HomeMy WebLinkAbout1999-01-06; Planning Commission; ; SDP 98-01|CDP 98-04|CUP 98-01 - LA COSTA GLENThe City of Carlsbad Planning Department
Item No.
P.C. AGENDA OF: January 6, 1999
Application complete date:
Project Planner:
Project Engineer:
April 21, 1998
Jeff Gibson
Mike Shirey
SUBJECT: SDP 98-01/CDP 98-04/CUP 98-01 - LA COSTA GLEN - Request for a Site
Development Plan, Coastal Development Permit, and Conditional Use Permit to
develop a continuing care retirement community for elderly residents on a 55 acre
site located within Planning Area 3 of the Green Valley Master Plan on the west
side of El Camino Real between La Costa Avenue and Calle Barcelona, within
Local Facilities Management Zone 23.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolutions No. 4447 and 4448
RECOMMENDING APPROVAL of SDP 98-01 and CDP 98-04 and ADOPT Planning
Commission Resolution No. 4449, APPROVING CUP 98-01, based upon the findings and
subject to the conditions contained therein.
II. INTRODUCTION
The proposed project is for the construction of a continuing care retirement community for
elderly residents (60 years of age or older) on a vacant 55 acre site located on the west side of El
Camino Real between La Costa Avenue and Leucadia Boulevard within the Coastal Zone and the
Green Valley Master Plan. The proposed project would consist of: a health center with
approximately 72 to 79 skilled nursing care beds and 71 assisted living suites; three buildings
with a total of 229 independent living apartment units, 33 personal care suites, and 2 guest
rooms; 95 twin/townhomes; 76 detached single-family homes; a recreation building; a
maintenance building; and, a recreational vehicle storage area. The project requires a Site
Development Plan, Coastal Development Permit, and a Conditional Use Permit. The Green
Valley Master Plan requires the Site Development Plan to be reviewed by the Planning
Commission and approved by the City Council. The master plan also requires a conditional use
permit for a Professional Care Facility in association with an on-site retirement housing
community. The Planning Commission has the final decision authority over the conditional land
use while the City Council has the final decision over the project's site design and architecture.
The project also complies with City standards, is consistent with the Green Valley Master Plan,
and all the necessary findings can be made for the approvals being requested. In conclusion,
staff believes that the project has addressed all issues and, therefore, staff is recommending
approval.
o
SDP 98-01/CDP 98-04/CUF 98-01 - LA COSTA GLEN
January 6,1999
Page 2
III. PROJECT DESCRIPTION AND BACKGROUND
The project consists of a continuing care retirement community for elderly residents (60 years of
age or older) that would be constructed on the entire 55.8 acres of Planning Area 3 (see reduced
exhibit "A") of the Green Valley Master Plan. Planning Area 3 is designated in the master plan
for residential, retirement community, and professional care land uses. Continuing care
retirement communities (CCRC) are regulated under Chapter 10 of Division 2 of the State of
California Health and Safety Code by the State of California Department of Social Services,
Community Care Licensing Division and the Certification Division of the State Department of
Health Services. A CCRC is considered an alternative for the long-term residential, social, and
health care needs of California's elderly residents, and a way to provide a continuum of care, to
minimize transfer trauma, and to allow for the provision of social and health care services in an
appropriately licensed setting.
The La Costa Glen CCRC, owned by Continuing Life Communities LLC, would be an operating
retirement resort which has a comprehensive range of lifestyle accommodations including single-
family homes, twin-homes, townhomes, apartment style-assisted and independent living units,
and skilled nursing care beds. It would also include a comprehensive package of services: social
and recreational activities, special amenities for seniors, extensive food service, complete
security, emergency call systems, and access to high levels of nursing care in the form of assisted
living and skilled nursing care. A major characteristic of the La Costa Glen CCRC is that it will
not entail the transfer of any real property interest to the residents. Continuing Life Communities
LLC will maintain ownership and maintenance responsibilities for the entire property. Because
there is no transfer of title in the form of any real estate, there are no residential lots, rather, the
residents enter into a performance contract which is considered personal property. As a result of
this arrangement the development does not come under the regulatory jurisdiction of the
California Department of Real Estate.
