HomeMy WebLinkAboutZC 301; Buena Vista Park Plaza; Zone Change (ZC)APPLICATION
LANLJ Ubt PLAIXNIINIU UhhlCrtREQUEST
0Zone Change D Minor Redevelopment Permit
0General Plan Amendment D Precise Development Plan
ETentative Tract Map HSpecific Plan
DPlanned Unit Development SSite Development Plan
DMajor Condominium Permit D Conditional Use Permit
DMinor Condominium Permit DVariance
DMaster Plan D Planning Commission Determination
DMajor Condominium Conversion D Special Use Permit
QMajor Redevelopment Permit DAdministrative Variance
(check other boxes if appropriate)
Complete Description of Project (attach ac
Reauest to change General Plan
a specific olan. Approval of a
Jditional sheets if necessary)
from TS,O,& OS to RM & OS; approval of
lot tentative map & Phase I
development of 300 apartment units and associated site Development
»V rw)~ t^Jt/**t
Location of Project
South side highway 78 approx. ,5 mile east of El Camino Real
Legal Description (complete)A portion of the Rancho Agua Hedionda, as delineated on record of
survey map No. 5342, filed on January 26, 1960 in the Citv of Carlsbad
Assessors Parcel Number
Zone General Plan
CT,RP,OS TS,O,OS
Proposed Zone Proposed General Plan
RDM, Q, OS RM,OS
Owner
Name (Print or Type)
Herbert JohnsonMailing Address
431 So. Nevada Street
City and State Zip Telephone
Oceans ide, CA 92054
I CERTIFY THAT I AM A LEGAL OWNER AND
THAT ALL THE ABOVE INFORMATION IS TRUE
AND CORRECT TO THE BEST OF MY KNOWLEDGE.
Dat# A&licBfdSn Kara
Date Application Ftec'd
f fceeived By /
Staff Assigned
Existing Land Use
"AC ANT
Site Acreage
96.8
Applicant
Name (Print or Type) d^i^^^.c>f^isT^rr-
<±^? AtS C^iTTA-Orr^.
G&G Enterprises Inc.
Mailing Address
2204 Garnet Avenue /
City and State Zip Telephone y
San Diego 92109 483-6252
I CERTIFY THAT I AM THE OWNER'S REPRESENTATIVE
AND THAT ALL THE ABOVE INFORMATION IS TRUE
AND CORRECT TO THE BEST OF MY KNOWLEDGE.
SIGNATURE / DATE
Fee^Received^ 3fl$»e-0* Jteceipt No.
^%v^"^J?» 52»:?-i^^» 3 && 7&CaseNumoer^^ ^
If after the information you have submitted has been reviewed, it is determined
Utat further information - s required, you will be so ac? sed.
APPLICANT:
AGENT:
MEMBERS:
rt&c Corporation(4&re f,IH-±Etffl\ 1 ^r-..^ , XlM^j. IMt-*W,-ll 1,-! N^V-l. ^VJ,M VU.WA1
Name (individual, partnership, joint venture, corporation, syndication)
2204 Garnet Avenue. San Diego CA 92109
Business Address
(619) 483-6252
Telephone Number
DEVELOPMENT CONSULTANTS CONSORTIUM
Name
P.O. Box 2143, Carlsbad CA 92008
Business Address
(6191" 434-3135
Telephone Number
P. Greenberg
Name '(individual, partner, joint:
venture, corporation, syndication)
2204 Garnet Avenue, San Diego CA 92109
Home Address
Business Address
Telephone Number
G. Burs-bin
Telephone lumber
-Taraa Home Address
220.4 Garnet Avenue, San Diego, CA 92109
Business Address
Telephone Nuaber Telephone Sustber
(Attach more sheets if necessary)
I/We declare under penalty of perjury that the information contained in this dis-
closure is true and correct and that it will remain true and correct and may be'
relied upon as being true and correct until amended.
Applicant
Agent, Cv.-r.er, Partner
DISCLOSURE ADDENDUM
G&G ENTERPRISES, INC.
State of Incorporation - Nevada
Date Articles Filed - 3/30/79
Corporation Number - 1853-79
STATEMENT OF AGREEMENT
TENTATIVE SUBDIVISION MAP
CITY OF CARLSBAD
The Subdivision Map Act and the Carlsbad Municipal Code sets a
fifty (50) day time restriction on Planning Commission processing
of Tentative Maps and a thirty (30) day time limit for City
Council action. These time limits can only be extended by the
mutual concurrence of the applicant and the City. By accepting
applications for Tentative Maps concurrently with applications
for other approvals which are prerequisites to the map; i.e.,
Environmental Assessment, Environmental Impact Report, Condominium
Plan, Planned Unit Development, etc., the fifty (50) day time
limits and the thirty (30) day time limits are often exceeded.
If you wish to have your application processed concurrently,
this agreement must be signed by the applicant or his agent. If
you choose not to sign the statement, the City will not accept
your application for the Tentative Map until all prior necessary
entitlements have been processed and approved.
The undersigned understands that the processing time required by
the City may exceed the time limits, therefore the undersigned
agrees to extend the time limits for Planning Commission and
City Council action and fully concurs with any extensions of
time up to one year from the date the application was accepted
as complete to properly review all of the applications.
