HomeMy WebLinkAboutMP 149O; La Costa Master Plan Arroyo La Costa; Master Plan (MP)EXHIBIT 6
DATE:
TO:
FROM:
SUBJECT:
STAFF REPORT
JUNE 6, 1990
APPLICATION COMPLETE DATE:
August 29. 1988
PLANNING DEPARTMENT
PLANNING COMMISSION
CdVf [-eM-
EIR 86-2/MPA 149fO)/MP 88-1/GPA/LU 8&-1/ZC 88-3/Cr 88-3/PUD 88A/HDP
88-8/SDP 89-18/SUP 89-3/SUP 90^/ROI 181 ARROYO LA COSTA - Request for
the certification of an Enviromnental Impact Report &iitd~ApprOV&t;&f it. Wd^dd
INegadve P«<Saisutiei^ m4 fJws^Rtequest for approval olTGene^^^^
Amendment, Zone Change, Master Plan Amendment, Master Plan, Tentative Tract
Map, Planned Unit Development Pennit, Hillside Development Permit, Special Use
Pennits, Site Development Plan, and a City| initiated Resolution of Intention and
on property located east of EI Camino Real, north of Olivenhain Road, and west
of Rancho Santa Fe Road in the PC Zone and in Zone 12.
I. RECOMMENDATION
That the Planning Commission ADOPT Resolution No. 3039 recommending certification of EIR
86-2 ait4J*l«a»o«g C^wjiaasicaa RejMt^«i» r«co»8«e»d%-^ipv«l of, a„ Mio^
Negat*?e,DedbBitkmi and MOPTTesolurion Nos. 3028,'^ 3bl9, 303
3035, 3036, 3037, recommending Approval of MPA 149(0), MP 88-1, GPA/LU 88-1, ZC 88-3/CT
88-3, PUD 88-4, HDP 88-8, SDP 89-18, SUP 89-3, SUP 90-8 and ROI 181, and based on the
findings and subject to the conditions contained therein.
^rr (^^^
n. PROJECT BACKGROUND AND DESCRIPTION
The applicant is requesting a number of discretionary approvals for a 529 acre Master Plan
commumty located between El Camino Real, Olivenhain Road, and Rancho Santa Fe Road. This
area is currently a part of the La Costa Master Plan (MP-149(G)) and is known as La Costa
Southwest. Through the proposed actions, the applicant is requesting approval to withdraw from
the La Costa Master Plan and form a new Master Plan, known as Arroyo La Costa (MP 88-1).
In addition, the applicant is also proposing a Tentative Map/Plaimed Unit Development Permit
to allow the construction of 1,076 single family dwellings and accompanying recreational facilities.
To accompUsh these actions, the applicant is requesting the following discretionary approvals:
A
B.
BC.
Certification of an Enviroiunental Impact Report addressing all the discretionary
approvals being requested at this hearing $Xf^^|fi9()l|l^i|ii^w.
OmiScs^n ofja. i)^dg»r«d<|^e^atiye D^^fla^^ bdt>vr,
A Master Plan Amendment to the existing La Costa Master Plan to delete aU
references to the area previously known as La Costa Southwest (now Arroyo La
Costa) and to place certain restrictions on remaining future development
A new Master Plan, in compliance with all current ordinances and standards, for
the area previously known as La Costa Southwest (now Arroyo La Costa).
ARROYO LA COSTA
JUNE 6, 1990
PAGE 2
A General Plan Amendment to revise land use designations within the Arroyo La
Costa Master Plan area.
a|. A Zone Change from R-l to P-C for a small area just north of the Arroyo La Costa
Master Plan area to incorporate it into the Arroyo La Costa Master Plan as Open
Space.
A Tentative Tract Map, Plaimed Unit Development and Hillside Development
Permit for the area covered by the Arroyo La Costa Master Plan,
Gi|. A Site Development Plan for the common recreation/daycare facility.
H|. A Special Use Permit for the construction of improvements in the 100-year flood
plain.
Ii|. A Special Use Permit to demonstrate compliance with the El Camino Real Corridor
Standards.
J|L A Resolution of Intention to declare an intent for a future change in the land use
designation on the railroad parcel from Travel Services/Utility (TS/U) to a
residential land use.
Due to the complex nature of the proposed project, all discretionary actions and related planning
issues are discussed individually below and may be found on the following pages:
Page
EIR 86-2 244
MPA 149(0) 45
MP 88-1 S6
GPA/LU 88-1 78
ZC 88-3 i&J$
CT 88-3/PUD 88-4/HDP 88-8 3Slt
SDP 89-18 1920
SUP 89-3 212^
SUP 90-8 2223
Growth Management 2223
ROI 181 2425
Proiect Background
The La Costa Master Plan covers approximately 5,282 acres, divided into four areas as follows:
The Developed Area 2888 acres
The Northwest Area 744 acres
The Southeast Area 1121 acres
The Southwest Area 529 acres
See Exhibit X-l, pg. 27, for the location of each of these areas.
ARROYO LA COSTA
JUNE 6, 1990
PAGE 3
Because the overall La Costa Master plan is 17 years old, the document does not adequately
address current environmental concems nor does it comply with Qty standards and policies. To
correct these inconsistencies, in 1985 the City Council directed staff to work with the owner of
the undeveloped portions of La Costa to revise and update the La Costa Master Plan. Because
the owners of the undeveloped portions of La Costa are not yet ready to develop all of their
properties, staff and the developer have agreed to first address the Southwest area of the Master
Plan (now called the Arroyo La Costa Master Plan).
To simplify matters, the overall La Costa Master Plan is being amended concurrently with the
preparation of the Arroyo La Costa Master Plan and will eliminate all references to the Southwest.
The overall La Costa Master Plan will remain in effect for the Developed, Northwest and
Southeast areas. The only La Costa Master Plan areas which will not be unpacted by this revision
are areas not owned by the applicant within the Southeast and Northwest portions of the Master
Plan. These areas that have either approved projects or projects that are pending have been
considered exempt. All other vacant property has been conditioned to comply with the Master
Plan requirements.
