HomeMy WebLinkAbout1997-11-19; Planning Commission; ; EIR 96-01|GPA 95-06|LCPA 96-03|ZC 95-06|SP 210|LFMP 87-22A - POINSETTIA PROPERTIES SPECIFIC PLAN&88 City of CARLSBAD Planning Qepartmeut
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: November 19, 1997
ItemNo.@
Application complete date: May 22, 1997
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 NCID 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 staff report addresses a revised application for the Poinsettia Properties Specific Plan heard
at the Planning Commission meeting of November 5, 1997. In response to citizen concerns, the
applicants are proposing several changes to the specific plan. The revised plan includes the
following revisions: 1) reduction of the overall number of residential units from 1009 to 923; 2)
reduction of density in one planning area; 3) increase of density in another planning area; 4)
modification of a product type from multi-family to single family dwellings in one planning area;
and, 5) relocation of a commercial planning area. All issues have been resolved.
III. PROJECT DESCRIPTION AND BACKGROUND
. Recently, the applicant on the Poinsettia Properties Specific Plan proposed a number of changes
to the specific plan in response to comments raised by community groups, the City Council, and
0
EIR 96-01/GPA 95-06/LC.t A 96-03/ZC 95-06/SP 210/LFMP 87-22v-'-)-POINSETTIA
PROPERTIES SPECIFIC PLAN
NOVEMBER 19, 1997
PAGE2
the Coastal Commission. These changes reduce impacts and create a superior land use design
that is more compatible with the surrounding neighborhoods. The revised project was presented
at the Planning Commission meeting of November 5, 1997; however, because revisions had
occurred so late in the review process, it was not possible to revise the specific plan and modify
the staff report and accompanying resolutions. The November 5th meeting also included public
testimony on the project. A revised specific plan and accompanying revised resolutions will be
reviewed at the November 19th meeting. The staff presentation on November 19th will briefly
review the highlights of the revised project followed by staff responses to the earlier public
testimony.
Project Revisions
The applicants are proposing several revisions to the Poinsettia Properties Specific Plan which
will result in a reduction in the potential number of dwelling units from 1009 to 923. Specific
changes can be found on the attached redline-strikeout matrix, Table 1, and Tables 2 and 3,
however, the changes are also discussed briefly below.
Reduced Density on Parcel B/Change of Product Type
The applicant is proposing to revert the proposed general plan designation on Parcel B from RH
(15-23 du/ac, growth control point of 19) to RMH (8-15 du/ac, growth control point of 11.5)
which would result in a reduction of units on this parcel from 356 to 215. The product type will
then change from multi-family dwellings to single family dwellings with a subsequent reduction
in building height (from a potential of 35' to a maximum of 30' or two stories).
2. Increased Density on Parcel A
The reduction in den$ity on Parcel B and the relocation of Planning Area 1 (see Item No. 3
below) will result in an increased density on Parcel A. The number of units on Parcel A would
increase by 66 additional units within Planning Area 2. Residential general plan designations
would remain the same; however, the applicants ·would be permitted to build to the maximum
density within the range rather than to the growth control point. This would allow an increased
number of units to achieve one of the goals of Transit Oriented Developments-that of increased
density near a transit station. Single family and two family dwellings (with a maximum building
height of 30' or two stories) are proposed in Planning Areas 2 and 4.
