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HomeMy WebLinkAbout1997-11-05; Planning Commission; ; EIR 96-01|GPA 95-06|LCPA 96-03|ZC 95-06|SP 210|LFMP 87-22A - POINSETTIA PROPERTIES SPECIFIC PLANI City of CARLSBAD Planning Departme, A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: November 5, 1997 ItemNo.@ Application complete date: May 22, 1996 Project Planner: Adrienne Landers Project Engineer: Ken Quon SUBJECT: EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP_ 210/LFMP 87-22(A) - POINSETTIA PROPERTIES SPECIFIC PLAN -Request for the certification of a Program Environmental Impact Report, and approval of Candidate Findings of Fact, Statement of Overriding Considerations, Mitigation Monitoring and Reporting Program, General Plan Amendment, Local Coastal Program Amendment, Zone Change, Specific Plan and Local Facilities Management Plan Amendment. This project has been designed as a 92-acre Transit-Oriented Development which includes the following uses: tourist commercial; mixed-use ( commercial-tourist/residential); multiple family residential; and small-lot, single family residential. The project site is generally located west of A venida Encinas, east of Carlsbad Boulevard, north of Lakeshore Gardens Mobilehome Park and the Ponto Road area, and south of the NCTD Poinsettia Transit Station and Lanikai Lane Mobilehome Park in Local Facilities Management Plan Zone 22. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4157 RECOMMENDING CERTIFICATION of EIR 96-01, ADOPT Planning Commission Resolutions No. 4158, 4159, 4161, and 4162, RECOMMENDING APPROVAL of GPA 95- 06, LCPA 96-03, ZC 95-06, SP 210, and LFMP 87-22(A), based on the findings and subject to the conditions contained therein. II. INTRODUCTION This application proposes a Specific Plan for the development of the Poinsettia Properties project as a transit-oriented development. The Specific Plan provides a comprehensive set of guidelines, regulations, and implementation programs for guiding and ensuring the orderly development of the project site in accordance with the City's General Plan. The Specific Plan defines the allowable type and intensity of land uses in each planning area, and provides detailed planning area development standards, requirements, development phasing and the method by which development of the Poinsettia Properties Specific Plan will be implemented. The proposed land uses for the Specific Plan reflect a mix of residential and non-residential uses. Proposed uses include single fapiily residential, multi-family residential, travel recreation (commercial), and open space. The proposed project actions are in compliance with all applicable plans, ordinances and policies. The primary issues on this project include: (1) the allocation of 560 "excess dwelling units" to the project site; (2) the relocation of commercial uses from Parcel C to Parcel A (see Attachment 15); and, (3) general neighborhood concerns. These issues are discussed in () EIR 96-0 !/GPA 95-06/L' A 96-03/ZC 95-06/SP 210/LFMP 87 _f A) -POINSETTIA PROPERTIES SPECIFIC PLAN· November 5, 1997 Pa e2 detail in the analysis section below. III. PROJECT DESCRIPTION AND BACKGROUND A. GENERAL BACKGROUND The applicant is requesting approval of a specific plan for an area totaling 92 acres. Approval of the project will allow the development of a Transit-Oriented Development (TOD) project which will include tourist commercial uses, mixed-use ( commercial/residential) development, multiple family developments and small lot single family developments. The following is a list of the approvals requested as part of this project: 1. Certification of the Environmental Impact Report. A Program Environmental Impact Report (BIR) was prepared for the project. The BIR analyzed the potential impact of development pursuant to the proposed specific plan and related actions. The environmental issue areas analyzed in the BIR are Land Use Compatibility; Population/Housing; Traffic/Circulation; Air Quality; Noise; Biological Resources; Archeological and Paleontological Resources; Agricultural Resources; -Visual Aesthetics/Grading; Public Services ancl Utilities; and Water Quality/Hydrology. 2. General Plan Amendment. The applicant is requesting an amendment to the General Plan Land Use Map as follows (these changes are shown on Attachment 13): 3. Existing General Plan Land Use Designations: • Residential Medium/Office (RM/O) • Residential Medium High (RMH) • Residential Medium High/Travel Recreation Commercial (RMH/TR) Proposed General Plan Land Use Designations: • Residential Medium (RM) • Residential Medium High (RMH) • Residential High (RH) • Travel Recreation Commercial/Residential High (TR/RH) • Travel Recreation Commercial (TR) • Open Space (OS) Local Coastal Program Amendment. The proposal includes an amendment to the Mello II Segment Land Use Plan map and Policy No. 6A of the Mello II Land Use Plan (LUP). Also proposed is an amendment to the implementation plan which consists of a zone change, as described below. These changes will ensure consistency between the General Plan and Zoning designations, the Poinsettia Properties Specific Plan and the Local Coastal Program. 'I ' I I 'i EIR 96-01/GPA 95-06/LC.96-03/ZC 95-06/SP 210/LFMP 87-221-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 3 4. Zone Change. A zone change is proposed to make the zoning consistent with the proposed General Plan and Local Coastal Program land use designations. The requested zone change is as follows (these changes are shown on Attachment 14): Existing Zoning Designations: • Residential Density Multiple, Qualified Development Overlay Zone (RDM-Q) • Commercial Tourist, Residential Density Multiple, Qualified Development Overlay Zone (CT-Q/RDM-Q) Proposed Zoning Designations: • Residential Density Multiple (RDM) • Commercial Tourist (CT) • Open Space (OS) 5. Poinsettia Properties Specific Plan. The proposed Specific Plan has been designed as a Transit-Oriented Develop (TOD) project. A TOD is a project which integrates development with transit facilities. The overall objective of a TOD is to arrange land uses and transit facilities so that they are mutually supportive. It is intended that this project, along with similarly designed TOD projects within the region, will reduce reliance on the automobile, decrease traffic congestion in the region, reduce auto-related air pollution and noise, and decrease energy consumption. In addition to helping to attain regional goals of congestion management and pollution control, transit-oriented communities can be more desirable places to live. This is because they allow their residents a diversity of travel options, thereby reducing the dependence on any one way of getting around. The Poinsettia Properties Specific Plan capitalizes on the unique opportunity provided by to the projects' proximity to the Poinsettia Transit Station. The vision of the specific plan is to create a self-sufficient, transit-oriented development, which, when developed and occupied, will minimize the use of the automobile, and maximize the opportunities for pedestrians. The project has been designed with not only housing, but shops, services and gathering places. The various uses are located within walking distance, in a deliberate, pedestrian-scaled pattern to encourage people to walk and bicycle. The proposed mix of housing, business and recreation is intended to allow residents to accomplish many of their daily activities without driving. The key design principles of this specific plan include: creating a pedestrian-friendly environment; making pedestrian facilities a priority; designing building sites to serve many users; providing a mixture of land uses; providing appropriate densities; creating interconnected street systems; designing narrower neighborhood streets; and, integrating transit into the community. TOD Development Standards Summary, Attachment 12, outlines the general policies and design standards used in the preparation of this TOD project. Consistent with the TOD policies and standards, this specific plan includes changes to the permitted uses on the EIR 96-01/GPA 95-06/LIA 96-03/ZC 95-06/SP 210/LFMP 87--A)-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pa e4 site under the existing General Plan and Zoning designations. In general, the proposed specific plan will eliminate office uses on the property, relocate tourist-oriented commercial uses closer to the transit station (making them readily available to transit users), and, increase the residential unjt allocation to the site by 560 units,. for a total of 1,009 units within the specific plan area. 6. Local Facilities Management Plan . Amendment (Zone 22). The amendment is proposed to reflect the changes in land use proposed as part of the specific plan. The Zone 22 LFMP has been updated consistent with the proposed uses of the specific plan. B. SITE DESCRIPTION The project site is located within the southwest quadrant of the City, within Local Facilities Management Zone 22. The project site consists of three distinct parcels (Parcels A, B and C, see Attachment 15). Parcels A and B are located north of Poinsettia Lane and Parcel C is located south of Poinsettia Lane. The site is bounded on the north by A venida Encinas ang_ the North County Transit District rail station, on the east by A venida