//tf
7
/te
(PriName (Print) Relationship to Application
(Property Owner-Agent)
FORM: PLANNING 37, REVISED 3/80
CASE NO.: Z C. -
APPLICANT:
REQUEST:
DATE RECEIVED;
ENVIRONMENTAL
EXEMPT OR EXCEPTED:_
Posted:
Filed:
(L^txMA-.^ft_ - j?C>&
( fau-gy
Prix>r Corpliance:Published:
Filed:
NEGATIVE DECLARATION:
Posted:Published:
ENVIRONMENTAL IMPACT REPORT:
Notice of
Preparation:
Notice of
Completion:
Notice of Determination:
Notice of
Determination:
PLANNING COMMISSION
1. Date of Hearing:
2. Publication:
3. Notice to Property Owners:
4. Resolution No.
(Continued to:
5. Appeal:
Date:ACTION:
CITY COUNCIL
1. Date of Hearing:
2. Notices to City Clerk:
3. Agenda Bill:
H^Carlsbad Unified School Districtw
8O1 Pine Avenue, Carlsbad, California 92OO8 729-9291 "Excellence In Education"
BOARD OF
TRUSTEES
J. EDWARD SWITZER, JR.
President
JULIANNE L NYGAARD
Vice President
JAMES McCORMICK
Clerk
JOE ANGEL
Member
JOHN J. MAMAUX
Member
DISTRICT
ADMINISTRATION
PHILIP GRIGNON, Ed.D.
District Superintendent
SUSAN-HARUMI BENTLEY
Instructional Services
DAVID WM. BATES, SR.
Employee Relations
JAMES M. STARK
Comptroller
RICHARD A SHALER
Information Systems
K.C. DUN LAP
Facilities/Services
February 6, 1984
Mr. Clarence Schlehuber, Chairperson,
and Members of the Planning Commission
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA 92008
Attn: Mr. Martin Orenyak, Building and Planning Director
Reference: G & G Enterprises, Inc.
Gentlemen:
Our District has reviewed the proposed development of
300 residential apartment units located at Buena Vista
Park and has evaluated the impact of that project on
the facilities of this District.
The Governing Board wishes to advise the city officials
and residents of Carlsbad that, as residentail units
are added to the community is is likely that many classes
in the District will become crowded, resulting in possible
impairment to the educational and transportational services
offered to the students. It is also likely that school
schedules may have to be changed, resulting in an increase
in the year-round program, or double-sessions, or both.
However, the District is able to assure you that school
physical facilities will be available concurrent with
need for this development as it is presently proposed.
Sincerely,
James Stark
Comptroller
ng
APPLICATION SUBMITTAL DATE:
FEBRr -RY 9, 1984
STAFF REPORT
DATE: June 27, 1984
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: GPA/LU 84-1/ZC-301/SP-192/CT 84-5/SDP 84-1 - BUENA
VISTA PARK PLAZA - Request for approval of a general
plan amendment changing the land use designation from
0/TS/OS to RM/OS; a zone change from R-P-Q/C-T-Q and
0-S to RD-M-Q and O-S; a specific plan; a tentative
subdivision map to create nine lots; and a site
development plan for the first 329 apartment units
generally located on the south side of Highway 78,
approximately .5 miles east of El Camino Real.
I. RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolution
Nos. 2308, 2309, 2310, 2311 and 2312, DENYING GPA/LU 84-1,
ZC-301, SP-192, CT 84-5 and SDP 84-1, based on the findings
contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of five discretionary
actions for 96.8 acres, located as described above. The actions
being requested are as follows:
1) An amendment to the Land Use Element of the General Plan
from a combination district of Office (0) Travel Service
(TS) and Open Space (OS) to a combination district of
Residential Medium Density (RM) and Open Space (OS).
2) A zone change from Residential Professional with a Q
overlay (R-P-Q)/Commercial Tourist with a Q overlay (CT-Q)
to Residential Multiple Density RD-M-Q/Open Space (OS).
3) A Specific Plan;
4) A tentative subdivision map to create six developable lots
and three open space lots;
5) A site development plan for Phase I construction, to develop
329 apartment units.
The project site is currently vacant and covered by natural
vegetation. As shown on attached Exhibit "A", the northern
portion of the site contains the Buena Vista Creek, associated
floodplain and riparian woodland. Adjoining land uses include
the South Coast Asphalt Plant approximately 3/4 of a mile to the
east and the Tanglewood condominium project to the southwest
which is just beyond an open space easement. Highway 78 and the
City of Oceanside border the site to the north.
In December. 1982, the City Council certified an Environmental
Impact Report and approved a general plan amendment for the
subject property from RLM (Residential Low-Medium Density, 0-4
du's/ac) to a combination district comprised of 0 (Professional
and Related Commercial), TS (Travel Service) and 0-S (Open
Space). In. March 1983, a zone change and specific plan were
approved implementing the land use designations.
Access to the site would be derived from the easterly extension
of Marron Road. Additional access possibilities include the
extension of Rancho Del Oro to connect with Marron Road creating
an interchange with Highway 78 or an overpass from Oceanside.
Currently, Rancho Del Oro terminates in Oceanside, north of
Highway 78. Another possibility is the extension of Marron Road
east to College Boulevard, Marron Road currently terminates into
Avenida De Anita*
111• ANALYSIS - GPA/LU 84-1
Planning Issues
1) Is the proposed land use the most appropriate for the site?
