The URL can be used to link to this page

Home My WebLink About1993-09-01; Planning Commission; ; ZC 93-02|SDP 93-06|SUP 93-02|HDP 93-08 - VILLAS AT EL CAMINO REAL'~ l • -J • •J: -l i "f STAFF REPORT DATE: SEPTEMBER 1, 1993 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT APPLI.'ION COMPLETE DATE: August 23, 1993 STAFF PLANNER: JEFF GIBSON ® SUBJECT: ZC 93-02/SDP 93-06/SUP 93-02/HDP 93-08 -VILLAS AT EL CAMINO REAL -Request for approval of a Conditional Negative Declaration, Zone Change, Site Development Plan, Special Use Permit, and Hillside Development Permit to change the zoning from Limited Control (L-C) to Residential Density- Multiple (RD-M), and to construct 344 residential apartment units adjacent and west of El Camino Real, between Camino Vida Roble and Alga Road in Local Facilities Management Plan Zone 21. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 3536, recommending APPROVAL of the Conditional Negative Declaration issued by the Planning Director, ADOPT Planning Commission Resolution Nos. 3537, 3538, recommending APPROVAL of ZC 93-02 and SDP 93-06, and ADOPT Planning Commission Resolution Nos. 3539, 3540, APPROVING SUP 93-02, and HOP 93-08, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a Zone Change, Site Development Plan, Special Use Permit, and Hillside Development Permit to change the zoning from Limited Control (L-C) to Residential Density-Multiple (RD-M), and to construct 344 residential apartment units on a 21 acre parcel located adjacent and west of El Camino Real, between Camino Vida Roble and Alga Road in Local Facilities Management Plan Zone 21. The project is being developed by Aviara Land Associates Limited in concert with the Bridge Housing Corporation, a nonprofit affordable housing developer. The project site is targeted to satisfy the affordable housing requirements of the Aviara Master Plan as stipulated in the Aviara Housing Agreement adopted by City Council on July 20, 1993. The project would contain 344 apartment units affordable to very low and low income households. As part of a "combined affordable housing project" the remaining affordable housing units (184 dwelling units), over and above the units allocated for the Aviara housing agreement (160 dwelling units), could be utilized to satisfy the affordable requirements of other offsite developers contingent upon future housing agreements approved by the City. . ' r \ ZC 93-02/SDP 93-06/SA3-02/HDP 9~-08 VILLAS AT EL CAMINO REAL • ... I> SEPTEMBER 1, 1993 PAGE 2 The 21 acre site occupies a portion of the mesa top which lies at the southeast extent of Canyon de las Encinas. The site consists of gently sloping topography and a small erosional drainage that crosses a portion of the property, exiting at the northwest comer and subsequently traveling into Canyon de las Encinas to the northwest. Canyon de las Encinas ultimately empties into the Pacific Ocean approximately three miles to the west. Elevations on the site range from 230 to 322 feet above mean sea level. The site has been cleared in the past presumably for agriculture and a majority of the property contains only sparse remnants of native vegetation, including disturbed southern maritime chaparral, two very small isolated areas of arroyo willows and several scattered species of coast live oak, Del Mar Manzanita and Summer Holly. The property is located in the Limited Control Zone (L-C), which is an interim zone for areas where planning for future land uses has not been completed or plans for development have not been formalized. The General Plan Land Use Designation for the property is Residential Medium High (RM) which designates the site for small lot single-family homes or townhouses, duplexes, triplexes, and low density apartment developments. As shown on Exhibits "A"-"R", the proposed project would consist of two and three-story, eight and twenty unit apartment buildings all developed around central 24 and 32 foot wide driveways. Along the driveways there would be guest parking spaces, trash enclosures, and maintenance storage structures. Near the project entryway there would be a common recreation complex containing a swimming pool, exercise room, leasing office, gathering room, kitchen, and restroom facility. The project would also contain a play area for children and flat grassy areas between buildings, driveways, and slope areas. Resident parking would consist of open parking spaces and carports evenly dispersed throughout the site. The apartment units would be one, two and three bedroom, and range in size from 634 to 1,052 square feet. The project would feature contemporary architecture consisting of tile roofs with a varying roof line, stucco exteriors, and individual apartments would have a patio or balcony. Access to the site would be provided by a 60 foot collector street ("A" Street) that intersects with EL Camino Real. The surrounding neighborhood is developed with industrial buildings to the north, an SDG&E powerline easement to the west, a retail flower shop and greenhouses to the south, and El Camino Real to the east. III. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards: A. General Plan: Land Use Element (Residential Medium (RM) General Plan Land Use Designation); and Housing Element. B. Carlsbad Municipal Code, Title 21: 1. Chapter 21.85, Inclusionary Housing; r. ' ZC 93-02/SDP 93-06/S.93-02/HDP 9~-0·8 VILLAS AT EL CAMINO REAL SEPTEMBER 1, 1993 PAGE 3 2. Chapter 21.86, Density Bonus; • 3. Chapter 21.53, Section 21.53.120, Affordable housing multi-family residential project -Site development plan required; 4. Chapter 21.24, Residential Density-Multiple Zone (RD-M); 5. Chapter 21.95, Hillside Development Regulations; 6. Chapter 21.40, Scenic Preservation Overlay Zone, "El Camino Real Corridor Development Standards"; C. Mello II Local Coastal Program; D. Growth Management Ordinance, (Local Facilities Management Plan Zone 21); E. Carlsbad Municipal Code, Title 19, Environmental Protection Procedures and the California Environmental Quality Act (CEQA). A GENERAL PLAN: LAND USE ELEMENT The property has a Residential Medium (RM) General Plan Land Use Designation that allows the development of small lot single-family homes or townhouses, duplexes, triplexes, and low density apartment developments at a density from 4 to 8 dus/acre with a 6 dus/acre growth management control point. The project would contain 344 apartment units developed at a density of 17 .6 dwelling units per acre. The Land Use Element was recently amended to allow density increases, above the maximum residential densities permitted by the General Plan, to enable the development of lower-income affordable housing, through processing of a Site Development Plan permit. A Site Development Plan is being processed with this project and based on the findings of that permit, the project would be compatible with adjacent land uses, there would be adequate public facilities, and the project site would be located in proximity to a major roadway (ECR), and employment and commercial opportunities, therefore, staff believe that this is an excellent site for affordable units as explained in more detail later in the staff report and the density increase to 17.6 dus/acre would be consistent with the General Plan. The City's General Plan allows an increase in density for affordable housing, however, the City has not yet amended the adopted Mello II Local Coastal Program in order to allow such density increases in the Coastal Zone. Under Housing Element Policy 3.7.f (Priority Processing) this project is being expedited and would be presented to the Planning Commission before the LCP would be amended, therefore, the only alternative is to process the project under the State density bonus provision (Carlsbad Municipal Code, Title 21.86) which permits a density bonus for affordable housing projects (see Section B(2) of this report). State density bonus law, pursuant to Government Code Sections 65915, preempts zc 93-02/SDP 93-06/S.93-02/HDP 9~-o's VILLAS AT EL CAMINO REAL SEPTEMBER 1, 1993 PAGE 4 • the provisions of a certified Local Coastal Program, therefore, the density increase would be permitted in the Coastal Zone. 1. Zone Change The property is located in the Limited Control Zone (L-C), which is an interim zone for areas where planning for future land uses has not been completed or plans for development have not been formalized. The General Plan Land Use Designation for the property is Residential Medium High (RM) which allows the development of multi-family residential developments such as apartment projects. A formal proposal for residential development (apartments) accompanies the zone change application, therefore, changing the zoning from LC to Residential Density-Multiple (RD-M), which is a multi-family residential zone, would be consistent with the underlying General Plan land use designation for the site (RM). HOUSING ELEMENT The project would provide 344 apartment units (100%) affordable to very low, and low income households and would be consistent with Policy 3.6. b which states that, a minimum of fifteen percent (15%) of all approved units in any residential master plan, specific plan or qualified subdivision shall be set aside and made affordable to lower income households. The 344 affordable housing units would substantially contribute towards meeting the City's regional need of 2,509 affordable units over the next 5 years. The project would also provide 104 three bedroom units and be consistent with Policy 3.2 which states that developments which are required to include 10 or more units affordable to lower income households, at least 10 percent of the lower income units should have three or more bedrooms. The project would contain an increase in density above the growth management control point (6 dus/acre) and require the allocation of excess dwelling units from the Southwest Quadrant bank. The utilization of these surplus dwelling units would be consistent with Policy 3.8 because all the dwelling units above the growth control point would be restricted as affordable for very low and low income households. Policy 3.8 states that excess dwelling units in the bank shall be allocated under a priority system in which housing developments for low and very low households receive