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2009-07-01; Planning Commission; ; EIR 01-02|GPA 01-02|MP 149R|LFMP 87-llC|CT 01-09|CT 08-03|CT 08-07|CP 01-03|PUD 08-09|HDP 01-05|SDP 01-03|SDP 01-04|V 08-02|CUP 04-18/CUP 08-01|CUP 08-02|CUP 08-03|CUP 08-04|CUP 08-05|CUP 08-06|CUP 08-07- LA COSTA TOWN S
The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: July 1, 2009 ItemNo. 0 Application comp Iete date: NI A Project Planner: Van Lynch Project Engineer: Clyde Wickham SUBJECT: EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-ll{C}/CT 01-09/CT 08-03/CT 08-07/CP 01-03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08-02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08- 06/CUP 08-07-LA COSTA TOWN SQUARE -Request for the certification of an Environmental Impact Report, including the approval of Candidate Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program and a recommendation of approval of a General Plan Amendment, Master Plan Amendment, Local Facilities Management Plan Amendment, three Carlsbad Tract Maps, Condominium Permit, Non-Residential Planned Development Permit, Hillside Development Permit, two Site Development Plans, Variance and eight Conditional Use Permits for the development of a 83.07 acre site with a 284,400 square foot community shopping center, 55,000 square foot office project, 64 single family lot subdivision, and a multi-family residential site all located northerly and easterly of the La Costa Avenue and Rancho Santa Fe Road intersection in the southeast quadrant of the City in Local Facilities Management Zone 11. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6577 RECOMMENDING that the City Council CERTIFY the Environmental Impact Report EIR 01-02, including the approval of Candidate Findings of Fact, a Statement of Overriding Consideration, and a Mitigation Monitoring and Reporting Program, ADOPT Planning Commission Resolution Nos. 6578, 6579, 6580, 6581, 6582, 6583, 6584, 6585, 6586, 6588, 6589, 6590, 6591, 6592, 6593, 6594, 6595, 6596, and 6597 RECOMMENDING APPROVAL of General Plan Amendment O 1-02, Master Plan Amendment l 49(R), Local Facilities Management Plan Amendment 87-1 l(C), Carlsbad Tract Map 01-09, Carlsbad Tract Map 08-03, Carlsbad Tract Map 08-07, Condominium Permit 01-03, Non-Residential Planned Development Permit 08-09, Hillside Development Permit 01-05,, Site Development Plan 01-04, Variance 08- 02, Conditional Use Permit 04-18, Conditional Use Permit 08-01, Conditional Use Permit 08-02, Conditional Use Permit 08-03, Conditional Use Permit 08-04, Conditional Use Permit 08-05, Conditional Use Permit 08-06, and Conditional Use Permit 08-07 and ADOPT Planning Commission Resolution Number 6587 APPROVING Site Development Plan 01-03 based on the findings and subject to the conditions contained therein. II. INTRODUCTION Aspen Properties has submitted an application for the development of a shopping center, office project, single family subdivision, and establishing a parcel for a multi-family residential use on ft \I EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July I, 2009 Pae 2 83.07 acres of land generally located northerly and easterly of the intersection of La Costa A venue and Rancho Santa Fe Road. An environmental impact report has been prepared which analyzes the potential impacts to the environment which may be caused by the development of the site. The environmental analysis identified that there are significant and unmitigable impacts related to traffic, air quality and construction noise. A Statement of Overriding Considerations must therefore be adopted to approve the project. No other significant unmitigable environmental impacts have been identified in the EIR. The existing Commercial, Office, Residential Low Medium, and Open Space General Plan Land Use designations are being adjusted to accommodate the project and a new General Plan Land Use designation of Residential High density is proposed on the portion of the project located westerly of Rancho Santa Fe Road. There are no outstanding issues and therefore staff is recommending approval of the associated resolutions. III. PROJECT DESCRIPTION AND BACKGROUND The proposed La Costa Town Square project involves the construction and operation of a mixed- use center that includes a 284,400-square-foot comIUunity shopping center, two office buildings totaling approximately 55,000 square feet, 64 single-family detached residential units, and a multifamily residential site with up to 128 dwelling units, which will require the approval of subsequent discretionary permits. The project site encompasses 83.07 acres. As shown on Minor Subdivision 04-08 (Exhibit MS 04-08) the site will be subdivided into four separate parcels including a 41.55 acre commercial parcel, which includes an open space buffer, a 7.17 acre office parcel, a 24.39 acre residential single family parcel, and a 9.96 acre multi-family parcel. The project site is owned by the La Costa Town Square LLC and was annexed to the City of Carlsbad in 1972. The La Costa Master Plan (MP 149), which consist of 2,399 acres, including this property, was adopted in 1972 and has been periodically amended since its original adoption. The site is located within a portion of Village SE 8 (Residential) and Villages SE 13 (Commercial) and SE 14 (Office) of the La Costa Master Plan. The adjacent Villages of La Costa Master Plan, once a part of the La Costa Master Plan, has completed residential development adjacent to the project site and continues to develop northerly of the site. The City's General Plan has designated the property for development with a commercial center, offices, and residential uses since the early 1970s. In 1992, EIR 91-0 I was certified for the Rancho Santa Fe Road realignment and mass grading project. Rancho Santa Fe Road was realigned from its previous alignment located immediately to the north of the proposed multi- family parcel to follow the alignment of the original roadway known as the "truck by-pass." The new alignment traverses through the existing Commercial and Office land use designations of the project site. Grading associated with the construction of the realigned Rancho Santa Fe Road resulted in the creation of a triangular lot (proposed Parcel 1 of MS 04-08) located between the old and new alignment of Rancho Santa Fe Road. Some additional grading has occurred on other areas of the project site related to the construction of Rancho Santa Fe Road. There are 2:1 (horizontal and vertical) cut slopes with a maximum height of about 35 feet adjacent to La Costa A venue along the southern and southwestern boundaries of the site. A rock/soil stockpile EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 3 generated by recent grading of Rancho Santa Fe Road is present in the central portion of the site. In addition, the northwestern part of the site is to be utilized as a borrow area for the proposed office development site. Vegetation in the undisturbed area of the site consists of a moderate to heavy growth of natural and nonnative grasses and brush. T_he La Costa Town Square project site is also included in the Habitat Conservation Plan/Ongoing Multi-Species Plan (HCP/OMSP) for Properties in the Southeast Quadrant of the City of Carlsbad, California, which was finalized in 199 5. This document was created to provide for the conservation of sensitive wildlife and habitat for the Villages of La Costa Master Plan, a large-scale residential development plan. The project's legislative applications include a Master Plan Amendment and a General Plan Amendment to the Land Use and Open Space and Conservation Elements to modify the boundaries of the existing Local Commercial, Office, Open Space, and Residential Low- Medium Density land use designations and to add a new Residential High Density Land Use designation. A Master Plan Amendment and Local Facilities Management Plan Amendment (to Zone 11) are also proposed to reflect the land use changes. Discretionary applications include: Site Development Plans for the commercial and office developments; Tentative Tract Maps for the subdivision of the commercial portion into lot ownership (25 lots), the office portion into airspace ownership (60 condominium units), and for the 64 residential lot subdivision; Non-residential Planned Development and Condominium permits to accompany the tract maps; a Variance to allow for