB 0.42 ADl 2.469 SB 0.46 Blvd ./Olivenhain Rd. l
Melrose Drive
P'alomor Airporl Rd . -Rancho 3 5.400 2.189 NB 0.40 AF. 1.723 $8 0.32 Santo Fe Rd.
La Costa Avenue
1·5 SB Ram ps • Piraeus St 2 3.6()(1 l.974 EB 0.55 A ' l ,505 EB 0.43
Piraeus St. -El Camirio Real 2 3,600 • 1,829 EB 0.51 AF 1,5!0 EB 0.42
~ ~ El Camino Real -Rornerio St. 2 ,J,600 1,063 WB 0.30 AF 1.0l2 EB 02 8
Romeria St. -Ro ncho Santa Fe I 1.800 859 EB 0.47 ADj 953 W•B 0.53 Rd.
Ranc ho Santo Fe Rd . -Colle i
Tim iteo 2 3.600 684 ws 0.1 9 ADj 748 EB 0.21
Calle Trrnrle o -Ca mino de 1los '
Coches 2 3.600 44:5 EB 0.1 2 AC' 416 EB 0.12
Camino d e los-Caches -c r,culo I 1.800 216 WB 0.12 A 227 EB 0.1 3 Seat;o io
Celle Barcelona
El Com1no Real -Rancho Santo 2 3.600 387 we 0.1 l AC 299 WS 0.09 Fe Rd.
1 Lones in One Direction.
2 High es! Volume by Direc tion in Peck Hour [See Figure 5.2-23.a through Figure 5.2-23f for peok
hour volumes).
VIC = Volume to Capoc1ty Ratio
LOS.: Leve l of Service
AB
.A.C
AC
A
AF
AD
AD
.A
AC
AF
AD
AD
AC
;,.,
AC
Nole: Significonl lrnpod occu!s only at LOS E or f; LOS A, B, C , or Dare oc:c:eplcble pet City of
Co rhbod Growth Monogement Progrom .
4
Figure 2: La Costa Avenue/Rancho Santa Fe Road intersection (no dedicat'ed right-turn lanes).
Comparisons with old planned uses: You may hear from staff that the current residential project is
projected to generate less traffic than the originally planned office use , However, that does not change
the fact that the original traffic study on the office use is a useless piece of rubbish, or the fact that
traffic is much higher now than was originally anticipated in the EIR and is pushing Rancho Santa Fe
Road near deficiency (as described above). The project will be generating all new traffic to the area-do
not be tricked into thinking this project wiU somehow reduce traffic.
TIA Guidelines and "Levels" of analysis: Staff may claim that, under Carlsbad's TIA Guidelines, Parcel 3
only requires a so-called "Level I" analysis. Level I does not include any vehicle analysis and virtually
guarantees that no mitigation is ever required. However, the TIA Guidelines indicate that Level I only
applies if the project conforms with an approved specific or master plan. Given the substantial changes
to the Parcel 3 project, including a. land use change and some variances from the Municipal Code, as well
as the defective nature of the TIA in the original EIR, it is more appropriate to conduct a "Level Ill"
analysis given the project's predicted ADT.
Housing Accountability Act: Note that Section 65589.S(f)(3) of the Housing Accountability Act (the law
that limits rejections of affordable housing projects) states: "This section does not prohibit a local
agency from imposing fees and other exactions otherwise authorized by law that are essential to
provide necessary public services and facilities to the housing development project..."
5
Pedestrian/bicycle safety details
Figure 3: Numbered intersections and amenities south of the proposed project (red area).
Figure 4: La Costa Avenue/Calle Timiteo intersection (#1) looking west. The speed limit on La Costa
Avenue is 45 mph, and there are five vehicle lanes to cross. The nearest crosswalk/traffic signal is about
1,000 feet west on La Costa Avenue at Via Montebello (#3), which is well beyond the 300-foot limit
typically considered reasonable.
IH@ij=■
II
6
Figure 5: La Costa Avenue/Camino De Los Coches intersection (#2) looking west. The sidewalk on the
north side of La Costa Avenue to the east of Parcel 3 intersects with a pedestrian path (connecting
sidewalk) coming from the shopping area of La Costa Town Square about 600 feet east of Parcel 3.