The owner/developer is finalizing the final map on the Green Valley property and has City
approved public improvement plans, landscape and irrigation plans, and a grading permit. The
developer is currently mass grading all the developable portions of the Green Valley Master
Plan. The developer is also widening El Camino Real, building a median, and constructing the
necessary roadways (Levante Street and Calle Barcelona), the future public pedestrian/bicycle
trail, and the utility infrastructure (drainage, sewer, water, desiltation/depollutant basin) to serve
Planning Area 2 (18 acre commercial area) and Planning Area 3 of the master plan. In addition,
the master plan's biological revegetation/mitigation program will be implemented as part of this
initial mass grading and public improvement construction phase of the master plan development.
The site is zoned Planned Community and located within the Coastal Zone. The Green Valley
Master Plan site encompasses approximately 281 acres and is physically characterized by three
distinct areas including a linear riparian woodland area which is parallel and adjacent to El
Camino Real, an area of gently sloping open fields west of the riparian woodland, and an area of
moderate to steep slopes which is located in the western portion of the property. The project
would be located within Planning Area 3 of the master plan which is approximately 55 acres in
size and is located in the central-northern open field portion of Green Valley. The planning area
is bordered by La Costa Avenue to the north, the upland bluff area to the west, the riparian
SDP 98-01/CDP 98-04/CUP 98-01 - LA COSTA GLEN
January 6, 1999
Page 3
woodland corridor to the east, and future Calle Barcelona to the south. Planning Area 2, which is
the commercial planning area for the master plan, is located on the south side of Calle Barcelona.
Access to Planning Area 3 would be provided from the future western extension of Levante
Street and Calle Barcelona.
The proposed project has an architectural style generally described as Spanish motif with
concrete "S" tile roofing, stucco walls, columns, and cornices, wood shutters, wrought iron
railings, and stucco and metal trellises. The project consists of the following features:
A. A two-story health care facility with approximately 72 to 79 skilled nursing care beds, 71
assisted living suites, and three outdoor courtyards;
B. Three three-story buildings with a total of 229 independent apartment living units with
kitchens, 33 personal care suites, two guest rooms, and one 29,559 square foot commons
facility including patios, mail room, lounges, kitchen, dining rooms, market, beauty
parlor, billiards and card rooms, nursing services, administrative offices, computer room,
and a library;
C. A 6,550 square foot recreation building adjacent to an outdoor pool, outdoor recreational
areas, a lake, water garden, horticultural gardens, and a small private amphitheater;
D. Gate-guarded private streets and a guard house on the main Levante Street entrance;
E. 95 attached, one-story twinhomes/townhomes with attached garages and 76 detached
one-story, single-family homes with attached garages;
F. A 12,252 square foot maintenance building and a recreational vehicle storage area;
G. 329 open parking spaces, 132 carport parking spaces, and 273 garage spaces; and,
H. 80,000 cubic yards (cut and fill) of balanced finish grading for the private streets,
driveways, building pads, RV storage area, and parking areas.
Primary vehicular access to the site is provided by private gated streets leading from both
Levante Street and Calle Barcelona. The project's private street connecting from Calle
Barcelona leads to the health care center and the three independent living buildings. The three
independent living buildings and a common dining and meeting facility are arranged in a ring
configuration with a recreation center, swimming pool, gardens, and a lake in the middle of the
ring. On the east side of this private street are one-story twinhomes and townhomes located off
several private cul-de-sac streets. To the east of these homes is a large linear open space
recreational area that runs south to north along the entire length of Planning Area 3. This
common recreational area contains a meandering sidewalk, benches, ornamental landscaping, an
exercise course, and other active recreational uses. Further east of this recreational area is the
public trail and the large natural riparian woodland area located along El Camino Real. Levante
Street crosses the creek and associated riparian area with a bridge and also leads to a gate
guarded private street that connects to the independent living buildings. This private street also
SDP 98-01/CDP 98-04/CUP 98-01 - LA COSTA GLEN
January 6, 1999
Page 4
leads to the northern portion of the site which contains more twinhomes, 76 one-story single-
family homes, and a large recreational vehicle storage area.