one monument sign per project entry whereas only one monument type sign is currently allowed per street frontage; a Hillside Development Permit as the site has steep slopes; and Conditional Use permits for two gas stations with car washes and six non-restaurant businesses with drive-thru facilities. The table below summarizes the proposed permits and final decision making authority. PROJECT ADMINISTRATIVE PLANNING APPLICATION(S) APPROVALS COMMISSION CITY COUNCIL Environmental Review RA X (Environmental Impact Report) GPA 01-02 RA X MP 149(R) RA X LFMP 87-1 l(C) RA X HDP 01-05 RA X CT 01-09 (Comm) RA X CT 08-03 (Res) RA X CT 08-07 (Office) RA X PUD 08-09 (Comm) RA X CP 01-03 (Office) RA X SDP 01-03 (Office) X SDP O 1-04 (Comm) RA X EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TO\VN SQUARE July 1, 2009 Pae 4 PROJECT ADMINISTRATIVE PLANNING CITY COUNCIL APPLICATION(S) APPROVALS COMMISSION V 08-02 RA X MS 04-08 X Various CUPs RA X RA = Recommended Approval X = Final City decision -making authority Site topography is characterized by hilly terrain, sloping in a generally southerly direction, dissected by several south-trending drainages. Overall topographic relief is approximately 135 feet across the site, with onsite elevations ranging from approximately 265 feet MSL located at the southern boundary of the property immediately to the east of the La Costa A venue/Calle Timiteo intersection to 400+ feet MSL located along the northern property boundary east of the Ranch Santa Fe Road/Paseo Lupino intersection. In order to develop the site with commercial and office buildings, extensive grading is required to create large commercial development pads with shallow sloping areas for parking lots. The site cannot be graded as one pad and achieve the pad areas required to accommodate the proposed commercial/office development. Therefore the site grading utilizes a split pad design to create two development areas. The steep single family residential portion of the site is proposed to be stair step graded. As shown on La Costa Town Square Commercial, CT 01-09, Exhibit A -VY, the commercial site is accessed from two points off Rancho Santa Fe Road. One is an existing signalized intersection with Paseo Lupino and the other is a right tum in only located between La Costa Avenue and Paseo Lupino. Access to the commercial site from La Costa Avenue is at a new proposed signal located 500 feet east of Rancho Santa Fe Road and aligned with the eastern driveway of the existing retail center on the south side of La Costa A venue. Access to the Ofiice project is at a new signalized intersection at La Costa Avenue and Calle Timiteo. The single family residential development will have two points of access. One from La Costa A venue located at an entry as planned and built (Paseo Tamarindo) with the development of the Villages of La Costa Oaks South (CT 99-04) residential project. The other is an extension of Sitio Lima, also planned and built as part of the Villages of La Costa project. The proposed multi-family site is accessed from Rancho Santa Fe Road via Paseo Lupino. The right-in only driveway off of Rancho Santa Fe Road provides access to the center of the commercial project. The driveway leads to a commercial themed main street and then to a central pedestrian plaza which is the focal point of the center. To the east of the plaza are the proposed grocery, drug store, and other inline retail shops. To the west of the plaza are retail shops and a major retail department store. The two major fields of parking are located in the center of the project and separated by the main street. Multi-tenant and single tenant pads are dispersed around the perimeter of the project. At the corner of Rancho Santa Fe Road and La Costa A venue, an enhanced pedestrian entry with extensive landscaping, monument walls, entry tower and water features leads to an outdoor plaza formed by potential restaurant buildings. Two gas stations with car washes are proposed, one at each entrance off of Rancho Santa Fe Road. A 3.7 acre Open Space buffer is provided between the Residential Low Medium and Commercial EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP O 1-05/SDP O 1-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-0 I/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 5 area. The buffer is provided to separate incompatible land uses (residential to office and commercial) and will be landscaped and contain bioswales for water quality purposes. Pedestrian access ways are provided throughout the center. A pedestrian pathway is provided from the cul-de-sac of the proposed adjacent residential neighborhood to the east and from La Costa A venue. Pedestrian access ways are also provided along the vehicular access points and bus stop along Rancho Santa Fe Road. The pedestrian system provides landscaped sidewalks along the vehicular circulation way and through the center of the site. Pedestrian access is also provided from the Office site via an elevator/stair tower and pedestrian bridge which would lead to the central plaza. The central plaza provides a public gathering area for the development. The plaza includes a clock tower, water feature, landscaped planters, trees in grated planters and seat walls. The residential parcel includes 68 lots on 24.39 gross acres, including 64 single-family lots (Lots 1-64) and four open space lots (Lots 65-68). The single family lot sizes range from 7,500 square feet up to 27,265 square feet. The four open space lots on the residential parcel range from 12,310 square feet up to 62,810 square feet and total 3.5 acres and are located along Rancho Santa Fe Road, along the southeastern border of the project boundary (including an existing waterline easement), at the northerly end of the project boundary adjacent to Sitio Lima (including a waterline easement), and along La Costa A venue (which contains a drainage easement). Access to the residential homes will be provided from an entrance on La Costa Avenue with a connection to existing Sitio Lima. A separate tentative tract map (CT 08-03) is proposed for the subdivision of this parcel. This parcel is proposed to be developed with single family residences in its entirety prior to or concurrent with the first phase of commercial parcel development. No subsequent discretionary permits are required for the development of these residential lots. The open space buffer for the commercial parcel discussed above will create privacy for the residences from surrounding roadways and commercial and office uses. The architectural theme of the commercial center is Mediterranean/Tuscan. The buildings are finished with a smooth stucco coating with a stone or stucco wainscot. Roof designs include both flat and pitched roofs in an alternating manner to provide vertical building relief. The hipped and gable pitched roofs have a clay colored barrel tile covering and decorative cement plaster parapet detail. The flat roofed buildings include a decorative cornice trim. The building elevations are enhanced with both square or arched window surrounds and decorative cast columns. The building facades also vary in depth from each other by I foot to 4.5 feet to provide a variety of building planes to add interest and depth to the building elevations. The comers of many of the buildings have a larger architectural comer feature which projects further from the primary building and provides a taller architectural element to add vertical relief. These elements are in the form of taller tiled roof elements, flat roofed square tower elements, or tower elements with a domed roof. The building colors are earth tone colors accented with stone tile, stone veneers, ceramic accent tiles, and accent colored fabric awnings. The Office buildings follow the Mediterranean architectural theme of the commercial project. The two story buildings have both pitched roofs with barrel tile roofing and flat roof elements with decorative cement plaster parapet details. The walls are stucco coated and painted earth tone colors similar to the commercial project. The buildings have entries which project from the EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP O 1-05/SDP O 1-03/SDP O I-04N 08-02/CUP 04-18/CUP 08-01 /CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 6 building with tall glazed entry features. Other architectural elements include arched building