Encinas, on the south by Lakeshore Gardens Mobilehome Park and on the west by Carlsbad Boulevard. Local access is provided via Poinsettia Lane, A venida Encinas, and Carlsbad Boulevard. The project site is compqsed of generally flat terrain on Parcel A, with a few small knolls and flat terrain on Parcels B and C. The project site has been disturbed by agricultural operations, and contains ruderal vegetation limited to non-native grasses and small shrubs. Elevations on the site range from approximately 48 feet above mean sea level on the eastern portion of the site, to 70 feet above mean sea level in the western portion of the site. The site is currently vacant with the exception of the southeastern portion of Parcel A, which is utilized for the storage of boxed trees. No permanent structures exist on the site. The proposed project is subject to the following plans, ordinances, standards and policies: A. Environmental Protection Procedures (Title 19) and the California Environmental Quality Act (CEQA) B. Carlsbad General Plan C. Mello II Segment of the Carlsbad Local Coastal Program D. Zone Change, Chapter 21.52 of the Carlsbad Municipal Code E. Poinsettia Properties Specific Plan F. Growth Management Ordinance (Zone 22 Local Facilities Management Plan). • I I EIR 96-01/GPA 95-06/LC.96-03/ZC 95-06/SP 210/LFMP 87-221-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 5 IV. ANALYSIS The recommendation of approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations (as amended) listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A. ENVIRONMENTAL PROTECTION PROCEDURES (TITLE 19) AND THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) A Program Environmental Impact Report (EIR) was prepared for the project in compliance with the Environmental Protection Procedures (Title 19) of the Carlsbad Municipal Code and the California Environmental Quality Act (CEQA). The EIR addresses the environmental impacts associated with all discretionary applications for the proposed project including ultimate buildout of the entire project. In addition to the sections required by CEQA, the EIR analyzed the following areas of potential environmental impact: I. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Land Use Compatibility; Population/Housing; Traffic/Circulation; Air Quality; Noise; Biological Resources; Archeological and Paleontological Resources; Agricultural Resources; Visual Aesthetics/Grading; Public Services and Utilities; and Water Quality/Hydrology 'I The conclusion reached on the 11 areas of potential impact fell into one of three different categories. The three categories are (1) unavoidable significant environmental impacts, (2) significant environmental impacts that can be avoided or mitigated, and (3) impacts considered in the EIR but found to be less than significant. 1. Unavoidable Significant Environmental Impacts Based on the data and conclusions of the EIR, it has been found that the project will result in significant cumulative impacts to air quality and traffic which cannot be fully mitigated. These cumulative impacts are regional in nature and occur in areas outside the jurisdiction of the City. Cumulative unavoidable traffic impacts occur on certain segments of SR-78 and I-5. EIR 96-01/GPA 95-06/L.A 96-03/ZC 95-06/SP 210/LFMP 87-,A)-PO~SETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pa e6 2. Significant Environmental Impacts That Can Be A voided or Mitigated Mitigation measures are proposed for the following environmental impact areas to mitigate significant environmental impacts: (1) Ajr_ Quality, (2) Agricultural Resources, (3) Archaeological and Paleontological Resources, (4) Biological Resources, (5} Noise, (6) Visual Aesthetics/Grading, and (7) Water Quality/Hydrology. The mitigation measures are contained in the EIR as well as the Mitigation Monitoring and Reporting Program (including all feasible mitigation measures relating to cumulative air quality and traffic/circulation impacts) attached to Planning Commission Resolution No. 4157 for EIR 96-01. 3. Impacts Found To Be Less Than Significant The following environmental impact areas were analyzed in the EIR but found to have impacts which are less than significant: (1) Land Use Compatibility, (2) Population/Housing, (3) Traffic/Circulation at the project level, and (4) Public Services and Utilities (Fire Protection Services, Police Protection, Services, Sewer and Wastewater Treatment Facilities, Water Supply/Reclaimed _Water, and Schools). In order to approve the project, a Statement of Overriding Considerations must be adopted pursuant to Sections 15093 and 15126(b) of the CEQA Guidelines. A Statement of Overriding Considerations has been prepared and is attached to the Planning Commission Resolution No. 4157 for the EIR. Staff is requesting that the Planning Commission recommend that the City Council certify the EIR and adopt the proposed CEQA Findings and Statement of Overriding Considerations. Primacy Issues Raised in ~IR In response to comments on the draft EIR, several neighborhood issues were raised including: (1) Ponto Drive access to Carlsbad Boulevard; (2) visual impacts; (3) new, signalized access to Parcel B and the Lanikai Lane Mobilehome Park; and, (4) compatibility of land uses adjacent to the Lanikai Lane Mobilehome Park. The following is a discussion of these issues. 1. Compatibility of Land Uses Adjacent to the Lanikai Lane Mobilehome Park Residents of the Lanikai Lane Mobilehome Park object to the proposed, multi-family residential development proposed on Parcel B, based on their contention that the multiple family use is not compatible with their mobilehome park. The Existing General Plan designation is proposed to be changed from RMH (8-15 du/ac, growth control point of 11.5) to RH (18-23 du/ac, growth control point of 19); the existing zoning designation is proposed to be changed from ROM-Q to ROM. Although the proposed general plan change of RMH to RH will allow more units to be constructed on the site, the use of the property as a multi-family product location will remain the same. Furthermore, as noted above, the zoning of this site will essentially remain the same - from RDM-Q to ROM. The "Q" denotes a requirement for a Site Development Plan application EIR 96-01/GPA 95-06/LCP,96-03/ZC 95-06/SP 210/LFMP 87-22(!-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 7 which is proposed to be deleted. This requirement was deleted because the stipulation for further discretionary review has been included in the text of the Specific Plan. In addition, the site will be developed under the more stringent development standards of the Specific Plan developed specifically to address the issues related to the subject site and to provide compatibility with nearby development. Special design standards of the Specific Plan include: (1) an 80-foot habitable structure setback adjacent to the Lanikai Lane Mobilehome Park (non-habitable structures, not to exceed one-story or 18-feet in height, are permitted in this area); (2) 40-foot landscape setbacks adjacent to Carlsbad Boulevard and Poinsettia Lane; (3) low-impact lighting standards adjacent to the Lanikai Lane Mobilehome Park; ( 4) varied roof-lines for multiple story buildings to reduce building massing; and (5) juxtaposed building footprints to reduce the "wall of buildings" effect and to reduce massing impacts. These measures will ensure that the proposed multiple family uses on the site will be compatible with the adjacent mobilehome park. 2. Visual Impacts Concerns regarding potential visual impacts have been raised by nearby residents and the State Parks and Recreation Department. The Specific Plan has been prepared with detailed development standards to address the compatibility of proposed uses with existing uses. Such standards include the provision of compatible architectural styles, enhanced landscaping and the reduced massing of structures along Carlsbad Boulevard. They also include increased setbacks adjacent to the Lanikai Lane Mobilehome Park. A profile analysis of the project was prepared as part of the Draft EIR. These view cross-sections indicate that the project will be visible from existing projects to the east (including Harbor Pointe), and that existing views of the ocean may be partially obstructed by the development of the project site. In determining the significance of visual impacts, a determination is made as to whether implementation of the proposed project would result in an obstruction of any scenic vista or view open to the public or result in the creation of an aesthetically offensive site open to public view. The visual analysis in the_Draft EIR demonstrates that the project will not obstruct public views or create an aesthetically offensive site open to public view. As designed, the project will not have a significant impact on public views. The City of Carlsbad has no policies to protect private views. 