Figure 6: Figures from the SMP. Pedestrian and bicycle stress levels on the right (red is highest stress)
and designation of area streets and intersections as "Priority Corridors/Intersections for Enhanced
Pedestrian Treatment" on the left.
Prio rity Corridors for E nhanced Pedestrian Tre:ttment·
• Priority Intersections for E nhanced Pcdestrinn Trcntment
7
Traffic signal warrants
A traffic signal warrant study was conducted in 2018 based on traffic counts taken on the three existing
legs of the intersection and the predicted traffic from the fourth leg serving as the entrance to Parcel 3.
The study suggested that a traffic signal was not warranted. 5 However, one of the most relevant traffic
signal warrants for this intersection is "Warrant 1" (Eight-Hour Vehicular Volume) was nearly satisfied,
as shown in the following table:
Street Minimum 7-8 12-1 1-2 2-3 3-4 4-5 5-6 6-7
Volume6 AM PM PM PM PM PM PM PM
La Costa 336 672 410 310 631. 401 461 521 483
Ave
Calle 84 126 77 66 73 87 103 116 126
Timiteo
Traffic volume on La Costa Avenue only fell below the minimum for one of the eight hours, and traffic
volume on Calle Timiteo only fell below the minimum for three of the eight hours-and none were very
far below the minimums.
The other relevant traffic signal warrant for this intersection is "Warrant 4" (Pedestrian Volume), but, for
that warrant, the study only indicated that the " ... conditions were not met as no pedestrian volumes
were obtained." Section 4C.01 of the California Manual on Uniform Traffic Control Devices (CA MUTCD)
states: "An engineering study of traffic conditions, pedestriari characteristics, and physical
characteristics of the location shall be performed to determine whether installation of a traffic control
signal is justified at a particular location." Therefore, claiming that a traffic signal is not warranted based
on a failure to collect the required data or predict future usage is unsatisfactory.
Roundabouts
If single vehicle lanes in each direction are sufficient to handle projected traffic, roundabouts can
improve traffic flow by eliminating the need for traffic signals or stop signs, and they can improve safety
for both pedestrians and bicyclists. Carlsbad's General Plan Mobility Element and TIA Guidelines
encourage use of roundabouts in areas like this.
In addition, Section 4C.0lb of the CA MUTCD indicates that roundabouts should be considered before
traffic signals: "On local streets and highways, the traffic study should include consideration of a
roundabout (yield control). If a roundabout is determined to provide a viable and practical solution, it
should be studied in lieu of, or in addition to a traffic control signal."
5 Urban Systems Associates, Inc. La Costa Town Square Residential Traffic Signal Warrant Study Memo, 3/26/2018
6 Because the speed limit on La Costa Avenue is 45 MPH, the "80%" minimums are shown. ·
8
Transit (bus stops)
Both the original La Costa Town Square EIR and the Planning Commission staff report for the current
residential project refer to the availability of transit as an alternative to vehicle usage by residents.
However, the bus stops along La Costa Avenue directly adjacent to the project site have poor amenities
and currently average less than one boarding per day {Figure 7), and the bus stops along Rancho Santa
Fe Road average less than ten boardings per day, so transit usage has not materialized in this area to
mitigate vehicle traffic. 7
The project should be conditioned to improve the amenities at the adjacent bus stops, including
concrete pads away from traffic, benches, covers, trash cans, lighting, and bicycle lockers.
Figure 7: Bus stop amenities and ridership.
Eastbound La Costa Avenue near Calle Timiteo
(0 _bOfil9,!.!Jfil/day)
Sincerely,
Steve Linke
Carlsbad, CA
Westbound La Costa Avenue near Calle,Il!n!!eo~
(1 boarding/day)
Disclaimer: I am a member of the Carlsbad Traffic and Mobility Commission, but our commission is not
involved in the review of development applications, so I am commenting as an individual.
7 Based on data obtained from North County Transit District for July 2018 through June 2019.
9
Tammy Cloud-McMinn
From:
Sent:
To:
Subject:
Attachments:
City Clerk:
Steve Linke <splinke@gmail.com>
Monday, March 8, 2021 5:51 PM
City Clerk
All Receive -Agenda Item # 3
For the lnformc;ition of the:
_QT.Y COUNCIL
Date:!:f1/JI CA ✓ CC .,,...-
€111 ::z::.,,·1eM <oca 1 Pl {
RE: Correspondence for 3/9/2021 council meeting (La Costa Town Square Parcel 3
Residential)
2021-03-09 CC LCTS Parcel 3 Linke comment-addendum.pdf
I would like to submit the attached (very brief) addendum to the correspondence I submitted yesterday.