Discussion
Staff believes that the proposed RM designation is not the best
land use for the subject property and sufficient justification,
to support the amendment, has not been presented. It is staff's
opinion that residential medium density, 4-10 du/ac, is not
environmentally sensitive to the resources and constraints of
the site, nor compatible with surrounding land uses.
The current general plan designations were just recently found
to be appropriate for the site. In approving the general plan
amendment, rezoning and specific plan, the City Council found
that all environmental impacts, associated with professional and
tourist commercial uses, had been or could be mitigated.
Finally, staff does not believe that substantial justification
for the amendment has been presented. The applicant's primary
justification for the change is that it would generate less
traffic. While this is true, the recently completed SANDAG
traffic model indicates that projected traffic volumes, from
either the existing general plan or the proposed amendment with
or without Rancho Del Oro, are well within design capacity.
Staff believes that any proposed amendment must stand the test
of substantial justification of benefit to the community. The
state of California General Plan Guidelines indicate in
reviewing proposals for general plan amendments, local
officials should remember that the general plan is a policy
document for the entire community and that it may only be amended
in the public interest. In other words, the plan should only be
amended when the city, with the support of a broad consensus,
determines a change is necessary, not merely because a property
owner desires the amendment .
-2-
The general plan is the City's most important tool in shaping
the future and attaining the goals of the community. The plan
should only be amended when substantial evidence has been
presented to support the change as a benefit to the community.
The City Council recently determined that the highest and best
land use for the subject property was office and professional
and travel service commercial. These uses were found to be
appropriate, compatible and that all environmental concerns had
been or would be mitigated. Staff finds no justification to
support the amendment.
An Environmental Impact Report, was prepared and certified in
conjunction with the preceding general plan amendment to
Professional and Travel Service commercial. The Environmental
Impact Report identifies the riparian woodland habitat onsite as
one of the best stands of habitat in the lowlands of San Diego
County. In evaluating residential development as an
alternative, the Environmental Impact Report also states that it
... "would pose impacts on the riparian areas. Use of
recreational vehicles, presence of household pets, increased
possibility of set fires, all combine as a different but
potentially intense impact on this area".
Staff believes that residential development, as proposed by the
applicant, would not be compatible with surrounding land uses.
As noted above, residential development would result in
potentially significant impacts on riparian habitat. Projected
noise impacts from Marron Road would require dwellings to be
setback 80-100 feet from the roadway. Portions of the site are
impacted by noise from Highway 78. Additional noise and visual
impacts are present on portions of the site from the South Coast
Asphalt Plant. During the last general plan amendment hearings
for this site, both the Planning Commission and the City Council
felt that noise impacts prevented this site from being suitable
for residential use.
The applicant is proposing to designate 37.25 acres RM 4-10
du's/ac and 59.43 acres open space, as indicated on Exhibit "X".
Zoning of RD-M-Q and O-S would correspond to these areas and
acreages. The proposed ratio of developable land to open space
is consistent with existing general planning and zoning. The
specific plan, however, indicates the applicant's intent to
develop up to 966 units or up to 1207 units utilizing a 25
percent density bonus based on reserving those additional units
for affordable housing. The applicant is proposing such a
density bonus in the first phase.
The resulting potential density would be a maximum of 25.9
du's/ac or up to 32.4 du's/ac with density bonuses. Land that
has been designated on the general plan and by zoning as open
space may not be included in calculating density. Property that
is zoned open space would have no development rights to be
transferred or clustered, as provided in the Planned Development
Ordinance. The property would need the RH, Residential High
Density (20-30 du's/ac), designation to achieve the density
requested by the applicant in the specific plan. The requested
RM designation would provide for a maximum of 372 dwelling
units, or 465 units with a 25 percent density bonus.
-3-
It is staff's opinion that neither the RM or RH residential
designations are appropriate for the reasons stated above. High
density residential development, however, would heighten the
potential impacts associated with residential development.
Further, residential units, developed at a high density, may pose
an additional area of incompatibility with adjoining residential
units. Tanglewood, adjacent to the southeast is developed at 5.8
du's/ac; property to the east is designated RLM, 0-4 du's/ac.
ZC-301, SP-192/CT 84-5/SDP 84-1
Staff is also recommending denial of the requested zone change,
specific plan, tentative map and site development plan as they
are not consistent with the existing general plan, and not
appropriate for the site.
IV ENVIRONMENTAL REVIEW
The Land Use Planning Manager has determined that the
environmental effects of this project, have already been
considered in conjunction with previously certified
environmental documents and, therefore, issued a notice of prior
compliance on June 11, 1984.
Attachments
1. Planning Commission Resolution Nos. 2308, 2309, 2310, 2311
and 2312.