3. Relocated Commercial Site
In response to Coastal Commission staff concerns, the applicants have relocated Planning Area 1
from the southeast comer of Parcel A to the southwest comer of Parcel C. During the project
review process, Coastal staff indicated that they wanted to see a commercial "presence" along
Carlsbad Boulevard. Although City staff supported the location of Planning Area 1 ( commercial
site) at the comer of Avenida Encinas and Poinsettia Lane, the project was conditioned to be
. redesigned should the Coastal Commission deny the proposal. Rather than .take this risk, the
applicant met with Coastal staff and agreed to modify the site design to include a commercial site
EIR 96-01/GPA 95-06/LC.L ,-\. 96-03/ZC 95-06/SP 210/LFMP 87-22v,.)-POINSETTIA
PROPERTIES SPECIFIC PLAN
NOVEMBER 19, 1997
PAGE3
at the southern end of Parcel C, relocating the proposed intersection approximately 200-250' to
the north. City standards with regard to intersection spacing requirements are maintained. The
proposed land uses remain the same. Although the applicants have expressed a desire to put a
gas station at this location, staff indicated that the proposal could not be supported for the
following reasons:
. . a. There are six existing or proposed gas stations within a two mile radius;
b. There would be considerable traffic, light and noise impacts from a gas station
located so closely to a residential neighborhood;
c. A gas station would not be considered a visually aesthetic structure appropriate
along a scenic corridor -Carlsbad Boulevard.
Analysis
Staff has reviewed the land use implications of the proposed revisions and has completed an
Addendum to the Environmental Impact Report to evaluate the environmental impacts of the
related changes. •
Land Use Implications
The revised project will be more compatible with nearby residential development than the
previous project. Although principles of transit oriented development seek higher density near
transit stations, the proposed reduction of 86 units will not severely weaken achievement of this
goal in Carlsbad. The overall increase of 446 units (transfer permitted by City Council Policy
43) to the project area is still a significant step in achieving the goal of a live/work/ride
development. In addition, the relocation of units to Parcel A further supports this concept by
moving residents closer to the transit station and the mixed-use commercial site.
The maximum building height of two stories on Parcel B and C will be more harmonious with
the single story homes in the neighborhood. A lower building height will also reduce visual
impacts for development to the east as well as for the traveling public on Carlsbad Boulevard.
The relocation of the commercial site to Parcel C will ensure consistency with Coastal
Commission policies to provide commercial services to tourists using the beach and traveling
along Carlsbad Boulevard. The proposed site also provides the opportunity to serve as the first
link for tourist-serving commercial development to the south. This land use decision is also
consistent with City land use policies for the area while maintaining intersection spacing
standards along Carlsbad Boulevard.
On October 23, 1997, the proposed project was reviewed by the Housing Commission which
unanimously approved the affordable housing components of the specific plan. These
components remain the same, however, the affordable housing requirement has been reduced
from 152 to 139 units to reflect the reduced project density (Tables 4 and 5).
EIR 96-01/GPA 95-06/LC.t A 96-03/ZC95-06/SP 210/LFMP 87-22v\.)-POINSETTIA
PROPERTIES SPECIFIC PLAN
NOVEMBER 19, 1997
PAGE4
Due to the reduction in density, impacts to public services and facilities continue to be less than
those created by existing land use designations and less than those created by the prev•ous
project (Tables 6 and 7).
Environmental Impacts
Although implementation of the revised project reduces certain environmental impacts identified
for the earlier project analyzed in the EIR, the conclusions of the EIR regarding overall impact
and mitigation remain unchanged for the ·revised project. For traffic/circulation, air quality,
noise visual aesthetics/grading, and public services and utilities, the revised project will-have less
impacts than the EIR project, while other impacts of the revised project are similar to the EIR
project. Even though the revised project will create less traffic and air quality impacts at the
project level, cumulative impacts remain significant and unavoidable. EIR project alternatives
compare similarly to the revised project and long-term effects are comparable for the EIR project
and revised project. A summarized comparison of environmental impacts for the EIR project
and the revised project are provided in the Draft Addendum to Final EIR, Attachment 11.
ATTACHMENTS:
1. Revised Planning Commission Resolution No. 4157 (EIR)
2. Revised Planning Commission Resolution No. 4158 (GPA)
3. Revised Planning Commission Resolution No. 4159 (LCPA)
4. Revised Planning Commission Resolution No. 4161 (SP)
5. Revised Planning Commission Resolution No. 4162 (LFMP)
6. Revised StafIReport Tables 1 -7
7. Revised Background Data Sheet
8. Revised Local Facilities Impact Assessment Form
9. Revised Existing/Proposed General Plan Designation
10. Revised E~isting/Proposed Zoning Designation
11. Draft Addendum to Final EIR, dated November 13, 1997
12. Revised Specific Plan, dated November 19, 1997
Note. ·1 he number of units in a Planning Arca may ucced lhe C,rowth CunllOI Point.