Best regards,
Steve Linke
From: Steve Linke [mailto:splinke@gmail.com]
Sent: Sunday, March 7, 2021 6:54 PM
To: 'City Clerk'
Subject: Correspondence for 3/9/2021 council meeting (La Costa Town Square Parcel 3 Residential)
City Clerk:
Please distribute the attached correspondence to the City Council and make it a part of the public record for the above-
referenced City Council matter. You need not include this cover email.
Best regards,
Steve Linke
CAUTION: Do not open attachments or click on links unless
safe.
1
March 8, 2021
Re: March 9, 2021 City Council Item #3-La Costa Town Square Parcel 3 Residential
Honorable Mayor and Councilmembers:
After I submitted my letter yesterday, I became aware of a prQject (#6325) in the city's Capital
Improvement Program {CIP) at the La Costa Avenue/Camino De Los Coches intersection for:
Analysis and design of intersection control feature such as roundabout, traffic signal or other
intersection control improvement ... [to] ... help assign the right-of-way for both mototists [sic],
bicyclists and pedestrians entering and crossing at the intersection.
The need is scored as "Critical," and $250,000 has been appropriated to the project, but it is not
scheduled for the current 15-year window. This is an example of a currently planned mobility
improvement project for which the La Costa Town Square residential project should be paying its fair
share to help fund/expedite it.
For reference, I have attached the current information page on the project from Carlsbad's Capital
Projects Dashboard.
Sincerely,
Steve Linke
Carlsbad, CA
Disclaimer: I am a member of the Carlsbad Traffic and Mobility Commission, but our commission is not
involved in the review of development applications, so I am commenting as an individual.
1
{city of
Carlsbad
Capital Improvement Projects
Traffic Signals
Intersection Control -Camino De Los Coches And La Costa Avenue
Classification: Capital Project Phase: Not Started Score: Critical
Description:
Analysis and design of intersection control feature such as roundabout, traffic signal or other intersection control
improvement.
Rationale:
The installation of intersection control feature will help assign the right-of-way for both mototists, bicyclists and
pedestrians entering and crossing at the intersection.
Funding
Source
GAS TAX .
Year 1
Pri~r . Appropriation Appropriation c2020_21) -250,000
Year 2
Planned
(2021-22)
Year3
Planned
(2022-23)
Year4
Planned
(2023-24)
Location: Intersection of Camino De Los Caches and La Costa Avenue
lbEl'JCADIA ~ 1.
Years
Planned
(2024-25)
Year 6-10
Planned
(2026-30)
Year 11-15
Planned
(2031-35) Total
_250,000
0
0
0
0
Total Project Cost: $250,000
La Costa Town Square
Parcel 3 Residential
AMEND 2017-0012/CT 2017-0003/
PUD 2017-0004/SDP 2018-0018
1
Project
Location
2
3
Parcel 1
Parcel 2
PROJECT SITE
t
a
l"r<V.,tc\.,I "1"1"'-1'-"'IIVl~fl AMEND 2017--0012/CT 2017--0003/ PUD 2017--00
SOP 2018--0018
X
(3'}
/ /
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OFCARLSBAO'S LANDSCAPE MANUAL ANO WATER EFFICIENT LANDSCAPE REGULATIONS, I HAVE
PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL ANO
AGREE TO COMPLY WITH All REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I
RTI T THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER
Aerial Map
4
7.2 acres (gross)
6.3 acres (net)
LA COSTA TOWN SQUARE
PARCEL 3 RESIDENTIAL
AMEND 2017-0012 / CT 2017-0003 I
PUD 2017-0004 / SOP 2018-0018
8
0 155 310
Feet
MF (R-15)MF (R-15)
SF (R-4)
SF (R-4)
SF (R-8)
Local Shopping Center (L)
Required Permits
6
•Master Plan Amendment (AMEND 2017-0012)
•Tentative Tract Map (CT 2017-0003)
•Planned Development Permit (PUD 2017-0004)
•Site Development Permit (SDP 2018-0018)
7
Parcel 1Parcel 1
/'
/'
AMEND 2017-0012/CT 2017-0003/ PUO 2017
SOP2018-0018
NGLE SHALL NOT I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION Pl.ANS CONTAINED IN THE ceeo CITY OF CARLSBAD'S LANDSCAPE MANUA1.AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL ANO
AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I
Tl T THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER
916/18
5-PLEX W/ COLOR SCHEME 1
8
CEDAR CHEST DE61 l2
STAR GAZJNG OF'J\11"