It is anticipated that the Southeast portion of the La Costa Master Plan will be the next area
considered for development. When that occurs, a separate Master Plan will be prepared and all
references to that area will be removed from the overall La Costa Master Plan. Although the
Ranchero Estates area was originally included in the "Developed Area" of the overall La Costa
Master Plan, it was subsequentiy included in the Zone 11 Local Facilities Management Plan and
therefore will be incorporated into the Southeast Master Plan. Similar procedures would take
place when the Northwest area is developed. This would have the end result of eliminating the
overall La Costa Master Plan and replacing it with three detailed, up-to-date Master Plans.
The Master Plan includes the area which was previously approved by Tentative Map CT 85-6 and
Planned Development Permit PUD 80 for 789 dwelling units. This project was a mix of multi-
family units and small single family lots. Approval of this project will be revoked and superseded
by the new Tentative Map and Plarmed Development Pennit Approval of the proposed Master
Plan and related Tentative Map and Planned Development Permit will include a condition that
the previously approved Tentative Map and Planned Development Pennit shall be superseded and
therefore revoked.
Proiect Description
The 529 acre Anoyo La Costa site consists of primarily imdeveloped land between El Camino
Real and Rancho Santa Fe Road. Agriciiltural and urban land uses characterize much of the
sunovmding landscape; however, a particularly important natural area, the Green Valley and
Encinitas riparian systeins remain adjacent to the site on the west side of El Camino Real
Elevations are relatively low and relief is minor on the site. The lowest point is along the westem
property line at about 64 feet above mean sea level, and the highest point is in the east-central
area at 273 feet. SmaU, steep slopes occur on sandstone soils in the westem portions and in
several of the small ravines, ^proximately 60% of the site is covered in grasslands. Small
ARROYO LA COSTA
JUNE 6, 1990
PAGE 4
Eucalyptus and Oak woodlands are located in the northem portions of the site. A third woodland
feature is the riparian zone in the central valley. The site contains several drainage areas which
are tributary to Green Valley, some of which contain enough moisture to support riparian
vegetatioiL
The Master Plan consists of 16 residential Villages, 9 Open Space Plarming areas, 2 school sites,
and a church site. When built out, the Anoyo La Costa Master Plan will consist of a maximum
1,076 single family homes. These residences will be located on lots that range from 5,000 to over
23,000 square feet in size with the majority of the lots over 7,500 square feet in size. The
minimum size of the flat, usable portion of each lot will be 5,000, 6,000 or 7,000 square feet
depending upon the village in which each lot is located.
Features of the Anoyo La Costa Master Plan include a pedestrian/bike trail which will be used
to provide access from the various neighborhoods to a centrally located common recreation/day
care facility. Passive recreational lots will be located in most of the villages to provide open space
as well as access to the trail system. A pedestrian/bike bridge will span Calle Barcelona from a
common recreation/day care center to the nearby junior high school The trail system has been
designed to provide liiiks to other portions of Carlsbad as well as provide bicycle and pedestrian
circulation within the Master Plan area.
The Master Plan has been designed to preserve the onsite environmental resources which include
the riparian habitat and the oak grove. A portion of the pedestrian/bicycle trail system will be
constructed along each side of the enhanced riparian corridor. TTie oak grove will be
incorporated into the design of the adjacent village as a natiiral, passive recreation area.
ENVIRONMENTAL IMPACT REPORT
Certification of an Environmental Impact Report is being requested. The Environmental Impact
Report addresses the enviroiunental impacts associated with the Master Plan and the related
applications. In response to the draft EIR, the Anoyo La Costa Master Plan conceptual land use
plan has gone through substantial revision. In addition a Local Facilities Management Plan,
(Zone 12) which covers required public facilities for this property has been prepared.
Environmental review has been completed pursuant to the Califomia Environmental QuaUty Act
and mitigation measures identified in this EIR and the Zone 12 Plan have been incorporated into
the provisions of the Master Plaiu
The EIR Project Summary identifies project impacts as well as appropriate mitigation measures.
It also assesses impacts after the appUcation of the mitigation measures. These measures have
reduced the impacts to a level of insignificance in all cases except for Air Quality No^6'and
Aesthetics. These issues are discussed below:
The EIR identifies short term conttrucrinn g^f impacts dtStiBtj^ wmxmcstim as not being
ARROYO LA COSTA
JUNE 6, 1990
PAGE 5
mitigated to a level of insignificance. Staff disagrees with this position because appUcation of
standard measures to control fugiriva dust and amitriont ISii^'Wd'ti^g^^i:&M'W&liSlt ItdtitS during
constmction wiU, as in aU other projects in the City, reduce mis^^t^^ of
insignificance.
Aesthetics
The EIR states that the project will change the visual natiire of the area from open space to urban
uses which will result in significant adverse impacts. Staff disagrees with this positioru Since
annexation into the City, the area has been designated for residential land uses on the General
Plan and Zoning Map. Because the site is sunoimded by existing development, leaving the site
as open space is not a feasible solution nor is it consistent with the projected urbanization of the
area. It is staffs position that the proposed residential development is consistent with the planned
land uses and that the project wiU not create significant adverse impacts, with respect to
aesthetics.
In conclusion, based on the environmental analysis contained in EIR 86-2 plus staffs position on
the issues of air quaUty imlll and aesthetics, staff is recommending that the Planning Coimnission
find that all identified project related impacts can be reduced to a level of insignificance by the
appUcation of mitigation measures and conditions contained in the EIR and the amended Zone
12 plan. Therefore, project approval would not require the decision makers to make findings of
overiding consideration.
MASTER PLAN AMENDMENT - fM? 149(0)
Planning Issues
1. Is the proposed amendment consistent with the goals of the La Costa Master Plan?
2. How will the proposed amendment unpact development within the La Costa Master Plan
Area?
Discussion
The proposed amendment to the La Costa Master Plan addresses two major revisions as foUows:
1. Elimination of any reference to the area previously known as Southwest (Anoyo
La Costa).