Plannin1 Arri
Parcel A
Parcel B
Parcel C
P!O.•idcd. ho"'•!~', Ibey .... within the (1'ntral Plan density --· (CXCCDI Plannin.& Art■ s which may u<CCV lltc ckM1ty rqe). The WW number or dwclli"I unils willlin 1k
Poinsettia Properties Specific Plan may not exceed +:4189 ,zJ.
General Plan Dtvtlopment Type and Deslp11lon Review Prote11
2 RM -4 • 8 du/ac SFD TM/PD
J OS Open Space
4 RMH • 8-15 du/ac SFD TM/PD
5 RH • 15-23 du/ac MF-1trordablc units PD/SDP
6 TR/RH Travel Rcc:rcllion SOP
15-23 du/ac Commercial/Mixed Use/MF
7 RH 1s e.anc MfSF'D PDISDPffM
RMH. 1-1 S dulac
I TR Travel Rcc:rcation SDP
8 RMH -8-15 dufac Mf>'SFD PDISDPITM
Total SpetlRt Plan (l■cludlnt 111'ordable Hits)
P014SETTIA PROPERTES SPECFIC PLAN
LAND USE SUMMARY
Atns
Net Growtll
Gross (Net or eslstla& Manpmeat
slopes II Control Point
Poinsettia)
ff:911.6 ¥r.f1J.J +tf 140
(6.0 du/ac)
1.4 1.4 0
11.6 11.6 213
( 11.5 du/ac)
J.6 S.6 106
(19 du/ac)
6.5 6.5 61
(Assumes 50%
ofland•MF (19du/ac)
residential )
18.7 18.7 3ff1IS
(i9 11.S du/ac)
➔.61.S ➔.61.S 0
+9:516.0 +f:516.0 Mtll4
(I 1.5 du/ac)
91.9 91.6 f;t55'1'
. . (I) Unlis arc pcrm1tud to be .,_ferrtd to Pl-•"I Arca S pn,vidcd thll lotal m11S m lhc specific plan does not exceed +:f99 ,ZJ .
(2) !Jnckt ScctiOII 2 I .16.060(&) of the Dcnsily Bonus Ordinance and other pm,risians. these units may be permitted to exceed the Gentral Plan dcnsi,y range.
(JJ Up 10 61 apanmcnts, """'°"'inillllll and/or live IOorl: units witll rnidcnrill -·
Table 1
Reslde■dal (U■lls) No■-Rnkle■tlal (Sq. Ft.)
Pol■Htlla Properties Pol■settl■ Properties
SpetlRt Plan (I) SpetlRt Plan
+HIIO
Open Space rec area for PA 2 & 4
ff6171 fit i11clada ap lo fi41eeo11d■, 11nit1
(1)(2) Miu,
(3)61 Up IO I0,000 s.f. rc1ail/commereial bulldlna
space
3ff1IS
0 Up IO~ 11,710 s.f. of buildin1 space
(l/3cownp)
150
(4Jf;t8991J Up lo fff;tff 111,110 s.f. of
rrtall/-merclal senlce bulldla1 space
(#) A -,,J_,,, of 5f r«""4,.,,. 11nltt -, k lonu,J In ,.,__,. Amr l, I. 7 -I. 11,e Ulld -.it,,do,l rltllll k lkttn,,illd 111-111 rh• alfonla61, lloasint oin•-"' wlllcll s .. JI k r/ftlff pl'lllrro llpptoWil of th• Jlnt /IMI-,.
Affordable Housing note: All midcntill units arc subject to aff'ordablc housing n,quirements which IR calculated on Che following page based on a n:quircmcnt of IS% atrordable unilS. (Sff conrinllalion of Exhibit 6 OIi following pqc).