3. New Signalized Access to Parcel Band Lanikai Lane Mobilehome Park Residents of the Lanikai Lane Mobilehome Park have expressed concern over the new, signalized access to Parcel B on Carlsbad Boulevard which is also intended to provide access to their Park. Existing access to Lanikai Lane is from a cul-de-sac on Surfside Lane, located north of the mobilehome park. To gain access to the mobilehome park, Lanikai Lane residents currently utilize the Carlsbad Boulevard/Island Way intersection and then traverse south on Surfside Lane through the La Costa Downs residential tract to the existing access point at the end of the cul-de-sac. The project proposes a new signalized intersection (see Attachment 18) to be located approximately 1,900 feet south of the Carlsbad Boulevard/Island Way intersection. This new intersection would provide access to an entry road leading to both Parcel B of the project and to the Lanikai Lane Mobilehome Park. Recent discussions with Lanikai Lane residents have also EIR %-o I/GPA 95-06/LI A 96-03/ZC 95-06/SP 2 {o/LFMP 87-f Al -POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 8 led to the inclusion of a right-in/right-out-only access point at the main entrance to the mobilehome park. This access will provide residents with a separate entry but will also afford them the opportunity to utilize the new signalized intersection if they wish to travel south. The shared, signalized access on Parcel B would result in a better distribution of traffic on Carlsbad Boulevard. The signalized intersection, the right-in/right-out access and the Surfside lane approach will permit Lanikai Lane residents to have several safe points of ingress and egress to their mobilehome park. 4. Ponto Drive access to Carlsbad B0ulevard Owners of property located south of Parcel C and adjacent to Ponto Drive, have expressed concerns over potential future Ponto Drive access to Carlsbad Boulevard (see Attachment 18). Properties in this area currently have full access to Carlsbad Boulevard from the signalized intersection at A venida Encinas and Carlsbad Boulevard. Limited access is also available from a northbound-only acceleration lane on Ponto Drive that merges with Carlsbad Boulevard. The project proposes a new signalized intersection on Carlsbad Boulevard, located approximately 1,400 feet south of the Poinsettia Lane intersection. This new street will -provide an entry road for access to Parcel C. In the future, Ponto Road may be extended so that properties located south of Parcel C also have access to this entry road and the signalized intersection. To avoid traffic conflicts, installation of this new intersection necessitates removal of the existing northbound only acceleration lane on Ponto Drive. A cul-de-sac bulb would be constructed at the northern end of Ponto Drive, eliminating direct northbound access to Carlsbad Boulevard. This area will continue to have full access to Carlsbad Boulevard from the signalized intersection of A venida Encinas and Carlsbad Boulevard. The traffic analysis prepared for the proposed project assumes that all traffic generated from properties adjacent to Ponto Drive will have access to Carlsbad Boulevard at the two locations previously discuss~d (the new signalized intersection located approximately 1,400 feet south of the Poinsettia Lane intersection, and the existing Avenida Encinas signalized intersection). Both the A.M. and P .M. peak hour levels of service at these two locations are estimated to be well within the growth management performance standard for intersections. The placement of the new signalized intersection and the location of the existing A venida Encinas intersection is consistent with a study performed by the City which identifies intersection locations along Carlsbad Boulevard in conjunction with the realignment of Carlsbad Boulevard. The location of the new Parcel C access road at Carlsbad Boulevard provides for the safe and efficient flow of traffic on Carlsbad Boulevard; meets City standards for intersections spacing; provides for an additional future aqcess road at Carlsbad Boulevard to the south; and, provides for access at Carlsbad Boulevard to property to the south (via the proposed future extension of Ponto Road). For this project, no additional access locations for Parcel C are needed or recommended. 1 2 3 4 5 6 7 8 -• -• EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A)-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 9 B. GENERAL PLAN AMENDMENT LAND USE ELEMENT The proposed General Plan Amendment ( see Attachments 13 and 16) will change the existing designations of the project site from commercial, office and residential to land uses consisting of primarily residential uses with support/tourist-oriented commercial uses and open space. The proposed project will require modifications to the General Plan Land Use designations as depicted in the General Plan Land Use Summary, Table 1, below. The proposed land uses are compatible with the surrounding existing commercial, transit station and residential uses of the area. TABLE 1 GENERAL PLAN LAND USE SUMMARY PAs NET CURRENT PROPOSED EXISTING PROPOSED EXISTING PROPOSED ACRES• GP GP GMCP• GMCP MAX MAXGMCP GMCPUNITS• UNITS• 3.6 RM/0 TR 6.0/NA NA 9 0 19.7 RM/0 RM 6.0/NA 6.0 49 114 1.4 RM/0 OS 6.0/NA NA 4 0 18.6 RM/0 RMH 6.0/NA 11.5 40 186 5.6 RM/0 RH 6.0/NA 19.0 15 142 6.5 RM/0 TR/RH 6.0/NA 19.0/NA 17 61 18.7 RMH RH 11.5 19.0 215 356 17.5 RMH/TR RMH 11.5/NA 11.5 100 150 TOTALS 91.6 449 1,009 1 Net acres based on Specific Plan estimates which are different from LFMP 22 estimates. 2 Assumes 50 percent mix between residential and nonresidential. 3 Units were allocated under LFMP 22 for P As 1-6 as one Parcel (Parcel A) at a maximum of 134 units. Units have been proportionately distributed to each PA for illustration purposes only. 4 Proposed units exceed allowed units under growth management by 560 units (1,009 -449 = 560). See discussion, below, Density Increase. The Poinsettia Properties Specific Plan implements the Goals of the Land Use Element as illustrated below: 1. Goal A.l (Land Use Goals) "A City which preserves and enhances the environment, character and image of itself as a desirable residential, beach and open space oriented community." The project proposes active open space including an extensive trail system, a tourist oriented commercial area for residents and commuters of the area, and detailed transit-oriented development standards thereby satisfying this general plan goal. 2. Goal A.3 A (Land Use Goals) "A City which provides for land uses which through their arrangement, location and size, support and enhance the economic viability of the community." The project proposes a variety of land uses which have been carefully I • BIR 96-01/GPA 95-06/L A 96-03/ZC 95-06/SP 210/LFMP 87-22(A) -POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 10 planned to maximize the best use of the site, and contribute to the reduction of traffic trips within the City. 3. Goal A.l (Growth Management and Public Facilities Goals) "A City which ensures the timely provision of adequate public facilities and service to preserve the quality of life of residents." The specific plan includes provisions which ensure that all necessary public facilities will be available concurrent with demand. The specific plan has been developed to be consistent with, and implement the Zone 22 Local Facilities Management Plan, as amended. 4. Goal A.4 (Commercial Goals) "A City which promotes recreational and tourist oriented land uses which serve visitors, employees of the industrial and business centers, as well as residents of the City." The tourist-oriented commercial uses are intended to accommodate residents of the area, in addition to meeting the needs of visitors and transit users. 5. Goal A.l (Agriculture Goal) "A City which ,prevents the premature elimination of agricultural land and preserves said lands wherever possible." The specific plan will result in the conversion of the project site to urban uses. The project will not however, result in the conversion of prime agricultural land to urban uses and no significant impact to prime agricultural farmland is anticipated. The project has been conditioned (see Mitigation Monitoring Program) to mitigate the conversion of non-prime agricultural lands by the payment of a mitigation fee pursuant to the requirements of the Mello II Segment of the Local Coastal Program. 6. Objective C.5 (Residential) "Locate multi-family uses near commercial centers, employment centers, and major transportation corridors." The proposed project includes three planning areas (PAs 5, 6, and 7} which will contain multiple family projects. These planning areas are adjacent or in close proximity to the Poinsettia Transit station. 7. Objective C.11 (Residential)" Require new residential development to provide pedestrian and bicycle linkages ... " The proposed project includes an extensive system of pedestrian and bicycle trails which will link each of the planning areas to commercial services and the. transit station. HOUSING ELEMENT The proposed project is consistent with Program 3.6b of the Housing Element which states that, "A minimum of fifteen percent (15%) of all approved units in any residential specific plan or qualified subdivision shall be made affordable to lower income households." The inclusionaty requirement for this project is based on 15% of the maximum number of units (1009) proposed for development within the specific plan area. This equates to 152 units and was reached in the following manner: EIR 96-01/GPA 95-06/LCP,96-03/ZC 95-06/SP 210/LFMP 87-221-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pa e 11 Affordable Housing Obligation ============ =~~A'f~~~~~:====71 General Plan Units ,.. Transfer of Units u X 15% = 67 re'l .. ,·,..,u, u, + 560 du transfer) X 15% = II l'.52 1:emLiin:d adforda.ble, units The applicant is proposing to meet this requirement through the implementation of three affordable housing components as follows: Planning Method of Implementation # of Units Area 5 This site is designated for a maximum of 142 affordable 142 apartments. 