HomeMy WebLinkAboutEIR 93-02; Green Valley; Environmental Impact Report (EIR) (10)--
IC DATE: March 31, 1994
TO: A.B.BRISTOL
FROM: CHRISTER WESTMAN,
ASSOCIATE PLANNER
RE: GREEN VALLEY - MP 92-01
I have received your questions dated 3/17/94 via Council Member Kulchin and as the
project planner have been asked to respond. I'm sorry about the amount of time it has
taken, I have been ill and away from the office for a few days.
Regarding apartments:
The Green Valley Master Plan identifies a maximum of 400 attached dwelling units within
the 17.9 acre residential Planning Area 3. The Master Plan gross acreage is 281 acres.
34.8 gross acres are available for residential development and at 11.5 dwellings per unit
400.2 units are allowed. The applicant has requested to cluster the potential units within
a 17.9 acre area versus 34.8. Effectively the remaining 16.9 acres will be a contribution
to the approximately 195 acres of project open space.
It can be reasonably expected that each unit could be occupied by one to five persons
depending on size of unit. The total number of people would then depend on the
percentage of studio, one, two and three bedroom units.
The City of Carlsbad has recently adopted an inclusionary housing ordinance which
generally requires that 15% of all new residential developments be made available to lower
income households. Consistent with that ordinance, 15% of the residential units within
the Green Valley Master Plan will be required to be "affordable".
The applicant may under state law request a density bonus, which begins at 25% of the
base, in order to provide additional affordable units. That request must be processed
through the City and approved by the City Council.
Regarding commercial/retail space:
The Master Plan has identified a maximum of 600,000 square feet of commercial square
footage within the 56.2 acre Planning Area 2. Access would be from the extension of
Levante and Calle Barcelona west from El Camino Real. The applicant currently proposes
a commercial center with primarily single building (50,000+ sq.ft.) retailers. Examples of
that type of retailer could be Circuit City, Walmart, KEA, Home Base and Sportmart. The
applicant has not identified any single user that would occupy a building to the City at this
time.
.-
r Regarding Ecke Ranch:
Encinitas is considering a proposal which would amend their General Plan to allow a
development which includes 73.8 acres for a maximum of 650,000 square feet of
commercial and 15,000 square feet of community oriented uses. The entire specific plan
area is 852.8 acres and is proposed to include commercial, attached multi-family, detached
single family, office, golf course and open space.
The combination of the 650,000 square feet from Enchitas Ranch Specific Plan and the
600,000 square feet from the Green Valley Master Plan will exceed the 1,137,445 square
feet identified for the Plaza Camino Real.
Regarding the Red Barn:
The applicant has requested approval of 12,000 square feet of convenience retail at the
comer of El Camino Real and La Costa Avenue on 1.1 acres. The Planning Commission
has recommended that the area be designated as "Unplanned' in order to allow final design
plans for the street intersection improvements to be developed. With final improvement
plans, intersection traffic movement and capacity can be better assessed and a
determination of the best use for the corner can be made at that time.
Regarding crime rate:
rc
The City does not have studies which substantiate or dispute the statement that the crime
rate rises when residential development is located adjacent to commercial development.
Commercial development is quite often located near residential uses. Examples within the
area are at the intersection of Alga Road and El Camino Real, and the El Camino Real
corridor south of La Costa Avenue through the City of Encinitas.
Regarding traffic:
Traffic volumes generated by the Plaza Camino Real would be determined by the same
generation factor as the Green Valley and Encinitas Ranch. Because the combination of
the two developments would have a greater combined floor area than the Plaza it can be
expected that traffic generation will also be greater.
Buildout projections do show that the segments of El Camino Real between Alga and
Olivenhain Road will be two of the busiest segments within the City. The design of the
road segments do however anticipate the projected traffic volumes.
Because traffic is dispersed from a project onto all adjacent roadways, one can not simply
add all projected daily traffic volumes and draw the conclusion that it will all end up on
a particular road segment. Both the Green Valley and Encinitas Ranch year 2010 buildout
distribution patterns assume in the respective traffic reports that 35% and 16% of the daily
traffic will move north from Leucadia Boulevard toward La Costa Avenue. The volume
from those two projects would be expected to be approximately 23,000 additional daily
traffic.
It should be noted that the Green Valley Master Plan does not intensify land use on the
property above what is existing on the City's General Plan. The General Plan designates
the property as Community Commercial, Office, and Residential Medium High (8-15
dwellings per acre). Based on the net acreage of the site and the existing General Plan
designations, 1.001 million square feet of office/commercial could be built as well as 400
dwelling units.
The Master Plan reduces the intensity of development possible while substantially
enhancing wildlife habitat and open space. The Master Plan also complies with the City's
Growth Management Program.
PROPERTY OWNERSHIP:
IN CARLSBAD:
GREEN VALLEY
CARLSBAD PARTNERS
c/o TOM CURNES
1601 ELM STREET
SUITE 2364
DALLAS, TEXAS 75201
(214) 979-9072
ARROYO LA COSTA
FIELDSTONE LA COSTA
c/o MIKE STEWART
CARLSBAD, CA. 92018
P.O.BOX 9000-266
(619) 931-8747
IN ENCINITAS:
ENCINITAS RANCH
CARLTAS
c/o CHRIS CALKINS
5600 AVENIDA ENCINAS
SUITE 100
CARLSBAD, CA. 92008
(619) 431-5600
HOME DEPOT
c/o JIM LYON
601 SOUTH PLACENTIA
FULLERTON, CA. 92631
C: Council Member Kulchin
c