first priority. More specifics regarding the availability of excess dwelling units in the Southwest Quadrant are discussed in Section D of this report. B. CARLSBAD MUNICIPAL CODE: 1. CHAPTER 21.85 -INCLUSIONARY HOUSING: Per the City's Inclusionary Housing Ordinance, this project is defined as a "combined inclusionary housing project". The affordable housing requirements of the Aviara Master Plan, under an approved affordable housing agreement (160 affordable dwelling units) with the City, would be provided on this site which is not located in the master plan. ZC 93-02/SDP 93-06/S.93-02/HDP 9·3-0.8 VILLAS AT EL CAMINO REAL SEPTEMBER 1, 1993 PAGE 5 • When there is a contractual relationship such that some or all of the inclusionary units which are associated with one development are produced and operated at an alternative site it is classified as a combination project. This arrangement is allowed by the ordinance, with the requirement that the combined housing project be subject to approval of the final decision making authority of the City. In addition, the construction of inclusionary units is limited to sites within the same City quadrant in which market rate units are located or sites which are contiguous to the quadrant in which market rate units are proposed. In this case, the Aviara Master Plan and the project site are both located in the Southwest Quadrant. In general, this site is appropriate as a combined affordable housing project site because it complies with the ordinance requirement that inclusionary housing units restricted for lower income households should be located on sites that are in proximity to the following: (1) employment opportunities -industrial parks located directly north; (2) urban services - commercial centers located 1 mile south and future community park and daycare center located 1/3 mile west; (3) major road -prime arterial (El Camino Real); (4) other transportation facilities (transit bus lines on ECR), and; 5) is compatible with adjacent land uses (see discussion under Site Development Plan). 2. CHAPTER 21.86 -RESIDENTIAL DENSITY BONUS: The applicant is requesting density above the maximum General Plan land use designation for the site (RM), under the provisions of the City's Residential Density Bonus Ordinance. The purpose of this ordinance is to provide incentives to developers for the production of housing affordable to lower income households. Density bonus means a minimum density increase of at least 25% over the growth management control point (6 dus/net acre) for the project site. Section 21.86.030 of the ordinance states that for new residential construction the City shall grant a density bonus and at least one additional incentive. Additional incentives may consist of a reduction in development standards and architectural design requirements, partial or additional density, and direct financial aid. Under the provisions for a density bonus the applicant must agree to construct a minimum of 20% (more restrictive than 15% inclusionary requirement) of the total base units of the project as restricted and affordable to low income households, or a minimum of 10% of the total base units as restricted and affordable to very low income households. The project meets these minimum requirements by providing 344 apartment units affordable to lower income households. The applicant is requesting a density increase of more than 25% (196%), therefore, the requested density increase beyond 25% is an additional density bonus and is considered an additional incentive. The City may at its discretion grant an additional density bonus if a written finding is made by the final decision making authority (City Council) of the City that the additional density bonus is required in order for allowable housing expenses to be set as affordable. The applicant has submitted proforma evidence that the additional incentive is economically necessary to make the units affordable as proposed. The need for incentives to support a project targeted to the proposed level of affordability is also confirmed by the City's analysis "Economics of Developing Affordable Housing", dated , ZC 93-02/SDP 93-06/S.93-02/HDP 9·3-0.8 VILLAS AT EL CAMINO REAL SEPTEMBER 1, 1993 PAGE 6 • December 1991. In addition to the Density Bonus incentives, the applicant will be requesting additional economic assistance from the City and applying for other sources of subsidy financing outside the City. The financing proposal for the project will be considered by the Carlsbad Housing Commission and the City Council, and will be incorporated into the Affordable Housing Agreement which is a condition of Site Development Plan approval. 