IV. ANALYSTS
The project is subject to the following regulations and requirements:
A. Carlsbad General Plan;
B. Green Valley Master Plan;
C. Conditional Uses (Municipal Code Chapter 21.42);
D. East Batiquitos Lagoon/Hunt Segment of the Carlsbad Local Coastal Program; and
E. Growth Management.
The recommendation for approval for this project was developed by analyzing the project's
consistency with the applicable regulations and policies. The project's compliance with each of
the above regulations is discussed in detail in the sections below.
A. General Plan
The General Plan land use designation for the Green Valley property is a combination district
including Community Commercial (C), Office (O), Residential Medium High (RMH), and Open
Space (OS). The City Council approved the master plan in 1996 and made the finding that the
Green Valley Master Plan implements the General Plan and is consistent with the goals,
objectives, and policies of the General Plan. The finding was based on the fact that the master
plan provides for the following: (1) the provision of the necessary circulation element roadways
and improvements (Levante Street, Calle Barcelona, and El Camino Real); (2) the protection and
enhancement of the wetland and upland areas within protected open space lots; (3) the
construction of a future public trail; (4) the provisions for affordable housing; and (5) compliance
with the Local Facilities Management Plan Zone 23 for public facilities and services. Based on
this implementation and consistency relationship between the Green Valley Master Plan and the
General Plan, it can be assumed that if the La Costa Glen project is consistent with the master
plan it is also consistent with the General Plan
B. Green Valley Master Plan
The project is located within Planning Area 3 of the Green Valley Master Plan. Planning Area 3
requires the processing of a Site Development Plan and a Conditional Use Permit for any
professional care land use associated with an on-site retirement housing community. The master
plan also stipulates that any required site development plan must be approved by the City
Council. A retirement residential project may also involve customized residential unit types and
site plans. The project's Site Development Plan is consistent with the Green Valley Master Plan
SDP 98-01/CDP 98-04/CUP 98-01 - LA COSTA GLEN
January 6, 1999
Page 5
and meets or exceeds all applicable requirements of the master plan as demonstrated in Table A
below:
Table A: Green Valley Master Plan -Planning Area 3
STANDARD
Land Use
Parking:
Senior Residential
(CMC21.44.020(a)(9))
Professional Care
Building Height
Building Coverage
Recreational Vehicle Storage
Private Streets
Driveways
Lighting
Affordable Housing
Landscaping
Recreational Open Space
REQUIRED
Residential/professional
care/retirement housing
community
1 space per two units/ 1 guest
space - 204 spaces
.45 spaces per bed - 83 spaces
Total - 287 spaces
35 feet
Maximum 50%
20 sq.ft. per unit - 8,000 sq. ft.
Minimum width 30 feet
Minimum width 24 feet/
160 foot length/ 4 units
Lighting plan in conformance with
master plan standards
15% of retirement housing
component (attached/detached
villas) - 30.2 affordable units
Approved plant lists and
landscaping themes
200 sq. feet per unit - 80,000 sq.
ft. (1.84 acres)
PROPOSED
Professional care/retirement
housing community
Open parking - 339
Carports - 129
Garages - 273
Total - 741 spaces
35 feet
20%
11, 500 sq.ft.
32 to 40 feet
24 foot width/1 50 foot
length/4 units
Prior to building permit,
lighting plan subject to PD
approval
Developer is conditioned to
purchase 30.2 housing
credits in Villa Loma
Affordable Housing Project
or purchase existing units
Project entryways and
development area conform
to plant lists and themes
Over 5 acres
For the purpose of determining the project's compliance with the master plan, in regards to
permitted land uses in Planing Area 3 and the application of affordable housing requirements, the
Planning Department considers the 171 attached and detached villas as the primary component of
the retirement housing and the apartment complex (containing common dining and nursing
services), and the health care center as the professional care component of the facility. Due to
the project's uniqueness and its housing complexity, the Planning Department felt it necessary to
consult with the State Housing and Community Development Division (HCD) about whether or
not the project's residences should be considered "housing units" or "group quarters/commercial
living units" and what income category they should be assigned to for reporting purposes. In a
letter to the City, HCD stated that the project's independent living units (apartments with
kitchens and villas) are considered "housing units" per the census definition and they can be
reported towards meeting the City's regional share housing needs. Citing a need for further
study and review by HCD, the question of what income category the independent living units
would fit into (very low, low, moderate income etc..) was left unanswered.