features supported by cast columns on the lower floor and window surrounds on the lower and upper floors. The buildings have a variety of building articulation which enhances the aesthetics of the buildings. Both the buildings have mechanical equipment enclosures on the ground. The project site is bounded by the old Rancho Santa Fe Road alignment and single family homes to the north and northwest, La Costa A venue, a commercial shopping center, and apartments to the south and southwest, and existing single family homes to the east as part of the Villages of La Costa Master Plan project. IV. ANALYSIS The proposed project is subject to the following plans, ordinances and standards as analyzed within the following section of this staff report: A. General Plan Land Use and Open Space and Conservation Element -Local Commercial, Office, Open Space, and Residential High and Low -Medium Density Land Use Designations; B. La Costa Master Plan (MP 149(R); C. Local Facilities Management Plan Zone 11; D. Subdivision Ordinance, Title 20 of the Municipal Code; E. Non-Residential Planned Development Ordinance, Chapter 21.4 7 of the Municipal Code; F. Hillside Development Ordinance, Chapter 21.95 of the Municipal Code; G. Qualified Development Overlay Zone, Chapter 21.06 of the Municipal Code; H. Variance, Chapter 21.50 of the Municipal Code; I. Conditional Use Permits, Chapter 21.42 of the Municipal Code; and J. Villages of La Costa Habitat Conservation Plan. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The General Plan Amendment (GPA) will reconfigure the existing land use designations located southerly of the new alignment of Rancho Santa Fe Road (i.e.; Local Commercial (L), Office (0), Residential Low-Medium (RLM), and Open Space (OS)) and within the project boundary to reflect the design of the proposed project. The project proposes to add a new Residential High density land use designation to the 9.96 acre triangular shaped property located to the north of the new alignment of Rancho Santa Fe Road (Lot 1 of MS 04-08). The proposed land use change is primarily a result of the realignment of Rancho Santa Fe Road. The realignment divided the property into two separate portions and divides the existing Office and Commercial General Plan Land Use designations. The new northerly triangular portion, located between the old and new alignments of Rancho Santa Fe Road, and currently designated Commercial, Office, and Residential Low-Medium and Open Space will be re-designated to Residential High density EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 7 and Open Space. This 9.96 acre site has been identified in the proposed Housing Element as a Residential High density site, which has been recently recommended for approval by the Housing Commission. Table 1 below shows the extent of change in acreage of the existing and proposed Land Use designations (which may not be the same as the identified parcel sizes). The acreages used in the table are from the Zone 11 LFMP, as the older La Costa Master Plan acreages are not consistent and vary from the LFMP. TABLE 1 LAND USE DESIGNATION EXISTING ACRES (PER PROPOSED ACRES OF LFMP*) OF LAND USE LAND USE Office 9.1 7.17 Local Commercial 34.6 37.88 Residential Low-Medium 31.1 24.36 Residential High density 0 8.06 Open Space 7.6 5.6 Residential Medium High 1 0 Totals* 83.4* 83.07 * Acreages are based on digitized land use maps and are not as accurate as parcel based information. The Open Space designated portion of the project site as shown on the La Costa Master Plan, General Plan Land Use Map and the Open Space and Conservation Map is located between the Residential Low-Medium and Commercial Land Uses. The purpose of the Open Space is to provide a buffer between the residential and commercial land uses. The La Costa Master Plan identifies approximately 4.4 acres of Open Space for this area whereas the LFMP identifies the same Open Space area as 7.6 acres. 5.6 acres of Open Space will be provided with this project. The purpose of the Open Space is to provide an adequate buffer between incompatible land uses and is only represented on the Open Space map for diagrammatical purposes and does not have a specific acreage. Both the Master Plan and LFMP have provided acreages which have been derived from estimates or through the digitizing of the Open Space Map to create a theoretical acreage to represent the buff er. Pursuant to Open Space Planning and Protection Implementation Policy C.20 of the Open Space and Conservation Element, when adjusting boundaries of any Open Space as shown on the "Official Open Space and Conservation Map ("Map")," the proposed open space is to be equal to or greater in area than the area depicted on the "Map." The Open Space buffer proposed with this General Plan Amendment (5.6 acres) is however adequate in size and shape to provide an effective buffer between the Commercial, Office and Residential uses and there is no need to make up for the perceived loss in Open Space acreage as the original Open Space area was never clearly defined or quantified. ·Additional open space is also being provided between the existing residential located along Paseo Lupino and the proposed Multi-family site in the form of project open space. The once proposed "collector" roadway (Paseo Lupino to Old Rancho Santa Fe EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e 8 Road) will not be vacated and the right-of-way will remain until the site design of the multi- family site is completed. The proposed amendment to change the land use designation of a 9.96 acre site from Local Shopping Center, Office, and Residential Low-Medium to Residential High Density is for the purpose of developing a residential project to provide a variety of housing types at a density which will provide more affordable housing opportunities. The Residential High Density designated site is in close proximity to adequate and convenient commercia( services and a major transportation corridor. The site is compatible with adjacent and existing single family residential land uses in that adequate horizontal separation (100 foot minimum) in the form of open space, old street rights of way and vertical separation (ranges from 60 feet below to 14 feet above the subject site) is provided. There have been sufficient developments approved in the quadrant at densities below the control point to offset the 110 unit net allocation to this property so that the approval will not result in exceeding the Southeast quadrant dwelling unit limit. Rancho Santa Fe Road is adequate in size and capacity to accommodate the traffic generated by the Residential High Land Use designation and bus stops along Rancho Santa Fe Road provide opportunities for public transportation. The La Costa Master Plan (last amended in 2006 for Fire Station 6) was found to comply with applicable General Plan Goals, Objectives and Policies. This project is in conformance with the Master Plan and therefore is also in compliance with the General Plan. The project complies with Elements of the General Plan as outlined in Table 2 below. TABLE 2 -GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFI-PROPOSED USES COMPLY CATION, GOAL, & OBJECTIVE OR IMPROVEMENTS PROGRAM Land Use Site is designated for: The project proposes Yes Commercial, the development of Office, and Commercial, Office, RLM at 3.2 du/ac. Multi-family High density (see discussion above), and Single-family residential at 2.25 du/ac. Land Use A City that provides Provides local Yes for conveniently commercial coverage located shopping in the south eastern centers. portion of the City. Land Use Provide for a variety Provides single and Yes of housing types and multi-family housing density ranges. opportunities. EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 9 TABLE 2 -GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFI-PROPOSED USES COMPLY CATION, GOAL, & OBJECTIVE OR IMPROVEMENTS PROGRAM Land Use Locate Multi-family Multi-family Yes uses near commercial proposed adjacent to centers and proposed commercial transportation center along Rancho corridors. Santa Fe Road. Circulation Require new The project will Yes development to construct/improve construct roadway public streets needed improvements needed to serve the to serve proposed development. development. Noise Residential exterior Project provides noise Yes noise standard of 60 