~ COOL DECEMBER DEW383
ADDRESS SIGN AGE
,----------------SAND FINISHED PLASTER
METAL ENTRY AWNING
.------------VINYL WINDOW
,-------WOOD TRELLIS
,-----METAL HANDRAIL
HARDY BOARD T&G SIDING
.----WOOD FASCIA
ASPHALT SHINGLE
9
Parcel 2
PROJECT
SITE
i ~
Parcel 2
TRIANGLE SHALL
EXCEED 30" IN HEIG
--V ENHANCED PAVING A
1 PRIVATE ST, A, TYP.
~10 ~ =~=r=F~_~-:"'~ ~----~t~
VE, STREET ?---::::: _,,,,,.-
AGE IS 887 L.F. AT _,,,--V;D~6~E:~REET ?'-._
PROJECT APPLICATION#:
AMEND 2017-0012 /CT 2017-0003/ PUO 2017 SDP2018--0018
TTO
G EDGES
BE APPROX.
FEET(J')
/ /
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN IBE
CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE
PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS ANO THE LANDSCAPE MANUAL ANO
AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I
Tl TTHE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER,
9/6118 DATE
AFFORDABLE W/ COLOR SCHEME 1
10
37’-⁷⁄₈”
--~~
I I
I I
I I I I
I I I I,~-~
I I I I
SOUTH ELEVATION AFFORDABLE
I I ■
NORTH ELEVATION AFFORDABLE
Development Standards
Modifications
11
Two Development Standard Modifications are
proposed:
1.Elimination of five covered spaces on the affordable housing project site (Parcel 2); and
2.37% reduction (3,950 SF) in total amount of
active recreation space required (10,688 SF) for the site.
Common Recreational Space
12
Standard Required (sf)Provided (sf)Difference
150 sf per unit (95 units)14,250 14,655 +405
75% active 10,688 6,738 (63%)-3,950 (37%)
25% passive 3,563 7,917 +4,354 (222%)
Project Consistency
13
•General Plan
•La Costa Master Plan
•Zoning
•Inclusionary Housing
•Subdivision Ordinance
•Growth Management
•California Environmental Quality Act (CEQA)
Planning Commission Action
Nov. 18, 2020 public hearing:
•Staff presented the project, the applicant made
their presentation and two members of the public
asked to have their comments read into the record.
•Staff addressed questions pertaining to park
adequacy, open space and transportation impacts.
14
Park Adequacy
•Additional park demand for the change in land use
from office to residential was addressed with the
2015 General Plan Update and is reflected in the
city’s annual Growth Management Report.
15
Open Space
•A typo in the Planning Commission staff report
reported 0.95-acres of open space was provided by
the La Costa Town Square development project.
•Instead, 9.5-acres of open space was provided by
the La Costa Town Square development.
•This project site is a part of La Costa Town Square.
•No additional open space is required.
16
Local Mobility
•A local transportation study was prepared on the
project, which was found to be in conformance
with requirements of the city’s Transportation
Impact Analysis Guidelines; and
17
Local Mobility (cont.)
•An additional traffic control signal warrant study
prepared for the project also concluded that the
intersection at the project entrance does not
warrant signalization.
18
Vehicle Miles Travelled
•Vehicle miles traveled analysis was found not to be
required because the residential project would
result in a decrease in traffic compared to the
originally planned office development, and because
the project was deemed consistent with the
transportation impact analysis in the original
project’s environmental impact report.
19
Planning Commission Action
•Nov. 18, 2020 hearing resulted in tie vote (3-3-0).
•Project was continued to Dec. 2, 2020.