PARCEL
PARCEL A
PARCELB
PARCELC
Totals
PAs NET
ACRES•
1 1.5
2 23.3
3 1.4
4 18.6
5 5.6
6 6.5
7 18.7
8 17.5
TOTALS 91.6
TABLE2
DENSITY INCREASE SUMMARY
GMCP DENSITY INCREASE PROPOSED
UNITS UNITS TOTAL UNITS
134 369 503
215 141 356
100 50 150
449 560 1,009
TABLE3
GENERALPLANLANDUSESUMMARY
CURRENT PROPOSED EXISTING PROPOSED EXISTING
GP GP GMCP' GMCP MAX
GMCPUNITS•
RMH/fR TR 11.5/NA NA 9
RM/0 RM 6.0/NA 6.0 49
RM/0 OS 6.0/NA NA 4
RM/0 RMH 6.0/NA 11.5 40
RM/0 RH 6.0/NA 19.0 15
RM/0 TR/RH 6.0/NA 19.0/NA 17
RMH RMH 11.5/NA 11.5 215
RMHffR RMH 11.5/NA 11.5 100
449
PROPOSED
MAXGMCP
UNITS•
0
180
0
178
139
61
215
150
923
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 2-6 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 474 units (923 -449 = 474).
See discussion, below, Oensity Increase.
Table4
Affordable Housing Obligation
Current General Plan Units After Policy 43 Transfer of Units
449 du X 15% = 67 required affordable 923 (449 du + 474 du transfer) X 15% =
units 139 required affordable units
The applicant is proposing to meet this requirement through the implementation of three
affordable housing components as follows:
0
Table5
Planning Method of Implementation # of Units
Area
5 This site is designated for a maximum of 139 affordable 139
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.
2, 4, 7 Up to 20% of the overall 139 affordable units may be provided
and8 as rent-restricted secondary units. The exact distribution of these
uni~ shall be determined prior to first final map
TOTAL 148
TABLE6
LFMP ZONE 22 SUMMARY
FACILITY IMPACTS COMPLIANCE
W/STANDARDS
City Administration 3,209 sq. ft. Yes
Library 1,712 sq. ft. Yes
Waste Water Treatment 938EDU Yes
Parks 6.4ACRES Yes
Drainage Batiquitos Lagoon & Canyon de Yes
Las Encinas watersheds
Circulation 12,779 ADT Yes
Fire Station #4 Yes
Open Space 1.4 Acres Yes
Schools CUSD; 462 students Yes
Sewer Collection System 206,360 GPD Yes
Water 252,690 GPD Yes
0
TABLE7
TRAFFIC GENERATION SUMMARY
APPROVED PROPOSED ZONE DIFFERENCE
ZONE22 22LFMP
LFMP
TOTALADT 21,600 12,779 8,821
(Average Daily Trips)
AM. PEAK HOUR 1,540 819 -721
TOTALADT
P.M. PEAK HOUR 1,690 1,222 -468
TOTALADT
--
BACKGROUND DATA SHEET
CASE NO: EIR 96-01/GPI} 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 EIR, approval of Specific Plan and related
actions on property located south ofLanikai Lane Mobilehome Park, west of Avenida 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: __ 9.:;..:2=3 _____ _
GENERAL PLAN AND ZONING
Land Use Designation: RM, RMH, TR/RH. RH. OS, TR
Density Allowed: 449 units Density Proposed; ~9~2=3~u-n-it-s ________ _
Existing Zone: RDM-O. CT-O/RDM-O Proposed Zone: RD-M C-T O-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/PI/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): __.9 .... 3 __ 8;..;;E=D=-U=----------------
Public Facilities Fee Agreement, dated: _ _._,A,,.p.::.:ri .... l =8,...,1=9.aa.9=6 _______________ _
ENVIRONMENTAL IMP ACT ASSESSMENT
D Negative Declaration, issued ______________________ _
~ Certified Environmental Impact Report, dated ________________ _
D Other, ___________________________ _
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMP ACTS 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 __ S __ L/B=P..._/M=ic=han~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....:aa=cre=s ____ _
A. City Administrative Facilities: Demand in Square Footage= 3,209 sg. ft.
B. Library: Demand in Square Footage= 1,712 sg. ft.
C. Wastewater Treatment Capacity (Calculate with J. Sewer) =93"""'8"'-'E=D=-U=-----
D.
