Loading...
HomeMy WebLinkAbout1985-09-11; Planning Commission; ; EIR 84-03|GPA/LU 85-10|ZC 319|MP 175|CT 85-14|PUD 90|SDP 85-05 - BATIQUITOS LAGOON EDUCATIONAL PARK... • ~~~"T:ON SUBMITI'AL DATE: ~ ...... 24, 1985 e2l STAFF REPORT ~--, Cf ~ .' \ DATE: SEPTEMBER 11, 1985 TO: PLANNiNG COMMISSION FROM: LAND USE PLANNING OFFICE SUBJECT: EIR 84-3/GPA/LU 85-10/ZC-319/MP-175/CT 85-14/PUD-90/ SDP 85-5 -BATIQUITOS LAGOON EDUCATIONAL_ PARK -Request for the Cert1f1cat1on of an Environmental Impact Report and approval of a General Plan Amendment, Zone Change and Master Plan for a 167.9 acre site located immediately north of Batiquitos Lagoon between Interstate 5 and Carlsbad Boulevard. The approval of a Tentative Tract Map, Planned Unit Development and Site Development Plan for Phase I (68.4 acres) of the subject property is also requested. I. RECOMMENDATION It is recommended that the Planning Commission: (1) ADOPT Resolution No. 2482 recommendinq CERTIFICATION of EIR 84-3 and ADOPT Resolution Nos. 2483, 2484, 2485, 2486 and 2487, recommending APPRO'V.~.L of GPA/LU 85-10, ZC-319, MP-175, CT 85- 14/PUD-90 and SDP 85-5 based on the findinqs and subject to the conditions contained therein. II. PROJECT DESCRIPTION The applicant is requesting approval of a General Plan amendment, zone change and a Master Plan for a 167.9 acre site located as described above. The applicant is also requesting approval of a tentative tract map, planned unit development, and site development plan for Phase I (68.4 acres) of the subject property. Staff will give a brief overview of the proposed project and master plan in this report; for more details see the attached Master Plan, Exhibit "B". The Batiquitos Lagoon Educational Park is proposed as a mixed use community. A graduate university will function as the primary component of the proposed development. The university will include a law school, public affairs institute, school of communication and information science, school of land use and real estate, and school of Pacific Rim studies. In conjunction, and supporting the educational institution, the project is proposed to include, research and development facilities and office uses, which are directly related to and will consistently interact with the school, a variety of housing types including: single family, townhomes, condominiums and student apartments, a major hotel and executive conference center, neighborhood • • commercial, visitor serving commercial, and recreational commercial (i.e. nutrition center and sports injury clinic) facilities, U.S. Olympic volleyball and weight lifting team training facilities, and other community recreational facilities. In association with this proposed project, the applicant in cooperation with the City of Carlsbad, the California Coastal Conservancy, the California Department of Fish and Game, the Batiquitos Lagoon Foundation and other interested parties, is proposing an enhancement plan for Batiquitos Lagoon. The goal of this enhancement plan is to minimize continuing sedimentation of the lagoon, restore tidal flushing of the lagoon, and to dredge sands which now fill the lagoon, and deposit them on South Carlsbad Beach. The project applicant also proposes to provide a passive recreational pathway and viewpoints and to provide additional beach parking by changing the alignment of Carlsbad Boulevard. The exact nature and location of these facilities will be determined by the Lagoon Enhancement Plan. The western and southern have approved final maps for 954 dwelling units. these maps. portions of the project site already (CT 84-25 and CT 82-18) which provide The proposed project would supercede This Master Plan is subject to approval by the Coastal Commission relative to the Local Coastal Plan, and portions of this Master Plan could be modified in accordance. Modifications less restrictive, or allowing uses not contained in the Haster Plan, would necessitate a Master Plan amendment by the City of Carlsbad. A. Environmental Impact Report Certification of an Environmental Impact Repoit is being requested. At the time that this EIR was prepared, a conceptual site plan for this proposed project was the only plan available for purposes of analysis. Since the preparation of this EIR, the Batiquitos Lagoon Educational Park conceptual site plan has gone through extensive revision. It should, however, be noted that the identified impacts and recommended mitigations of this EIR are still applicable. It is staffs opinion that through incorporation of mitigation measures into the provisions of the Master Plan, and the fact that further environmental review is necessary with the submittal of future site development plans, adequate environmental review will occur. Major areas of possible environmental impacts are discussed below: 1. Traffic The proposed project would generate approximately 26,500 ADT. This ADT exceeds the traffic volumes -2- • • indicated for the project area in the Carlsbad Traffic Model by 12,780 trips. Howev~r, since the majority of project trips are anticipated to be internal to the project, the net increase to the external road system will only be 2,700 trios. Traffic volumes will not exceed the capacities of any of the project area roadways, however, peak hour volumes will impact various intersections. Mitigation measures recommended to avoid traffic impacts to area intersections include (1) signalization and dual southbound left-turn lanes at the Poinsettia Lane/Avenida Encinas intersections, (2) improvements to Avenida F.ncinas and (3) evaluation of the Carlsbad Boulevard/project access intersection, I-5 ramp intersection, and Poinsettia Lane should be completed when plans are available. The applicant has agreed to implement these recommended mitigations. In addition, a traffic analysis has been undertaken for the internal roadway system (Urban Systems Associates, June 24,. 