attenuation walls CNEL and interior adjacent to proposed noise standard of 45 SFR located along CNEL. Rancho Santa Fe Road and commercial project to mitigate noise from Rancho Santa Fe Road and commercial development. Noise To achieve noise Project design Yes compatibility between features includes commercial and noise walls between surrounding land uses. the commercial and residential uses and restrictions on hours of public gathering in the central plaza use area to attenuate noise to an acceptable level. Housing Allow development of The multi-family site Yes sufficient new is included in the housing to meet the Housing Element as a Regional Housing site to meet Regional Needs Assessment. Housing Needs. EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e 10 TABLE 2 -GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFI-PROPOSED USES COMPLY CATION, GOAL, & OBJECTIVE OR IMPROVEMENTS PROGRAM Housing Allocate "excess Multi-Family project Yes dwelling units proposes housing at a pursuant to Policy density which is more 43". affordable. Open Space & Minimize Project implements Yes Conservation environmental the Villages of La impacts to sensitive Costa Habitat resources within the Conservation Plan. City. Open Space & Provide increased Project provides a Yes Conservation setbacks and establish reconfigured Open greenways to create Space buffer between open space areas Commercial, Office separating conflicting and Residential land land uses. uses shown on the General Plan and Open Space and Conservation Elements. Public Safety Public awareness of The project is Yes possible natural or conditioned to require man-made disasters. notification to residents of the inundation area of possible flooding from the Mahr Reservoir. The project proposes to vacate road dedications which were dedicated as part of the Villages of La Costa Master Plan and old County of San Diego roadways. The alignment of the new Rancho Santa Fe Road has moved very slightly as a result of the final design. The now present alignment has been dedicated and will remain and the previous alignment will be vacated. Road Survey 454, dedicated in 1930, was the old original Rancho Santa Fe Road and also was used as the truck-bypass. This road no longer exists and has been replaced by Rancho Santa Fe Road. The street vacations are consistent with the General Plan Circulation Element as Rancho Santa Fe Road is constructed as a prime arterial Circulation Element roadway and the old alignments are no longer needed. EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0I-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e 11 B. La Costa Master Plan Amendment and Compliance Master Plan Amendment The. La Costa Master Plan is the controlling document for the development of the site. It implements the General Plan, Zoning, and applicable policies governing the site. The La Costa Master Plan allows for Office, Commercial, and Residential uses within the project area. In that the proposed land use changes (reconfiguration of the Office, Commercial, and Residential Low Medium density uses and addition of a new Residential High density use) will retain the existing mix of land uses that are currently allowed by the Master Plan, the Master Plan will remain internally consistent. Neighborhoods SE-13 and SE-14 of the La Costa Master Plan comprise the commercial and office development areas respectively of the project. Pursuant to the Master Plan, a minimum of twenty-five percent of the total square footage of the overall Commercial and Office planning areas (neighborhoods) is to be designated as Office. The applicant's proposal, to amend the Master Plan to revise the reservation of office space within the two planning areas from 25 percent to 19 percent, is based on the specific project design. Additional office space, which is a permitted use in the Commercial zone, may be provided depending on the tenants of the Commercial center. The Zone 11 LFMP plan assumes that 23.6% of the development is to be office. The Master Plan amendment also proposes to rearrange the boundaries of the neighborhoods to reflect the new roadway alignment of Rancho Santa Fe Road. The existing Office, Commercial, and Residential Low-Medium development areas have been physically divided by the new roadway alignment. The area westerly ofthe new Rancho Santa Fe is proposed to be designated Residential High density. The Office portion of the project and the Commercial will be on the easterly side of Rancho Santa Fe Road. The new Office land use location is a result of the addition of the High Density Residential land use. The site is appropriate as it is adjacent to a Commercial land use, separated from residential land uses by open space and a Circulation Element roadway, and is located adjacent to La Costa A venue, a Circulation Element roadway. The Office area is reduced from 14 acres (9 .1 ac. per LFMP) to 7.1 7 acres in size. The commercial area is modified from 37 acres (34.6 ac. per LFMP) acres to 41.55 acres. The reduction in the reservation of office space is reflected in the new smaller area reserved for office space. As discussed above, Office development would still have the potential of occupying space within the commercial development portion of the project. Other Office space has also been provided in nearby commercial centers, thus reducing the demand for office space. The single family residential portion of the project, residential neighborhood SE-8, is being updated as a result of the Villages of La Costa Project. The neighborhood was previously affected by the last Master Plan Amendment for the Villages of La Costa Oaks project and the revision is to correctly indicate the remaining number of residential units allowed in this neighborhood, which ate 64 units on 24.39 gross acres (20.4 net). The other modifications proposed for the Master Plan is to bring the Master Plan into compliance with the current Zoning Ordinance. The La Costa Master Plan includes provisions for building EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0I-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e 12 heights to allow six story or 70 foot tall buildings for RM and RMH land uses designations. The height provisions are being deleted and building height restrictions will default to the Municipal Code. The Master Plan includes a Community Identity Monument Sign Program that is not being utilized. The amendment proposes to delete the existing sign text and to reference the Sign Ordinance (Chapter 21.41) for all sign regulations and the ability to utilize the City's Subdivision Kiosk Sign Program (City Council policy 65) for offsite directional signs for tract housing developments. Master Plan Compliance The project complies with the following requirements of the Master Plan as demonstrated in Table 3 below. TABLE 3 -LA COSTA MASTER PLAN REQUIREMENTS STANDARD REQUIRED PROPOSED Development Standards Development Standards of Development is consistent underlying Zoning with the development standards of the underlying Zoning. Grading guidelines Compliance with Master Plan Project complies with Master and Chapter 15 of CMC Plan and Chapter 15 of CMC (Storm Water and Erosion Control). Open Space and Trail System Open Space buffers Open Space buffers are provided to separate the commercial, office and residential land uses per the Master Plan. Signs Compliance with the Sign Project conditioned to submit Ordinance a comprehensive sign program per the Sign Ordinance. Affordable Housing 15% of the total number of This requirement is being units are to be affordable satisfied through the purchase of 10 affordable units off-site in Villa Loma. The La Costa Master Plan does not contain specific development standards and projects are subject to the development standards of the underlying zoning (Office and Local Commercial Shopping Center) established in the La Costa Master Plan and compliance for the project are outlined in the Tables 4 and 5 below. TABLE 4 -OFFICE DEVELOPMENT (TWO LOTS/TWO BUILDINGS). STANDARD -0 Zone PERMITTED/REQUIRED PROPOSED Lot Area 10,000 square feet 118,047 sq ft and 193,406 sq ft EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0I-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e 13 TABLE 4 -OFFICE DEVELOPMENT (TWO LOTS/TWO BUILDINGS) CONTINUED ST AND ARD -0 Zone PERMITTED/REQUIRED PROPOSED Lot Width 75 feet at rear of front yard 335 ft and 525 ft setback Building Height 45 feet/three levels/ height 44 feet/ two levels protrusions to 45 feet with increased setbacks per additional foot of building height above 3 5 feet Setbacks* Front yard, Arterial -39 feet Front yard, Arterial= 39 feet Side yard -19 feet Side yard = 19 feet Rear Yard -19 feet Rear yard == 50 ft min Landscaping Per landscape Per landscape manual and manual/Streetscape Program Streetscape program Building Coverage 50%maximum Both at 9% coverage Parking 34 and 86 spaces required 34 and 86 spaces ( 4 sp/1 000sq ( 4 sp/1000 sq ft) ft) Signs Sign Program required Conditioned to provide sign program Employee eating areas 4,500 sq ft (300 sq ft/5000 sq 2,700 sq ft with allowance for ft) balance to be interior. *Setbacks increased nine feet for increased building height from 35 feet to 44 feet. TABLE 5 -COMMERCIAL DEVELOPMENT ST AND ARD -CL Zone PERMITTED/REQUIRED PROPOSED Property Size Four net acres 41.55 gross acres Building Height* 45 feet/three levels/ 45 feet/ two levels/ architectural features to 55 architectural feature to 55 feet feet.