2. Stipulation that updated Environmental Impact Reports and new Master Plans be
required prior to future development occurring in the Northwest and Southeast
Areas of La Costa.
The proposed Master Plan Amendment is consistent with the goals of the La Costa Master Plan
because it maintains residential land uses and ensures the provision of a variety of housing types
ARROYO LA COSTA
JUNE 6, 1990
PAGE 6
within the overaU Master Plan area. In the overaU Master Plan, the Southwest Area was intended
solely for residential development. The proposed amendment wiU aUow for residential
development that is more compatible with siuroimding single famUy homes. No non-residential
land uses such as commercial, office, nor industrial uses are proposed except for residential
support faciUties such as schools, recreation/daycare center and a chtirch.
The proposed amendment wiU impact development by providing a mechanism for creating up-
to-date master plans for the La Costa area. The existing La Costa Master Plan is out-of-date and
does not address many of the present ordinances and poUcies. For example, aU development is
cunentiy reqiured to process a La Costa Development Plan. Parking standards are less restrictive
and not consistent with the present ordinance, and other ordinances relating to Planned
Development, Growth Management and HUlsides are not addressed. The proposed Anoyo La
Costa Master Plan wiU conect this situation for the Southwest Area by addressing aU cunent
ordinances and poUcies. Since it 1$ |f!£S|siUiy"nQt known Wttat krui wtef^ th£^ lo<:9tiQ|^ mr th«^
dec^rSKltQ^ ym'^JBit^fsi.'''t<>tf^f,'m<^^ At digcutted previously under ' "Projact
Background", (page 3), Ttk W^J^g^as^^ltvk^ t^Uire updated EIRs and new Master Plans wiU-be
required prior to review of future development in the Northwest or Southeast Areas of La Costa.
Each of these Master Plans wiU also be required to comply with aU ordinances and poUcies in
effect at the time of approval. As discussed in the overaU La Costa Master Plan, there are several
properties in these areas that have either been approved or are cunentiy under review. These
projects have been considered exempt from the new Master Plan/EIR requirement but must
comply with aU cunent ordinances and poUcies. As stated earUer, aU other vacant properties have
been conditioned to comply with the Master Plan requirement
After the approval of the last Master Plan the "Developed Area" (LFMP Zone 6) of La Costa wiU
no longer be covered by a Master Plan (See page 3, paragraph 3). However, as indicated in the
Citywide Plan, Zone 6 is considered an infiU area. Sinular to other iniiU areas of the City,
individual properties are stiU subject to a number of discretionary reviews including: tentative
tract maps, planned development ordinance, hillside, site development plan, and grading and
building plan check. These review mechanisms wiU ensure that iU. the developable areas of La
Costa wiU be reviewed in accordance with cunent requirements.
MASTER PLAN fMP 88-1)
Plaiming Issues
1. Does the Master Plan properly implement the General Plan, Zoning and appropriate
poUcies goveming the site?
2. Are the general development plan and the standards provided in the Master Plan
adequate to properly develop the property?
Discussion
.San.^ Dieguito 625 North Vulcan Avenue
Leucadia, California 92024
619/753-6491 ,, . L,. u c u ir^^ - ^
Union High School Distnct
April 7, 1988
Lance Schulte, Associate Planner
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009
Dear Lance:
Thank you for your interest in working with us in locating a junior
high school in the La Costa southwest area.
The San Dieguito Union High School District has met several times
with representatives of La Costa Ranch Company and the City of
Carlsbad to discuss alternatives for the site. This letter will
serve to summarize our understanding of previous meetings we have
held regarding this topic.
Two alternatives have been presented for the junior high school. One
is located south of Calle Barcelona and the second is north of the
open space area on the north side of Calle Barcelona.
I have enclosed an excerpt from our district's master plan outlining
the site design criteria for a junior high school. Based on this
criteria, the input of our architects and the discussion with La
Costa Ranch Company planners and engineers, it appears that the
site south of Calle Barcelona would best serve our needs. We would
like to continue discussions with La Costa Ranch Company and the
City regarding site development, landscaping and location of utilities,
The San Dieguito Union High School District appreciates the spirit of
cooperation exhibited by all parties and looks forward to designing
and building excellent schools in south Carlsbad.
Cordially,
:ic J. Hall, Director
Administrative Services
mh
Enclosure
xc: Doug Avis, President
La Costa Ranch Company
Bill Hoffman, Hoffman Planning Associates
62S North Vulcan Avenue
Leucadia. California 92024
619/753-6491
.San.. Dieguito
Union High Schoo! District
April 4, 1988
Doug Avis, President
La Costa Ranch Company
P.O. Box 9000-266
Carlsbad, CA 92009
m ^^^^
Dear Doug:
Thank you for your willingness to work with us in developing the high
school site in zone 11 and in locating a junior high school in the
southwest area. We appreciate the spirit of cooperation exhibited by
you and your associates and look forward to designing and building
excellent schools in south Carlsbad.
As I mentioned to you, the district is also looking for an opportunity
to acquire property for a transportation and maintenance facility. The
district's facility is currently housed on the campus of San Dieguito
High School in Encinitas. The demand for additional classroom space
on that campus has prompted the district to intensify our search for
a suitable transportation/maintenance site.
The district would like to explore the acquisition of land to build
such a facility. The general area that appears to have potential is
the land east of Rancho Santa Fe Road and south of Questhaven Road.
Considering the realignment study of Rancho Santa Fe Road is in pro-
gress, I thought this would be a good time to look at some options.
I have enclosed some information regarding the transportation and
maintenance requirements as well as a district map.
The San Dieguito Union High School District looks forward to a continued
positive working relationship with you and your company.
irlc J. Hall, Director
Administrative Services
mh
xc: Lance Schulte, Associate Planner
City of Carlsbad
Bill Hoffman, Hoffman Planning Associates
ENCINITAS UNION SCHOOL DISTRICT
DISTRICT OFFICE
189 Union Street
Encinitas, CA 92024
(619) 944-4300
BOARD OF TRUSTEES
Anthony J. Brandenburg
William Carli
Mary Jo Nortman
Van Riley
Sandra Schultz
SUPERINTENDENT
Donald E. Lindstrom
ASSISTANT SUPERINTENDENTS
Donald Callard, Business
Mary Lee Howe, Personnel
David Philips, Instruction
April 6, 1988
Mr. Lance Schulte
CITY OF CARLSBAD
2078 Los Palmas
Carlsbad, CA 92009
Dear Lance:
After reviewing the sites that would be available for an
elementary school in La Costa, it is apparent to me that the site
on the north side of Calle Barcelona would be the most
appropriate.
This site would be within a safe walking distance from the
majority of the homes planned in the area. The site south of
Calle Barcelona would require all of the students who would be
assigned to the school to cross a major traffic road. We do not
feel that this would be the safest location for the school.
Thank you for taking our input.
Sincerely,
Donald D. Lindstrom
Superintendent
cc: Bill Hoffman, Hoffman Planning Association
Doug Avis, La Costa Ranch Company
CITYOF "
C/IRi.Se/,0
• CAPHI
941 Capri Road
Encinitas 92024
944-4360
Nancy Austin
Principal
• FLORA VISTA
1690 Wandering Road
Encinitas 92024
944-4329
Raymond OToole, Ph.D.
Principal
• LA COSTA HEIGHTS
3035 Levante Street
Carlsbad 92009
944-4375
Jennifer Jeffries
Principal
• OCEAN KNOLL
910 Melba Road
Encinitas 92024
944-4351
Bruce DeMitchell
Principal
• PACIFIC VIEW
608 Third Street
Encinitas 92024
944-4339
Kay North
Principal
• PAHK DALE LANE
2050 Park Dale Lane
Encinitas 92024
944-4344
Greg Ryan
Principal
• PAUL ECKE CENTRAL
185 Union Street
Encinitas 92024
944-4323
Jere Mclnemey, Ph.D.
Principal
2075 LAS PALMAS DRIVE
CARLSBAD, CALIFORNIA 92009-4859
PLANNING DEPARTMENT fc&S/l/M (619)438-1161
Citp of Carlsbati
July 10, 1987
Ross McDonald
La Costa Ranch Company
6670 El Camino Real
Carlsbad, CA 92009
Subject: Oune 26, 1987 La Costa Ranch Company Proposed Revision
to the Processing of the La Costa Master Plan
Dear Ross:
Your basic request to have the City segment processing of the La
Costa Master Plan Revision appears uniquely appropriate.
To accomplish this, the present EIR contract with Sanchez
Talarico Associates will need to be modified. Per our prior
agreement the La Costa Ranch Company will be responsible for the
costs of modifying the EIR contract.
Lastly, I would like to clarify some assumptions you make in
your letter.
As stated in our November 13, 1986 letter the La Costa Master
Plan Revision is City initiated. It is our desire and intent to
conduct the revision as soon as possible. However, Council
determined priority tasks such as the Growth Managment Program
will take precedence in terms of staff time. Staff has developed
some potential revisions to the southeast, southwest, and
northwest portions of the La Costa Master Plan. These potential
revisions were submitted to the La Costa Ranch Company for review
and comment. At this time we understand that you agree with
several aspects of staff's proposed revisions. However, many
significant issues need resolution. When those issues are
resolved the EIR can proceed.
3uly 10, 1987
Page 2
Please contact Mike Howes or Lance Schulte of our office if you
need clarification of this letter.
Sincerely,
Michael 0. Holzmiller
Planning Director
M3H:LS/af
cc: Marty Orenyak
Charlie Grimm
Mike Howes
Lance Schulte,
in costn RnncH co.
June 26, 1987
Michael J. Holzmiller, Planning Director
City of Carlsbad
2075 Las Palmas
Carlsbad, CA 92009
SUBJECT: Proposed Revision to the Processing of the La
Costa Master Plan.
Dear Michael:
The City mandated revisions to the La Costa Master Plan
have been in process for almost two years. The amount of
time that has taken place Is an Indication of the
complexity of this Master Plan and the desires of both the
City and the La Costa Ranch Company to develop a plan that
is best for the City of Carlsbad. We are Interested in a
'long term building program that will result in the most
unique and innovative project in California.
In providing input to the City staff, the La Costa Ranch
Company has spent considerable time and effort in
developing a marketing strategy that will provide for an
outstanding product and allow the financing of the major
infrastructure that is needed in south Carlsbad. From oar
research, we feel confident in the success of both the
southwest and southeast portions of the La Costa Master
Plan as presented to the planning staff. Also, we have
received positive responses from the Planning staff on the
concept plans that have been presented for these areas.
For the northwest area, we are exploring land use ideas
that will make it the most innovative area of the Master
Plan. Specifically, north of Carrillo Way, we are looking
at a mixed land use concept that revolves around a 'Town
Center' theme centered around Alga Norte Park. We have not
yet completed all the studies necessary to ensure the
success of this concept.
We are desirous of completing the revisions to the La Costa
Master Plan as soon as possible, however, the northwest
area is not as far along as either the southwest or
southeast areas.
6670 El Camino Real. RO. Box 9000-266 • Carlsbad • California 92009 • (619) 931-8747:
For this reason, we are requesting a change to the review
process of the Master Plan. We propose that the Northwest
area be separated from the review of the remainder of the
Master Plan and that the southeast and southwest areas be
allowed to go forward. This would mean that there would be
.two separate master plans processed. Also, we would
propose that the Environmental Impact Report Review
continue to be processed addressing the entire Master
Planning area. Including the northwest. We make this
proposal for the following reasons:
1. Separation of the Northwest area from the rest of
the master plan will allow for a more thorough study
of the northwest area by both the City and the La
Costa Ranch Company without holding up the review of
the southeast and southwest areas. This would
expedite the review of the alternative Rancho Santa
Fe Road alignments.
2. The southeast and southwest areas are logically tied
together by common Infrastructure needs. These two
areas have common special district boundaries and
impact the same major roadways and Intersections.