1985). This analysis concludes that the proposed~ projects internal street system will operate adequately to accommodate all phases of development. 2. Land use The EIR points out that the r~search and development facilities associated with the proposed university would not be compatible with the underlying General Plan designation. This compatibility issue has been resolved th.rough a request for a General Plan amendment on the university portion of the property to P, Private School. In association, the proposed Master Plan has been written to incorporate criteria to ensure that all office or research and development facilities proposed are in conjunction with the university. The EIR also points out that the greatest potential land use incompatibility is between the proposed project and Batiquitos Lagoon and Lakeshore Gardens Mobile Home Park. Mitigation measures are proposed in the EIR. These measures include a 45 to SO foot setback.of structures from the lagoon bluff edge, 25 foot height limit for buildings within 100 feet of the bluff with 30 percent of all structures within 100 feet of the bluff being at no greater then one- story in height, and a minimum 80 foot landscaped setback of structures from the Lakeshore Gardens Mobile Home Park. -3- • • 3. Topography and visual Aesthetics The proposed development could result in significant visual impacts associated with the height of structures within 50 feet of the lagoon bluff. Future development of the property will also affect natural scenic views of Batiquitos Lagoon from Carlsbad Boulevard (a potential scenic highway) and I-5 (a state scenic highway). To mitigate these impacts, design controls are suggested and have been incorporated including: (1) all structures will be setback a minimum of 45 feet from the lagoon bluffs, (2) all structures within 100 feet of the bluff will be a maximum of 25 feet high with a minimum of 30 percent being a maximum one-story in height. 4. Cultural Resources Archaeological sites have been discovered on the property. Potential impacts to cultural resource~ is being mitigated through a salvage excavation - program. Since there would also be a potential for impacts to significant paleontological resources, it is recommended that a qualified paleontologist monitor project grading. 5. Biology Potential significant indirect biological impacts will occur as a result of the proposed passive and active recreation areas: trails adjacent to the lagoon, viewpoints, picnic areas, and interpretive centers. These facilities will result in increased levels of human activity adjacent to the lagoon which will have a direct effect on the lagoon's productivity. These potential impacts will be mitigated through project redesign. 6. Agricultural Resources Implementation of the proposed project will result in a loss of agricultural land on the subject property. Although the property is not recognized as prime agricultural land, it is within the coastal zone and is therefore subject to coastal policy, which calls for the preservation of agriculture. Mitigation of the loss of agricultural land will be accomplished by the payment of fees to the State Coastal Conservancy as provided by Public Resources Code 30171.5. -4- • • 7. Hydrology and Water Quality Potential impacts include erosion of the bluff from runoff, erosion of soils during construction, and altered chemical content of runoff into Batiguitos Lagoon. The project will include two sedimentation basins which will control runoff sediment. In addition, a maintenance program to remove debris from paved surfaces, will be implemented to reduce chemical contaminants associated with runoff. 8. Noise Potential siqnificant traffic and train noise impacts are anticipated from I-5, the AT&SF Railway, and Carlsbad Boulevard. Structural, design and siting measures will be incorporated into the project to mitigate potential impacts to affected areas. Staff feels that EIR 84-3 was prepared in accordance with the California Environmental Quality Act and has adequately identified and discussed the environmental impacts. For these~ reasons, staff is recommending certification of EIR 84-3. B. General Plan Amendment Planning Issues 1) Are the proposed land use designations aopropriate for the site? 2) Are the proposed land uses consistent and compatible with surrounding land uses? Discussion The approval and/or implementation of the proposeo Batiquitos Lagoon Educational Park Master Plan or Phase I tentative tract map would first require the approval of a General Plan amendment and· zone change on the 167.9 acre subject property. In accordance, the applicant is requesting the approval of a General Plan amendment ·and zone change as discussed below. The existing and proposed General Plan designations for the project site are shown on Exhibit "C" and the existing and proposed zoning are shown on Exhibit "D". The existing General Plan would allow a maximum of approximately 1,783 dwelling units to be constructed on the subject property and approximately 10 acres of TS (Travel Service Commercial). The applicants request would alter this scenario. The proposed General Plan amendment would reduce the maxireum number of residential units to 648. With the reduction of units, however, there is an increase in intensity from residential to commercial, research and development, and educational uses on certain portions of the site. -5- • • The primary change to the General Plan involves the circular area in the center of the site. This 40.3 acre area is proposed to be developed with the Batiquitos Lagoon Educational Institute, and associated research and development, and office uses. In order to accommodate this proposed private educational institution, the applicant is requesting that this area be redesignated to P, Private School. As shown on Exhibit "C" this area is currently designated for RMH, Residential Medium High (9.1 -15 du/ac) and RM, Residential Medium (4.1 - 9 du/ac) uses. Surrounding this core area the applicant is proposing primarily residential uses. The General Plan densities proposed are RMH (9.1 to 15 du/ac) to the north, east and southwest of the ring road. The applicant is proposing RM (4.1 to 9 du/ac) for the area south of the ring road. To the west the applicant is proposing the RC (Recreational Commercial) which would provide for the recreational needs of the school (gymnasium, athletic fields, etc). To the west, across the railroad tracks, the applicant is proposing C (Community Commercial) on the north side of Avenida Batiquitos and TS (Travel Service) on the south side. On this property, as on most Master Plans, a community concept including a variety of different land uses is being proposed and if acceptable, the framework of the Master Plan helps to formulate the General Plan for the property. For example, educational institutions are permitted under the existing residential land use but in Master Plans staff has always felt that the General ·Plan should more precisely depict what will be built. Also, the project is unique and does not lend itself to be treated in a normal manner. If the City accepts the concept that a private university and a surrounding educationally oriented community are acceptable then the surrounding uses become legitimate. Acceptance of this concept involves some deviance from existing General Plan concepts. The existing General Plan is based on a quandrant theory with a variety of uses being provided throughout each quadrant. A quadrant is basically a subcommunity with residential uses, commercial uses, schools, parks, etc. The City, then, is made up of four of these quadrants or subareas. The developer is basically proposing an additional quadrant, or mini-quadrant, within the existing southwest quadrant of the City. Like the larger quadrants, this area would contain a variety of different housing types and commercial facilities and could basically stand on its own. Traditionally, the General Plan calls for more separation of housing types and separation of residential from other uses than is proposed. The factor that makes the proposed concept acceptable, however, is that it will be a self-contained educationally oriented subcommunity centered around a university. Assuming acceptance of a university village concept the major General Plan issues then become narrowed. These issues would include the compatibilitiy of the project uses with neighboring uses and internal uses, and the increase in intensity of the General Plan. -6- • • Looking at neighboring land uses, the project site is located in . a literal "corner" of the City that is bounded on the east by I- S, the west by Carlsbad Boulevard and the south by Batiquitos Lagoon. The area with potential for impact is the north, where the Lake Shore Gardens Mobile Horne Park is located. This project was built at approximately 7 du/ac. The Residential Medium High (9.1 to 15) is being proposed for this section of the educational park but actual density will be limited to seven du/ac through the Master Plan. Large separation setbacks will be provided. Further west on the north property line is the (C) Commercial area. This is located next to property designated Residential Medium High (RMH) density. Staff feels that the .commercial use will be compatible with existing uses (Ponto Storage) and with future higher density residential uses. There is no doubt that the proposed General Plan amendment represents a major increase in intensity form residential uses to a combination of uses including Commercial and Office. Staff was immediately concerned over the possibility of traffic impacts. Review py an independent traffic engineer and the City's traffic engineer indicated that the streets serving the project are adequate to handle the increase in intensity. Because the_ streets are adequate and because of the isolated nature of the site, staff can find that the land use is acceptable for the site. In summary, staff feels that the General Plan as proposed goes hand in hand with the concepts developed for the Master Plan and provides the proper land use under which the Master Plan can be implemented. The potential for land use i~pacts on the Lake Shore Gardens Mobile Home Park will be mitigated through the Master Plan with limitations on density and increased setbacks. c. Zone Change Planning Issues 1) Is the proposed zoning consistent with the General Plan designation on the property? 2) Is the proposed zoning consistent with the surrounding zoning and land use? Discussion The existing and proposed zoning on the subject property is shown on Exhibit "D". Th~ applicant is proposing to rezone all of the developable portions of the site to P-C, Planned Community. That portion of the property currently zoned OS, Open Space, adjacent to the Batiquitos Lagoon will remain as such. The P-C zone requires that a Master Plan be prepared before any development takes place. -7- • • The zoning will be consistent with the General Plan because the proposed P-C zone is compatible with almost any General Plan designation. The intent of the P-C zone is to ensure compatibility with the General Plan through the Master Plan process. Because the P-C zone contains no specific standards it is important to be sure that the Master Plan covers all aspects of the project •. Essentially the Master Plan becomes the zoning for the property under guidelines established in the PC zone. The Master Plan is discussed below. D. Master Plan Planning Issues 1 ) 2) Discussion Does the Master Plan properly implement the General Plan, zoning, and appropriate policies governing the site? Is the general development plan, the standards and the phasing provided in the Master Plan adequate to properly develop the property? Many hours of staff time were utilized in preparing and negotiating the details of this Master Plan. The project is unique and at the same time, based on staffs research, could be risky from a success standpoint. An Econo~ic Impact Report (attached) did indicate that the project is viable. According to this report, the project as proposed includes all the elements for a successful development. The proposed project is expected to have a beneficial effect on the City's financial position. With regard to the viability of a new educational in-stitution, it is concluded that the university must be able to attract and keep a qualified/highly acclaimed faculty in order for full accreditation to be realized and the university's educational goals be achieved. There are certain aspects of the project that staff felt uncomfortable with; however, based upon the controls and standards placed in the Master Plan, can accept. One of the major reasons why staff was able to accept the project is the fact that the Master Plan sets a framework for development which includes concepts and standards. Actual development is reviewed through the site development plan process required before each phase. This gives the City the opportunity to halt or modify the project at each phase if the project is not meeting the City's expectations. The major issues and compromises are discussed in an attached memo to the Staff Report dated August 29, 1985. The Batiquitos Lagoon Educational Park Master Plan would permit a variety of land uses and densities. The property has been divided into 16 separate planning areas and three phases as shown in Table A. (The conceptual site plan for the property is shown on Exhibit IV, Band C of the Master Plan.) Approximately 33 -8- • • acres (21 percent) of the Master Plan area is composed of lagoon and lagoon bluffs. All of this biologically sensitive area will be maintained in open space. Otherwise individual neighborhood developments are proposed throughout the remainder of the prop.erty. Each neighborhood or planning area is proposed to include compatible land uses and product types. As discussed earlier in this report, the Batiquitos Lagoon Educational Park Master Plan, if approved, will serve to provide master development guidelines for the subject property. This Master Plan establishes: allowable uses per planning area, maximum development intensities, development standards and guidelines, and the location and phasing of all required public facilities. The Master Plan in effect implements the General Plan, the zoning, and provides guidance for development for all aspects of the property. Planning area "A" is designed to be the core of the Master Plan, ~ith a private university being the basic component of the entire park. Area A would contain the university's law school, office buildings, and several buildings proposed for research and development. After accepting the concept of a university in this area, the major issue concerning area "A" was to make sure that it didn't become a research and development park. Under the Master Plan, buildings proposed for office and research and development uses would only be approved in concept with the approval of this plan. As noted in the Master Plan text on pages 23 and 24, these office and research and development uses a~e regarded as "Related uses" which are not allowed by.right. In order for these buildings to be used for office or research and development purposes, any potential lessor or purchaser of space will have to satisfy the Criteria for Related uses established in the Master Plan, and receive approval from the Land Use Planning Manager. No research and development facilities permitted shall be involved in manufacturing onsite. Staff feels that these criteria for related uses adequately ensures that all future research and development or office uses wiil be directly associated with the educational institute and that these measures will help protect our existing industrial areas from unfair competition. Standards for area "A" require special setbacks along the ring road, a height limit for buildings of 35 feet and a limitation on uses. Standards do provide for a 90' maximum campanile or bell tower as a landmark for the university. Planning Areas "B", "C", "D", "E", "F", "G" and "H" comprise the residential portions of the project and are designed to ring the educational facility. A variety of housing types are proposed. Areas "C" and "H" contain a small lot single family detached product type. Areas "B", "D", "E", "F", and "G" contain multiple family housing. Area "G" is anticipated to provide multiple -9- • family housing for students. The Master Plan requires that each residential area must meet our existing Planned Development Ordinance standards. Special standards are also applied including special setbacks and landscaping between product types. Planning area "F", adjacent to the Lakeshore Gardens Mobile Home Park, has special provisions reducing the density to 7 du/ac and creating an 80' setback to ensure compatibility. Planning areas "H" and "I" would include recreational facilities to include a large gymnasium for the university. These areas could also include a healthclub, day care center and student book store. This area is also proposed to be the home of the U.S. Olympic Volleyball and Weightlifting teams. The gymnasium will be the only building that exceeds 35 feet. Olympic rules necessitate a structure of approximately 55 feet in height. Its location, however, is not highly visible. Moving west of the railroad tracks, area "M" is proposed as a "town and country11 type commercial with a small market, restaurants and other uses designed to service the educational park. The areas south of area 11 M11 , areas "J", 11 K" and "L11 will be tourist oriented and include a hotel, convention center~ an4 related tourist commercial uses. Area "P11 will be open space.- A major provision of the Master Plan includes the developer to submit a site development plan prior to the development of each phase. This will provide the City the ability to review each individual planning area and determine the appropriate development standards and conditions to be provided. This would also allow the City to modify standards. For example, if it is found that parking is short for the university, parking may be increased in the next phase to provide for the shortage. E. Tentative Map/Planned Unit Development/Site Development Plan DISCUSSION Pl-anning Issues: 1) Does the proposed project conform to the Master Plan? 2) Do the proposed residential areas meet the standards of the Planned Development Ordinance? The applicant is also requesting approval of a tentative tract map, planned unit development and site development plan for Phase I of the proposed master plan. Phase I is composed of approximately one-half of planning area 11 A11 and planning areas "B11 , "C", 11 N11 and 11 0 11 • This tentative map proposes the development of 129 residential units (77 zero lot line single family units and 52 condominium units), the educational institute law school (75,800 s.f.), 64,800 s.f. of office space and two -10- • • research and development buildings (126,200 s.f.) over 68.4 acres. Of this 68.4 acres, approximately 23.3 acres adjacent to the Batiquitos Lagoon (planning areas "N" and "O") will be maintained and designated for open space use. Approximately 15.5 acres of this phase will be utilized for streets and institute parking. This proposed Phase I will have a residential density of 7.3 du/ac (129 du's over 17.6 acres). The General Plan for this residential portion of Phase I is RM or 4.1 to 9 du/ac. The 7.3 du/ac falls in the mid-range. The planning area "C" portion of Phase I will consist of 77 single family detached homes on lots which vary in size from 4,000 square feet to 12,250 square feet. The residential units will range in size from 1,701 square feet to 2,014 square feet. Lots 23-25 will be sold for custom home development. The 52 condominium units proposed in the planning area "B" portion of Phase I will range in size from 1,017 square feet to 1,441 square feet. The 52 residential condominiums will be developed as three 10-plex units and two 11-plex units. Two 10,000 square foot recreation lots which include a pool, spa, restrooms, barbecues, an1 deck area will also be included in planning areas "B" and "C" of Phase I. In addition, approximatley one acre of open space located within and between the condominimums and the single family residences will be included in the projects design. The planning area "A" pdrtion of Phase I is proposed to be developed with educational institute uses. The development in planning area "A" will include the law school, one office building and two research and development buildings. In addition, this planning area will include 964 parking spaces in two parking lots, and a one acre linear water feature which extends south to north from the interior of the proposed ring road to the plaza area located at the center of planning area "A"• Access to the Phase I area of the master plan is proposed from Avenida Encinas, which is proposed to intersect with Windrose Circle, a secondary arterial ring road which will continue westward throughout the project. Staff feels that the tentative map, planned unit development and site development plan meet the intent and standards in the Master Plan and the residential developments proposed meet the standards of the Planned Development Ordinance. -11- • • ATTACHMENTS 1) Planning Commission Resolution Nos. 2482, 2483, 2484, 2485, 2487, and 2486 2) Location Map -Exhibit "A" 3) Memo to Planning Commission from Land Use Planning Office, .dated August 29, 1985 4) Table A 5) Background Data Sheet 6) Disclosure Form 7) Environmental Document 8) Exhibit "B" -Master Plan Exhibit "C" and "D" dated, September 11, 1985 9) EIR 84-3 (previously distributed) 10) Economic Peport (previously distributed) CDD:CG:bn 8/19/85 -12- CATION MAi:'9 EXHIBIT A GPA/LU85-10 ZC-319 P----- MP-175 CT 85-14 PUD-90 ------- SDP 85-5 EIR 84-3 BATIQUITOS LAGOON EDUCATIONAL PARK • • MEMORANDUM DATE: AUGUST 29, 1985 TO: PLANNING COMMISSION FROM: LAND USE PLANNING OFFICE RE: ISSUF.S -BATIQUITOS LAGOON EDUCATIONAL PARK The negotiations regarding this project between staff and the applicant were quite extensive. The project is unique and unlike anything presented in Carlsbad before. Staff conducted a great deal of research regarding projects that are centered around universities. There is no park exactly like the one being proposed. Most of the sucessful educational parks are centered around established universities such as Stanford and Princeton. They also include larger tracts of land, ususally 600 to 1000 _ acres. The proposed project has approximately 135 ususable ~ - acres. A small park based on a new university is, somewhat risky. The applicant has fortified himself against some of the financial risks by providing a multitude of different uses and a fairly intensive use of the 133 usuable acres. After working with the applicant, and meeting different people involved with different aspects of the project, staff cane to believe in the applicant's commitment. It is staff's feeling that the project could be extremely important to the future of Carlsbad if successful. If the City is qoing to take a chance to get something really unique this may be the project to take those risks. If the project fails, there will be less impact than on other areas because of the isolated nature of the site. Listed below are some of the major issues and an explanation of how they were rectified. The Location of Research and Development Facilities Within the Educational Park Based upon the first discussions of the proposed master plan, it was staffs understanding that the project was proposed to be primarily a university. When the first Master Plan text and conceptual land use plan was submitted, staff was surprised to see that the majority of the square footage proposed for the university was comprised of research and development and office space. Staff expressed to the applicant that research and development facilities were not appropriate for the site for several reasons. The first reason was that the City has plenty of vacant acreage along Palomar Airport Road for such uses. The second reason is that it would be unfair competition to developers trying to sell land in existing industrial areas. Memorandum August 29, 1985 Page Two • • The applicant contended that the type of research and development uses proposed for the park would be uses that would interrelate with the university and would not be the same uses going in to existing industrial areas. It was also brought to staffs attention that all of the other successful educational parks throughout the country included research and development and office uses for primarily economic reasons to support the unversity. Staff wanted a guarantee regarding the interrelationship of the research and development uses with the university. Staff developed a list of criteria that all proposed research and development or office uses would have to satisfy in order to be permitted to locate within the proposed Educational Park. In accordance, no research and development or office uses would be permitted by right, but would be considered as a related use, 3 r subject to satisfying the criteria listed below. The prima·ry emphasis of these criteria are to ensure that any research and development or office uses proposed would be directly related to and will interact with the educational institution. This requirement would enable the findings to be made that the proposed use was part of the educational institute. Criteria for Related Uses 1. The use shall interact directly and consistently with the educational institution. 2. The use shall enhance the operation of the educational institution. 3. The relationship between the proposed use and the educational institute shall satisfy three of the following requirements: a. Provides research facilities to the institution, b. Provides research grants to the institution, c. Provides necessary support services to the institution, d. Provides teaching support to the institution, e. Provides employment to the students and/or faculty as part of the curriculum. Confirmation that the proposed use satisfied all criteria would be determined by the Land Use Planning Manager prior to occupancy. Memorandum August 29, 1985 Page Three • • The applicant felt this criteria was acceptable and they recommended additional wording be added indicating that no research and development facilities permitted shall be involved in manufacturing onsite, but instead, will be engaged in the creation, processing, and distribution of information. This has also been written into the Master Plan text. Compliance with the Batiquitos Lagoon Management Plan A number of policies from the Batiquitos Lagoon Management Plan have been included in this Master Plan even though the City has not officially adopted this plan. Both staff and the applicant felt it was important to meet the intent of the plan. The management plan recommends that, all structures shall be setback from bluff edges a minimum of 45 feet, no portion of any structure within 100 feet of the bluff edge shall exceed one- story (18 feet) maximum height. In accordance with these recommendations, the master plan has been written to include a minimum 45 foot setback of structures from the lagoon bluffs. In addition, 30 percent of all dwelling units within 100 feet of the bluffs shall be a maximum of one- story (15 feet) in height. The applicant has also agreed to reduce the number of dwelling units proposed adjacent to the bluffs in order to provide view corridors to and from the lagoon. The applicant was also proposing to develop an amphitheater within Planning Area "O" along the lagoon bluffs. However, he has agreed to eliminate this concept due to possible lagoon and noise impacts. The Lagoon Management Plan also recommends that public viewing points and a trail system be established around the lagoon. In accordance, the applicant has maintained the existing open space land use designation in this area, and is proposing to include public viewing points and a trail system in conformance with this recommendation. staff feels that these standards and revisions adequately respond to the recommendations of the Lagoon Management Plan. Compatibility with the Adjacent Lakeshore Gardens Mobile Horne Park to the North of the site In response to the concerns expressed by staff and by the adjacent residents of the Lakeshore Gardens Mobile Home Park to the north, the applicant has agreed to reduce the intensity of residential development in Planning Area "F". The maximum Memorandum August 29, 1985 ·Page Four • • density of this planning area will be 7 du/ac as discussed in the Master Plan. This density is compatible with that of the Mobile Home Park (7 du/ac). By reducing the residential density within this planning area, the applicant was able to incorporate into the master plan the minimum 80 foot setback requested by the residents of the adjacent subdivision. This setback will be adequately landscaped to ensure that an effective visual buffer is created. Relocation of Recreation Commercial uses from Planning Area "G" to Planning Area I The Master Plan, which was originally submitted to staff included the proposed Olympic training facilities (gymnasium and playing fields} together with the proposed student housing in Planning Area "G". --Staff did not feel that this variety of land uses in one planning area was appropriate for land use compatibility reasons. In addition, it was felt that the proposed gymnasium which may be up to 55 feet high to meet Olympic volleyball court standards, would create an impact on views towards the lagoon. In accordance, staff recommended that these recreation uses be relocated to Planning Area I. Planning Area I was formerly proposed to include a research and development facility and a parking lot. Staff could not support this use on this portion of the property because it was felt that R & D uses should be kept inside the ring road with less intense uses surrounding it. Commercial Uses on the Property Staff initially had concerns regarding the amount of commercial area proposed for the property. It was staffs opinion that the major commercial needs within the project vicinity could likely be met by the future commercial development of the property at the I-5/Poinsettia Lane intersection. However, staff did concur with the applicant that some commercial uses on the property, which would cater primarily to residents, beach visitors, hotel visitors or students would be appropriate. In accordance the maximum allowable commercial square Memorandum August 29, 1985 Page Five • • footage was reduced to 119,000 square feet from approximately 150,000 square feet. Approximately one-half of this area could be.allocated for strictly travel service commercial with the remaining area utilized for a neighborhood commercial center similar to the town and country center of Rancho Santa Fe. Staff feels that the amount of activity in and around this development would support this amount of commercial use. Other Issues Many other compromises were made by both staff and the developer. Included were the reduction of the number of uses permitted in each planning area and the rearrangement of other uses. The only minor issue that has not been resolved with staff involv~s the applicants desire for locating a heliport on the property. It is staffs opinion that because of the sites , proximity to Palomar Airport, the inclusion of a heliport on this property could not be justified. In addition, staff could not support the location of a heliport on this property due to potentially significant noise and safety impacts. All other issues have been resolved. CD:CG:bn 8/29/85 • • T A B L E A MAXIMUM CONCEPTUAL LAND USE SUMMARY PIAN NO. OF NO. OF ----FESIDENTIAL lAREA PHASE LAND USE ACRES BUILDING AREA UNITS DENSITY/PHASE A I/II Educational 40.3 247,000(Educ. Institute) Park 484,000(R&D, Office) ---------B I Residential 2.3 52 7 .3 du/ac C I Residential 15.3 77 D II Residential 4.0 36 ------- E II Residential 6.2 142 F II Residential 7.7 54 13 du/ac G II Residential 9.9 170 H II Residential 4.9 28 -------- I II Recreation Canmercial 12.8 122,200 J III 'IOurist Canmercial 4.7 58,000 . K III Hotel 12.0 220 suites . .- L III Hotel/Conference Center 5.9 120,000 150 suites M III Neighborhood Canmercial 6.4 61,000 44 .N I Open Space 18.7 0 I Open Space 4.6 p III Open Space 12. 1 ·- TOTAL 167.9 ac 1,092,200 s.f. 603 Du's 370 suites • BACKGROUND DATA SHEEI' CASE ID: GPA/LU 85-10, ZC-319, MP-175, er 85-14, PUD-90, SDP 85.-5, EIR 84-3 APPLICANI': BATIQUITOS LAGOON EDUCATIONAL PARK REQUEST AND LOCATION: _Se_e_A_t_t_a_c_hrne_n_t _____ ~--------~~-~ LB3AL DESCRIPTION: All of lots 1,2,3 & 4 of Parcel Map No. 13653, together with a portion of the west half of Sect. 33, Twp. 12 south, Range 4_v;est, San Bernardino Base Meridian, all in the City of carlsbad, cty. of San Diego, State of california APN: 216-140-01,03,09,10, & 216-150-10 Acres 167.9 Proposed No. of Lots/Units 129(Phase I) ----''------'---- GENERAL PLAN AND ZONIN; Land Use Designation P, RMH, RM, RC, TS/C, N Density Allowed ----------Density Proposed 7. 3 du/ac (Phase I) Existing Zone RD-M-Q ---~------Proposed Zone '--P=---C=-------- Surrounding Zoning and Land Use: Zoning Iand Use Site RD-M-Q Vacant North Iakeshore Gardens Mobilehome Park Batfquitos Lagoon South OS --- East P-C Vacant west os Pacific Ocean --- PUBLIC FACILITIES School District carlsbad water carlsbad Sewer carlsbad EDU's ----- Public Facilities Fee Agreem:nt, dated ----------------- ENVIRONMENI'AL IMPACT ASSESSMEN.r !._Negative Declaration, issued August 24, 1985 (Phase I) X E.I.R. Certified, dated September 11, 1985 (Master Plan) other, -----------------------------~- BACKGROUND DATA SHEET Page Two • A'ITACHMENT REQUEST AND I.DCATION: Request for Certification of an EIR and approval of a GPA, zc, MP for a 167.9 acre site, located inmediately north of Ba.tiquitos Lagoon between I-5 and Carlsbad Boulevard. 'Ihe approval of a TM, PUD and SOP for Phase I of this property is also requested. If af tar the . t.hclt further APPLICANT: AGENT: MEMBERS: information you have sul:mitted has been reviewed, informat. re~ired, you wi..ll be so -'<i • it is determined Sammis Properties Name (individual, partnership, joint venture, corporation, syndication) 2650 Carninci Del Rio North, Suite 100, San Diego, CA 92108 Busin••• Address 2913-7112 Teleph~• Numl:)er Austin Hansen Name 9605 Scranton San Diego CA Business Address 458-13Gl ·. Telephcne ~r Fehlman/Group Road Suite 202 921::?l Donald F. Sammis Mame ·(individu&l, partner, joint. venture, corporation,. syndic:ati.an) O' Day Consul ta.nts 7750-2H El c·arnino Real Cat:1-sbad, CA 92009 944·-1010 .. :e:ome Address 2650 Camino Del Rio North Suite 100 San Diego, ·cA.~ Business Address 298-7112 Telephone Number Fernanda c. Sammis Telephone Number Home Addz:ess 2650 Camino Del Rio North Suite 100 San Diego, CA. 3~siness ~dress 298-7112 Telephone Nt:11bar Telephone !iw:iber Sammis Properties is a privately held Calif.ornia corporation. ------------------------The corporation was incorporated on December 9, 1970. ~----------------------Corporate number is 952676363. ~------------------------- (Attach more sheets if necessary) I/We dec:la.:et under penalty of perjury that the information contained in this dis- closure is trua and correct and that it will remain true and correct and may be· relied upon as being true and correct until a~ended. • DEVELOPMENTAL SERVICES 1200 ELM AVENUE CARLSBAD, CA 92008-1989 LAND USE PLANNING OFFICE (itp of (arlsbab NEGATIVE DECLARATION ProJECT ADDRESS/LOCATICN: The project is located immediately oorth of Batiquitos Lagoon between Interstate 5 arrl the AT&SF Railway. I'roJEcr DESCRIPTICN: This project, C"!' 85-14 will include 77 single family lots, 52 corrlcminium units, 266,800 squar~ feet of erlucational institute uses (law school, office an: research arrl developnent facilities), two parking lots (964 spaces) and 23.3 acres of open space CNer 68.4 acres. An F.nviromental Irnpact Report (EIR 84-3) has already been prepared for certification for the Ratiquitos Lagoon Educational Park Master Plan. Mitigation measures recanmerrled within this EIR have been incorporated into this projects design. The applicant has also prepared c:dditional, traffic, nc~3e and parking studies for the proposed project as requested by st:~f. The City of Carlsbad has corrlucted an environnental ~eview of the al::>ol/e described project pursuant to the Guidelines ~~r Implementation of the California Envirormpntal Quality Act and the ::nvirorrnental Protection Ordinance of the City of Carlsbad. :ns a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the envirorrrnent) is hereby issued for the subject project. Justification for this action is on file in the Larrl Use Plannirx:; Office. A CO'P':f of the Negative Declaration with supJ;Ortive documents is on file in the Larrl Use Planning Office, City Hall, 1200 Elm Avenue, Carlsbad, CA. 92008. camnents fran the public are invited. Please sutmit a:1m1ents in writing to the Larrl Use Planning Office within ten (10) days of date of issuance. DATED: August 24, 1985 ~~~~ MICHAEir ~ CASE NO: er 85-14/PUD-90/SDP 85-5 Larrl Use Planning Manacj'er APPLI~.NT: ~TIQUI'IDS IAOOCN EDUC'ATICNAL PARK PUBLISH ~TE: August 24, 1985 ND-4 5/81 (619) 438-5591 EXI.STING GENERAL PM RM-RESIOENTtAL MEDIUM (4-10 du/ac) RMH-RESIOENTtAL MEDIUM HIGH ( 10-20 du/ae) N-NEIGHB0RH00D COMMERCIAL C-GENERAL COMMERCIAL E.ELEMENTARY SCHOOL TS/C.TRAVEL SERVICE COMMERCIAL OS•O?EN SPACE PROPOSED GENERAL PLAN P PRIVATE RMH RESIOENTIAL MElJM HGH {9.1-15.0 d.u.'s/acre) RMH RESIOelTIAL MEOu.1 HIGH RM RESIDENTIAi. MEDJ.JM (4, 1-9:0 ~'s/acre) RM RESIDelTIAL MEDIUM RMH RESIDENTIAL MEOlJM HIGH RMH RESIDENTIAL. MEDJ.JM HIGH RC RECREATION/COMMERCIAL N NElGHSORHOOD /COMMERCIAL TS/C TBAVEI. SERVICE COMMERCIAL TS/C TMAVEI. SERVICE COMMERCIAL TS/C TRAva SERVICE COMMERCIAL OS OPEN SPACE OS O?EN SPACE OS OPEN SPACE RMH RESIDENTIAL MEOu.4 HIGH EXHIBIT C ----: .. •• •• • ...... , RLM EXISTING ZONING .• R·-1 ONE FAMILY RESIDENTIAL (7 ,SOO SQ FT MIN. LOT SIZE} R-1-10 ONE FAMILY • RESIDENTIAL (10,000 SQ FT MIN LOT SIZE} RD-M RESIDENTIAL DENSITY-MULTIPLE RD-M-Q RESIDENTIAL DENSITY-MULTIPLE QUALIFIED DEVELOPMENT OVERLAY c-1-a NEIGHBORHOOD COMMERCIAL QUALIFIED DEVELOPMENT OVERLAY C-2 GENERAL COMMERCIAL P-C PLANNED COMMUNITY L-C LIMITED CONTROL {INTERIM ZONE) OS OPEN SPACE PROPOSED ZONING R·-1 ONE FAMILY RESIDENTIAL (7,500 SQ FT MIN. LOT SIZE) R-1-10 ONE FAMILY RESIDENTIAL (10,000 SQ FT MIN. LOT SIZE} RO-M RESIDENTIAL DENSITY-MULTIPLE RD-M-Q RESIDENTIAL DENSITY-MULTIPLE QUALlFlEO DEVELOPMENT OVERLAY C-1-0 NEIGHBORHOOD COMMERCIAL QUALJFIEO DEVELOPMENT OVERLAY C-2 GENERAL COMMERCIAL P-C PLANNED COMMUNITI L-C LIMITED CONTROL (INTERIM ZONE) OS OPEN SP ACE • I I I I 1------·····