6 This mixed-use site may provide a maximum of 61 live-work 9 units of which 9 must be rent-restricted affordable units. 4 This site may provide a maximum of 64 secondary units; 30 however, only 20% of the overall (152) affordable units in the specific plan may be constructed as rent-restricted secondary units. TOTAL 181 As can be seen from the above table, if the maximum affordable units permitted in the specific plan were actually constructed, there would appear to be 29 "excess" affordable units in the project. This is unlikely to happen because, typically, construction occurs with a·fewer number of units than were originally approved. Moreover, the Inclusionary Housing Ordinance requires a minimum of 15% affordable units but does not specify a maximum number which must be provided. A developer may choose to provide more affordable units than necessary, but in doing so, he is not creating "excess" units which could then be available for sale to other developers. The specific plan does NOT include provisions to allow the sale of any affordable housing units within the specific plan area should the developer construct more affordable units than needed to fulfill his affordable housing obligation. The specific details on the location, number of units provided within each planning area, timing and phasing of affordable units will be provided for in the required affordable housing agreement for the project. This project would therefore be consistent with the Housing Element of the General Plan. In addition, the project is in compliance with Housing Goal 2, which provides that new projects be developed with a diversity of types, prices, densities and locations sufficient to meet the demands of anticipated City and regional growth. The proposed project provides a variety of housing types, and densities including multiple family and single family developments at densities ranging from 7-19 dwelling units per acre. EIR 96-01/GPA 95-06/L.A 96-03/ZC 95-06/SP 210/LFMP 87,A)-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 12 GENERAL PLAN ISSUES There are four primary issues related to· the proposed General Plan Amendment: (1) an elimination of office uses on Parcel A; (2) an increase in the amount of residential development within the boundaries of the Specific Plan; (3) an allocation of 560 units from the "excess dwelling unit bank"; and ( 4) the relocation of tourist-oriented commercial uses from Parcel C to Parcel A. These issues are discussed as follows: 1. Elimination of Office Uses Parcel A is currently designated for development with a mixture of Residential Medium and Office Uses. The proposed General Plan amendment will eliminate the Office (0) designation from this site, and allow it to be developed with a combination of residential and tourist-oriented commercial uses. The elimination of the "office" land use designation would preclude multi- tenant, professional office buildings that would be most likely to develop on this site. The Economic Development Department indicates that there is no shortage of professional office space in the City and that the department has not received inquiries regarding this type of office use. The elimination of office uses will also reduce office employment types of opportunities on the project site; however, there will be many commercial employment opportunities offered in Planning Area 6 -the mixed use area. In addition, based on the fiscal impact analysis prepared for this project; this change will not result in significant fiscal impacts to the City. Although office uses have been eliminated and residential density has increased, implementation of the project will not result in the overall increase of land use intensities. Furthermore, the proposed land use changes do not result in any significant changes in public facilities requirements. 2. Increased Residential Development The proposed General Plan amendment will increase residential densities on all parcels of the Specific Plan. The existing land use designation on Parcel A is a split designation of Residential Medium High and Office (RMH/0). For facility planning purposes under Growth Manage~ent, it was assumed that 50 percent of Parcel A would be utilized for residential purposes. As such, Parcel A was allocated 134 units in the Zone 22 Local Facilities Management Plan. In the Poinsettia Properties Specific Plan, Parcel A is planned to accommodate up to 503 units. Parcel B is proposed to be re-designated from RMH to RH in the Specific Plan. This change will allow 356 units on the site, an increase of 141 units over the 215 units permitted pursuantto Growth Management. Parcel C has a split designation of Residential Medium High and Travel Recreation Commercial (RMH/TR). For Growth Management purposes, it was assumed that 50 percent of Parcel C would be utilized for residential purposes. Parcel C is planned to accommodate up to 150 units, an increase of 50 units over the 100 units permitted pursuant to Growth Management. The increased number of residential units, allocated from the "excess dwelling unit bank" is discussed further under Item 3, below. See Table 2, below for a summary of the total unit increase (by Parcel) to the Specific plan. : I EIR 96-01/GPA 95-06/LCP'96-03/ZC 95-06/SP 210/LFMP 87-22(!-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 13 The proposed land uses will be compatible with existing and proposed off-site land uses. Parcel A is planned for high density residential and mixed-use/commercial uses. These uses will not impact existing commercial, office and industrial uses to the north and east of the project site, as they are compatible land uses. Additionally, no land use compatibility impact is anticipated between proposed development in Parcel A and the Lakeshore Gardens Mobilehome Park to the south as these land uses are separated by grade and Poinsettia Lane. Proposed land uses in Parcel B consist of high density multi-family residential development. As designed with increased setbacks, special design standards and height restrictions along the northern boundary of the site, the proposed project is compatible with the mobilehome park to the north. Proposed land uses in Parcel C consist of medium high density multi-family residential and/or single family residential development. Land uses proposed in this parcel are compatible with the existing mobilehome park to the east, single family/mixed uses to the south and the campground to the west. TABLE2 DENSITY INCREASE SUMMARY PARCEL GMCP DENSITY INCREASE PROPOSED UNITS UNITS TOTAL UNITS PARCEL A 134 369 503 PARCELB 215 141 356 PARCELC 100 50 150 Totals 449 560 1,009 3. Allocation of Excess Dwelling Units Under Council Policy 43 City Council Policy 43 establishes priorities for the allocation of excess dwelling units within each quadrant of the City (see Attachment 11, City Council Policy 43). On April 4, 1997, Policy 43 was amended to allow excess dwelling units to be transferred to transit-oriented developments, such as the Poinsettia Properties Specific Plan. Policy 43 establishes three priority levels for allocating excess dwelling units. The priorities were provided as a way to address the issue of having only a minimal number of excess units available in a quadrant, at any one particular point in time. As stated in Policy 43: "If there are only a minimal number of excess units available in a quadrant, then the units should only be used for a First Priority project. Conversely, if there are a substantial number of excess units available in the quadrant, allocation to a Second or Third Priority project is acceptable." Transit-Oriented Development projects are Priority 2 projects under Policy 43. There are currently 1,448 units in the "excess dwelling unit bank" for the southwest quadrant. This number is likely to increase due to projects in the quadrant continuing to build below their Growth Management Control Point. EIR 96-01/GPA 95-~6/L'A 96-03/ZC 95-06/SP 210/LFMP 87-,A)-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 14 The approved Zone 22 Local Facilities Management Plan allocated a maximum of 449 units to the specific plan area. As proposed, with 1,009 units, the project exceeds the Growth Management Control Point by 560 units. As discussed above, this project has been designed as a TOD project, a primary goal of which is to increase densities near transit facilities. As such, the applicant has proposed a density increase of 560 units to the project, as may be approved by City Council under City Council Policy 43. The transfer of 560 excess dwelling units to this site will leave 888 dwelling units in the City's "excess dwelling unit bank" for the Southwest Quadrant. The additional 560 units requested from the excess dwelling unit bank are for the sole purpose of developing a TOD project and not for-the development of affordable housing units. The project is subject to the standard 15% inclusionary housing requirement on the total units proposed in the Specific Plan area. Staff supports the requested density increase as the project has been designed as a transit-oriented development, is consistent with regional growth management goals, is consistent with General Plan goals, is compatible with surrounding existing land uses, and is in a quadrant with a substantial number of excess dwelling units. 