3. CHAPTER 21.53, SECTION 21.53.120 -SITE DEVELOPMENT PLAN: The Carlsbad Municipal Code Section 21.53.120 requires a Site Development Plan for any multi-family residential apartment development having more than 4 dwelling units or an affordable housing project of any size. Before the Planning Commission recommends approval of the project to the City Council, Title 21, Section 21.53.120(c) requires that the following finding be made: "That the project is in conformity with the General Plan and adopted policies and goals of the City, and it would have no detrimental effect on public health. safety and welfare". a. The project site and the property to the south and west are all designated for residential land use on the General Plan Land Use Map. The General Plan allows density increases above the maximum designated density range for a property to enable the development oflower-income affordable housing. The project is consistent with the General Plan and Local Coastal Program as discussed in Sections A and C of this report. The project would not have a significant impact on the environment as discussed in Section E of this report. b. Due to the project's location adjacent to El Camino Real (ECR) and the provision of a non-loaded collector street ("A" Street) leading from the ·project entry to ECR, traffic would not adversely affect the surrounding properties. Construction of "A" Street leading from the project to ECR would not preclude access to the agricultural parcels to the west via the dirt road called La Costa Boulevard. There is also a driveway that connects the retail flower shop/greenhouse parking area with La Costa Boulevard. Half-street improvements of "A" Street would directly affect access to this parking area, therefore, access from "A" Street to this parking lot would be provided starting directly across from the apartment project entrance (300 feet east of the ECR intersection) with a separate driveway that travels back east along the northern property line of the flowershop/greenhouse, parallel to "A" Street, and eventually connecting with the parking area (see the site plan). In addition to the parking lot access from La Costa Boulevard leading to ECR, the flower shop/greenhouse currently has another driveway access leading directly to ECR. This direct access located further south along ECR would not be affected by this project. " ZC 93-02/SDP 93-06/S.93-02/HDP ~3-08 VILLAS AT EL CAMINO REAL SEPTEMBER 1, 1993 PAGE 7 • c. This site is appropriate for a higher residential density and complies with the General Plan location criteria for affordable housing for the following reasons: (1) the site is in proximity to the employment opportunities - industrial parks located directly north, and urban services -commercial centers located 1 mile south and future community park and daycare center located 1/3 mile west; (2) the site is adjacent to a major roadway -prime arterial (El Camino Real), and; (3) other transportation facilities are available (transit bus lines on ECR). d. The multi-family residential and industrial land uses would be compatible for the following reasons: (1) proposed residential structures are approximately 40 to 60 feet from the northern property line and 80 to 130 feet from the closest existing industrial buildings located on the industrial lots to the north; (2) the industrial building pads are approximately 10 to 20 feet lower in vertical elevation than the northern property line of the project site; (3) the project's proposed landscaping would provide a sufficient visual buffer with a combination of trees and shrubs planted along the northern property line; ( 4) the existing slopes adjacent to the industrial lots also contain dense stands of trees and shrubs that would provide additional screening; (5) all industrial land uses in the Planned Industrial Zone (PM), which includes the industrial area adjacent to this project, are subject to performance standards (Municipal Code, Chapter 21.34.090) that control noise levels (maximum 65 Ldn at the property line), odors, vibration, facility operations, heat, glare, air emissions, onsite storage, and industrial waste discharge; (6) to further reduce noise sources generated from the industrial buildings the project would be conditioned to require a six foot high solid masonry wall located along the entire northern property line; and, (7) the property line wall would also provide visual screening and security. e. The project would provide adequate onsite parking that complies with the City's Parking Ordinance and efficient circulation to serve the needs of the residents and their guests. The project would not impact the availability of offsite street parking. f. Sidewalks and drainage facilities would be provided along the project's street frontages to serve the project. g. A pedestrian circulation system that is separated from the 24 foot wide driveways is also provided that would allow sufficient and safe access to the adjacent public streets. h. The project is conditioned to provide adequate emergency access by primary and secondary access points leading from "A" Street, the western property line, and El Camino Real. The 24 to 32 foot wide driveways are wide enough to accommodate emergency vehicles. The project has been reviewed and conditioned by the Fire Department. I zc 93-02/SDP 93-06/S.93-02/HDP 93-08 VILLAS AT EL CAMINO REAL • SEPTEMBER 1, 1993 PAGE 8 i. The landscaping of the manufactured slopes would ensure that the project's grading does not result in significant visual impacts. The provision of an earthen landscape berm with a screen wall, landscaping, and a five to fifteen foot grade differential along ECR would visually screen the parking areas and residential structures from the ECR scenic corridor. The project site is not visible from major public viewpoints to the south, west or north. The apartment buildings are setback from ECR approximately 90 to 160 feet and comply with the setback standards of the El Camino Real Corridor Development Standards. 