* Yards (C-L Zone) Rancho Santa Fe Rd (Prime) -Prime setback = 50 feet 20 feet La Costa Avenue (Secondary) Secondary setback = 50 feet -15 feet Interior yard -10 feet Interior yard = > 10 feet Landscaping Per landscape manual Parking areas and slopes are landscaped per landscape manual Walls and Fences Provide along common lot line Project provides an open space buffer between commercial and residential land uses and a noise attenuation wall is provided along Rancho Santa Fe Road and between the commercial/residential boundary. EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e 14 TABLE 5 -COMMERCIAL DEVELOPMENT CONTINUED ST AND ARD -CL Zone PERMITTED/REQUIRED PROPOSED Lighting Exterior lighting required for Project is conditioned to parking, walkways and provide a lighting plan prior to building entrances and exits. building permit issuance. The Lighting to be designed to lighting plan shall include avoid direct or indirect glare. light design and a photometric plan and lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. Roof appurtenances Shield and screen roof Roof equipment is screened appurtenances and shielded by building design elements such as roof parapets or equipment screens. Trash enclosures Enclosed in six-foot-high Trash enclosures are provided enclosures throughout the project site and meet Engineering Standard GS -16. Loading Areas and Docks Oriented and screened from All loading areas and docks adjacent streets or properties. are oriented and/or screened from adjacent public streets and residential properties and noise attenuation walls are included. Parking 1,422 spaces required 1,477 parking spaces are ( 4 sp/1000 sq ft). provided (55 extra) Employee eating areas 1,700 square feet or public Public eating areas are eating area provided in the central plaza. Signs Sign Program required -The project is conditioned to Variance for entry monument provide a sign program to signs create a comprehensive sign plan for the commercial project. A Variance for an additional entry monument sign is proposed to allow one additional monument sign for the additional entry off Rancho Santa Fe Road. Recycling Areas If required by State Law None provided *The building height to forty-five feet must be approved by the City Council through the Site Development Plan approval subject to the following findings: a. That the building does not contain more than three levels; EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa re 15 b. All required setbacks shall be increased at a ratio of one horizontal foot for every one foot of vertical construction beyond thirty-five feet and the additional setback area will be maintained as landscaped open space; c. The building conforms to the requirements of Section 18.04.170 (Building Code) of the CMC; and d. The allowed height protrusion does not exceed 45 feet, with the exception of architectural features such as architectural towers which may be permitted up to 55 feet if the council makes the specific findings that the protruding architectural features (1) do not provide useable floor area; (2) do not accommodate and/or screen building equipment; (3) do not adversely impact adjacent properties; and ( 4) are necessary to ensure a building's design excellence. The increase in height is for the large retail building (Building 21 and Plaza Tower). The building does not contain more than two levels, all setbacks are greater than required by ten feet and the additional setback area will be landscaped and maintained as open space, the buildings comply with the Building Code for buildings between 35 and 55 feet in height, and the height protrusion above 45 feet for architectural features do not provide additional floor area, do not accommodate and/or screen roof mounted equipment, and are necessary to enhance the design and visual relief of the commercial center. The Master Plan designates Neighborhood SE-8 for single-family detached homes. The minimum lot size and width for each lot is evaluated in Section D of this report. C Local Facilities Management Plan Amendment A Local Facilities Management Plan (LFMP) has been previously prepared for Zone 11 pursuant to the requirements of the Growth Management Ordinance, Chapter 21.90 of the Municipal Code. This amendment is to reflect the revision to the land use boundaries as a result of the realignment of Rancho Santa Fe Road, the previous bifurcation of Neighborhood SE-8, and the addition of the Residential High density land use designation. The project will be in compliance with the required performance standards by satisfying the general and special conditions listed in the LFMZ plan. The facility demands of the build out of Local Facilities Management Zone I I were based on a projection of future development within the zone. Table 6 below summarizes the anticipated development within Zone 11 compared to the proposed project. TABLE-6 LAND USE DEVELOPMENT PROPOSED PROJECT NET CHANGE ASSUMPTION Commercial 403,801 sq ft 284,400 sq ft -119,401 sq ft Office 95,396 sq ft 55,000 sq ft -40,396 sq ft Residential Low-82 dwelling units 64du -18 du medium (du) EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e 16 T ABLE-6 CONTINUED LAND USE DEVELOPMENT PROPOSED PROJECT NET CHANGE ASSUMPTION Residential High 0 128 du +128 density (net Residential unit change+ 110 du) The project's facilities impacts are summarized in Table 7 below and are further analyzed in the EIR. TABLE 7 -LFMP ZONE 11 SUMMARY STANDARD IMPACTS COMPLIANCE W/STANDARDS City Administration 668 sq. ft. Yes Library 356 sq. ft. Yes Waste Water Treatment 83,723 gpd Yes Parks 1.33 Acres Yes Drainage 189 cfs Yes Circulation 25,516 ADT Yes Fire Station #6 and #2 Yes Open Space 5.6 Acres Yes Schools: Elementary: 86 Yes: School Fees Encinitas Unified Middle: 20 School District High: 41 Sewer 380 EDU Yes Water 186,862 gpd Yes As identified in the Public Services and Utilities Section of the EIR O 1-02, all facilities to serve the project are adequate and no significant impacts have been identified with public facilities. The City currently maintains an excess number of unbuilt dwelling units of 2,967 dwelling units in the excess dwelling unit bank. These units are deposited as a result of projects developing under their potential. The La Costa Town Square project proposes to draw 110 units for the Residential High density site. These dwelling units can be accommodated within Zone 11 without exceeding the Southeast Quadrant dwelling unit cap. The Southeast quadrant may allow up to 2,266 additional units before the quadrant cap is met. These dwelling units do not increase the demands of facilities as these units were previously anticipated to be constructed and adequate facilities were provided. D. Subdivision Ordinance The project necessitates the processing of three Tentative Tract Maps, one map each for the Commercial, Office and Residential projects. The commercial project (CT 01-09) proposes 25 lots. Each commercial pad will be a separate lot and there will be one common lot for the parking and open space portions of the project. A Non-Residential Planned Development Permit (PUD 08-09) accompanies this application for the planned unit development lots. The Office project (CT 08-07) proposes a total of two lots and a total of 60 airspace condominium