4. Relocation of Tourist-Oriented Commercial Uses Currently, Parcel C of the Specific Plan has a split General Plan designation of RMH/TR which would allow this site to be developed with a mixture of residential and travel recreational uses. The proposed General Plan amendment will relocate these travel recreational uses to two separate locations -one adjacent to the Poinsettia Rail Commuter station (Planning Area 6) and the other at the comer of Poinsettia Lane and A,venida Encinas (Planning Area 1 ). As discussed below in Section C.2, the travel recreation uses have been relocated to better serve users of the transit station, the traveling public, and residents of the Specific Plan area. The proposed designations will allow for the creation of a transit-oriented development containing residential and travel/recreational commercial uses Which are compatible with each other, as well as with the existing uses on surrounding properties. This TOD project is designed with mixed-use ( commercial/residential) development adjacent to the transit station, and with higher density residential land uses. located in clos_e proximity to the station. As shown on Exhibits H and I, Surrounding General Plan and Zoning Designations, respectively, the proposed project is compatible with surrounding commercial,. office and residential uses. Detailed design guidelines have been included in the specific plan to ensure project compatibility with nearby projects. The findings contained in Planning Commission Resolution No. 4158, for GPA 95-06, demonstrate that the proposed land use designations and the project are consistent with the General Plan. See Section C, Mello II Segment of the Carlsbad Local Coastal Program (below), for a detailed discussion of coastal issues related to the relocation of tourist commercial uses from Parcel C to Parcel A. C. MELLO II SEGMENT OF THE CARLSBAD LOCAL COASTAL PROGRAM The proposed project is located within the Mello· II Segment of the City's Local Coastal Program (LCP). The LCP includes both land use designations (illustrated on a map similar to the General Plan Map) and land use policies (found in the Land Use Plan). In addition, the LCP is implemented in part by the City's Zoning Ordinance. For this reason, zone code amendments or specific plans adopted by ordinance create the need for Local Coastal Program Amendments-to EIR 96-01/GPA 95-06/LCP,96-03/ZC 95-06/SP 210/LFMP 87-22(!-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 15 provide consistency between documents. LCP amendments can cause the need for subsequent actions by creating the potential for changes in Coastal Development Permit ordinances, land use policies or procedures, and eventually, changes to the Post-certification LCP Map. When the proposed project is reviewed by the Coastal Commission, land use changes, zone changes and modifications to development standards proposed in the • Specific Plan will be evaluated for consistency with the Coastal Act. The current LUP designations will be revised to establish consistency with the proposed General Plan land uses designations creating an immediate change to the Mello II Land Use Plan Map (LUP). Zone changes and LCP implementation changes to achieve consistency with the proposed LUP designations are also proposed. These changes are shown graphically on Exhibits "E" and "E-1 ". In addition to land use changes, a minor revision is proposed to Policy 6-9 of the Mello II Segment. Currently, Policy 6-9 states, "Mixed use development (i.e., residential and recreational-commercial) shall be permitted by right on properties fronting Carlsbad Boulevard across from South Carlsbad State Beach ... ". The proposed revision would add language as follows: "Mixed use development (i.e., residential and recreational-commercial) shall be permitted by right except as provided by a specific plan or master plan adopted to implement LCP policies on properties fronting Carlsbad Boulevard across from South Carlsbad State Beach ... " This revision provides consistency between the LCP and the Specific Plan and is necessary because the Specific Plan restricts commercial development along Carlsbad Boulevard for reasons explained in Section 2 below. The proposed LCP amendment will establish consistency between the General Plan, the Zoning Map, the Poinsettia Properties Specific Plan and the LCP. Major coastal issues are discussed below. I. Mello II Segment -Conversion of Agricultural Land The Mello II LCP Segment contains special provisions regarding the conversion of agricultural land to non-agricultural uses. The three parcels are designated as Coastal agriculture in the City's LCP, therefore, the developer will be required to pay agricultural mitigation fees in compliance with the requirements of Chapter 21.20 I of the Carlsbad Municipal Code and Policy 2.1 of the Mello II Segment of the Carlsbad Local Coastal Program. 2. Mello II Segment -Tourist Commercial Land Uses As explained in the General Plan section above, the Specific Plan will relocate the potential tourist-serving uses from Parcel C of the Specific Plan to two planning areas (PA 1 and PA 6) on Parcel A. Parcel C (PA 8) of the Poinsettia Properties Specific Plan (see Exhibit C) has a split General Plan designation of RMH/TR, which permits the property to be developed with a mix of . residential and tourist commercial uses. These designations were established in 1985, as a result of the Seapointe Land Use Study. The staff report for that 1985 General Plan amendment noted that the split designation was placed on the site due to the uncertainty of how property in the area would develop. The Seapointe Study indicated that the site could be used for hotel/motel and EIR 96-01/GPA 95-06/LI A 96-03/ZC 95-06/SP 210/LFMP 87-IA) -POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 16 visitor-serving purposes. The major reasons for this recommendation were bas~d on the location of the site at a major intersection (Poinsettia Lane and Carlsbad Boulevard) and the proximity of the site to the Batiquitos Lagoon Educational Park (BLEP). The study concluded that tourist- oriented commercial uses on this site could c.omplement the uses of the educational park; however, the Batiquitos Lagoon Educational Park did not come to fruition. The new Poinsettia Shores Master Plan now proposes tourist-oriented commercial uses on the land adjacent to Carlsbad Boulevard. The development of the Poinsettia transit station in the area surrounded by the Poinsettia Properties Specific Plan area has provided the City with an opportunity to plan a comprehensive TOD project. The proposed TOD project includes a mix of land uses, including 10.1 acres of commercial tourist uses. The land use mix has been arranged to comply with TOD design principles. In general, the design principles call for the development of transit-serving commercial uses and high density residential within 500-feet of the transit station, with residential densities decreasing the farther the land is removed from the transit station. The California Coastal Commission staff does not support the proposed relocation of commercial uses from Parcel C to Parcel A due to their belief that more commercial areas are needed on Carlsbad Boulevard. The following is the rationale for Planning staff support of the relocation of commercial uses from Parcel C to Parcel A. a. Transit Oriented Specific Plan This project has been designed as a livable community with a transit-oriented focus to take advantage of the property's proximity to the Poinsettia Transit Station. This is a very unique opportunity, because most land near transit centers is already developed making the creation of a true transit-oriented development community difficult to achieve. In addition, this TOD project implements the recommendations of the Land Use Distribution Element of SAND AG' s Regional Growth Management Strategy by placing transit facilities and service development near a transit station. The project has been designed to meet specific TOD design principles which include locating commercial uses near the transit station and increasing residential densities around the transit station. The commercial land uses have been relocated from Parcel C to Parcel A to: allow commercial development to be more accessible to residents, as well as commuters and tourists using the train or the freeway. b. • Access to Commercial on Parcel C Carlsbad Boulevard is designated as a major arterial in the Carlsbad General Plan. The Engineering Department has requested that the access to Parcel C (see Attachment 15) be provided on the southern boundary of the parcel, to avoid more than one additional signalized access to Carlsbad Boulevard between Poinsettia Lane and A venida Encinas. In addition, no access will be permitted on Poinsettia Lane. The placing of the only access point to Parcel C on the southern boundary, forces any commercial uses on that Parcel to be located at the southern end of the site. This is due to the need for commercial uses to have direct and easy access from major roadways. In addition to poor accessibility, there is concern for the viability of commercial uses located on the southern --. EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A)-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pa e 17 C. portion of Parcel C due to the visibility of the site and compatibility with uses to the south. Further, the State campground has an existing store that caters to the needs of campers, including general store items and beach equipment rentals, so it is unlikely that users of the campground will venture across Carlsbad Boulevard for similar tourist- oriented services. Carlsbad Local Coastal Program The Mello II segment of the City's LCP discourages the loss of commercial uses within the coastal zone. As designed, this project will include 10.1 acres of commercial tourist uses (8.75 acres of commercial uses were estimated ~n Parcel C in the Zone 22 LFMP), all located within the coastal zone, and easily accessible to tourists, transit users and residents of the area. Based on the proposed access location on Parcel C, the commercial uses within Planning Area 1 of Parcel A, will be just as close to users of the State campground as would be commercial uses designed on Parcel C. There are no policies within the LCP which require that commercial uses be developed on Carlsbad Boulevard, however, Policy 6-9 of the Mello II Segment, allows for mixed uses by right along Carlsbad Boulevard (although the existing General Plan designation and zoning do not). As designed, the project does comply with all policies and goals of the Coastal Act and LCP. d. Adequate Nearby Tourist-Oriented Commercial Property With the adoption of the Poinsettia Shores Master Plan (replacing the BLEP), 12.1 acres of the land west of the railroad tracks has been designated for tourist-oriented commercial uses. In addition, there is 11.3 acres of Unplanned Area (UA) designated in the Poinsettia Shores Master Plan, which may also be developed with tourist-oriented commercial uses. These areas have good access and visibility, are all located adjacent to one another, and thus, have the potential to create a well planned and integrated tourist-oriented commercial node. The uses in this commercial area may include hotels, time share units, restaurants, and general tourist-oriented commercial businesses. These properties are located directly across from South Carlsbad State Beach which is a heavily used public beach with parking and restroom facilities. There is a signalized intersection at A venida Encinas, which provides safe and convenient pedestrian access to these commercial sites from the beach. With a total of 23.4 acres of potential tourist-oriented commercial uses along Carlsbad Boulevard, there is adequate potential for future commercial development on Carlsbad Boulevard which is within 2,500-feet of Parcel C. Finally, if Parcel C were designated for commercial uses, the potential exists to create a long "strip" of commercial development along Carlsbad Boulevard, from the Batiquitos Lagoon to Poinsettia Lane, which goes directly against City policies regarding "strip" commercial development. The proposed amendments to the Mello II Land Use Plan Map will revise Local Coastal Plan designations to be consistent with the proposed General Plan land uses. The amendment is shown graphically on the exhibits attached to Planning Commission Resolution No. 4159 for the Local Coastal Program Amendment. The Poinsettia Properties Specific Plan will become the implementation plan for this area of the Mello II Segment of the LCP. Considering the above, the proposed project is consistent with the applicable policies of the Mello II Local Coastal EIR 96-01/GPA 95-06/L~t 96-03/ZC 95-06/SP 210/LFMP 87--A) -poiJ:.sETIIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pae 18 Program Segment. Therefore, staff recommends that the commercial uses be allocated as designated in the Specific Plan. If the Coastal Commission denies the proposed project or recommends approval ~f the project with substantial changes, the applicant will be required to process an amendment to the Specific Plan to reflect such changes. D. ZONE CHANGE, CHAPTER 21.52 OF THE CARLSBAD MUNICIPAL CODE The applicant is requesting approval of a zone change (see Attachments 14 and 17) as described in the project description and background section, above. The zone change is necessary to achieve consistency with the proposed General Plan, Local Coastal Program amendment, and Specific Plan designations. The residential and tourist-oriented commercial uses all_owed by the proposed zone change are corn.patible with the existing, surrounding commercial and residential uses. The specific design standards of the Specific Plan and required discretionary permit approvals for each planning area will ensure that allowed uses are compatible with surrounding land uses and conform to the requirements of the Poinsettia Properties Specific Plan. The Poinsettia Properties Specific Plan takes precedence over the proposed zones as it contains a modified list of permitted uses as well as detailed design guidelines not found in the zoning ordinance. The proposed zone change is consistent with the goals and policies of the various elements of the General Plan, in that the rezoning of the site to the proposed designations will: a. Provide for the development of a community which has been carefully planned to promote, encourage an,d accommodate a variety of transportation modes as alternatives to the automobile in compliance with the Goal of the "Alternative Modes Of Transportation" section of the Circulation Element. b. Permit the development of a transit-oriented community, along with commercial uses, which promotes economic development for commercial, industrial, office and tourist-oriented land uses in conformance with Goal A.3 (Commercial Goals) of the Land Use Element. • E. POINSETTIA PROPERTIES SPECIFIC PLAN Government Code Section 65451 governs the content of specific plans. The Poinsettia Properties Speci'fic Plan contains all information required by state law. • The plan consists of both a text and diagrams which specify the following in detail: (1) distribution and location of land uses, (2) infrastructure, (3) development standards, ( 4) implementation measures including financing measures, and ( 5) a statement of the relationship of the Specific Plan to the General Plan. The Specific Plan proposes the creation of eight planning areas. Development standards and design guidelines are specified for each planning area. The proposed planning areas are as follows (see Attachment 17): --EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) -POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pa e 19 1. Planning Area 1 -Travel recreation and transit-oriented development 2. Planning Area 2 -Single-family residential 3. Planning Area 3 -Private recreation area for Planning Areas 2 and 4 4. Planning Area 4 -Single-family residential 5. Planning Area 5 -Affordable housing (apartments) 6. Planning Area 6 -Mixed use of residential and commercial/retail uses 7. Planning Area 7 -Multi-family residential 8. Planning Area 8 -Multi-family or single-family residential. It is envisioned that the Poinsettia Properties Specific Plan area will develop as a small seaside village. Special design standards have been incorporated into this plan to ensure that the unique opportunities to develop a livable TOD community are achieved. Some of the special design features of the plan include the following: 1. As a TOD project, the land uses have been planned to support the transit station. Land uses supporting the transit station include high density residential and mixed-use commercial. Directly adjacent to the transit station is a mixed-use planning area (PA 6). This planning area will contain commercial facilities and services that meet the needs of transit users as well as residents of the area. Uses encouraged include a day care facility, restaurants and coffee shops, dry cleaners, book stores and similar uses. Gathering areas are required within the mixed-use site. These gathering areas could be used for dining, resting or entertainment. 2. Special architectural standards have been included in the plan which require buildings to be designed with the pedestrian in mind. These standards address building massing and orientation, use of front porches to encourage interaction, r t:ilding articulation, pedestrian scale lighting and signage, and pedestrian-friendly street design. 3. A pedestrian parkways/trail system has been designed to link all planning areas to one another, as well as with the transit station. Special design considerations have been given to the pedestrian experience, and as a result, development standards have been included to ensure that the trails will be convenient, safe and pleasant to use. Canopy trees will be planted along the identified pedestrian parkways and "gathering places" will be provided for the users of the trail system. The development standards and design guidelines provided in the specific plan are adequate to properly develop the project site. The standards and design guidelines will be implemented when the required planned development permit or site development plan for each planning area is submitted. The proposed standards address typical zoning issues such as permitted uses, setbacks, lot coverage and building height and will be adopted by ordinance superseding the normally applicable zoning standards. In addition, the design guidelines address character and urban design issues relative to the proposed development program, such as, building orientation, building form and massing, architectural character, building materials, and landscape materials. EIR 96-01/GPA 95-~6/L'A 96-03/ZC 95-06/SP 210/LFMP 87-,A)-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pa e20 If approved, the Poinsettia Properties Specific Plan will become the controlling document for the site. It implements the General Plan, Zoning, and Mello II LCP Segment. The plan provides a comprehensive program for the development of the Poinsettia Properties Specific Plan area. F. GROWTH MANAGEMENT ORDINANCE (LOCAL FACILITIES MANAGE- MENT PLAN ZONE 22 AMENDMENT) An amendment is proposed to the Zone 22 Local Facilities Management Plan (LFMP) to reflect the proposed changes in land use. The amended zone plan is consistent with the maximum buildout possible under the Poinsettia Properties Specific Plan. A fiscal impact analysis study, completed for the project, identified the fiscal impact of the project for the proposed uses and required public facilities. The study concluded that the proposed primarily residential project has a negligible net impact on the City of $6,600.00. The study has been reviewed by the Finance Director and it has been determined that this impact is insignificant. All impacts to facilities have been analyzed in the proposed amendment to the Zone 22 LFMP (based on new land uses). It has been determined that impacts to facilities are insignificant and that all facilities will be provided prior to or concurrent with need pursuant to the facilities performance standards of Growth Management. The impacts of the proposed project and compliance with the adopted performance standards are summarized below: TABLE3 LFMP ZONE 22 SUMMARY FACILITY IMPACTS COMPLIANCE W/STANDARDS City Administration 3,508 sq. ft. Yes Library 1,871 sq. ft. Yes Waste Water Treatment 1,089 EDU Yes Parks 7.0ACRES Yes Drainage Batiquitos Lagoon & Canyon de Yes Las Encinas watersheds Circulation 14,358 ADT Yes Fire Station #4 Yes Open Space 1.4 Acres Yes Schools CUSD; 489 students Yes Sewer Collection System 244,200 GPO Yes Water 237,150 GPD Yes e, e EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) -POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pa e 21 The primary difference in impacts between the previously approved facilities plan for Zone 22 and the proposed amendment is traffic generation. The following table compares the traffic generation of the approved Local Facilities Management Plan for Zone 22 with the proposed amendment: TABLE4 TRAFFIC GENERATION SUMMARY APPROVED PROPOSED ZONE DIFFERENCE ZONE22 22LFMP LFMP TOTALADT 21,600 14,358 -7242 (Average Daily Trips) A.M. PEAK HOUR 1,540 909 -631 TOTALADT P.M. PEAK HOUR 1,690 1,345 -345 TOTALADT As is evident from the comparison of traffic generation, the proposed project will result in a reduction of traffic generation from what was previously planned for the Specific Plan Area. The amended supplement for the Zone 22 LFMP is intended to update the previously approved zone plan. The project is in compliance with all growth management performance standards. V. ENVIRONMENTAL REVIEW A Program Environmental Impact Report was prepared for the project as described previously in this report. The Program EIR was prepared in accordance with the California Environmental Quality Act (CEQA) of 1970; the Guidelines for the Implementation of the California Environmental Quality Act (CEQA Guidelines) published by the Resources Agency of the State of California; and the City of Carlsbad Environmental Protection Ordinance (Chapter 19.04 of the Carlsbad Municipal Code). Eleven environmental issue areas were analyzed. Significant non-mitigatable cumulative impacts to air quality and traffic were identified. A statement of overriding considerations must be adopted to approve the project and has been prepared. ATTACHMENTS: 1. Planning Commission Resolution No. 4157 (EIR) 2. Planning Commission Resolution No. 4158 (GP A) 3. Planning Commission Resolution No. 4159 (LCPA) • 4. Planning Commission Resolution No. 4161 (SP) 5. Planning Commission Resolution No. 4162 (LFMP) 6. Location Map EIR 96-01/GPA 95-06/L,A 96-03/ZC 95-06/SP 210/LFMP 87-~)-POINSETTIA PROPERTIES SPECIFIC PLAN November 5, 1997 Pa e22 7. Background Data Sheet 8. Local Facilities Impact Assessment Form 9. Disclosure Statements 10. City Council Policy 43 11. TOD Standards Summary 12. Existing/Proposed General Plan Designation 13. Existing/Proposed Zoning Designation 14. Specific Plan Map 15. Adjacent General Plan Designations 16. Adjacent Zoning Designations 17. Access on Carlsbad Boulevard 18. Poinsettia Properties Specific Plan, dated November 1997 (Previously distributed; copy on file in the Planning Department) 19. Zone 22 Local Facilities Management Plan, dated August 1, 1997 (Previously distributed; copy on file in the Planning Department) 20. Poinsettia Properties Specific Plan Final Program Environmental Impact Report, dated April 1997 (Previously distributed; copy on file in the Planning Department). AL:kr POINSETTIA PROPERTIES EIR 96-01/GPA 95-06/LCPA 96-03/ ZC 95-06/SP 210/LFMP 87-22(A) -BACKGROUND DATA SHEET CASE NO: BIR 96-01/GPA 95 .. 06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) CASE NAME: Poinsettia Properties Specific Plan APPLICANT: HSL/BP/Michan L.P. REQUEST AND LOCATION: Certification of Program BIR, approval of Specific Plan and related actions on property located south of Lanikai Lane Mobilehome Park, west of A venida Encinas, and east of Carlsbad Boulevard with 74.4 acres located north of Poinsettia Lane and 17 .5 acres located south of Poinsettia Lane. LEGAL DESCRIPTION: A portion of Lots 2 and 3, the North 1/3 of Lot 4, portions of the East Half of Section 29 and a portion of the West Half of Section 28, Township 12 south, Range 4 west, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California APN: 214-150-17, 18, and 21 Acres: . 91.9 Proposed No. of Lots/Units: -~1 '""'0-"-0"""9 ___ _ GENERAL PLAN AND ZONING Land Use Designation: --=RM="-• =RMH==•"-'TR/RH=-==•-=RH=,'-'O=S=,_,T==-=R~--------------- Density Allowed: _4.;...4 __ 9-'u=n=it=s _____ Density Proposed: _1=--00=9'--u=n=i=ts'----------- Existing Zone: RDM-O, CT-O/RDM-O Proposed Zone: -"RD=----M-=-, C=---T ... , .... Oa--=S ______ _ Zoning GP Land Use Site See Above See Above Vacant except for the southeastern portion of Parcel A which is used for the storage of boxed palm trees North RMHP,PM/O RM/Pl/O • Lanikai Lane Mobilehome Park and the NCTD rail station South PC,RMHP RM/RMH/TR Single-family residences/mixed-uses and Lakeshore Gardens Mobilehome Park East C-2, RMHP, C-2-Q C/TR Commercial development, including motels, Kaiser Permanente offices, auto dealerships and Lakeshore Gardens Mobilehome Park West OS OS Carlsbad Boulevard and the Carlsbad State Beach Campgrounds PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad -=-==--------- Equivalent Dwelling Units (Sewer Capacity): _1_08-9_E=D~U _______________ _ Public Facilities Fee Agreement, dated: __ A_p __ ri __ l _8,_1 __ 9 ___ 9 __ 6 _______________ _ ENVIRONMENTAL IMPACT ASSESSMENT 0 Negative Declaration, issued _________________________ _ [8J Certified Environmental Impact Report, dated ________________ _ D Other, ___________________________ _ 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: EIR 96-01/GPA 95-06/LCPA 96-03/ZC 95-06/SP 210/LFMP 87-22(A) -Poinsettia Properties Specific Plan LOCAL FACILITY MANAGEMENT ZONE: 22 TR/RH RH OS TR GENERAL PLAN: RH, RMH, RM, ZONING: RD-M C-T O-S DEVELOPER'S NAME: =H=SL=/B-==-P.:..::./M=i=ch=an==-==L=.P""'". ______________ _ ADDRESS: 2892 Jefferson Street, Carlsbad CA 92008 PHONE NO.: (760) 729-1677 ASSESSOR'S PARCEL NO.: 214-150-17, 18, 21 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): __,9:...:1=.9'-'a=c=re=s ____ _ A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage= 3,508 sq. ft. Library: Demand in Square Footage= 1,871 sq. ft. Wastewater Treatment Capacity (Calculate with J. Sewer) 1,089 EDU Park: Drainage: Demand in Acreage = Demand in CFS = 7.0 acres n/a Identify Drainage Basin= =D ______ _ (Identify master plan facilities on site plan) Circulation: Demand in ADT = 14 358 (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = ..:..4 _____ _ Open Space: Acreage Provided= .,._1.:..:.4 _____ _ 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 = 489 1,089 EDU North Batiquitos Interceptor 237 150 L. The project is 560 units above the Growth Management Dwelling unit allowance. -Cityof -Carlsbad M#aki,ih•U·l•l§~Ehh,f§hl 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. 2. APPLICANT list the names and addresses of all persons having a financial application. HSL/BP/Michan 1 L.P. 5055 Avenida Encinas, Ste. 210 Carlsbad1 CA 92008 (see attached sheet for additional nam.es and addresses) OWNER list the names and addresses of all· persons having any ownership property involved. HSL/BP[Michan 2 L.P. 5055 Avenida Encinas, Ste. 210 Carlsbad, CA 92008 interest in the interest in the 3. 