4. CHAPTER 21.24 -RESIDENTIAL DENSITY-MULTIPLE ZONE: The project complies with the development standards of the proposed RD-M Zone as follows: LOT SIZE 10,000 sq. ft. 21.1 acres LOT COVERAGE 60% Max. 25% FRONT YARD SETBACK 10-20 feet 25 feet STREET SIDE YARD 5-10 feet 25 feet SETBACK SIDE YARD SETBACK 5 feet 40-60 feet BUILDING HEIGHT 35 feet 27-35 feet 5. CHAPTER 21.95 -HILLSIDE DEVELOPMENT REGUIATIONS: The project design is in conformance with the development and design standards of the Hillside Development Regulations and the Hillside Development Guidelines. The project site contains several small isolated areas of 40% slope that are less than fifteen feet in slope height and less than 4,000 sq. ft. in area. Section 21.95.090, "Exclusions", states that these 40% slope areas must be fully identified, but may be excluded from the requirements of the ordinance by the decision-making body. In addition, the following findings of fact must exist prior to approval of the Hillside Development Permit: a. ''That hillside conditions and undevelopable areas of the project have been properly identified." The project site's hillside slope conditions and undevelopable areas have been identified on the Constraints Exhibit "O" dated, September 1, 1993. ,, ZC 93-02/SDP 93-06/S.93-02/HDP 9~-08 VILLAS AT EL CAMINO REAL • SEPTEMBER 1, 1993 PAGE 9 b. "That the development proposal and all applicable development approvals and permits are consistent with the purpose, intent, and requirements of this chapter and that the project design substantially conforms to the intent of the concepts illustrated in the hillside development guidelines manual." c. (1) All manufactured cut and fill slopes would be contour graded and would not exceed a height of 30 feet. (2) The project's grading volumes of 8,530 cubic yards/graded acre and would fall within the "potentially acceptable range" of 8,000-10,000 cubic yds/acre. The Planning Director and City Engineer concur that the written findings contained on Exhibit "R", dated September 1, 1993 are adequate to justify the proposed grading volumes. (3) Landscaping in conformance with the City's Landscape Guidelines Manual would be provided on all manufactured slopes to visually screen the slopes and to reduce erosion. ( 4) The apartment buildings within the project would have varying roof lines and sloping roofs. (5) Structures would be setback from the top of manufactured slopes from 10 to 20 feet. ''That no development or grading will occur in those portions of the property which are undevelopable pursuant to the provisions of Section 21.53.230 of this code." All undevelopable areas have been identified and no development or grading would occur in those areas. d. ''That the project design and lot configuration minimizes disturbance of hillside lands." The proposed grading would create building pads that are terraced for views and would step down the slope. The local streets and manufactured slopes would be curving and are aligned to follow the natural contours. The street alignments and curving landform graded slopes would reduce visual impacts created by the grading and help simulate the natural slope conditions. 6. CHAPTER 21.40 -SCENIC PRESERVATION OVERLAY ZONE, "EL CAMINO REAL CORRIDOR DEVELOPMENT Sf ANDARDS": El Camino Real has been designated a scenic corridor and in compliance with the Scenic Preservation Overlay Zone, special development standards have been created for development along the roadway. Projects located adjacent to the roadway are required to process a Special Use Permit and comply with all requirements of the overlay zone and the ZC 93-02/SDP 93-06/S~93-02/HDP 9~-0·8 VILLAS AT EL CAMINO REAL • SEPTEMBER 1, 1993 PAGE 10 El Camino Real development standards. The overlay zone and the corridor standards are designed to supplement the underlying zone by providing additional regulations to preserve or enhance outstanding views, flora and geology, or other unique natural attributes and historical and cultural resources. The proposed development would not impact the corridor for the following reasons: (1) expansive and scenic views looking west along this section of El Camino Real do not exist given the curve and the vertical and horizontal slope of the roadway; (2) the site contains mostly disturbed vegetation and no cultural resource sites are present; (3) the provision of an earthen landscape berm with a screen wall, landscaping, and a five to fifteen foot grade differential along El Camino Real would visually screen the parking areas and residential structures from the scenic corridor, and; ( 4) the apartment buildings are setback from El Camino Real approximately 90 to 160 feet. The project complies with the El