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Environmental Document
6. Exhibits "A", "X", and "Y", dated June 27, 1984
7. Exhibit "Z", Specific Plan
CDNrad
6/13/84
-4-
..OCATION MAP
\\
OCEANSIOE
PLAZA
CAMINO
REAL
SITE
CT 84-5
SDP 84-1
SP-192
ZC-301
BUENA VISTA PARK PLAZA GPA/LU 84-1
BACKGROUND DATA SHEET
CASE NO: GPA/LU 84-1/ZC-301/SP-192/CT 84-5/SDP 84-1
APPLICANT: G & G .ENTERPRISES
REQUEST AND LOCATION: GPA from 0/TS/OS to RM/OS; a zone change from R-P-Q/C-T
Q/O-S to RD-M-Q/O-S; a specif ic plan, a tentative subdivision map and a site
development plan for 329 apartment units
LEGAL DESCRIPTION: A portion of Rancho Aqua Hedipnda, as delineated on record
of Survey Map No. 5342, filed in the Office of the
County Recorder on January 26, 1960 APN; 167-040-24
Acres 96.8 Proposed No. of Lots/Units 9
GENERAL PLAN AND ZONING
Land Use Designation (requested)RM
Density Allowed 4-10 du's/ac Density Proposed 28 du's/ac
Existing Zone R-P-Q/C-T-Q/O-S Proposed Zone RD-M-Q/0-S
Surrounding Zoning and Land Use:
Zoning Land Use
Site R-P-Q/C-T-Q/O-S Vacant
North Hwy 78 Hwy 78
South R-l-10,000/P-C Multi/SFRS
East R-l-10 Vacant/South Coast Asphalt
West R-l-10 Vacant/frulti
PUBLIC FACILITIES
School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated October 16, 1982
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
E.I.R. Certified, dated
Other, Notice of Prior Compliance, June 11, 1984
JF aft3r the information you have submitted has been reviewed, it is determined
t-hat further information i-S required, you will be so ac* :jsed.
APPLICANT:
AGENT:
MEMBERS:
. TNrr TtoyaHa Corporation
Name (individual, partnership, joint venture, corporation, syndication)
2204 Garnet Avenue. San Dieao CA 92109
Business Address
(619J483-6252
Telephone Number
DEVELOPMENT CONSULTANTS CONSORTIUM
Name
P.O. Box 2143, Carlsbad CA 92008
Business Address
(619T 434-3135
Telephone Number
D. Greenberg
Name '(individual, partner, joint:
venture, corporation, syndication)
2204 Garnet Avenue, San Diego CA 92109
Home Address
Business Address
Telephone Nuaber
G. Burstin
Telephone Number
iiaae Home Address
220.4 Garnet Avenue, San Diego, CA 92109
Business Address
Telephone Number Telephone Suraber
(Attach more sheets if necessary)
I/We declare under penalty of perjury that the information contained in this dis-
closure is true and correct and that it will remain true and correct and niay be*
rolled upon as being true and correct until amended.
Applicant
Agent, C-.vner, Partner
DEVELOPMENTAL BL ___Jli 1200 ELM AVENUE
SERVICES B^5^H CARLSBAD, CALIFORNIA 92008-1989
LAND USE PLANNING OFFICE WHl7-*^M (619) 438-5591
Citp of Carlsbab
PUBLIC NOTICE OP PRIOR ENVIRONMENTAL COMPLIANCE
Please Take Notice:
The Land Use Planning Office has determined that the environmental
effects of the project described below have already been considered in
conjunction with previously certified environmental documents and,
therefore, no additional environmental review will be required and a
notice of determination will be filed.
Project Title: Buena Vista Park Plaza.
Project Location: South side of Highway 78, approximately .5 miles
east of El Camino Real.
Project Description: General Plan Amendment from 0/TS/OS
(Professional/Travel Service Commercial/Open Space) to RM/OS
(Residential Medium Density, 4-10 du's/ac/Cpen Space); a Zone Change
from R-P-Q/C-T-Q/O-S, (Residential-Professional and Commercial
Tourist with Qualified Overlay zones and Open Space) to RD-M-O/O-S
(Residential Density Multiple with a Qualified Overlay zone and Open
Space); a Specific Plan; a Tentative Map to create 9 lots and a Site
Development Plan for 329 apartment units.
Justification for this determination is on file in the Land Use
Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. Comments
from the public are invited. Please submit comments in writing to the
Land Use Planning Office within ten (10) days of date of publication.
Dated: June 11, 1984
HC
Case No: GPA/LU 84-1/ZC-301/ Land Use Planning Manager
SP-192/CT 84-5/SDP 84-1
Applicant: G & G Enterprises
Publish Date: June 16, 1984
EXHIBIT A
6-27-84
OCBANSIOE
PLAZA
CAMINO
RIAL
SITE
CT 84-5
SDP 84-1
SP-192
ZC-301
BUENA VISTA PARK PLAZA GPA/LU 84-1
EXISTING EXHIBIT X
6-27-84
OS-OPEN SPACE
O-PROFESSIONAL
TS-TRAVEL SERVICES
COMBINATION DISTRICT
(T8/O/OS)
COMBINATION DISTRICT
(T8/0/OS)
£ RLM
PROPOSED
II
RM-RESIDENTIAL-MED
GENERAL PLAN
EXISTING EXHIBIT Y
6-27-84
ll
(Q)-QUALIFIED OVERLAY ZONE
RP-RESIDENTIAL PROFESSIONAL
CT-COMMERCIAL TOURIST
OS-OPEN SPACE
R-1-10
PROPOSED
li
RD-M-RESIDENTIAL DENSITY MULTIPLE
ZONING
EXHIBIT Z
EUENA VISTA SPECIFIC PLAN
PREPARED BY:
Development Consultants Consortium
March 30, 1984
REVISION 1: April 9
REVISION 2: April 18
_ ... PURPOSE
The purpose of the Buena Vista Specific Plan is to provide for a
residential apartment/condominium development that is sensitive to the
adjacent Buena Vista Creek, the existing riparian habitat, arid compatible with
surrounding land uses. The Specific Plan is a tool to implement the goals and
objectives of the City of Carlsbad General Plan. The Open Space and
Conservation Elements of the General Plan indicate the City's desire to
preserve creek and riparian areas in a natural condition. This Specific Plan
provides the additional development regulations necessary to insure a quality
development that preserves the riparian habitat, minimizes the effects of
development on the Buena Vista Creek and Lagoon, and is visually attractive
from Highway 78 and surrounding properties.