E.
F.
G.
H.
I.
J.
K.
Park:
Drainage:
Demand in Acreage =
Demand in CFS=
6.4 acres
n/a
Identify Drainage Basin= =D _____ _
(Identify master plan facilities on site plan)
Circulation: Demand in ADT = 12 779
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. = ___ 4 _____ _
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 =
1.4
462
938 EDU
North Batiguitos
Interceptor
252,690
L. The project is 474 units above the Growth Management Dwelling unit allowance.
ATTACHMENT 9
PROPOSED GENERAL PLAN DESIGNATIONS
P.A.4
RMH
PARCEL A
P.A.2
RM
RESIDENTIAL-
MEDIUM DENSITY
RESIDENTIAL-
MEDIUM-HIGH DENSITY
RESIDENTIAL-
HIGH DENSITY
I
PARCEL A: T-R/RH, RH,-RMH,
OS, RM, T-R
PARCEL 8: RH
PARCEL C: RMH
OPEN SPACE
TRAVEL/RECREATION
COMMERCIAL
EXISTING GENERAL PLAN DESIGNATIONS
P.A.4
RM/0
PARCEL A
P.A.2
RESIDENTIAL-
MEDIUM DENSITY
RESIDENTIAL-
MEDIUM-HIGH DENSITY
2
PARCELA: RM/O
PARCEL B: RMH
PARCEL C: RMH/T-R
OFFICE & REI.A TED
COMMERCIAL
TRAVEURECREATION
COMMERCIAL
ATTACHMENT 10
PROPOSED ZONING DESIGNATIONS
P.A.2
RD-M
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
1
PARCEL A: C-T, RD-M, OS
PARCEL B: RD-M
. PARCEL C:· RD-M
~ OPEN SPACE
EXISTING ZONING DESIGNATIONS
P.A.4
PARC
P.A.2
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
2
PARCEL A: RD-M-Q
PARCEL B: RD-M-Q
PARCEL C: C-T-Q/RD-M-Q
QUALIFIED DEVELOPMENT
OVERLAY ZONE
ATTACHMENT 11
POINSETTIA PROPERTIES SPECIFIC PLAN
DRAFT ADDENDUM TO FINAL PROGRAM EIR
NOVEMBER 13, 1997
DRAFT ADDENDUM TO FINAL PROGRAM EIR
A final program environmental impact report (City of Carlsbad EIR 96-01) for the Poinsettia
Properties Specific Plan was completed in July 1997. An addendum has been prepared to provide
additional and updated information to EJR 96-01. Since completion of the EIR, the project applicant
has modified the project to reduce the intensity of development and address other concerns raised
during the public review process. This addendum described the revised project, considers its
environmental effects and mitigation measures, and provides additional information in response to
issues raised at the November 5, 1997 Planning Commission public hearing.
Introduction
Under the California Environmental Quality Act (CEQA) and the CEQA Guidelines (California
Administrative Code section 15164), an addendum to an EJR may be prepared when:
(A) The EIR requires minor technical changes or additions; and
(B) None of the following conditions described m CEQA Guidelines section 15162 calling
preparation of a subsequent EIR have occurred:
(1) Substantial changes are proposed in the project which require major revisions of the EIR
due to the involvement of new significant environmental effects or substantial increase in the
severity of previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EIR due to involvement of new
significant environmental effects or a substantial increase in the severity of previously
identified significant effects; and
(3) New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
completed shows any of the following:
• The revised project will have one or more significant effects not discussed in the
previous EIR;
• Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
• Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative; or
• Mitigation measures or alternatives which are considerably different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative.