Camino Real corridor standards for the Area 4 as follows: (1) Building heights on the site would not exceed 35 feet. (2) Grading cut slopes in the 30 foot setback along ECR do not exceed 15 feet from original grade. (3) The apartment buildings would be setback from the ECR at least 30 feet. (4) The apartment buildings would not have roof equipment. (5) The residential land use is consistent with the existing General Plan (RM). C. MEU.O II LOCAL COASf AL PROGRAM: The project is also located within the Coastal Zone and complies with the applicable Mello II LCP as follows: (1) Grading would not encroach into 25% and greater slopes that contain native coastal vegetation. (2) The project site contains no prime agricultural Class I or II soils, and is not currently under agricultural cultivation nor has the site been cultivated in the recent past. The onsite soils consist of HrC (Class IIIe-3) and LvF3 (Class VIIIs-1). The project site is not located in the Mello II Agricultural Overlay Zone. (3) Development of the site would not preclude or negatively affect agricultural development on surrounding properties. The SDG&E powerline easement separates the site from adjacent land to the west, a non-loaded collector street would separate the site from the greenhouses/nurseries to the south, and ECR separates the site from the property to the east. Access from "A" ·, ZC 93-02/SDP 93-06/S.3-02/HDP ;3-0.8 VILLAS AT EL CAMINO REAL SEPTEMBER 1, 1993 PAGE 11 • Street to existing La Costa Boulevard and the greenhouse parking lot to the south would be maintained. (4) The project would provide a retention basin in the northwest comer of the site to control drainage and prevent erosion and siltation of any potentially sensitive wetland areas in the drainage basin. D. GROWill MANAGEMENT: The proposed project is located within Local Facilities Management Plan Zone 21 in the Southwest Quadrant. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: ,~:~J;~~ik~-lik;;,;· .. :·.;1 ..•. ·.L::~Aci~~;!i]S; ·1::ll~~~~;!., CITY ADMINISTRATION 1196 sq. ft. Yes LIBRARY 638 sq. ft. Yes WASTE WATER TREATMENT 344 EDU Yes PARKS 2.39 acres Yes DRAINAGE NIA Yes CIRCULATION 2752 ADT Yes FIRE Station #2 & 4 Yes OPEN SPACE 2.9 Yes SCHOOLS CUSD Yes SEWER COLLECTION SYSTEM 344 EDU Yes WATER DISTRIBUTION SYSTEM 75,680 GPD Yes The proposed project would exceed the allowable growth management density of 116 dwelling units for the site by 228 dwelling units, (344 proposed units). The Growth Management Ordinance, Section 21.90.045, states that no residential development permit shall be approved in which density exceeds the growth management control point for the applicable density range (RM -4-8 dus/acre), unless the following findings are made: (1) ''The project will provide sufficient additional public facilities for the density in excess of the control point to ensure that the adequacy of the City's public facilities plans will not be adversely impacted". This project will be served by public facilities which are adequate to meet the increased demand generated by the increased density. In general, public facilities have been sized to accommodate the maximum development allowed under the General Plan and Proposition E for the Southwest Quadrant. The density increase requested for this project simply shifts density from one portion of the quadrant to ·, ZC 93-02/SDP 93-06/S.93-02iHDP 93-08 VILLAS AT EL CAMINO REAL SEPTEMBER 1, 1993 PAGE 12 • another and does not create an overall increase in demand beyond the projections contained in the Citywide Facilities and Improvements Plan. Therefore, sufficient facilities are either already in place or will be provided concurrent with the project to ensure that the adequacy of the City's public facility plans will not be adversely impacted. (2) "There have been sufficient developments approved in the guadrant at densities below the control point to cover the units in the project above the control point so that approval will not result in exceeding the quadrant limit'' The Aviara Master Plan has been approved for development of approximately 800 dwelling units less than what was projected in the adopted Zone 19 LFMP. These units are referred to as "excess" units, and they may be utilized to grant density increases elsewhere in the Southwest Quadrant, subject to City Council Policy No. 43. Approval of this project will make use of 228 units, leaving a balance of approximately 572 units that would be available for density increases to other future projects. Monitoring of the balance of excess units and density increases will assure that the quadrant limits stated in Proposition E are never exceeded. (3) "All necessary public facilities required by this chapter will be constructed or are guaranteed to be constructed concurrently with the need for them created by this development and in compliance with the adopted City standards" As stated in finding #1, all public facilities necessary to serve this project are either already in place or will be provided by conditions of approval placed on the project. As shown in the table above, all facilities will remain in compliance with