PROPERTY DESCRIPTION AND LOCATION
The Buena Vista project is located on 96.68 acres in the City of Carlsbad
•5
on the south side of Highway 78 between the ead't and west cul-de-sacs of
Haymar Drive. Figure One indicates the property's location. The property is
specifically identified by the San Diego County Assessor as Parcel Number
167-040-24. The property includes the wide valley bottom of the Buena Vista
Creek and is generally bounded by Highway 78 and the hillsides to the south.
-1-
BUENA VISTA
Oceansid
Carlsbad
Location Map
FIGURE 1
- --. GENERAL PLAN AND ZONING DESIGNATIONS
The General Plan designation for the subject property is a combination
district that contains Open Sprre find Residential RK (4-10 DU/AO) . This
Specific Plan determines the location and area of those designations.
The Circulation Element includes Marron Road as a. secondary arterial with
an 84-foot right-of-way running east/west through the Specific Plan. This
plan also allows the flexibility to connect the Rancho del Oro interchange at
Highway 78 with Marron Road by an 84-foot road if the Circulation Element is
amended to reflect that change.
The zoning classification for the creek and riparian habitat is Open
Space (0-S). The RDM Zone will "cover the developable portion of the property.
Figure Two indicates the General Plan and zoning designations. Each of
these zones needs additional standards due to the unique features of the
property and the City zoning ordinance. For instance, while the Open Space
zone would conserve the valley bottom, the zone could allow a certain amount
of development for such buildings as club houses, riding stables or other
outdoor recreational uses. The RDM zone allows residential uses. The
Specific Plan further regulates the land uses and development standards to
provide a development more consistent with the City's goals.
GENERAL DEVELOPMENT CONCEPT
The Specific Plan identifies and defines the land uses that will be
permitted on the property in accordance with the General Plan and Zoning
regulations. It provides standards and criteria for residential development
and a management plan for the preservation of the riparian habitat.
-2-
BUENA "VISTA
GENERAL PLAN & ZONE DESIGNATION
Combination
District
RM/OS /
GENERAL PLAN
Combination District
RM/OS
ZONING
o-s
RDM
Open Space
Residential
1":500*
FIGURE 2
Landscaping criteria, signs, setbacks, height, parking regulations and project
phasing are all addressed within the context of the Specific Plan.
CIRCULATION AND PHASING
The existing circulation network for the subject property consists of the
Haymar Road cul-de-sac at the northwest corner of the property. Due to the
existing congestion on El Camino Real at the freeway interchange, Haymar Road
is not feasible to use as an access. Haymar Road remains as a cul-de-sac at
the edge of the riparian habitat on the Specific Plan.
The City's Circulation Element indicates Marron Road will run east-west
across the property connecting El Camino Real with College Boulevard. The
easterly connection probably will not occur until some time in the future.
Marron Road will connect the property to El Camino Real for the first two
phases of the project. Phases three and four will require either the Rancho
del Oro connection or the easterly Marron Road connection to College Blvd.
The Specific Plan will be developed in four phases. Each phase is
dependent on the completion of street and other public improvements required
to service the proposed land uses in that phase by the developer.
Phase One and Two Improvements:
1. Prior to any occupance of phase one or two, the developer shall fully
improve Marron Road from the existing stub at Avenida Anita to the end of
the proposed cul-de-sac.
2. Prior to any occupancy in Phase one or two, the developer shall construct
a raised median on Marron Road between El Camino Real and the most
-3-
easterly driveways of the commercial area just east of El Camino Real
(Vons and Handyman Centers) in a manner acceptable to the City Engineer.
3. Prior to any occupancy in Phase one or two, the developer shall improve
the intersection of Marron Road and El Camino Real by providing a
right-turn and left-turn land on Marron Road to the satisfaction of the
City Engineer.
Phase Three and Four Improvements:
1. The appropriate alternative out of the following three alternatives will
be implemented regarding circulation for phase three and four,
a. If the City's Circulation Element is amended to include Rancho del
Oro, and the interchange with ramps is approved at the intersection
of Highway 78 and Rancho del Oro Drive by Cal Trans, the developer
shall fully improve Rancho del Oro to secondary arterial standards
from Marron Road, north to Highway 78, including freeway ramps,
prior to occupancy of phase three or four. Public transportation
funds may also be utilized by the developer, if available. Under
this alternative, Area A can be developed subject to a Specific Plan
Amendment and pursuant to the Commercial Tourist Zone. Access to
Area A must be determined to be non-hazardous by the City Engineer
or no development can occur and Area A would remain as open space.*
*Currently no alignments for Rancho de Oro Drive or the interchange ramps at
Highway 78 have been established. As a result, the feasibility of developing
Area A is not known. Development of this area could result in a hazardous
traffic problem. No vested development rights for Area A are established by
this plan. The burden of proof lies with the developer to prove to the City
Engineer's satisfaction that Area A can be safely accessed before a site
development plan can be submitted for this area. If access is not approved by
the City Engineer, this area will remain as open space.
-4-
b. If the Rancho del Oro/Highway 78 interchange is approved, but the
City's Circulation Element is not amended to include Rancho del Oro
Drive, the developer may construct a local street connection from
Rancho del Oro Drive at Highway 78, including ramp construction,
southward ending in a cul-de-sac to the north of Marron Road, to
service Area A. Under this alternative, Area A may be developed as
Commercial Tourist (C-T) uses subject to a Specific Plan Amendment.
Access to Area A must be determined to be non-hazardous by the City
Engineer or no development can occur with Area A remaining as open
space.*
c. If Cal Trans fails to approve the interchange at Highway 78 to
Marron Road through Rancho del Oro Drive, no development may occur
in Area A. In addition, prior to occupancy of phase three and four,
the construction Marrod Road at a minimum two-land (28 feet of
pavement, 30 feet of right-of-way) street improvements to College
Boulevard will be required.
No development will occur in phase three and four until one of these three
alternatives is implemented. The improvements required to implement these
alternatives shall be installed prior to occupancy being granted to any
development in phase three and four.
PERMITTED USES
Phases one, two, three, and four are designated residential multi-family
units under the RDM zone. A total of 966 units may be permitted on the
property subject to site plan review and approval. The developer may elect to
pursue a density increase of usp to 1207 rental units subject to site plan
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PHASING
SCALE 1--400
review and approval and the approval of a request for density increase as
provided in Government Code Section 65915 and Policy V, Action V-l and V-2 of
the City's Housing Element. This request would permit a density bonus of up
to 25% in return for the reservation of the additional units permitted for
affordable housing.
The developer may elect to pursue rental units and the density bonus for
a portion of, or all of, the property, subject to City reviews and approvals.
OPEN SPACE
Three open space designations are proposed in the Specific Plan due to
the nature of the areas to remain open. Each area has a unique situation
requiring a different set of standards.
Riparian Preserve
This 29 acre area is the most significant of the open space categories.
The designation is intended to preserve the existing woodland habitat in the
valley bottom. No development will be permitted, and the area will remain in
a natural condition. The preserve will function as a natural desilting basin
for the lagoon and, as such, needs not only to be left in a natural state, but
also needs the protection described in the Buena Vista Creek management plan.
Natural Slopes
Due to the topography of the Specific Plan area, certain portions of the
site are not feasible to develop and will remain in a natural condition. To
provide harmony between the building sites and the natural slopes, a buffer
area of non-indigenous plants on the natural slope may be landscaped for
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erosion control and fire prevention measures. This buffer area will be
determined by the landscape architect based on soil and slope conditions at
each specific location and approved by the Parks and Recreation Director.
The natural slope areas occur along the hillside south of Marron Road.
There are 17.43 acres of slopes to remain in a natural or buffered condition.
Transitional Slope Landscaping
Because of the grading that will occur adjacent to the creek and hillside
areas, the Specific Plan provides for transitional landscaping of the graded
slopes from the woodland and hillside habitats to the ornamental landscaping
of the building sites. Species of trees, shrubs and ground cover will be
selected that are compatible with woodland and hillside habitat. There are
3.93 acres of transition slopes throughout the project. This land use
category will be coordinated with the management plan to protect the woodland
and hillside areas. Erosion control techniques in the Buena Vista Creek
management plan are an integral part of this land use category. These
techniques will be implemented on the transitional slopes when construction
occurs on the development areas adjacent to them. The landscaping plan for
each of the development areas shall address the adjacent slopes.
To insure a quality development of the Specific Plan, the following
development standards shall apply to all development within the plan. The
standards are designed to accomplish an office and hotel development in a park
atmosphere. Front setbacks are larger than normal and landscaped. Signs are
limited to enhance the park atmosphere, but provide for easy location of
business in the Specific Plan.
The development standards apply to all buildings within the Specific
Plan. In addition, all development shall comply with other applicable codes
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and ordinances of the City of Carlsbad.
Minor deviation or interpretation of the Specific Plan may be made by the
Land Use Planning Manager so long as the intent of the Specific Plan is
adhered to. The Land Use Planning Manager's decisions may be appealed or
referred to the Planning Commission for Clarification.
DEVELOPMENT STANDARDS
SITE DEVELOPMENT PLAN
The underlying zoning contains the Qualified-Overlay Zone (Q) which
requires a site development plan. The site development plan will be required
for each phase (one, two, three, four), or if the property is further
subdivided or phased, for each separate property or phase. All site
development plans shall conform to a uniform, harmonious architectural theme
approved by the Land Use Planning Manager upon the submittal of the first site
development plan in the Specific Plan area.
SETBACKS
All buildings shall maintain a 20-foot setback from Marron Road and
Rancho del Oro Drive. Setbacks on all other streets shall maintain a 15-foot
average with a 1-0-foot minimum. Parking areas are allowed in the front
setback, provided a 10-foot landscaped setback is maintained from the public
right-of-way. This landscaped setback shall contain mounds and other
landscape features to screen the parking areas from view on the adjacent
public street. Nothing shall be allowed in this front setback except
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landscaping, driveways and approved signs. Buildings setbacks from open
parking areas shall not be less than five feet.
PARKING
A. Condominiums
Resident Parking. All units must have at least two full-sized
residential parking spaces, one of which must be covered, except for studio
units which shall be provided with a ratio of 1.5 parking spaces per unit, for
which one space per unit shall be covered. In cases where a fractional
parking space is required, the required number of spaces shall be rounded to
the nearest highest whole number.
1. Visitor parking shall be provided as follows:
No. of Units Amount of Visitor Parking
10 dwelling units or less 1 space for each 2 dwelling units or
fraction thereof.
Greater than 10 dwelling 5 spaces for the first 10 units, plus
units. 1 space for each 4 dwelling units above
10 or fraction thereof.
B. Apartments
Studio and one bedroom 1.50 spaces/unit
Two bedroom 1.75 spaces/unit
Three bedroom 2.00 spaces/unit
Twenty percent of the visitor parking spaces may be provided as tandem
parking if the garages are setback at least 20 feet from the front property
line, or in the case where no individual property lines are present, then at
least 20 feet from the edge of the street pavement or sidewalk, whichever is
closest to the structure;
2. Up to 40 percent of the visitor parking may be provided as compact
spaces (8 feet x 15 feet). This ratio shall be increased to 45 percent on
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January 1, 1983, to 50 percent on January 1, 1984 and to 55 percent on January
1, 1985.
3. Screening of Parking Areas. All open parking areas consisting of
five or more spaces shall be screened from adjacent residences and public
right-of-ways by either a view obscuring wall or landscaping -subject to the
approval of the Planning Director.
USABLE RECREATIONAL SPACE
1. Open space areas designed for recreational use shall be provided for
all residential developments based on the standards of either subsection (a)
or (b) as follows:
A. 200 square feet per unit or;
B. Recreational space based on the following table:
Total Recreation Active Recreation
No. of Units Space Per Unit Space Per Unit
30 or less 150 sq. ft. 75 sq. ft.
31 to 50 150 sq. ft. 50 sq. ft.
51 to 100 125 sq. ft. 50 sq. ft.
100 or more 125 sq. ft. 25 sq. ft.
The active recreation space requirement shall be included in the total
recreation space requirement.
Active recreational facilities include, but are not limited to the
following:
i. Spa
ii. Sauna
iii. Cabana (including restroom facilities)
iv. Swimming Pool
v. Tennis Court
vi. Shuffleboard Court
vii. Racquetball Court
viii. Recreation Room or Building with any two or the following items:
aa. Card Room
bb. TV Room
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cc. Weightlifting/Exercise Room
dd. * Restrooms
ee. Lounging Area
ff. Ping Pong Table
gg. Pool Table
hh. Kitchen Facilities
ii. ' Wet Bar
Other uses may be considered to be active facilities if -approved by the
Planning Commission.
The following items are considered passive recreational facilities, but
may be counted towards meeting one half the active recreation facilities
requirement if the Planning Commission finds that they are secondary to and
adjacent to the active facilities. It is the intent of this section that such
passive facilities are an integral and compatible part of the active
facilities:
i. Benches
ii. Barbeques
iii. Restrooms
iv. Sun Decks (excluding lawn areas)
v. Childrens' Play Area
vi. Horse Shoe Pits
2. The minimum lineal dimension of a usable open/recreational space
shall be at least ten feet, except balconies used for open recreation may
qualify provided its minimum lineal dimension is six feet.
3. To count towards satisfying recreational requirements, private yards
shall have a minimum dimension of 15 feet with a slope not greater than 15
percent.
4. Credit for common indoor recreation facilities shall not exceed 50
percent of the required recreation area.
5. Credit for recreation requirements may be given on an equal ratio up
to 50 percent of the requirements for the preservationof significant natural
areas, or other features deemed worthy of preservation by the Planning
Commission or City Council.
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LIGHTING
Lighting adequate for pedestrian and vehicular safety and sufficient to
minimize security problems shall be provided.
UTILITIES
For condominiums, there shall be separate utility systems for each unit.
MECHANICAL EQUIPMENT
Roof-mounted mechanical equipment (including, but not limited to, air
conditioners, ducts, piping, heating or ventilating equipment) shall be
screened from view from the freeway, adjacent streets, and from nearby
properties.
REFUSE COLLECTION AREAS
All outdoor refuse collection areas shall be completely enclosed by a
decorative block wall six feet in height with wood or metal gates. Trash
enclosures shall be screened from the public right-of-way.
LANDSCAPING
1. Each phase within the Specific Plan shall be landscaped with a
combination of trees, shrubs and ground cover, and shall be permanently
irrigated in conjunction with a landscape plan to be approved by the
Director of Parks and Recreation.
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BUILDING HEIGHT
All buildings shall be limited to 35 feet in height.
STORAGE
No outdoor storage shall be permitted within the boundaries of the
Specific Flan.
SIGNS
A sign program for the Specific Plan shall be approved by the Land Use
Planning Manager to insure all signs are related to their surroundings in
terms of size, shape, color, material, and lighting. The following type of
signs are permitted within the Specific Plan:
1. One monument sign for each phase not to exceed 20 square feet and a
maximum length of 5 feet and height of 4 feet.