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. Douglas M. Avis 5055 Avenida Encinas, Ste. 210 Carlsbad, CA 92008 Humberto S. Lopez 1037 South Alvernon, Ste. 200 Tucson, AZ 85711 (See attached sheet for additional names and addresses) 4. If any person identified pursuant to ( 1J 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. 2075 Las Palmas-o·r. • Carlsbad, CA 92009-1576 • (619) 438-1161 • FAX (619) 438-0894 5. Have you had m.han $250 worth of business tranered with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve ( 1 2) months? ~ Yes If yes, please indicate person(s): Evan Becker, former Director of Housing and Redevelopment 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 HSL/BP/Michan, L.P. HSL/BP/Michan, L.P. Print or type name of owner Print or type name of applicant BY: HBM Poinsettia, L.P. a California limited partnership BY: Benchmark Pacific Management, Inc. a California corporation, General Partner BY: ~ Dou~dent Disclosure Statement 1 0/96 Page 2 of 2 City of Carlsbad Disclosure Stateme111 1. Applicant • HBM Poinsettia, 1..1'. 5055 Avenida E111"l11:1s, Ste. 210 Carlsbad, CA_ 9/008 Strata Equity C<1rporation 4250 Executive :;qu:ire, Ste. 440 La Jolla, CA 9/<J"l7 HSL Properties 1037 South Alve 1·11011, Ste. 200 Tucson, AZ 8571 I Benchmark Pacifl(' Poinsettia, L .• P. 5055 Avenida Encinas, Ste. 210 Carlsbad, CA 91.008 Magellan Corpor11tlons 2198 E. Camelbrick Road, Ste. 325 Phoenix, AZ 85016 3. Carlos Michan 4250 Executive Square Suite 440 La Jolla, CA 92037 ,, I 'i CITY OF CARLSBAD COUNCIL POLICY STATEMENT General Subject: Proposition E "Excess" Dwelling Unit Allocation Specific Subject: Formal Procedure Establishing Guidelines for Allocation of . . Proposition E "Excess" Dwelling Units ATTACHMENT10 Page 1 of 2 Policy No.,___.4=3---,.---,,---- Date Issued 4/22/97 Effective Date 4/22/97 Cancellation Date ___ _ Supersedes No. ____ __ Copies to: City Council, City Manager, City Attorney, Department and Division Heads, Employee Bulletin Boards, Press, File PURPOSE To establish guidelines for allocation of "excess" dwelling units when, following the adoption of all residential Local Facilities Management Plans within a quadrant, the Proposition E quadrant cap is greater than the number of dwelling units approved or issued after November 4, 1986, plus the allowable units per the Growth Management Control Points. STATEMENT OF POLICY Although it should not be mandatory that excess dwelling units be allocated if they become available and it would be desirable to not attain the ultimate residential dwelling unit caps established by the adoption of Proposition E, the following criteria is established to determine eligibility for consideration of "excess" dwelling unit allocation, subject to the required findings in Proposition E. Projects eligible for consideration in order of priority include: First Priority 1. Housing development for lower-income households where allowable housing expenses paid by the qualifying household does not exceed thirty percent (30%) of the gross monthly income, adjusted for household size, at eighty percent (80%) of the county median income. 2. Density transfers, clustering of development and dwelling unit locational adjustments which are proposed in order to preserve larger areas of sensitive habitat. 3. Infill Single Family Subdivisions that meet all development standards and where proposed lot sizes will be equal to or greater than adjacent subdivided properties. I\Cityhall\syS\USERS\IPAULIWORD\AIIICbmmi\CCPOUCY DOC • •• Page 2 of 2 Second Priority 1. Senior citizen housing as defined by Carlsbad Municipal Code Section 21.18.045. 2. Transit oriented development projects where increased residential density is being placed in close proximity to major transit facilities and commercial support services. 3. Projects within the existing general plan density range that provide, without compensation, for some significant public facility not required as part of the development process. Third Priority 1. Housing development for moderate income households where allowable housing expenses paid by these qualifying household does not exceed thirty percent (30%) of gross monthly income, adjusted for household size, at 120 percent (120%) of the county median income.· • 2. Projects proposing a zone change from non-residential to residential based upon the following findings: a. The property was zoned for other than residential use on July 1986. b. The property is compatible for residential use without significant mitigation. c. The density of the project does not exceed the Growth Management Control Points of any adjacent residential property. 3. Infill multi-family projects that meet all development standards and where the resulting density does not exceed adjacent, existing multi-family projects. Application of the priority levels should be based on the total number of excess units available in a quadrant. The purpose of having three priority levels is to address the issue of having only a minimal number of excess units available in a quadrant at any one particular point in time. If th~re are only a minimal number of excess units available in a quadrant: then the units should only be used for a First Priority project. Conversely, if there are a substantial number of excess units available in the quadrant, allocation to a Second or Third Priority project is acceptable. • Regarding the use of excess dwelling units for affordable housing, the intent of this policy is to work in conjunction with and to aid in implementing the programs of the Housing Element including the lnctusionary Housing Ordinance and the Density Bonus Ordinance. If a substantial allocation of excess dwelling units are being requested pursuant to item no. 1 of the First Priority, the project should then, however, exceed the basic numerical requirements of these ordinances regarding the provision for lower income units. IICityllall\lyllUSEIISIIPAllL\WO~UCY.DOC ATTACHMENT 11 TRANSIT ORIENTED DEVELOPMENT STANDARDS SUMMARY ⇒ Key Design Elements of a Carlsbad TOD Project -Land Use Mix • Commercial/mixed use ♦ Residential projects within 500' of transit station: 20+ du/ac ♦ Residential projects more than 500' from transit station: 7-9 du/ac min. ⇒ Commercial/Mixed Use Design Elements ♦ Residential above commercial ♦ Gathering places ♦ Parking in pockets dispersed throughout project ♦ Pedestrian-friendly design ⇒ Residential Projects within 500' of Station ♦ 20+ du/ac ♦ Prohibit single-family detached projects ♦ Require neighborhood park or other focal gathering points • Discourage buildings less than two stories ⇒ Residential Projects 500'+ from Station • Minimum 7-9 du/ac ♦ Encourage second dwelling units ♦ Encourage innovative designs (alley, zipper lots, zero lot line, wide and shallow lots, et.) • Require gathering areas or neighborhood park or other focal point ⇒ General TOD Design Characteristics ♦ Pedestrian-friendly circulation ♦ Transit access ♦ Pedestrian-friendly architectural design ♦ De-emphasis on importance of parking LAND USE • welling units/acre -· ~ 20+ units/acre - commercial/mixed use l ( I I N I I \ ' TRANSIT STATION - -ATTACHMENT 12 EXISTING GENERAL PLAN DESIGNATIONS RESIDENTIAL- PA4 RM/0 PARCEL A MEDIUM DENSITY RESIDENTIAL- MEDIUM-HIGH DENSITY -1- PARCEL A: RM/0 PARCEL B: RMH PARCEL C: RMH/T-R OFFICE & RELATED COMMERCIAL TRA VEURECREATION COMMERCIAL. • • PROPOSED GENERAL PLAN DESIGNATIONS PA4 RMH PARCELA RESIDENTIAL- MEDIUM DENSITY PA2 RM I RMH I RESIDENTIAL-. MEDIUM-HIGH DENSITY RESIDENTIAL- HIGH DENSITY -2- PARCEL A: T-R/RH, RH, RMH, OS, RM, T-R PARCEL B: RH RMH OPEN SPACE TRA VEURECREATION COMMERCIAL • ATTACHMENT13 EXISTING ZONING DESIGNATIONS PA4 I RD-M I RESIDENTIAL DENSITY- MULTIPLE ZONE COMMERCIAL- TOURIST ZONE -1- PARCEL A: RD-M-Q PARCEL B: RD-M-Q PARCEL C: C-T-Q/RD-M-Q QUALIFIED DEVELOPMENT OVERLAY ZONE • • PROPOSED ZONING DESIGNATIONS. RESIDENTIAL DENSITY- MULTIPLE ZONE COMMERCIAL- TOURIST ZONE -2- PARCEL A: C-T, RD-M, OS PARCEL B: RD-M . PARCEL C: RD-M OPEN SPACE • SPECIFIC PLAN MA, cJl ("I \ ' ' Travel/Recreatio Commercial & 61 dU'S Multi-Family Residenti Area4 186 du's Single-Family Residential . . \ -· Area3 1.4 acres Open Space -Area7 A 2 356 dU's rea , -· Multi-Family . 114 du s. 0 \,, Residential (") PARCEL'~\;· (0 \,\ ~~ \ ,\ \~, '" ,11 ,\ \I ; \1 ', \ \1\ \ \ \\ \\ ·~ I\, PARCEL'~\C'' _,,,. ,,. Area a • \,\· '._~·, 150 dU's Multi-Family/ Single-Family ~ es1dentia \ \\ \ \~. 1, ·, 1, ' NOTE: du's = Dwelling Units SOURCE: Poinsettia Properties Specific Plan 1'North 11 ._ _ __. O' 600' PARCEL .. ATTACHMENT 14 • ATTACHMENT 15 ADJACENT GENERAL ·PLAN DESIGNATIONS ~ MEDIUM DENSITY RESIDENTIAL r::::7 MEDIUM-HIGH DENSITY l_:::.J RESIDENTIAL 0 COMMUNITY COMMERCIAL 0 NEIGHBORHOOD COMMERCIAL r::-7 TRAVEL/RECREATION ~ COMMERCIAL OFFICE & RELATED COMMERCIAL 0 PLANNED INDUSTRIAL 0 OPENSPACE 0 TRANSPORTATION CORRIDOR I • ATTACHMENT 16 ADJACENT ZONING DESIGNATIONS ~ RESIDENTIAL DENSITY-L=:J MULTIPLE ZONE r;:-:;-i COMMERCIAL- L.::::.:.._j TOURIST ZONE r:::-::-7 ONE-FAMILY RESIDENTIAL L..:2_J ZONE ~ RESIDENTIAL MOBILE HOME L.:::_J PARK ZONE 0 PLANNED COMMUNITY ZONE G PLANNED INDUSTRIAL ZONE ~ NEIGHBORHOOD COMMERCIAL L.::::.:.._JzoNE 0 GENERAL COMMERCIAL ZONE G OFFICE ZONE 0 TRANSPORTATION CORRIDOR G OPENSPACE ~ QUALIFIED DEVELOPMENT L...:__j OVERLAY ZONE