adopted City standards. E. ENVIRONMENTAL REVIEW The Planning Director has determined that the project could have a significant effect on the environment, however, there would not be a significant effect in this case since the mitigation measures described in the attached initial study have been added to the project. This decision was based on findings of the Environmental Assessment Part II, a Cultural Resources Study, a Biological Resource Impact Study, a Geotechnical Report, Traffic Study, Noise Study, a Limited Environmental Assessment, and a site survey by staff. A Conditional Negative Declaration was issued by the Planning Director on July 22, 1993. The Conditional Negative Declaration was sent to the State Clearinghouse for State Public Agency review and a letter was received from the California Department of Fish and Game. A Department Wildlife Biologist sighted a California Gnatcatcher on the adjacent parcel to the West during a field survey. In response to the Department's concerns the project has been conditioned such that the applicant must consult with the U. S. Fish and Wildlife Service prior to issuance of a grading permit for the project. . - ·, ZC 93-02/SDP 93-06/S-93-02/BDP ;~-08 VILLAS AT EL CAMINO REAL SEPTEMBER 1, 1993 PAGE 13 IV. SUMMARY • The proposed project: (1) is consistent with the General Plan; (2) complies with Title 21 of the Municipal Code, and findings for the Site Development Permit can be made under Section 21.53.120; (3) complies with the Mello II LCP; (4) is in conformance with Growth Management; and (5) will not significantly impact the environment, therefore, staff recommends approval of ZC 93-02/SDP 93-06/SUP 93-02//HDP 93-08. ATTACHMENTS 1. Planning Commission Resolution No. 3536 2. Planning Commission Resolution No. 3537 3. Planning Commission Resolution No. 3538 4. Planning Commission Resolution No. 3539 5. Planning Commission Resolution No. 3540 5. Location Map 6. Background Data Sheet 7. Local Facilities Impact Assessment Form 8. Disclosure Form 9. Reduced Exhibits 10. Full size Exhibits "A"-"R", dated September 1, 1993. July 30, 1993 JG:km •• SITE ♦• VILLAS AT EL CAMINO REAL •· City of Carlsbad ZC 93-02/SDP 93-06/ . SUP 93-02/HDP 93-08 • BACKGROUND DATA SHEET CASE NO: ZC 93-02/SDP 93-06/SUP 93-02/HDP 93-08 CASE NAME: Villas at El Camino Real APPLICANT: Aviara Land Associates • REQUEST AND LOCATION: Zone change from LC to ROM and development of 344 apartment units on El Camino Real, south of Camino Vida Roble. LEGAL DESCRIPTION: Parcel 2 of Map No. 1188. in the county of San Diego. State of California, according to Map thereof filed in the Office of County Recorder, December 20, 1 72. APN: 215-020-15 Acres -"2=1=------ (Assessor's Parcel Number) Proposed No. of Units -"3"-4,__4,__ _____ _ GENERAL PLAN AND ZONING Land Use Designation Residential Medium (RM) Density Allowed 6 dus/acre Density Proposed 17.6 dus/acre Existing Zone LC Proposed Zone RD-M Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site LC Vacant North PM Industrial South E-A Greenhouses East NIA El Camino Real West RD-M-Q Vacant PUBLIC FACILITIES School District Carlsbad Water District Carlsbad Sewer District Carlsbad Equivalent Dwelling Units (Sewer Capacity) _.3"-4,__4,__ ____________ _ Public Facilities Fee Agreement, dated ::..:A=u.g.gu=s=t...;:;2_._ • ...;:;1'""'9..J<.9=3 ___________ _ ENVIRONMENT AL IMPACT ASSESSMENT lL_ Negative Declaration, issued __ J"'""u=-ly'-=-22=,._1=-9"""'9"'""3 _______________ _ _ Certified Environmental Impact Report, dated _____________ _ Other, ____________________________ _ JG:km " •• CTIY OF CARLSBAD • GROWTI-I MANAGEMENT PROGRAM LOCAL FACIIJTIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO.: Villas at El Camino Real -ZC 93-02ISDP 93-06/SUP 93-02/HDP 93-08 LOCAL FACILITY MANAGEMENT ZONE:_2L GENERAL PLAN: RM ZONING: LC to ROM DEVELOPER'S NAME: Aviara Land Associates Limited ADDRESS: 2011 Palomar Airoort Road Suite 206 Carlsbad CA 92009 PHONE NO.: (619)931-1190 ASSESSOR'S PARCEL NO.: 215-020-15 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 21 acres/344 units ESTIMATED COMPLETION DATE: NI A A. B. C. D. E. F. G. H. I. J. City Anministratlve Facilities: Demand m Square Footage = Library: Demand in Square Footage = Wastewater Treatment Capacity (Calculate with J. Sewer) Park: Demand in Acreage = Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADTs = (Identify Trip Distribution on site plan) Fire: Open Space: Schools: Served by Fire Station No. = Acreage Provided - (Demands to be determined by staff) Sewer: Demand in EDUs - Identify Sub Basin - (Identify trunk line(s) impacted on site plan) Water: Demand in GPD - 1196 2.39 NIA NIA 2,752 2&4 --2:2 CUSD 344 NIA 75,680 K. L. The project is 227 units above the Growth Management Dwelling unit allowance. JG:km -· •• • I - City of Carlsbad DISCLOSURE STA TE.