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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_ -2- 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_ -3- 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_ -4- 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_ -5- 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. -6- 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. -7- 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. -10- • • 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.