SDP 98-01/CDP 98-04/CUP 98-01 - LA COSTA GLEN
January 6, 1999
Page 6
HCD's response requires the City to make a determination as to how best to apply Carlsbad's
inclusionary housing ordinance to this project. The Planning Department recommends that the
apartment complex and the health care beds be considered "professional care/commercial living
units" and not subject to the master plan's affordable housing requirements. However, given the
fact that some of the residential units in La Costa Glen will be reported as part of the City's
regional share housing totals, staff believes that the project has an obligation to provide some
public benefit to assist the City in providing housing for lower income residents. Therefore, the
project's 171 villas are recommended to be considered "residential housing units" and be subject
to the affordable housing requirements of the master plan. This results in a requirement of 30.2
dwelling units to be affordable to lower income residents. Given the high project entrance
deposit fees and the complex service and housing fee structure for residents, at this point in time
and pending further input from HCD, staff has determined that restricting units onsite as
affordable to low income residents is not a workable or viable alternative. Therefore, staff is
recommending that the developer be given the option to either purchase offsite affordable
housing credits in the Villa Loma affordable housing project and/or buy existing offsite housing
units and restrict the rents.
The approved master plan anticipated residential units in Planning Area 3, either standard (single
or multi-family) residential or retirement residential in combination with professional care. In
return, the master plan also anticipated that some form of affordable housing benefit would be
provided. If all the units are considered commercial living units there is no basis for requiring
affordable housing units. However, staff believes that a 100 percent commercial living unit
project would not be consistent with the master plan. If the Planning Commission concurs with
staffs recommendation that the project is subject to affordable housing requirements for the
attached/detached villas, then the project will be forwarded to the Housing Commission for
review and a recommendation to the City Council. If the Planning Commission determines that
the dwelling units are "commercial living units" and the project is consistent with the master
plan, then no affordable housing will be required, and there would be no need for the Housing
Commission to review or make a recommendation on the project.
C. Conditional Uses
For retirement community and professional care type land uses, Planning Area 3 of the Green
Valley Master Plan requires a Conditional Use Permit (CUP) which defers the permit processing
to Chapter 21.42 of Carlsbad Municipal Code. This gives the authority for the location and
operation of these land uses to the Planning Commission for their review and final decision on
the approval of the Conditional Use Permit. Given the large monetary investment in onsite
improvements, the fact that the land use is compatible with the neighborhood, and the project is a
permitted land use in the master plan, staff is not recommending that the CUP have an expiration
date. The following required CUP findings for the proposed La Costa Glen CCRC can be made:
1. The proposed use is: a) necessary and desirable for the development of the
community in that the community benefits of a CCRC include an alternative for
the long-term residential, social, and health care needs of elderly residents, and a
way to provide a continuum of care, to minimize transfer/relocation trauma, and
SDP 98-01/CDP 98-04/CUP 98-01 - LA COSTA GLEN
January 6, 1999
Page 7
to allow for the provision of social and health care services in an appropriately
State-licensed setting; b) consistent with the Green Valley Master Plan and,
therefore, is consistent with the General Plan; and c) is not detrimental to
permitted uses in the master plan in that the land use is buffered from the
commercial planning area (PA 2) by Calle Barcelona and is surrounded on the
west, north, and east by large areas of open space.
2. The proposed site is adequate in size and shape to accommodate the use in that the
project would be constructed within the confines of the developable portions of
Planning Area 3 and complies with all the applicable master plan development
standards.
3. The features necessary to adjust the requested use to existing or permitted future
uses in the neighborhood will be provided and maintained, in that the health
center and homes are setback 35 feet from Calle Barcelona, the southern and
eastern perimeter of the site is fenced with a combination of masonry walls/
wrought iron fences, and a combination of trees, shrubs, and groundcover is
provided along the public and private streets. All the project landscaping is
consistent with the master plan's landscape guidelines.
4. The street system serving the proposed use would not be impacted by the
proposed conditional use in that Calle Barcelona, Levante Street, and the
associated intersections have all been sized and designed to accommodate all the
anticipated traffic generated by the master plan. The project would generate
approximately 1,650 average daily vehicle trips (ADT) which is 2,350 ADT less
than the 4,000 ADT analyzed and approved in the master plan (400 dwelling units
at 10 ADT per dwelling unit equals 4,000 ADT).
D. East Batiquitos Lagoon/Hunt Segment of the Carlsbad Local Coastal Program
The project site is located entirely within the California Coastal Zone and is subject to the
policies of the East Batiquitos Lagoon/Hunt Segment of the Local Coastal Program. In 1996 the
City Council and the Coastal Commission approved an amendment to the East Batiquitos
Lagoon/Hunt Segment of the LCP which designated the Green Valley Master Plan as the
implementing ordinance for the portion of the LCP covering the Green Valley property. Based
on this implementation and consistency relationship between the Green Valley Master Plan and
the LCP, it can be assumed that if the La Costa Glen project is consistent with the master plan it
is also consistent the LCP.
The project will not encroach beyond the development area established for Planning Area 3,
therefore, it will not impact sensitive coastal resources or preclude development of the future
public pedestrian/bicycle trail. The required fee for the conversion of non-prime agricultural
lands to urban uses was paid prior to issuance of the grading permit. The desiltation/depollutant
basin and the biological revegetation and mitigation program will be implemented as part of the
mass grading and public roadway improvements which are currently underway on the site.
SDP 98-01/CDP 98-04/CUi* 98-01 - LA COSTA GLEN
January 6, 1999
PageS
E. Growth Management
An amendment to the Local Facilities Management Plan for Zone 23 was approved concurrently
with the Green Valley Master Plan. At that time all facility impacts were analyzed and it was
determined that all facilities would be provided prior to or concurrent with need pursuant to the
facilities performance standards of Growth Management. Since the proposed project is
consistent with the master plan in which all facilities were determined to be in compliance with
adopted performance standards and the project has been conditioned to comply with all
requirements of the LFMP for Zone 23, no further growth management analysis is necessary.
Facility impacts are noted on the attached Local Facilities Impact Assessment Form.
V. ENVIRONMENTAL REVIEW
The initial study (EIA-Part II) prepared in conjunction with this project determined that the
project would not have a significant impact on the environment and is in prior compliance with
the Final Program Environmental Impact Report (EIR 92-03) approved as part of the Green
Valley Master Plan. The Site Development Plan for the retirement/professional care community
land use is considered a subsequent project and within the scope of the impacts and mitigation
analyzed and established by the Program EIR.
The majority of the significant environmental impacts will occur as a direct result of the current
mass grading operation and the current construction of the infrastructure including, the widening
of El Camino Real, construction and extension of Calle Barcelona and Levante Street across the
creek and riparian corridor. Mitigation to offset these environmental effects has been included in
the master plan's mitigation program and will be implemented as part of the approved mass
grading permit and improvement plans. These mitigation measures include: (1) construction of
Calle Barcelona, Levante Street, and the widening of El Camino Real to offset traffic impacts;
(2) the construction of storm drains and a detention/depollutant basin and erosion control to
offset hydrology and water quality impacts; (3) a native habitat revegetation/restoration program
in the open space areas to offset biological impacts; (4) further site testing and onsite monitoring
during grading for cultural and paleontological impacts; (5) compliance with recommendations
of the geotechnical report during grading for geology and soils impacts; and, (6) watering and
construction techniques, erosion control, heavy equipment emissions control, and roadway
cleaning to offset air quality impacts (see the approved mitigation and monitoring program for
Program EIR 92-03).
It is important to note that the entire La Costa Glen project would generate approximately 1,650
average daily vehicle trips (ADT) which is 2,350 ADT less than the 4,000 ADT analyzed in EIR
92-03 and approved in the master plan (400 dwelling units at 10 ADT per dwelling unit equals
4,000 ADT). In addition, the development of a continuing care retirement community land use
rather than 400 single-family homes in Planning Area 3 would result in reduced demand on
public facilities and services such as schools, parks, and policing. Please see the Environmental
Assessment Form-Part II for a detailed description of the justification to recommend approval of
the Prior Environmental Compliance. In consideration of the foregoing, on June 19, 1998 the
Planning Director issued a Notice of Prior Environmental Compliance for the proposed project.
SDP 98-01/CDP 98-04/CUP 98-01 - LA COSTA GLEN
January 6, 1999
Page 9
The environmental document was noticed in the newspaper and no public comments were
received during the public review and comment period.
ATTACHMENTS:
1. Planning Commission Resolution No. 4447 (SDP)
2. Planning Commission Resolution No. 4448 (CDP)
3. Planning Commission Resolution No. 4449 (CUP)
4. Location Map
5. Background Data Sheet
6. Disclosure Statement
7. Local Facilities Impact Assessment Form
8. Reduced Exhibits
9. Full Size Exhibits "A" - "XXX" dated January 6,1999
LA COSTA GLEN
SDP 98-01/CUP 98-01/CDP 98-04
BACKGROUND DATA SHEET
CASE NO: SDP 98-01/CDP 98-Q4/CUP 98-01
CASE NAME: La Costa Glen
APPLICANT: Continuing Life Communities LLC
REQUEST AND LOCATION: A continuing care retirement community on the west side of El
Camino Real between La Costa Ave and Calle Barcelona
LEGAL DESCRIPTION: Those portions of Section 35. Township 12 South. Range 4 West
and Section 2. Township 13 South and 4 West. San Bernardino Meridian in the City of Carlsbad.
County of San Diego. State of California, according to Official Plat thereof, said property being
more particularly described in Exhibit "A" of Quitclaim Deed recorded March 28. 1989 as File
No. 89-157040 of Official Records of said San Diego County.
APN: 216-122-24.36.37 255-011-08.09.12 255-021-05-08 Acres: 5_5_ Proposed No. of
Lots/Units: 400 units
GENERAL PLAN AND ZONING
Land Use Designation: Community Commercial/Office/Residential Medium High
Density Allowed: N/A Density Proposed: N/A
Existing Zone: P£ Proposed Zone: N/A
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site PC C/O/RMH/VACANT
North OS OS/VACANT
South ENCINITAS VACANT
East OS/C COMMERCIAL
West ENCINITAS VACANT
PUBLIC FACILITIES
School District: Encinitas/San Dieguito Water District: Olivenhain Municipal Sewer District:
Leucadia County
Equivalent Dwelling Units (Sewer Capacity): N/A (Leucadia^)
Public Facilities Fee Agreement, dated: Jan. 13. 1998
ENVIRONMENTAL IMPACT ASSESSMENT
Certified Environmental Impact Report, dated Program EIR 92-03 Green Valley MP
c
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
Applicant's statement or disclosure of certain ownership interests on all
applications which will require discretionary action on the part of the City
Council or any appointed Board, Commission or Committee.
The following information must be disclosed:
1. APPLICANT
List the names and addresses of all persons having a financial interest in the
application.
Continuing Life Communities LLC
800 Mornings ide Drive
TA
2. OWNER
List the names and addresses of all persons having any ownership interest in the
property involved.
See Above
If any person identified pursuant to (1) or (2) above is a corporation or partnership,
list the names and addresses of all individuals owning more than 10% of the shares
in the corporation or owning any partnership interest in the partnership.
D. Aspbpnhrpnnpr
800 Morningisde Drive
Fullerton. CA 92835
Warren F. Spieker. Jr.
91ftn Sand Hill RH
Menlo Park. Ca 94025
?nn
If any person identified pursuant to (1) or (2) above is a non-profit organization or a
trust, list the names and addresses of any person serving as officer or director of
the non-profit organization or as trustee or beneficiary of the trust.
2O75 Las Palmas Dr. • Carlsbad. CA 92OO9-1 576 • (619) 438-1161 • FAX (619) 438-O894 ®
r ^ ^
5. Have you had moBPthan $250 worth of business tran^ted with any member of
City staff, Boards .ommissions, Committees and/or Cc .cil within the past twelve
(12) months?
Yes X No If yes, please indicate person(s):.
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club,
fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city
and county, city municipality, district or other political subdivision or any other group or
combination acting as a unit."
NOTE: Attach additional sheets if necessary.
Signature of owner/date Signature of applicant/date
Richard D. Aschenbrenner
Print or type name of owner Print or type name of applicant
Disclosure Statement 10/96 Page 2 of 2
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: La Costa Glen - SDP 98-01/CUP 98-01
LOCAL FACILITY MANAGEMENT ZONE: 23. GENERAL PLAN: C/O/RMH/OS
ZONING: PC
DEVELOPER'S NAME: Continuing Life Communities
ADDRESS: 800 Morningside Drive. Fullerton. CA 92835
PHONE NO.: N/A ASSESSOR'S PARCEL NO.: 216-122-24. 36. 37/255-011-08. 09. 255-021-
05-08
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 55 ac/171 du
ESTIMATED COMPLETION DATE: N/A
A.
B.
C.
D.
E.
City Administrative Facilities:
Library:
Demand in Square Footage = 594.5
Demand in Square Footage = 317
N/A
1.18
N/A
D
F.
G.
H.
I.
J.
1650
= 2
K.
L.
Wastewater Treatment Capacity (Calculate with J. Sewer)
Park: Demand in Acreage =
Drainage: Demand in CFS =
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. =
Open Space: Acreage Provided =
Schools:
(Demands to be determined by staff)
Sewer: Demands in EDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD = N/A (Olivenhain)
The project is 229 units below the Growth Management Dwelling unit allowance.
8.25
San Dieguito & Encinitas
N/A (Leucadia)
N/A (Leucadia^
PLANNING
DESCRIPTION LAND USE
Enanitas Creek
Conservation Area/
Riparian Buffer Corridor
Retail
Residential
Upland Bluff
•Red Bam'
CpenSpaob
Community
Commercial
Single Family
Residential
Open Space
Open Space
Figure 1-6
Master Plan Planning Areas
Page 1-9
•'D D D
DEVELOPMENT SUMMARY
LA COSTA GLEN OF CARLSBAD MASTER SITE PLAN • PLANNING AREA 3
PROJECT AREA
I. HEALTH CENTER
A. Assisted Llrlni BedsB. Skilled Nirslni Beds
IL INDEPENDENT LIVING
A Independent Living Units
B. Personal Care SuitesC. Guest Rooms
III. ATTACHED A DETACHED VILLAS
A. Attached Villas
B. Detached Villas
TOTAL UNITS
71
72
33
2
55.8 AC
229
REQUIRED
26
33
i IV. PARKING SUMMARY
A. Health Center
O I- Assisted LMna Beds: 71 Units (1/3 units -I)V o 1 Skilled Nurslni Beds: 72 Beds (.45/bed)
",° . -="W
;,; B. Independent Llrlni
0'. I Independent Living Units _ 229 (i/onit •!) 0116;': 1 Personal Care Suites ,-i 33 (1/3 beds *2M 133. Guest Rooms '(It 2 (l/nnit) 2
9°;; _ i_M\ ™
PROVIDED
Spaces (7
Handicap 4
Carports 129Spaces 143
Garaaes 26Q Handicap 15
HTC Attached A Detached Villas
L Attached Villasi Detached Villas C Garate* 95Garaies 152
D.O.S,r-,P.rk,n,
GRAND TOTAL
ATTACHED VILLAS
DETACHED VILLAS/
HEALTH CENTER
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PUn II
Plin III
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47
95 UNITS
12
33
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INDEPENDENT LIVING BLDO B
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AREA 5
COMMONS BUILDING
GARAGES
TOTAL BUILDING COVERAGE AREA
LANDSCAPE AREA
PAVING AREA
TOTAL OPEN AREA
TOTAL SITE AREA
1.632444 IF
551.791 S.F.
2,114.635 IF.
2.721.411 S.F.
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