\1ENT A.PPUCANT"S STATEMENT OF OISCLOSURE OF CEFITAIN OWNEASHIP INTERESTS ON AU. APPUCATIONS WHICH W1U. REQUIRE CISCRET1ONAAY AC-:"lON ON THE PA.RT OF TI-IE CITY COWNCIL. OR ANY APPOINTED BOAAO. COMMISSION OR COM~E. ( Please Print) The following information must be disclosed: 1 . Applicant List the names and addresses of all persons having a financiat interest in the application. Av j a r a T. au d A s s a c:i .i t i> g 2011 Palomar Airport '2d Suite 206 Carlsbad, CA 92009 2. Owner List the names and addresses of all persons having any ownership interest in the property involved. Bank of America NT&SA Trustee of the Mary E.· Bressi Trust 234 E. Colorado Blvd., Suite 500 Pasadena, California 91101 (owner of approximately 2J acres) 3. If any parson identified pursuant to (1) or (2) above is a corporation or partnership, list the names anc addresses of all individuals owning more than 1 0% of the shares in the corporation or owning any partnersnIp interest in the partnership. 4. If any person identified pursuant to (1) or (21 above is a non-profit organization or a trust. list the names an addresses ot any person serving as officer or director of the non.profit organiZation or as trustee or benefici of the trust. Trust Beneficiaries 10409 Riverside Dr., #203, Taluca Lake, CA 91602 Elizabeth Wiegand 41i58 PaJowar Ajrpart Bd , CarJsbad, CA 92018 Ruth Budlong 2525 Ocean Blvd., Apt. B-5, Corona Del Mar, CA 92625 FRM00013 8/90 The foregoing are tbe three priwary beneficiaries of the trust, Ibe names of ·minor or contingent beneficiaries will be supplied upon request. 2075 Las Palmas Or,ve • Cartsoad. California 92009-4859 • (619) 438-1161 •• Disclosure Statement • (Over) Page 2 s. Have you had more tnan 5250 worth of business transacted with any member of City staff. Soares Commissions, Committees and Council"within the past twelve months? Yes No f yes. please indicate person(s) _____________________ _ ?e~on Is defined u: • Arry 1ndiv1dual. firm. copartnership. 101nt venture . .uaociauon. social club, fratemal orgamzauon. coll)OrllllOn. •stat•. trust. ;;:;;;:;,, syndicate, tn•• and any ott,e, county, err, and county, Ctff mun1c1pality, diatnct or otnef' po1mca1 1ubdrv111on. or any otner grouo or como,nsuon acun9 u a unit.' ~: Attach additional pages as necessary.) fAo r e/9-tv~~ J, ~ ~ '0s/f: 4P ~ ,/.~ ~1 ~u)i/ l Jsfa Signature ·ot Owner/data. Bank of America as Trustee for Mary E. Bressi Print or type name ot owner FRM00013 8/90 Applicant: Aviara Land Associates Limited Partnership, a Delaware limited partnership By:~iara L~nd corpm::atio , ~ a Delaware Partner By: President By: ' 9/4:1::f ,A. ~..r------ Ted L. Hoover/Assistant Secretary Date: -, / a{,, k 3 I l By: Co., a By: , 9,/<-:Q ,I. iJ.rv_________, Ted L. Hoover/Assistant Secretary Date: < • City of Carlsbad ... ::..fii,i,i i,t•I •14-&i, ;,,t4,i I D(SCLOSURE STATE.~ENT A.PPUC.:.NiS Si'~'reMeNi OF OISCt.OSURE OF Ca:ITAIN OWN~IP r~eSTS ON AU. APPUCATIONS WMICJ,4 Will. ~eou1Re OISCi:lETIONARY AC'rtON ON TI-le PART OF TI-1S CtTY COUNcn., OR ANY APPOtNTcC SOAAO. COMMISSION OR COMMITTEE. ( Please Print} Tha following information must be disclosed: 1. 3. 4. Applicant List the names and addresses of all persons having a financiaJ interest in the application. Aviara Land Assaci.tt'i& 2011 Palomar Ajrpart ·R<l Suite 206 Carlsbad, CA 92009 Owner List the names and addresses of all persons having any ownership interest in the property involved. Bank of America NT&SA Trustee of the Mary E. Bressi Trust 234 E. Colorado Blvd., Suite 500 Pasadena, California 91101 (owner of apprgxjmareJx 2J acres) If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names anc addresses of all individuals owning more than 1 0% of the shares in the corporation or owning any partnership interest in the partnership. If any person identified pursuant to (1) or (2l above is a non-profit organiZation or a trust. list the names anc addresses of any person serving as officer or director of the non-profit organiZation or as trustee or beneficiary of the trust. Trust Beneficiaries Mary Persic 10409 Riverside Dr., #203, Taluca Lake, CA 91602 Elizabeth Wiegand 4~6~5M8 ..... Paa~Ja~m~a~r,._,.A~,~-r~p~p~r~t....i:B~d,-.'"'""'C~a~r.J~s~baa"d-c~A~ 92018 Rut;h Budlong 2525 Ocean Blvd., Apt. CA 92625 FRM00013 8/90 B-5, Corona Del Mar, The foreggjpw are the three primary beneficiaries of the tp1st, The names of minor or contingent beneficiaries will be supplied upon request. 2075 L.as Pa1mas Orsve • Carfst>ad. California 92009 4859 • cs, 9) 438-11 e, ••• I • I. • 1 ;~ ---(Over[)'· · . Oisclosure Statement Page 2. ~ ,. s. Have you had more than S250 worth of business transacted with any member of City staff. Soares Commissions, Committees and Council"within the past twelve months? Yes _ N~ yes. please indicate person(s) ______________________ _ lli9fSon II defined u: 'Aff'f indivicNa6. firm. copaftnennip. joint v..mue. ulOCilliol'I. IOCial c:tuo. frawmei or;amzauon. co~auon. •au&•. truat. ;;;;;;;,. syndicase, tnia and arr, ocn« county, City and county, Cffy muntc1pelily, dialr1cC or oa,e, poiltica£ tubdivlllOfl, or arr, oU'ler ;rouo or como,natJOn acUn; u • unit.• Bank of America as Trustee for Mary E. Bressi Print or type name ot owner FRM00013 8/90 Applicant: By: ·--~, ,., _,( t·· -,-,~-~----t:--::c, By: ~--\-'-'--=- President By: ,~µ}. /4. ~ Ted L. Hoover/Assistant Secretary Date: a D. L. ~-'=JU~S Vice President By: ,9ki /2· ~ Ted L. Hoover/Assistant Secretary Date: