HomeMy WebLinkAbout1976-05-19; Planning Commission; ; APPROVAL OF A MASTER PLAN FOR VARIOUS LAND USES ON 4026 ACRES IN SOUTHEAST CARLSBAD, ' . •
TO:
FROM:
CITY OF CARLSBAD
PLANNING DEPARTMENT
•
CASE.:
STAFF REPORT
May 12, 1976
PLANNING COMMISSION
PLANNING DEPARTMENT
MP-149(A)
APPLICANT: LA COSTA LAND CO.
CITY OF CARLSBAD (ESTATES NORTH AND VALE AREAS)
REQUEST: Approval of a Master Plan for Various Land Uses on
4026 acres in Southeast Carlsbad.
RECOMMENDATION: Staff recommends that MP-174 be APPROVED
because of the following findings and subject to the
following conditions:
FINDINGS:
1) General Plan Consistency: The proposed Master Plan
amendment is consistent with the General Plan because:
a) Residential densities and locations, and the
locations of commercial, park and open space uses are consis-
tent with those of the Land Use Element;
b) The Circulation System proposed conforms in
location and design with the Circulation Element;
c) Other programs and policies have been included
in the proposed Master Plan ~hich implement the other elements
of the General Plan and policies contained therein. These
include:
1) Sign program;
2) A Parks Program and Parks Improvement Program;
3) Phasing Program;
4) Geotechnical Safety Program.
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2) Environmental Protection: The proposed Master Plan
Amendment has complied with the requfrements of the Carlsbad
Environmental Protection Ordinance because:
a) An Environmental Impact Report, EIR-307, has been
certified by the City Council in connection with a General Plan
Amendment for the project area on April 27, 1976;
b) The project entails no new environmental impacts
not considered in that EIR;
c) The project does not significantly differ from that
considered in that EIR: and
d) The mitigation measures for Environmental Impacts
identified by EIR-307 have been incorporated as conditions of
the amended Master Plan.
3) Public Facilities: The proposed Master Plan Amendment
conforms with the City's Public Facilities Policy because:
a) All public facility service agencies have indicated
their ability to provide services concurrent with needs
generated by the Master Plan.
b) The phasing plan of the project will allow the City
to program capital improvements to provide public facilities
as needed to serve the anticipated service demands.
CONDITIONS:
1) The approval is granted for the land described in the
application and any attachments thereto. Development within
said land shall occur in conformance with the exhibits, plans,
objectives and policies included in the Master Plan document
submitted labeled Exhibit A, dated May 15, 1976.
2) Following final adoption by the City Council of a
revised Planned Community Zone (ZCA-80), no subdivision map,
site development plan, or other application within the amended
Master Plan area shall be accented• by the Secretary of the
Planning,Commission until it can be determined that the appli-
cation is consistent with the provisions of the Planned
Community Ordinance. If appropriate, the applicant shall apply
for an amendment and the City will hold necessary hearings
on an Amendment to the Master Plan to insure conformance with
the revised P-C Zone.
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3) The submittal of supplements to EIR-307 shall be
required with applications for any development within the
project area. These supplements shall contain the following:
-Detail soil and geologic investigations;
-Detailed archeological investigations;
-Detailed biological surveys;
--Mitigation measures and alternatives for all impacts wh"ich
may affect significant resources;
-Discussions of impacts attributable to the development
which have not been adequately addressed in EIR-307.
4) The original Master Plan for La Costa (Ordinance 9322)
and the Kratter Master Plan (MP-128; CC Resolution 3183) shall
become void concurrent with the effective date of the·Master
Plan.
5) Approval of this Master Plan indicates acceptance
by the City Council of a general scheme of development for the
property. It does not guarantee that individual developments
within the Master Plan boundary will be approved. Individual
developments will be evaluated in accord with Municipal
Ordinances and Policies in force at the time of plan submittal.
Approval and construction of an individual development under
this Master Plan will not vest any development rights in
the balance of the Master Plan area.
Existing Zoning:
Subject Property: P-C North:
East:
South:
West:
Existing Land Use:
P-C and A-3(8) (County)
PRO, R-1, M, LC & E-1-A (County)
A-1(8), LC (County); P-C (City)
A-1-8, E-1-A, C (CountY.)·
P-C, R-1-7500 and C-1 (CityJ
Subject Property: Vacant, with some abandoned dry ... .fa r.mi ng
and marginal grazing
North: Vacant and agriculture
East: Vacant, agriculture and
Minimal urban uses
South: Vacant and agriculture
West: Batiquitos Lagoon, vacant and agriculture
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PAST HISTORY AND RELATED CASES: The Rancho La Costa area
began developing within San Diego County's jurisdiction in 1965.
Approximately 4100 acres of La Costa's properties were annexed
to the City of Carlsbad on May 2, 1972 (Annexation E-212;
City Council Resolution 1997). The property was zoned P-C
and a Master Plan approved concurrent with the annexation
(Ordinance No. 9322). The Master Plan map was subsequently
revised and adopted as a Master Plan amendment January 15,
1974 (Ordinance No. 9376).
Three subsequent annexations to the City added land which is
included within the proposed Master Plan Amendment:
-El Camino Glens Annexation, E-2.15, August 8, 1973
436 acres north of Olivenhain Road, by Council
Resolution 3185;
-Bressi Ranch (portion) -Annexation, E-2.16,
August 7, 1973 -717 acres between Alga Road and
Palomar Airport Road, by Council ResQlution 3184.
{Also known as the Kratter Property.)
-La Costa Northeast Annexation, E-219, March 19,
1974 -182 acres west of Rancho Santa Fe Road, by
Ordinance 1167.
The El Camino Glens and La Costa Northeast annexations had
not received previous Master Plan approvals. A oortion of
the Bressi Ranch annexation was granted Master Plan approval
at the time of annexation (MP-128, the 11 Kratter Property";
Council Resolution 3183).
Environmental Impact Information: An Environmental Impact
Report (EIR-307) was prepared for both the Master Plan Amend-
ment and the General Plan Amendment. The City Council certi-
fied the EIR April 27, 1976, in connection with the General
Plan Amendment.
Mitigation Measures: EIR-307 recommended that the following
measures be included in approving the Master Plan to mitigate
identified environmental impacts:
1) All construction in the project area shall occur during
normal daytime working hours.
2) To reduce the impacts of grading, groundwater pollu-
tion and siltation of the San Marcos Canyon-Batiquitos Lagoon
Watercourse, the following development practices shall be
observed:
a) Grading shall be limited to the minimum areas
necessary to accomplish the development permitted by the
Master Plan. Where grading impacts are found to be exces-
sive for the intensity of development planned/permitted,
alternative project designs or less intensive uses shall be
considered.
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b) Vegetation-clearing operations shall be made no
more than two weeks in advance of grading.
c) No grading shall occur during the months of
November through March, except when special measures can be
taken to control siltation. This shall be met to the satis-
faction of the City Engineer.
d) Drainage facilities shall be made no more than two
weeks in advance of grading.
e) All graded surfaces shall be watered and rolled
to form a compacted cap of soil of optimum density.
f) Surfaces shall be graded to direct runoff toward
planned drainages and, wherever possible, away from cut-and-
fill slopes.
g) Ground cover shall be planted on all slopes upon
completion of any grading activities. This ground cover shall
be irrigated to the satisfaction of the City Engineer and
Parks and Recreation Director.
h Durino construction. Citv Buildina and Enaineerina
Insoectors shall attempt to ensure that all waste chemicals
(especially paints, fuels and lubricants) are properly
contained and transported off-site where they can be recycled
or destroyed.
3) All utilities, including provisions for cable tele-
vision shall be placed underground.
4) all riparian habitat areas as identified in the EIR,
within the Master Plan, shall remain in a natural state as
open space. In recognition of the San Marcos Canyon Agreement
between the City and La Costa Land Company, the developer shall
submit a plan for protection of the natural environment in
the Canyon prior to approval of individual developments adja-
cent to San Marcos Canyon. This plan shall include, where
necessary, provisions for limiting access to the Canyon and
shall be subject to the review and approval of the Planning
Director and Parks and Recreation Director.
5) Native landscaping shall be used wherever possible
in the project area.
6) All major cultural, commercial and recreational
facilities shall accommodate public bus systems in their
design.
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7) All future developments within the Master Plan area
shall utilize wherever possible the following energy-saving
techniques, such as:
a) Architectural design which reduces window and door
openings, and takes advantage of winter sun and summer shade;
b) Insulation for all structures according to State
standards;
c) Solar heating for both space and water heating;
d) Landscaping using deciduous trees (to shade in
summer and allow sunlight in winter) and windbreaks.
8) Prior to approval of specific developments within the
project area, the applicant shall submit EIR supplements for
Planning Commission and City Council review.These supplements
shall contain the following:
a) Detailed soil and geologic investigations;
b) Detailed archeological investigations;
c) Detailed biological surveys;
d) Mitigation measures and alternatives for all areas
which have significant resources;
e) A discussion of impacts attributable to the
individual developments which have not been adequately assessed
in the Master Plan EIR.
9) Future developments within the Master Plan area shall
maximize open areas based on the following criteria:
a) All riparian habitats as defined in the EIR shall
be preserved.
b) All areas with significant numbers of rare plant
species shall be preserved.
c) All archaeological or historic areas which cannot
be satisfactorily salvaged shall be covered or preserved as
open space.
d) All areas with excessive slopes and extremely
unstable soil conditions (as identified in detailed soil and
geologic investigations) shall be preserved as open space.
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Prior Compliance: Section 19.04. 130 of the Environmental
Protection Ordinance provides that a project may comply with
the Ordinance's requirements if an earlier EIR has been certi-
fied, provided that:
-There are no new environmental impacts involved.
-There are no substantial changes in the project itself.
-The EIR is considered by the approving authority for
consideration prior to action on the project.
Since the EIR was actually prepared for the Master Plan
Amendment as well as the General Plan Amendment, ~nd since the
mitigation measures recommended have been incorporated into
the Master Plan, the Planning Director has determined the re-
qufrements of the Environmental Protectfon Ordfnance have been
satisfied through prior compliance.
General Plan Information: The City Counci 1 approved GPA-38
May 4, 1976. This General Plan Amendment amended both the
Land use and Circulation Elements for the La Costa area. The
proposed Master Plan Amendment complies with these elements
as they have been amended. In addition, the Master Plan in-
cludes objectives and policies implementing the objectives
and policies of the Geologic and Seismic Safety, Noise, Parks
and Recreation, Open Space/Conservation Elements.
Public Facilities: The Master Plan includes a section pro-
jecting Public Facility demands, and noting the service districts
to supply them. All service districts have notified the City
that the demands the Master Plan projects for their services
are within their projected capabilities.
Incidental Information: A small portion of the existing
La Costa Community between Alga Road and La Costa Avenue is
within the Coastal Permit Zone.
Major Pl.anni~g Consid~~ations:
-Is the amended Master Plan an acceptable extension of
the existing La Costa Community?
-Does the amended Master Plan implement the General
Plan?
-Does the amended Master Plan conform to the planning
process expected of the revised P-C Zone?
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DISCUSSION:
Development of the Amended Master Plan: Amendment of the
la Costa Master Plan was caused by three factors: the
adoption of the City's new General Plan; changes in the market-
ing plans of the applicant; and the applicant's acquisition
of additional land.
Because of the large area of land involved, and its potential
for trend-setting throughout the City, The City Planning Staff
worked closely for a period of 10 months with the applicant on
organizing a Master Plan which would:
-Provide programs and policies which directly implement
the General Plan as development occurs;
-Define the responsibilities of all parties in areas
where there has been confusion in the past;
-Present these programs, policies and responsibilities
and the applicant's development proposal -in a readily
accessible and comprehensive manner.
Organization of the Amended Master Plan: The amended Master
Plan does not apply to the existing resort community, which is
not within the existing P-C Zone. The amended Master Plan
applies only to the lands zoned Planned Community. The
applicant originally excluded the Vale and Estates North
Subdivisions from the proposal. To retain continuity
in the City/La Costa planning effort, the City Staff has
included the two areas in the amended Master Plan.
The amended Master Plan has been written as a text, divided
into the following sections:
Conceptualized Communities: Introduces La Costa's plans for
three new communities.
Design Concepts: Describes the design programs proposed for
all communities.
Land Use: Describes in detail the housing, commercial,
1nst1tutional and recreation land uses proposed and their
phasing.
Geologic and Seismic Safety, Noise: Contains policies imple-
menting the two General Plan Elements for La Costa.
Circulation: Describes the circulation program proposed for
the area, and contains policies implementing the General Plan
Element for La Costa.
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Parks ·and •Ooen ,Space: Describes the Parks & Open Space pro-
gram proposed for the area, and contains policies implementing
the General Plan elements for La Costa. Includes the major
provisions of a proposed Parks agreement.
Public Facilities: Includes projections of demand by phase,
usable in the City's capital improvements program.
The amended Master Plan has been developed as a Specific Plan
(State definition). As such, its content may be changed in
the course of receiving approval (as opposed to conditioning).
Staff recommends, as discussed in the text's introduction,
that an annual informal review be conducted by City Staff of
the Master Plan's progress, and that a formal, public review
be conducted every three years. This should ensure that
MP-174 does not become out-of-date and an exercise -but a
viable, working planning document.
As the Master Plan is amended, individual pages and sections
can then be changed and inserted in the text, keeping the
document up-to-date.
Relationship of the Amended Master Plan to the Existing
La Costa Community: Ideally, a development proposal should
be evaluated for its relationship to surrounding development,
and for the relationship of uses and systems within it. The
City evaluated the relationship of the applicant's proposal
to neighboring areas in approving the General Plan amendment.
It should now evaluate how well the three communities pro-
posed 'work' with each other and with the existing La Costa
Community.
As outlined in the text, La Costa Land Co. proposes to broaden
its housing markets by developing housing appealing to a
broader range of socio-economic groups. While La Costa North
will essentially serve as an extension of the existing high
value resort community, the Northeast and Far South will serve
more diverse socio-economic markets. The Northeast and Far
South areas will include rural-type developments, moderate-
priced neighborhoods and neighborhoods designed for family
living. The Far South will also include a community core of
well-integrated commercial, professional and public support
services.
The chart on page 19 of the text compares the ultimate devel-
opment of these three communities with the ultimate development
of the existing community. For the Commission's information,
the 1975 Special Census contained the following information
on La Costa as it existed in April of that year:
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'i rotal·#
TABLE la
VACANCY RATES A
EXISTING CORE, LA COSTWIIIIIJ
Total "True"a
of units Total Vacant Units VacantUnits
lfemafnae r of
Housino Tvoe La Costa Carlsbad
Remainder Remainder
_:_=~~r-~~~~~-...JL~a~C.Q.O~s !_!t a~o0'.f~C !!a r~l[js~b~a d_,. La Cost a of Carls bad
Single-Family 278 (23%)b ~001 ( 51 %.) 106 (38%)c 303 (8%) 56 (20%)d 153 (4%)
2-4 units 224 (18%) 1116 (14%) 195 (87%) 199 (18%) 3g (17%) 126 (11%)
5+ uni ts 725 (59%) 1891 (24%) 653 (90%) 488 (26%) 60 (S%) 387 (20%)
Other
Total
764 (10%)
1227 7772 954 (78%) 990 (13%)
a)"True" vacancies are defined as units for sale or rent.
b) Percentages of the Total#. of Units.
c) Percentages of the Total# of Units of that type.
d) l'ercentages of the Total # of Units of that type.
Cost Categor,t
No Response
Ot;ier Arrangementa
Rent, less than $70
itent, $71-125
Rent, $126-200
Rent, $201+
Rent, Subtotal
Mortgate, less thao $150
Mortgate, $151-200.
Mortgage, $201-300
Mortgage, $301+
Mortgage, Subtotal
Rejected
Total
Table lb
Housing Prices
Existing Core La Costa
La Costa
{% of Total}
54 (20%
44 (16%)
23 ( 9%} . 23 ( 9%)
4 ( l %)
4 ( 1 %)
15 (
107 {40%} 130 (48%)
19 ( 7%)
270 .
155 (13%) 666 (9%)
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Remainder,
City of Carlsbad
(% of Total}
1194 (18%)
1145 (17%)
85 ( 1 %)
219 ( 3%)
1210 (18%)
512 ( 8%) 2126 (31%)
298 ( 4%)
407 (. 6%0
· 552 ( 8%)
639 ( 9%) 1896 (28%)
535 ( 8%)
6796
alncludes homes with mortgages paid off and live-in help.
Staff feels that the location of land uses in the Master Plan
has been accomplished by recognizing the topography and soils of
the area. Open space buffers and circulation systems have also
been used to give definition to individual neighborhoods. The
city will, of course, have to carefully review individual devel-
opments as they are proposed to ensure that the general guid-
ance of the Master Plan is carried out.
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The Council and the Commission should also recognize that
adoption of the proposed Master Plan will void the approved
La Costa Master Plan (CC Ordinance 9322) and the Kratter
Master Plan (MP-128; CC Resolution 3183). MP-128 included the
same basic arrangement of residences surrounding an extension
of the golf course. Adoption of the La Costa Master Plan will
ensure a continuity of programs and policies between that area
and the remainder of La Costa.
Master Plan Relationship to the Parks Agreement: The Parks
discussion in the amended Master Plan summarizes the permanent
parks agreement between the applicant and the City of Carlsbad.
The new parks agreement deletes four parks shown in the original
revised Master Plan and relocates the El Camino Glens Parksite.
The four parks deleted are replaced by the La Costa North,
Canyon, Fuerte, Alga Hills, and Stage Coach Parks shown on
the Exhibit on page 35 of the text. Vale Park is retained in
its present location.
Master Plan Implementation of General Plan: Apart from con-
formity of La Costa's development proposal with the Land Use
and Circulation maps, the Master Plan includes programs ad-
dressing General Plan policies:
-Sign Program (pg. 9), addresses the general and quality
of site design guidelines of the Land Use Element
(pages 33-34, 40).
-Parks Program & Parks Improvement Program (pg. 34) -
address,-es the policies of the Parks and Recreation
Element (pages 15-17).
-Phasing Program (pages 19-22; 39-40), addresses the
policies of the Public Facilities Element.
-Geotechnical Safety Policy (pg. 26) -addresses the
policies of the Geologic and Seismic Safety Element
(page 10).
These programs have been carried to differing levels of speci-
ficity, depending on how well the problems they attempt to
solve can be foreseen at this time.
The Commission and Council should evaluate the need for
existing programs which can be improved at this stage, and whether
any additional General Plan policies or programs can or should
be addressed at this time.
The proposed programs and other policies are included to clarify
the responsibilities of all parties in areas where there may
have been problems in the past. These areas include park
dedication, open space maintenance, private recreation amenities,
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and pedestrian/bikeway paths. The Council and Commission
should evaluate how the Master Plan deals with these issues
in terms of the City's experience with past La Costa develop-
ment programs.
The Master Plan and the P-C Zone Revision: Revision of the
P-C Zone was initiated by Council action in the middle of Staff
work on the La Costa Master Plan amendment. Staff has attemp-
ted to make the Master Plan text conform with the requirements
of the new P-C Zone as it has been drafted to date. Staff
strongly recommends that approval of the Master Plan be condi-
tioned to include a potential amendment following adoption
of the new P-C Zone, to bring the Master Plan into complete
conformance with the provisions of the new P-C Zone.
Staff suggests that the Commission and Council look at the
proposed Master Plan amendment text as a prototype for the
new P-C Zone --Does it say and do the things the City wants
it to?
AM:cpl
(4/30/76)
ATTACHMENTS:
Master Plan Document, Exhibit A, dtd. 5/15/76
Appendix A to Master Plan, dtd. 5/15/76
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$
0 4000'
f I I I I
SCALE·
MAP DRAWN BY CITY OF CARLSBAD PLANNING DEPT FROM
DATA PROVIDED BY RECON OF 5620 FRIARS RD. SAN DIEGO
FOR THE LA COSTA LAND CO.