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR 1
City of Carlsbad
November 13, 1997
CEQA Guidelines section 15164 (b) and (c) also indicate that an addendum need not be circulated
for public review, but can be included in or attached to the final EIR, and that the decision making
body shall consider the addendum with the final EIR prior to making a decision on the project.
An addendum to Final EIR 96-01 is appropriate because the proposed revision to the project
analyzed in the EIR requires only minor technical changes or additions to the document and none
of the conditions described in CEQA Guidelines section 15162 calling for preparation of a
subsequent EIR have occurred. This conclusion is supported by substantial evidence identified
within the Final EIR and this addendum.
Revised Project Description
The applicant has revised the project description to reduce the intensity of development and address
other concerns raised during the public review process. The project addressed in final EIR 96-01
and the revised project associated with this addendum are described below in Tables A-1 and A-2:
Table A-1
Comparison of Poinsettia Properties EIR Project and Revised Project by Planning Area
Planning Area(a) EIR Project DeveloJ:!ment Revised Project DeveloJ:!ment
Non-Residential ( acres or bldg sq. ft.) • Non-Residential (bldg sq. feet)
Residential (dwelling units) Residential (dwelling units)
Planning Area 1 Travel Recreation -40,000 sq ft of Travel Recreation -21,780 ·sq ft of
building floor area building floor area
Planning Area 2 Residential Medium Density-114 du Residential Medium Density -180 du;
building height limit -30 ft/2 stories
Planning Area 3 Open Space -1.4 acres Open Space -1.4 acres
Planning Area 4 Residential Medium High Density -186 Residential Medium High Density -178
du du; building height limit -30 ft/2 stories
Planning Area 5 Residential High Density -142 du Residential High Density -139 du
Planning Area 6 Travel Recreation/Commercial/Mixed-Travel Recreation/Commercial/Mixed-
Use/Multi-Family Residential -61 du & Use/Multi-Family Residential -61 du &
80,000 sq ft of commercial building floor 80,000 sq ft of commercial building floor
area area
Planning Area 7 Residential High Density -356 du -Residential Medium High Density -215
building height limit -35 ft du; building height limit -30 ft/2 stories
Planning Area 8 Residential Medium High Density -150 Residential Medium High Density -150
du du; building height -30 ft/2 stories
Total Specific Plan 91.9 acres/120,000 sq ft of building 91.9 acres/101,780 sq ft of building
Development floor area/1,009 du/1.4 acres open floor area/923 du/1.4 acres open space
space
Notes: (a) For the EIR Project, Planning Areas 1 -6 are located on Parcel A, Planning Area 7 on Parcel B, and
Planning Area 8 on Parcel C. For the Revised Project, Planning Areas 2 -6 are located on Parcel A, Planning
Area 7 on Parcel B, and Planning Areas 1 and 8 on Parcel C.
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR 2
City of Carlsbad
November I 3, I 997
Comparison of Poinsettia Properties EIR Proiect and Revised Proiect bv Parcel
Parcel Em Pro,iect Develo~ment Revised Pro,iect Develo~ment
Non-Residential ( acres or bldg sq. ft.) Non-Residential (bldg sq. feet)
Residential (dwelling units) Residential (dwelling units)
Parcel A Travel Recreation -40,000 sq ft of Residential Medium Densi!l: -180 du
building floor area OEen SEace -1.4 acres
Residential Medium Densi~ -114 du Residential Medium High Density -178
Oeen Seace -1.4 acres du
Residential Medium High Density -186 Residential High Density -139 du
du Travel Recreation/Commercial/Mixed-
Residential High Densi!l -142 du Use/Multi-Family Residential -61 du &
Travel Recereation/Commercial/Mixed-80,000 sq ft of commercial building floor
Use/Multi-Family Residential -61 du & area
80,000 sq ft of commercial building floor Building height limit in PA 2 and 4
area limited to 30 ft/2 stories
Subtotal -Parcel A 55. 7 acres/120,000 sq ft of building 55. 7 acres/80,000 sq ft of building floor
floor area/503 du/1.4 acres open space area/558 du/1.4 acres open space
Parcel B Residential High Density -356 du -Residential Medium High Density -215
building height limit -35 ft du; building height limit -30 ft/2 stories
Subtotal -Parcel B 18.7 acres/356du 18.7 acres/215 du
Parcel C Residential Medium High Density -150 Travel Recreation -21,780 sq ft of
du building floor area
Residential Medium High Density -150
du
Building height limit -30 ft/2 stories
Subtotal -Parcel C 17.5 acres/150 du 17.5 acres/21,780 sq ft of building floor
area/150 du
Total Specific Plan 91.9 acres/120,000 sq ft of building 91.9 acres/101,780 sq ft of building
Development floor area/1,009 du/1.4 acres open floor area/923 du/1.4 acres open space
space
Proposed General Plan and zoning designations for the revised project are shown in Figures A-1 and
A-2 at the end of this addendum.
Environmental Impact and Mitigation Measures
The revised project decreases the amount of non-residential building square footage proposed by
18,220 square feet ( a reduction of approximately 15 percent) and the number of residential dwelling
units by 86 (a reduction of approximately 8.5 percent). The amount of proposed open space (1.4
acres) remains the same. Although implementation of the revised project reduces certain
environmental impacts identified for the earlier project analyzed in the EIR, the conclusions of the
EIR regarding overall impact and mitigation remain unchanged for the revised project.
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR 3
City of Carlsbad
November 13, 1997
For traffic/circulation, air quality, noise, visual aesthetics/grading, and public services and utilities,
the revised project will have less impacts than the EIR project, while other impacts of the revised
project are similar to the EIR project. Even though the revised project will create less traffic and air
quality impacts at the project level, cumulative impacts remain significant and unavoidable. EIR
project alternatives compare similarly to the revised project and long-term effects are comparable for
the EIR project and revised project. A summarized comparison of environmental impact for the EIR
project and the revised project are provided in Table A-3 below:
Table A-3
Comparison of EIR Conclusions for Poinsettia Properties EIR Pro.iect and Revised Pro.iect
Environmental Impacts EIR Project
and Mitigation, 91.9 acres/120,000 sq ft of building floor
Alternatives and Long-area/1,009 du/1.4 acres open space
Term Effects
Land Use Compatibility Less than significant impact
Population/Housing Less than significant impact
Traffic/Circulation Less than significant impact
Air Quality Significant, but mitigable impact
Noise Significant, but mitigable impact
Biological Resources Significant, but mitigable impact
Archaeological and Significant, but mitigable impact
Paleontological Resources
Agricultural Resources Significant, but mitigable impact
Visual Aesthetics/Grading Significant, but mitigable impact
Public Services and Less than significant impact
Utilities
Water Quality/Hydrology Significant, but mitigable impact
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR 4
Revised Project
91.9 acres/101, 780 sq ft of building floor
area/923 du/1.4 acres open space
Impact similar to EIR project -less
than significant impact
Impact similar to EIR project -less
than significant impact
Impact less than EIR project (fewer
vehicular trips generated) -less than
significant impact
Impact less than EIR project (fewer
mobile and stationary source emissions
generated) -significant, but mitigable
impact
Impact less than EIR project (fewer
vehicular trips generating less noise
along roadways) -significant, but
mitigable impact
Impact similar to EIR project -
significant, but mitigable impact
Impact similar to EIR project -
significant, but mitigable impact