20
Planning Commission Action
•Dec. 2, 2021 –continued public hearing.
•All 7 Planning Commissioners present.
•Planning Commission recommended approval
(5-2-0).
21
Housing Accountability Act
•GC §65589.5(j)(1) states cities shall not
disapprove a project or impose a condition
requiring lower density unless the city finds
based on a preponderance of evidence that
the project would have a specific, adverse
impact on public health or safety, or there in
no feasible method to satisfactorily mitigate
or avoid such adverse impact
22
Recommendation
That the City Council:
•INTRODUCE an Ordinance APPROVING Master Plan
Amendment AMEND 2017-0012; and
•ADOPT a Resolution APPROVING Tentative Tract Map CT 2017-0003, Planned Development Permit PUD 2017-0004 and Site Development Plan SDP
2018-0018, based on the findings and subject to the
conditions contained therein.
23
Back-up Slides
24
25
Project Site
Park Site
0.4 miles / 7:15 min
0.42 miles / 7:03 min
Pedestrian Trail
Connection
26
Amenity Space A
27
Amenity Space B
28
Building No. 2
29
Amenity Space CCONCEPT AMENITY SPACE C
PLAYGROUND-5-12 YR. AGE RANGE
2,134 SF
BENCH SEATING
PLAY ELEMENT -
5-12YR.AGE
67....,._~l.. PLAY SffiUCTURE -
5-12 YR. AGE
Amenity Space D
30
Amenity Space E & F
31
STABlllZED D.G.
TRELLIS WITH ATTACHED
LIGHTING ELEMENTS
TABLE/ CHAIR SEATING
-BBQ GRILLS WITH
PREPARATION TABLE
PASSIVE RECREATION
TURF AREA
32
Amenity Space G
fT
CONCEPT AMENITY SPACE G
PLAYGROUND-2-5 YR AGE RANGE
1,055SF
-
~-;~·-.:-~_.-.-
:::-· .,.
BENCH SEATING
I \
SDP 2018-0018
RUBBERIZED P1.AY
SURFACING
PASSIVE RECREATION
TURF AREA
33
Amenity Spaces H, I, J
BBQ GRILLS WITH
PREPARATION TABLE
TRELLIS WITH ATTACHED
LIGHTING ELEMENTS
TABLE/ CHAIR
SEATING
BENCH SEATING
FIRE RING
PEDESTRIAN LIGHT
BOLLARD, TYP.
DECORATIVE
CONCRETE
ART ELEMENT
DECORATIVE
CONCRETE
BUILT-IN SEATING
CONCEPT AMENITY SPACE H
ART ELEMENT AND SEATING
1,050 SF
CONCEPT AMENITY SPACE I
OUTDOOR GATHERING SPACE
1,045 SF
CONCEPT AMENITY SPACE J
OUTDOOR EATING AND GATHERING SPACE
1,050 SF
Amenity Space K
34
5-PLEX W/ COLOR SCHEME 1
35
CEDAR CHEST DE61 l2
STAR GAZJNG OF'J\11"
~ COOL DECEMBER DEW383
ADDRESS SIGN AGE
,----------------SAND FINISHED PLASTER
METAL ENTRY AWNING
.------------VINYL WINDOW
,-------WOOD TRELLIS
,-----METAL HANDRAIL
HARDY BOARD T&G SIDING
.----WOOD FASCIA
ASPHALT SHINGLE
5-PLEX W/ COLOR SCHEME 1
36
I
5-PLEX W/ COLOR SCHEME 1
37
35’-9¾”
I
I
REAR ELEVATION 5-PLEX
5-PLEX W/ COLOR SCHEME 2
38
D
PIGEON GRAY DE6214
D
OUGHT BEIGE E6211
~
CORONADO CLASS1C4"
TJERUSALEM IMBER OWL .---...J
5-PLEX W/ COLOR SCHEME 2
39
I]
LEFT SIDE ELEV A TION 5-PLEX
5-PLEX W/ COLOR SCHEME 2
40
35’-9¾”I I
5-PLEX W/ COLOR SCHEME 3
41
D LACE VEIL DE6372
5-PLEX W/ COLOR SCHEME 3
42
5-PLEX W/ COLOR SCHEME 3
43
35’-9¾”
=--t I I
REARELEVATION 5-PLEX