2. All other signs will be approved at the time of approval for the
site development plans.
BUENA VISTA CREEK MANAGEMENT PLAN
The Riparian Preserve classification on the Specific Plan is proposed to
remain in a natural condition in order to function as a sediment absorbing
basin for the Buena Vista Lagoon. The preserve area is designated for the
Buena Vista Creek and adjacentd riparian habitat. To protect this riparian
habitat, the following management plan is proposed for the Specific Plan.
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The management plan has one objective to minimize alteration of the riparian
habitat. To accomplish that objective, the plan deals with two issues:
(1) creekbed ownership, and (2) erosion control plan.
OWNERSHIP
The preserve area will remain in private ownership and an open space
easement will be granted to the City of Carlsbad.
EROSION CONTROL PLAN
To protect the Riparian Preserve, a comprehensive erosion and
sedimentation control program shall be implemented by the developer during
construction. Watershed management techniques and other appropriate measures
listed in the Erosion and Sediment Control Handbook of the California
Department of Conservation were used in developing the following erosion
control plan. A detailed program will be submitted to the City Engineer and
the Land Use Planning Manager by the developer to implement the following
measures listed in this plan prior to grading.
VEGETATION
Protection of Existing Vegetation
The existing riparian woodland habitat shall remain in its existing
condition. Fill slopes and their compaction will respect the root zone of the
existing willows in the valley bottom. The landscape architect and engineer
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shall determine .the extent of the zone and design of grading plan to reflect
that area.
Removal of Existing Vegetation
Construction of the Rancho del Oro bridge across the Buena Vista Creek
will require removal of the existing vegetation in the immediate vicinity of
the bridge. To insure the valley bottom is restored to a condition that will
support rehabilitation, the following steps shall be taken.
Construction of the bridge shall occur during the nonrainy season. The
bridge shall be constructed to allow the maximum amount of light to penetrate
the area beneath the structure subject to approval of the City Engineer and
Land Use Planning Manager. Construction plans for the bridge shall address
type of pilings, the area of vegetation to be removed, and type of equipment
to be used during construction. Upon completion of the bridge, the siltation
devices shall be removed, along with trapped sediments, and the valley bottom
restored to a condition conducive to revegetation.
Establishment of New Vegetation
Transitional slopes will be hydroseeded and permanently irrigated. Seed
mixture, ground preparation, type of quality of mulch and fertilizer shall be
addressed in the landscaping plans and specifications, and shall be
implemented to the satisfaction of the Parks and Recreation Director.
Grading Plan
An overall conceptual grading plan shall be prepared by the developer
prior to the issuance of a grading permit. The plan shall address
cut-and-fill slopes, their location and size and ability to support
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all buildings in-, the Specific Plan. Final project grading and drainage
facilities shall be reviewed by a licensed soils engineer.
Drainage, Erosion and Water Quality
The comprehensive erosion control program listed in the management plan
shall be implemented by the developer.
Bridge construction for Rancho del Oro Drive across the Buena Vista Creek
should be conducted during nonrainy seasons.
The drainage improvement plan for the Specific Plan area shall consider
onsite infiltration as well as infiltration and storage facilities in the
collection system.
A parking lot cleaning program shall be implemented by the developer or
business association to minimize pollutant runoff.
Archaeological Resources
The Specific Plan places the following archaeological sites in an Open
Space category: W-3252, W-3252, W-3253, and SDI 8913. Sites SDI 6139, SDI
8914, and SDI 5651 will be subject to a data recovery program listed in the
EIR.
Visual Resources
The Specific Plan requires special landscaping features in the
transitional slopes designation to mitigate any visual impacts occurring from
manufactured slopes.
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Air Quality
During construction, water and other dust palliatives shall be used. The
business association shall develop a program to encourage ride-sharing and
alternative modes of transportation. The program should also consider phasing
of work shifts and parking incentives for car pools.
Water and Energy
While adequate water facilities exist, the project should implement
available water conservation techniques, including low-flush and self-closing
valves on water devices, recirculating systems, low water consuming plants,
and pervious paving materials.
Energy conservation measures should be explored for their effectiveness
on the project site including active and passing solar and insulation.
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6. Required recreation areas shall not be situated in any required
front yard, unless the Planning Commission or City Council finds it to be an
integrated feature of the project and that it will not create a disruptive
element to the' neighborhood.
7. Specifically excluded from meeting the usable open/-recreational
space requirement are driveways, parking areas, pedestrian walkways,
landscaped areas within five feet of a dwelling unit, storage area, fenced
areas whih are inaccessible to residents, and any other area .deemed not to be
primarily used for open/recreational purposes by the Planning Commission or
City Council.
STREETS
1. Private streets may be permitted within a planned unit development
provided their width and geometric design are related to the function,
topography and needs of the development, and their structural design, pavement
and construction comply with the requirement of the city's street improvement
standards. The Planning Commission and City Council, shall determine the
width of private streets which shall in no event be less than the minimum
standards of this section. Pavement widths between curbs of private streets
shall be not less than the following:
Type of Street Minimum Width
2 lanes, no parking 26 feet
2 lanes, parking on one side 32 feet
2 lanes, parking on both sides 36 feet
2. A private driveway is a private street serving 20 or less dwelling
units. Private driveways may have a curb to curb width of 24 feet, however,
no parking is allowed on the driveway.
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