Impact similar to EIR project -
significant, but mitigable impact
Impact less than EIR project (fewer
structures on Parcel B) -significant,
but mitigable impact
Impact less than EIR project (less
demand for services/facilities) -less
than significant impact
Impact similar to EIR project -
significant, but mitigable impact
City of Carlsbad
November 13, 1997
Table A-3
Comparison of Em Conclusions for Poinsettia Properties Em Project and Revised Project
(continued)
Environmental Impacts EIR Project
and Mitigation, 91.9 acres/120,000 sq ft of building floor
Alternatives and Long-area/1,009 du/1.4 acres open space
Term Effects
No Project/No Environmentally superior to EIR
Development Alternative project, but does not meet basic
objective of establishing TOD
Existing GP/LCP Not environmentally superior to EIR
Alternative project and does not meet most
objectives of establishing TOD
Increased Density Not environmentally superior to EIR
Alternative project, but does meet most
objectives of establishing TOD
Alternative Location Environmentally superior to EIR
project and does meet basic
objective of establishing TOD, but
outside City jurisdiction
Cumulative Impacts Significant cumulative air quality
and traffic/circulation impact
Growth Inducement Not growth inducing
Significant Irreversible Consumption of nonrenewable
Environmental Change resources
Areas of No Significant Land use compatibility
Impact Population/housing
Traffic/circulation (project-level)
Public services and utilities
Geology/soils
Energy and mineral resources
Recreation
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR 5
Revised Project
91.9 acres/101, 780 sq ft of building floor
area/923 du/1.4 acres open space
Similar to EIR project -
environmentally superior to revised
project, but does not meet basic
objective of establishing TOD
Similar to EIR project -not
environmentally superior to revised
project and does not meet most
objectives of establishing TOD
Similar to EIR project -not
environmentally superior to revised
project, but does meet most
objectives of establishing TOD
Similar to EIR project -
environmentally superior to EIR
project and does meet basic
objective of establishing TOD, but
outside City jurisdiction
Similar to EIR project -significant
cumulative air quality and
traffic/circulation impact
Similar to EIR project -not growth
inducing
Similar to EIR -consumption of
non-renewable resources
Similar to EIR project -
Land use compatibility
Population/housing
Traffic/circulation (project-level)
Public services and utilities
Geology/soils
Energy and mineral resources
Recreation
City of Carlsbad
November 13, 1997
Justification for Addendum
The ElR requires only minor technical changes or additions to incorporate the revised project in place
of the ElR project. In total, the revised project is less intensive than the EIR project, because it
proposes 18,220 square feet less of non-residential building floor area and 86 fewer residential
dwelling units than the EIR project, while maintaining the same 1.4 acres of open space. As shown
in Table A-3, environmental impacts associated with the revised project are less than or similar to
those attributable to the ElR project. As a result, no substantial changes are proposed for the project
requiring major revisions of the ElR due to the involvement of new significant environmental effects
or increases in the severity of previously identified significant effects.
Since the final ElR was completed recently (July 1997), no substantial changes have occurred with
respect to the circumstances under which the project is undertaken which will require major revisions
of the previous ElR due to involvement of new significant environmental effects or a substantial
increase in the severity of previously identified significant effects.
No information of substantial importance has been identified indicating that the revised project will
have significant effects not already discussed in the ElR or that the significant effects previously
examined in the report will be substantially more severe. In addition, no information of substantial
importance has been identified indicating that mitigation measures or alternatives which are
considerably different or were previously found infeasible, are now feasible and would substantially
reduce significant impacts.
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR 6
City of Carlsbad
November 13, 1997
•
RESIDENTIAL-~ MEDIUM DENSITY ~ OPEN SPACE
RESIDENTIAL-TRA VEURECREATION ~ MEDIUM-HIGH DENSITY ~ COMMERCIAL
~ RESIDENTIAL-
HIGH DENSITY
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR
FigureA-1
Proposed General Plan Designations
7
City of Carlsbad
November 13, 1997
RESIDENTIAL DENSITY-
MULTIPLE ZONE
COMMERCIAL-
TOURIST ZONE
•
OPEN SPACE
Figure A-2
Proposed Zoning Designations
Poinsettia Properties Specific Plan
Draft Addendum to Final Program EIR 8
City of Carlsbad
November 13, 1997