The Northwest area is not closely tied to the
southeast or southwest areas and can better stand on
its own from a planning perspective.
3. The northwest area is not as politically sensitive
as the remainder of the master plan and its delay
would not cause any significant citizen concerns.
4. Continued processing of the Environmental Impact
Report for the entire area, including the northwest
area, would save considerable time and expense for
both the city and the La Costa Ranch Company when
the northwest area continues processing. We would
propose that all the necessary base data for the
northwest area be collected and analyzed in as much
detail as possible. At the time the northwest area
land uses are finalized, a more detailed
supplemental environmental review can take place
addressing specific Issues such as traffic and
grading.
We believe that separation of the northwest area from the
remainder of the Master Plan Is in the best Interests of
both the City and the landowner. It is of utmost
Importance that we receive your answer to this request as
soon as possible so that the processing of the La Costa
Master Plan may continue.
Please call me if you have any questions regarding our
request.
Sincerely,
Ross McDonald
La Costa Ranch Company
Mola Development Corporation
6994 El Camino Real, Suite 202
Carlsbad, Ca 92008
(619) 438-8226 Hi
March 19, 1986
Mr. Michael J. Holzmiller,
Planning Director
City of Carlsbad
1200 Elm Avenue
Carlsbad, California 92008
Dear Michael:
Thank you and Mike Howes for meeting with us yesterday to discuss the La Costa
Master Plan review process and the Public Facilities Phasing Program. This
letter will confirm our understanding regarding the processing of the Public
Facilities Phasing Plan in the Southeast and Southwest areas of La Costa.
As a point of background, we have expanded the previous scope of the review of
the La Costa Master Plan. This review will be more comprehensive than
originally intended. We have agreed to complete an Environmental Impact ^y'
Report for the property, which will cause the entire review to take up to one
year for completion. As you know, we are extremely concerned about the
previously approved projects within Zones 11 and 12, to proceed without being
constrained by the extensive review and revision of the Master Plan. The
projects in question are shown on the attached exhibit.
To allow these projects to proceed Independently of the La Costa Master Plan
review, you suggested that we present one Phasing Plan that would contain sub-
phasing plans within it. This plan would include a detailed Phasing Plan for
previously approved projects that would meet all requirements of the city's
Public Facility Phasing Program, (i.e. Zones llA, 12A). As part of this plan,
a statement would be included indicating that the remaining undeveloped property
within the management zone would be subject to a future phasing plan which would
comply with the Master Plan review.
Also, you asked us to provide you with reasons why such a dual-phased program
would be justified. The major reasons are as follows:
Mr, Michael J. Holzmiller,
Planning Director
City of Carlsbad
March 19, 1986
Page 2.
1. The original revisions contemplated for the Master Plan have expanded into
a more detailed and comprehensive review, which includes an Environmental
Impact Report and will require up to one year to complete. This time
would needlessly hold up the existing projects within this sub-area.
2. At the time a Public Facilities Phasing Plan would be adopted for this
sub-zone, all the projects within it will have completed the following:
a) Environmental documentation and processing.
b) Extensive staff review, public review, and public hearings.
c) Approval of conditioned tentative maps by the Planning Coiranission
and City Council.
3. By creating a separate sub-zone and allowing these properties to proceed
without the lengthy processing requirements of the La Costa Master Plan
review, Rancho Santa Fe Road will be more expeditiously processed and
subsequently built, which would be mutually beneficial for both the
property owners and the community as a whole.
4. The continued processing of these projects will accelerate the construction
of Mission Estancia providing access to Stagecoach Park.
As we have discussed before, we are looking forward to working with your staff '
on the review of the La Costa Master Plan, which we will be focussing our
efforts on the undeveloped areas. Allowing these projects to proceed with the
existing conditions and acceptable sub-zone Phasing Plan, would allow already
planned public facilities to proceed which would otherwise be unnecessarily
delayed.
Again, thank you for working with us on this concept for Zones 11 and 12 and we
look forward to presenting Public Facility Phasing Plans to you and your staff
in the near future. Please review this letter to confirm that our understanding
is correct. Please call me at any time if you would like to further discuss
this concept. Unless we hear from you, we will assume this concept is accept-
able and will proceed with the preparation of our Phasing Plans based on it.
Again, thank you for your time.
Sincerely,
Timothy N, Roberts
Project Manager
TNR:jc
end
cc: Mr. Frank Mola
Citv of Carlsbad
MITIGATED NEGATIVE DECLARATION
PROJECT ADDRESS/LOCATION: Area east of El Camino Real, north of Olivenhain
Road, west of Rancho Santa Fe Road.
PROJECT DESCRIPTION: Amendment to La Costa Master Plan (149(N)) deleting
references to the area known as La Costa Southwest.
The City of Carlsbad has conducted an environmental review of the above described
project pursuant to the Guidelines for Implementation of the California Environmental
Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a
result of said review, a Mitigated Negative Declaration (declaration that the project will
not have a significant impact on the environment) is hereby issued for the subject project.
Justification tor this action is on file in the Planning Department.
A copy of the Mitigated Negative Declaration with supportive documents is on file in the
Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from
the public are invited. Please submit comments in writing to the Planning Department
within ten (10) days of date of issuance.
DATED: February 8, 1990
CASE NO: MP-149(0)
APPLICANT: City of Carlsbad
PUBLISH DATE: February 8, 1990
MICHAEL J. HOLZMILLER
Planning Director
AML:af
2075 Las Palmas Drive - Carlsbad, California 92009-4859 (619) 438-1 161
ENVIRONMENTAL IMPACT ASSESSMENT FORM - PART II
(TO BE COMPLETED BY THE PLANNING DEPARTMENT)
CASE NO. MP-149(O)
DATE: JANUARY 10. 1990
BACKGROUND
1. CASE NAME: LA COSTA MASTER PLAN AMENDMENT
2. APPLICANT: CITY OF CARLSBAD
3. ADDRESS AND PHONE NUMBER OF APPLICANT: 2075 LAS PALMAS DRIVE
CARLSBAD. CA 92009
(619) 438-1161
4. DATE EIA FORM PART I SUBMITTED:
5. PROJECT DESCRIPTION: AMENDMENT TO LA COSTA MASTER PLAN TO ELIMINATE ALL
REFERENCES TO THE SOUTHWEST PORTION OF THE MASTER PLAN.
ENVIRONMENTAL IMPACTS
^TATE CEQA GUIDELINES, Chapter 3, Article 5, section 15063 requires that the
|ity conduct an Environmental Impact Assessment to determine if a project
"may have a significant effect on the environment. The Environmental Impact
Assessment appears in the following pages in the form of a checklist. This
checklist identifies any physical, biological and human factors that might
be impacted by the proposed project and provides the City with information
to use as the basis for deciding whether to prepare an Environmental Impact
Report or Negative Declaration.
* A Negative Declaration may be prepared if the City perceives no
substantial evidence that the project or any of its aspects may cause a
significant effect on the environment. On the checklist, "NO" will be
checked to indicate this determination.
* An EIR must be prepared if the City determines that there is substantial
evidence that any aspect of the project may cause a sianificant effect on
the environment. The project may qualify for a Negative Declaration
however, if adverse impacts are mitigated so that environmental effects
can be deemed insignificant. These findings are shown in the checklist
under the headings "YES-sig" and "YES-insig" respectively.
A discussion of potential impacts and the proposed mitigation measures
appears at the end of the form under DISCUSSION OF ENVIRONMENTAL EVALUATION.
Particular attention should be given to discussing mitigation for impacts
which would otherwise be determined significant.
PHYSICAL ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES ^ NO
(s1g) (insig)
Result in unstable earth conditions or
increase the exposure of people or property
to geologic hazards? X_
Appreciably change the topography or any
unique physical features? X_
Result in or be affected by erosion of soils
either on or off the site? X_
Result in changes in the deposition of beach
sands, or modification of the channel of a
river or stream or the bed of the ocean or
any bay, inlet or lake? X_
Result in substantial adverse effects on
ambient air quality? X_
Result in substantial changes in air
movement, odor, moisture, or temperature? X_
Substantially change the course or flow of
water (marine, fresh or flood waters)? X_
8. Affect the quantity or quality of surface
water, ground water or public water supply? X_
9. Substantially increase usage or cause
depletion of any natural resources? X_
10. Use substantial amounts of fuel or energy? X_
11. Alter a significant archeological,
paleontological or historical site,
structure or object? X_
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BIOLOGICAL ENVIRONMENT
WS, THE PROPOSAL DIRECTLY OR INDIRECTLY: YES^ YES , NO
(sig) (insig)
12. Affect the diversity of species, habitat
or numbers of any species of plants (including
trees, shrubs, grass, microflora and aquatic
plants) ? X_
15. Affect the diversity of species, habitat
or numbers of any species of animals (birds,
land animals, all water dwelling organisms
and insects?
13. Introduce new species of plants into an area,
or a barrier to the normal replenishment of
existing species? X_
14. Reduce the amount of acreage of any
agricultural crop or affect prime, unique
or other farmland of state or local
importance? X_
16. Introduce new species of animals into an
area, or result in a barrier to the
migration or movement of animals? X_
HUMAN ENVIRONMENT
WILL THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO
(sig) (insig)
17. Alter the present or planned land use
of an area? X
18. Substantially affect public utilities,
schools, police, fire, emergency or other
public services? X_
19. Result in the need for new or modified sewer
systems, solid waste or hazardous waste
control systems? X_
20. Increase existing noise levels? X_
21. Produce new light or glare? X_
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HUMAN ENVIRONMENT
WK. THE PROPOSAL DIRECTLY OR INDIRECTLY: YES YES NO
(sig) (insig)
22. Involve a significant risk of an explosion
or the release of hazardous substances
(including, but not limited to, oil,
pesticides, chemicals or radiation)? X_
23. Substantially alter the density of the
human population of an area?
26. Affect existing parking facilities, or
create a large demand for new parking?
24. Affect existing housing, or create a demand
for additional housing? X_
25. Generate substantial additional traffic? X
27. Impact existing transportation systems or
alter present patterns of circulation or
movement of people and/or goods? X_
28. Alter waterbome, rail or air traffic? X_
2il^ Increase traffic hazards to motor
vehicles, bicyclists or pedestrians? X_
30. Interfere with emergency response plans or
emergency evacuation plans? X_
31. Obstruct any scenic vista or create an
aesthetically offensive public view? X_
32. Affect the quality or quantity of
existing recreational opportunities? X_
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MANDATORY FINDINGS OF SIGNIFICANCE
(insi YES YES NO
(sig) (insig)
33. Does the project have the potential
to substantially degrade the quality
of the environment, substantially
reduce the habitat of a fish or wild-
life species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, reduce the number or
restrict the range of a rare or en-
dangered plant or animal, or eliminate
important examples of the major periods
of California history or prehistory. X_
3^
34. Does the project have the potential
to achieve short-term, to the dis-
advantage of long-term, environmental
goals? (A short-term impact on the
environment is one which occurs in a
relatively brief, definitive period of
time while long-term impacts will
endure well into the future.) X_
Does the project have the possible
environmental effects which are in-
dividually limited but cumulatively
considerable? ("Cumulatively con-
siderable" means that the incremental
effects of an individual project are
considerable when viewed in connection
with the effects of past projects, the
effects of other current projects, and
the effects of probable future projects.) X_
36. Does the project have environmental
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly? X_
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DISCUSSION OF ENVIRONMENTAL EVALUATION
The proposal is to amend the La Costa Master Plan (LCMP) by eliminating all
^^ferences to the southwest portion of the Master Plan. This proposal will
^remove all text regarding the southwest section and change the boundaries
of the overall Master Plan accordingly.
The southwest section will be referred to as Arroyo La Costa. This area
will be closely analyzed under a separate Master Plan and associated
Environmental Impact Report.
The remainder of the LCMP will be analyzed in further detail at some future
date, under a separate Master Plan and Environmental Impact Report.
Due to the nature of the proposal and its affect upon the area, the proposal
will not significantly affect the environment.
PHYSICAL ENVIRONMENT
Earth - The proposal is a change in the text and map boundaries of the La
Costa Master Plan. Geotechnical feasibility evaluation will be conducted
at a future date. An in depth analysis will occur under a separate Master
Plan and associated Environmental Impact Report (EIR) at the appropriate
time. The proposal will have no impact to earth stability, topography
erosion, deposition or natural resources.
Air - The proposal will not create objectional odors or produce emissions
that will affect the ambient air quality. The proposal is a change in text
ind map boundaries, therefore, it will not affect the air quality.
"water - The proposed text change and map revisions will not authorize any
development that could affect the quality or the demand for water. These
issues will be addressed at a future date when detailed development
proposals are analyzed.
Natural Resources - The proposal will not affect on any natural resources.
Previous studies have indicated that there are no natural resources in the
vicinity.
BIOLOGICAL ENVIRONMENT
Plant and Animal Life - Since the proposal is a change in text and map
boundaries, it will not alter or affect any biological resources. At the
appropriate time an EIR will be prepared which will specifically address
agriculture, plants, microflora and any animals (birds, land animals, water
animals and insects).
Agriculture - The proposal will not affect any agriculturally designated
land.
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DISCUSSION OF ENVIRONMENTAL EVALUATION (Continued)
HUMAN ENVIRONMENT
!iand Use - The change in text and map boundaries will not change the present
or planned land uses of the area. It will, however, allow for more in depth
analysis to occur on specific areas within the overall Master Plan area.
A mitigation measure has been included in this document to ensure that when
these areas are developed they comply with current City policies and
standards. This mitigation measure requires that a Master Plan and
environmental documentation w4i-l be approved prior to the approval of any
development permits in the Northwest or Southeast areas of the La Costa
Mater Plan.
Utilities - The proposal will not affect the public utilities, schools,
police, fire, emergency or other public services. The site is located in
Zones 6, 10, 11 and 12. Services will be provided through the
implementation of the zone plans.
Noise - An acoustical analysis will be prepared at a future date to ensure
that any projects conform to the current standards at the time of
development. The current proposal has no affect on the site at this time.
Human Health - The proposal will not involve the use of explosive or
hazardous materials.
Light and Glare - The proposal will have no affect on the amount of light
and glare in the vicinity. This issue will be addressed at a future date
with the appropriate EIR.
lousing - The proposal will not alter the density of human population or
affect housing demand more than that which has been approved under the
overall La Costa Master Plan.
Transportation/Circulation - The proposal will not affect any transportation
systems in the vicinity. The proposal will not generate additional
vehicular trips over that allowable under the Local Facilities Management
Plan zones. Traffic impact analysis will be conducted at an appropriate
time in the future. Since the proposal is a change in the text and map
boundaries, it will not affect parking facilities, transportation systems
or create traffic hazards to vehicles, bicyclists or pedestrians.
Fuel and Energy - Since the proposal is a change in text and map boundaries
only, it has no affect on fuel and energy consumption.
Archeological/Historical/Paleontological - The proposal will not affect any
archeological, historical or paleontological sites. Since the proposal will
only affect the text and map boundaries, the above issues will be addressed
at the appropriate time in the future.
Aesthetics/Recreation - The proposal will not affect the site aesthetically
or affect the quality or quantity of recreational opportunities. These
issues will be addressed at a future date.
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ANALYSIS OF VIABLE ALTERNATIVES TO THE PROPOSED PROJECT SUCH AS:
a) Phased development of the project, b) alternate site designs,
c) alternative scale of development, d) alternate uses for the site,
e) development at some future time rather than now, f) alternate
sites for the proposed, and g) no project alternative.
a) This project is the first phase of an overall review and revision
of the La Costa Master Plan. The northwest and southeast portion
of the Master Plan will be reviewed at some future date.
b) This project is a revision to the approved La Costa Master Plan
to eliminate any reference to the southwest portion of the overall
Master Plan. Site design is not a part of this project. Alternate
site designs will be addressed at a future date under a new Master
Plan and environmental studies.
c) The scale of the project has been determined by the original
Master Plan. The La Costa Master Plan was divided into three
sections: Northwest, southeast and southwest. The project will
allow for a more detailed analysis of the southwest section.
d) This project does not address the uses of the site. It merely
allow for the elimination of all references to the southwest
from the overall Master Plan. Alternate uses for the site will
be addressed at a future date under a new Master Plan and
environmental studies.
e) The proposed Master Plan Amendment does not authorize any
development. It merely deletes any reference tothe southwest
portion of the La Costa Master Plan.
f) The site of the project has been determined by the La Costa
Master Plan. The project will not change the boundaries of the
southwest section but will remove any reference to the
southwest from the overall Master Plan.
g) The no project alternative would leave the existing La Costa
Master Plan in existence for all areas of La Costa. The existing
La Costa Master Plan does not comply with current City ordinances
and policies. The deletion of the southwest area from the La
Costa Master Plan is the first step in bringing this Master Plan
into conformance with current ordinances and standards.
-9-
DETERMINATION (To Be Completed By The Planning Department)
On the basis of this initial evaluation:
I find the proposed project COULD NOT have a significant effect on
the environment, and a NEGATIVE DECLARATION will be prepared.
_X I find that although the proposed project could have a significant
effect on the environment, there will not be a significant effect in
this case because the mitigation measures described on an attached
sheet have been added to the project. A Conditional Negative
Declaration will be proposed.
.1 find the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is required.
Date Signatur
Date Plannibg Director
LIST MITIGATING MEASURES (IF APPLICABLE^
ATTACH MITIGATION MONITORING PROGRAM (IF APPLICABLE)
Prior to the approval of any development permits in the Northwest or
Southeast areas of the La Costa Master Plan, a Master Plan and environmental
documentation shall be approved for each area. Exempt from this provision
are the projects listed below which are either pending or approved. Should
any pending project be withdrawn or denied, the property will lose its
exempt status.
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• •
CASE NUMBER CASE NAME APN STATUS
^DP 86-3 Rancho La Costa Plaza 223-060-28, 29 APPROVED
^ET 86-5 May Properties 223-060-31, 32 WITHDRAWN
CT 85-15 Park View West 223-060-40 APPROVED
CT 85-21 Park View East 223-060-50, 51 APPROVED
CT 85-9 Vista Santa Fe 255-031-18 APPROVED
CT 89-33 Tienda de La Esquina 255-031-20 PENDING
CT gO-14 Tierra Santa Fe 255-031-22, 23 PENDING
CT 89-18 Rancho Verde 264-220-71 PENDING
APPLICANT CONCURRENCE WITH MITIGATING MEASURES
THIS IS TO CERTIFY THAT I HAVE REVIEWED THE ABOVE MITIGATING MEASURES
AND CONCUR WITH THE ADDITION OF THESE MEASURES TO THE PROJECT.
AML:af
-11-
PROJECT NAME: La Costa Master Plan Amendment
APPROVAL DATE:
FILE NUMBERS: MP 149(0)
CONDITIONAL NEG, DEC:
The following environmental mitigation measures were incorporated into the Conditions of Approval for this project in
order to mitigate identified environmental impacts to a level of insignificance. A completed and signed checklist for
each mitigation measure indicates that this mitigation measure has been complied with and implemented, and fulfills the
City's monitoring requirements with respect to Assembly Bill 3180 (Public Resources Code Section 21081,6),
Mitigation Measure
Monitoring
Dept,
Verified
Implementation Remarks
Prior to the approval of any development
permits in the Northwest or Southeast
of the La Costa Master Plan, a Master
Plan and environmental documentation shall
be approved for each area. Exempt from this
provision are the projects listed below which
are either pending or approved. Should any
pending project be withdrawn or denied, the
property will lose its exempt status.
Planning Future environmental review
requi red for subsequent areas
master plans
TO
CASE NUMBER CASE NAME
I—I
X
SDP 86-3
CT 86-5
CT 85-15
CT 85-21
CT 85-9
CT 89-33
CT 90
CT 89 4
18
Rancho La Costa Plaza
May Properties
Park View West
Park View East
Vista Santa Fe
Tienda de la Esquina
Tierra Santa Fe
Rancho Verde
o
70
tn
in
Explanation of Headings
Type = Project, ongoing, cumulative.
Monitoring Dept. = Department, or Agency, responsible for monitoring a particular mitigation measure.
Shown on Plans = When mitigation measure is shown on plans, this column will be initialed and dated.
Verified Implementation = When mitigation measure has been implemented, this column will be initialed and dated.
Remarks = Area for describing status of ongoing mitigation measure, or for other information.
o -h
RD-AppendxP
LAND U PLANNING PLICATION
DISCRETIONARY ACTIONS
REQUEST
Complete Description of Project (attach additional sheets if necessary)
• Zone Change
O General Plan Amendment
• Tentative Tract Map
• Major Planned Unit Develcpnent
SMaster Plan
• Major Redevelc^Jment Permit
• Minor Redevelopment Permit
• Precise Develc^Jment Plan
(check other boxes if aE^>ropriate)
•Specific Plan
•Site Develc^jroent Plan
•Conditional Use Pennit
•Variance
•Planning Coramission Detennination
•Special Use Pennit
•Structure Relocation
•Major Condominium Pennit
•Coastal Pennit (Portion of Redevelopment
Airea Only)
Amendment to the La Costa Master Plan. The City of Carlsbad proposes
to review and update the La Costa Master Plan MP-149(G) as per
City Council direction.
Legal Description (conplete) See Attachment #1
General Plan os, RL,
RLM, RM, RMH, N, TS,
O & C
Assessors Parcel Number
Zone
PC
Existing Land Use
Residential/Commercial/Open Space
Pressed Zone Proposed General Plan Site Acreage
Approximately 2,900 acres
Owner j^licant
Name (Print or Type)
Mailing Address
Name (Print or Type)
CITY OF CARLSBAD
Mailing Address
1200 Elm Avenue
City and State Zip TeleFd:x^e City and State Zip Telephone
Carlsbad, CA 92008 438-1161
I CERTIFY THAT I AM Hffi I£)GAL OWNER AND
THAT ALL THE ABOVE INFORMATION IS TRUE
AND CORRECT TO THE BEST OF MY KNC3WLEDGE.
I CERTIFY THAT I AM THE OWNER'S REPRESENTATIVE|
AND THAT ALL THE ABOVE INFORMATION IS TRUE
AND CORRECT TO THE BEST OF MY KNOWIBDGE.
SIGNATURE DATE SIGNATURE CATE
Recjelpt Mo. Rtceived By"
staff Aasigr Mtflbtr
(npy^^Co)
ATTACHMENT
Legal Description
The La Costa community, which is located in the City of Carlsbad,
County of San Diego, State of California, is as shown on Exhibit
1-1, Legal Map of MP-149(G), and described as follows:
Fractional Section 23, Fractional Section 24, Section
25, portions of Section 26 and 35, Section 36 and a portion of
Lot A of Rancho Agua Hedionda, Map No. 823 on file in the Office
of the County Recorder of San Diego County, State of California,
all in Township 12 South, Range 4 West, of the San Bernardino
Meridian; Fractional Section 1, a portion of Fractional Section
2, Lots 1, 2, 3 and 10 of Rancho Las Encinitas, Map No. 848 on
file in the Office of the County Recorder of San Diego County,
State of California, all in Township 13 South, Range 4 West, of
the San Bernardino Meridian; portions of Section 19 and Section
29, Section 30, Fractional Section 31, a portion of Section 32,
all in Township 12 South, Range 3 West; and Fractional Section 6,
Lots 4, 5, 6, 8 and 9 of said Rancho Las Encinitas, all in
Township 13 South, Range 3 West, of the San Bernardino Meridian.