units (23 EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0I-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e 17 units on Lot I and 37 units on Lot 2). A condominium permit (CP 01-03) accompanies this application for each lot which contains more than one unit. The Residential project (CT 08-03) proposes a total of 68 Lots; 64 single family lots and 4 open space lots. A Tentative Parcel Map (MS 04-08) is also being processed to create four lots (Commercial, Office, Residential Single Family, and Residential Multifamily). The Parcel Map is an administrative action and will be acted on by the City Engineer after the other actions. Tables 8 thru IO below summarize the projects compliance with the Subdivision and Zoning Ordinances. TABLE 8-COMMERCIAL PROJECT (CT 01-09) COMPLIANCE TABLE STANDARD REQUIRED PROVIDED COMPLY? Minimum Lot 4 acres (net) 41.57 Yes Area Front on a Frontage on a public The project fronts onto Rancho Yes dedicated street street unless allowed per Santa Fe Road and La Costa Chapter 21.47 for non-A venue, which are publicly residential planned dedicated streets. The PUD lots developments are allowed per Chapter 21.4 7. Lot width NIA 1,900 ft (RSF) and 1, I 00 ft (La Yes Costa Ave). Bicycle routes Provide for bicycle Bicycle routes are provided along Yes routes on Circulation Rancho Santa Fe Road and La Element roadways Costa Ave. Street Plan Assure proper The project's intersections have Yes development of abutting been aligned with existing properties and street driveways and street intersections. plans. Hillside Compliance with See Section F below for Yes Development Hillside Development discussion on Hillside Ordinance Ordinance. Development Ordinance compliance. Passive heating/ Design for passive Project provides, where feasible, Yes cooling design heating and cooling. building orientation to take advantage of passive heating and cooling. TABLE 9 -OFFICE PROJECT (CT 08-07) COMPLIANCE TABLE STANDARD REQUIRED PROVIDED COMPLY? Minimum Lot 10,000 sq ft 118,047 sq ft (2.7 ac) and 193,406 Yes Area sq ft (4.4 ac). Front on a Frontage on a public The project fronts on La Costa Yes dedicated street street unless allowed per A venue which is a publicly 21.4 7 for non-residential dedicated street. The planned developments. Condominium units are allowed per Chapter 21.4 7. EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 18 TABLE 9 -OFFICE PROJECT (CT 08-07) COMPLIANCE TABLE CONTINUED STANDARD REQUIRED PROVIDED COMPLY? Lot width 75 feet 355 feet and 560 feet. Yes Bicycle routes Provide for bicycle Bicycle routes are provided along Yes routes on Circulation La Costa Ave. Element roadways. Street Plan Assure proper The project's intersections have Yes development of abutting been aligned with existing street properties and street intersections. plans. Hillside Compliance with See Section F below for Yes Development Hillside Development discussion on Hillside Ordinance Ordinance. development Ordinance compliance. Passive heating/ Design for passive Project provides, where feasible, Yes cooling design heating and cooling. building orientation to take advantage of passive heating and cooling. TABLE 10 -RESIDENTIAL PROJECT (CT 08-03) COMPLIANCE TABLE STANDARD REQUIRED PROVIDED COMPLY? Minimum Lot 7,500 sq ft 7,500 sq ft or greater. Yes Area Front on a Frontage on a public Lots front onto publicly dedicated Yes dedicated street street. streets. Lot width 60 feet/33 on cul-de-sac 60 feet/>33 feet on cul-de-sac. Yes Bicycle routes Provide for bicycle Bicycle routes are provided along Yes routes on Circulation Rancho Santa Fe Road and La Element roadways. Costa Ave. Street Plan Assure proper The project's intersections have Yes development of abutting been aligned with existing street properties and street intersections and connections to plans. adjacent streets are provided. Hillside Compliance with See Section F below for Yes Development Hillside Development discussion on Hillside Ordinance Ordinance. Development Ordinance compliance. Passive heating/ Design for passive Project provides, where feasible, Yes cooling design heating and cooling. building orientation to take advantage of passive heating and cooling. The Engineering Department has reviewed the proposed Tentative Maps and has concluded that the subdivisions, as conditioned, comply with all the applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. All of the parcels are within the same Tax Code Area. No additional improvements or dedication of streets is required. All infrastructure improvements including frontage and EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0I-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July I, 2009 Pa e 19 project-related roadways, and the extension of existing drainage and sewer facilities, are existing or are being installed concurrent with development. General utility, access, and water/reclaimed-water easements will be dedicated with recordation of the final maps. An owners association will be required for all the projects for the maintenance of common properties. E. Non-Residential Planned Developments (C.M.C. Chapter 21.47) The intent and purpose of the Non-Residential Planned Developments regulations are to: I. Ensure that nonresidential projects develop in accordance with the General Plan and applicable specific plans; 2. Provide for nonresidential projects which are compatible with surrounding developments; 3. Provide a method to approve separate ownership of units within multiple-unit buildings; and 4. Provide for conversion of existing developments to condominiums. The proposal to create office nonresidential airspace condominium units and a commercial small lot development that do not have direct access from a publicly dedicated street necessitates that Condominium and Non-Residential Planned Development Permits be processed to supplement the proposed Tentative Maps (CT 01-09 and CT 08-07). The 25 nonresidential commercial lots and 60 Office airspace condominiums units will share common driveway access, parking areas, and landscaped areas which will be commonly maintained by owners associations. Each project is consistent with its respective Land Use designation and the La Costa Master Plan. F. Hillside Development Ordinance (Chapter 21.95 of the Carlsbad Municipal Code) The site has a grade elevation change greater than 15 feet and slopes greater than 15% gradient, therefore the project requires a Hillside Development Permit (HDP). Hillside conditions have been properly identified on the constraints map which show existing and proposed conditions and slope percentages. The project site has roughly 100 feet of fall across the site as measured from Rancho Santa Fe Road to La Costa Avenue. In order to develop the site with commercial and office buildings, extensive grading is required to create large commercial development pads with shallow sloping areas for parking lots. The commercial pad is roughly 10 feet higher than the elevation of the Rancho Santa Fe Rd and La Costa Ave intersection. The commercial pad does slope upward to the east for drainage purposes and is 30 higher at the eastern edge than the intersection elevation. The easterly commercial pad is roughly 20 feet lower than the elevation of the intersection of Rancho Santa Fe and Paseo Lupino. The office pad is 40 feet lower than the adjacent commercial pad elevation. La Costa A venue is roughly 20 feet lower than the office pad. The residential sites topography is equally as steep, however, the development of the site can follow the topography better because of smaller lot size requirements and steep street grades, but still requires extensive grading because of the drop in elevation. According to the proposed grading plan, approximately 66.6 acres (or 80 percent) of the 83.07 acre project site will be graded. Implementation of the grading plan will result in a total of 793,000 cubic yards of grading (11,907cu yds/acre which is the unacceptable range for relative sensitivity of Hillside Grading Volume). Graded cut and fill slopes are planned at gradients of 2: 1 or less. Notwithstanding the substantial topographic constraints of the existing property, the project complies with the Hillside Development Ordinance and Design Guidelines as discussed below. EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 20 Commercial and Office project Section 21.95. l 40(O) of the Hillside Development Ordinance exempts non-residential projects from the volume of grading and slope height requirements. The project slopes are richly landscaped with a variety of landscape materials pursuant to the Hillside Development Guidelines landscape manual to visually screen the slopes whereby they will be naturally appearing when the landscape matures. The proposed nonresidential buildings maintain the required top of slope setback and do not have gable roof ends or overhangs which increase building mass near the tops of slopes. The exterior perimeter project slopes which exceed 20 feet in height and are over 200 feet in length are contoured to follow the curve of La Costa A venue and curve around water detention basins. The slopes are undulated and contoured vertically to produce varied slope gradients as required. The Hillside Development Ordinance requires justification from the applicant for grading volumes over I 0,000 cubic yards per acre. The applicant states that the commercial and office project proposed requires large building pads for accessible parking and building structures. Nevertheless, every effort has been made to keep the amount of grading at a minimum taking into account the uses proposed, user safety and functional design and walk-ability. Residential The proposed grading for the single-family residential project (I 1,454 cu yds/acre which is the unacceptable range for relative sensitivity of Hillside Grading Volume) will result in the parcel at the easterly edge of the project site (at Lot 52) to be approximately 40 feet below Rancho Santa Fe Road. The residential lot nearest to the commercial lot (Lot 34) will be approximately 5 feet below Rancho Santa Fe Road. The tallest proposed manufactured slope will be approximately 46 feet tall, located along La Costa Avenue on Open Space Lot 68 of the residential Map (CT 08-03). Proposed grading between lots in the single-family residential area also creates some slopes up to 40 feet in height. These slope heights are caused by the need to transition from an elevation at La Costa A venue ranging from 262 to 290 feet to the elevation at Rancho Santa Fe Road ranging from 378 to 420 feet, an average elevation change of 123 feet. These slopes are located in the interior of the residential area and, with construction of homes, would have limited visibility from offsite. The Hillside Development Ordinance allows the decision-making body to approve modifications to the ordinance's development and design guidelines if the modification will result in manufactured slopes that are more aesthetically pleasing and natural appearing than would a strict adherence to the requirements of the ordinance. The proposed modification, the creation of manufactured slopes over 40 feet in height, is proposed to be mitigated by extensive landscaping along the manufactured slopes and will be aesthetically pleasing and natural appearing. Reducing the grading quantities would require much steeper streets for many residents to get access to the property and be less appealing for the new residents. Approval of the modification to the development and design guidelines of the Hillside Development Ordinance will not cause a significant visual aesthetics/grading impact. The project site was previously anticipated to be fully developed with the approval of the Habitat Conservation Plan and mitigated the impacts with the preservation of open space which is equal or greater than that of the site. G. Qualified Development Overlay Zone, Chapter 21.06 of the Municipal Code The La Costa Master Plan identifies the zoning for the commercial site as the Local Shopping Center Zone (C-L). The C-L Zone requires the processing of a Site Development Plan processed pursuant to Chapter 21.06, the Qualified Development Overlay Zone. Per the Municipal Code (21.31.040(C), the City Council shall be the decision maker for the commercial SDP and related permits. The La Costa Master Plan also has EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e 21 a built-in Site Development Plan requirement. The Office development also requires a Site Development Plan permit, which is approved by the Planning Commission. The two Site Development Plan findings are similar for both commercial and office projects. Four findings are required for the Q-Overlay Zone. The required findings with justification for each are contained in the Planning Commission Resolution for each of the projects. This section summarizes the necessary findings and support for each. I. That the requested use is properly related to the site, surroundings, and environmental settings; it is consistent with the various elements and objectives of the General Plan; it will not be detrimental to existing uses or to uses specifically permitted in the area in which the proposed use is to be located; and it will not adversely impact the site, surroundings, or traffic circulation. The requested use is properly related to the site, surroundings and environmental setting as the project design complies with the requirements of the La Costa Master Plan and all other applicable development regulations as discussed previously in this report. The proposed commercial and office uses are consistent with and implement the respective Local Commercial and Office Land Use designations. The required setbacks, open space buffer, and Circulation Element roadways provide an appropriate buffer between the commercial center, office, and existing and future residential developments and to ensure the proposed project will not be detrimental to existing uses. Furthermore, the surrounding residential uses will benefit directly by having a commercial center to serve everyday commercial needs in close proximity to their residences. The project's architectural design will compliment the areas Spanish/Mediterranean architecture. All required parking has been provided for and the infrastructure needs (full street improvements, curb, gutter, sidewalk, and traffic signals) of the uses were planned for with the construction of existing facility improvements or are conditioned to be installed. 2. That the site for the intended use is adequate in size and shape to accommodate the use. The subject site is adequate in size and shape to accommodate the proposed buildings and the proposed uses comply with the required development and design standards of the La Costa Master Plan, C-L, and Office Zones of Carlsbad Municipal Code Title 21 as previously discussed in Section B of this report. The proposed projects comply with the development standards for building setbacks, building height, and parking as proposed within the Master Plan, C-L, and Office Zones, except for the variance for an additional monument sign for the commercial project. 3. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained. The site functions as a component of the La Costa Master Plan's allowed commercial and related uses and Office uses. The project has been designed in accordance with all development and design standards of the Master Plan, C-L, and Office Zones; therefore, the project is compatible with existing permitted and future uses. The project has been conditioned to include traffic mitigation measures, noise attenuation, and outdoor lighting restrictions to ensure compatibility with the surrounding residential uses. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. Primary access to the commercial site will be provided from three driveways: two located off of Rancho Santa Fe Road and one off of La Costa Avenue. The office project has one common driveway off La EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COST A TOWN SQUARE July 1, 2009 Pae 22 Costa Avenue at Calle Timiteo. Pursuant to the Circulation Analysis of the project EIR O 1-02, the street system serving the proposed uses will be adequate to handle the 25,516 Average Daily Trips generated by the proposed project. New traffic signals are proposed on La Costa Avenue located across from the existing Rancho La Costa Village Shopping Center, Calle Timiteo and Camino De Los Coches. The surrounding public streets will be improved to their full-width improvements, including curbs, gutters, and sidewalks. H. Variance, Chapter 21.50 of the Municipal Code The applicant is requesting a Variance from the Sign Ordinance (C.M.C. 21.41) to allow more than one monument type sign along a street frontage. Pursuant to Section 21.41.095 of the Carlsbad Municipal Code, commercial centers are allowed one monument type sign per street frontage. The project fronts onto Rancho Santa Fe Road and La Costa Avenue and would be allowed a total of two monument signs, one sign for each street frontage. Because the project has two project entries off Rancho Santa Fe Road, the applicant desires to have one monument sign per each entrance along Rancho Santa Fe Road. Signs are not typically considered during the review and approval of the project since signs are subject to the City of Carlsbad Sign Ordinance and are typically reviewed and approved by the Planning Director subsequent to action on any discretionary permits. The analysis of this request is based on the sign standards for commercial centers. Commercial centers are permitted one monument type sign per street frontage to be located at the primary driveway entrance or at other strategic locations. Because the size of the shopping center is much larger than other typical commercial centers and has multiple project entrances off Rancho Santa Fe Road, staff is supportive of the request for the additional monument sign. The separation of the entrances and signs would prevent the perception that there is an over abundance of signage for the center while providing the center with adequate access identification. Per the sign Ordinance, monument type signs may be placed at primary project entries or other strategic locations. Signs on entry walls or retaining walls are encouraged. In cases where such walls are on both sides of an entry drive, two signs, each at the maximum square footage, are permitted. This may allow one of the signs to be placed at the comer of Rancho Santa Fe Road and La Costa Avenue rather than at a project entry. The required findings can be made to support this request and are contained in the Variance resolution. The sample of the proposed monument sign is attached to the staff report. I. Conditional Use Permits, Chapter 21.42 of the Municipal Code As shown in Table 11, six drive through facilities, two gas stations and two car washes are proposed with this project. Conditional uses, such as bank drive thru teller lanes, drug store drive-thru windows, gas stations, and car washes possess unique and special characteristics that make it impractical to include them as permitted uses "by right" in any of the various zoning classifications (i.e. commercial, office, industrial). Pursuant to the underlying Local Shopping Center (C-L) Zone, drive-thru businesses that are not restaurants, gas stations and car washes are permitted in the zone with the approval of a CUP pursuant to the provisions and findings of Chapter 21.42.030. Staff has reviewed the six drive-thru facilities, two gas station, and two automatic car washes in the proposed project and concludes that all the necessary findings can be made to approve the CUPs. The required findings and satisfaction of these findings are discussed below in Table 11. EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 23 TABLE ll(A) -PROPOSED CONDITIONAL USES CUP NUMBER LOT NUMBER TYPE OF UNIQUE PROPOSED USE FEATURES CUP 04-18 Lot 14 Gas station/Car wash Below grade of Rancho Santa Fe Road CUP 08-01 Lot 24 Financial pad Covered drive-thru and landscaped CUP 08-02 Lot 12 Financial pad Below grade of Rancho Santa Fe Road CUP 08-03 Lot 7 Gas station/Car wash Below grade of Rancho Santa Fe Road CUP 08-04 Lot 6 Financial pad Below grade of Rancho Santa Fe Road CUP 08-05 Lot 13 Financial pad Below grade of Rancho Santa Fe Road CUP 08-06 Lot 15 Drug Store Covered drive-thru and landscaped. CUP 08-07 Lot 22 Financial pad Dual lane, covered. TABLE ll(B) -CONDITIONAL USE PERMIT FINDINGS FINDINGS PROJECT CONSISTENCY That the requested use is necessary or desirable for The requested use is necessary and desirable the development of the community, and is for the development of the community in that essentially in harmony with the various elements a drive-thru teller, drug store, gas station, and and objectives of the General Plan, including, if car wash provides a desirable service and is a applicable, the certified Local Coastal Program. convenience to the community by providing increased accessibility and is designed to operate safely and efficiently within the commercial center. The projects are consistent with the General Plan Land Use, Circulation, and Public Safety Elements as shown in Table 1. That the requested use is not detrimental to existing The proposed drive-thru facilities lanes are uses or to uses specifically permitted in the zone in designed so that they will not impact other which the proposed use is to be located. commercial uses in the center. The gas station and car wash will not be detrimental to existing uses as discussed in the section below. Each drive-thru provides an adequate vehicle stacking lane as to prevent blocking the commercial centers internal circulation aisles, parking aisles, or parking spaces. EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e24 TABLE ll(B) -CONDITIONAL USE PERMIT FINDINGS CONTINUED FINDINGS PROJECT CONSISTENCY That the site for the proposed conditional use is The proposed drive-through facilities adequate in size and shape to accommodate the comply with all required development yards, setbacks, walls, fences, parking, loading standards of the C-L Zone discussed facilities, buffer areas, landscaping and other previously in this report. The gas stations development features prescribed in this code and and car washes comply with the CUP required by the planning director, planning section of the Zoning Ordinance as commission or city council, in order to integrate discussed below. The proposed design of the use with other uses in the neighborhood. each drive-thru lane includes a covered decorative building element with planters and landscaping to screen and separate the drive-thru lane from the existing parking lot. That the street system serving the proposed use is The project will generate approximately adequate to properly handle all traffic generated 25,516 ADT. All uses within the La Costa by the proposed use. Town Square Shopping Center, including businesses with drive-through facilities, gas station, and car washes, are included in the overall shopping center Site Development Plan approval. The proposed drive through facilities will provide directional arrows in the parking lot to guide drive-up users to the lane and is designed with sufficient vehicular stacking to avoid impacting the internal circulation system. TABLE ll(C) -SPECIFIC GAS STATION FINDINGS DEVELOPMENT PROVIDED COMPLIANCE STANDARD Part of a Community Shopping center site as Yes Shopping Center identified in the La Costa Master Plan and General Plan. Architecturally compatible Architecture similar to Yes with surrounding uses remainder of center. Landscaping: Projects provide 10 foot Yes • Six foot planters minimum planters with six- • Six inch curbs inch curbs and flowers, shrubs • Flowers , shrubs, and and trees irrigated with an trees efficient sprinkler system and • Efficient sprinkler maintenance schedule per the system Landscape Manual. • Maintenance schedule EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 25 TABLE ll(C)-SPECIFIC GAS STATION FINDINGS CONTINUED DEVELOPMENT PROVIDED COMPLIANCE STANDARD Six foot masonry wall Separated by distance (>200 Yes adjoining residential feet) and topography and not physically adjacent to residential. Shield exterior lighting Project conditioned to provide Yes lighting study showing compliance. All display and storage Project conditioned to Yes contained within building preclude outdoor displays and storage. Trash enclosures Project provides and is Yes conditioned to meet Engineering GS-16 trash enclosure standard. Signs in conformance with Project conditioned to provide Yes Sign Ordinance a sign program. Full public improvements Project conditioned to fully Yes improve required public improvements. TABLE ll(D) -SPECIFIC CAR WASH FINDINGS DEVELOPMENT PROVIDED COMPLIANCE STANDARD Designed to reduce visual Buildings are placed behind Yes impacts of buildings and primary use and are below the waiting cars grade of Rancho Santa Fe Road with screening of waiting cars by landscaping. Architecturally integrated Architecture similar to Yes buildings remainder of center. Noise analysis addressing Noise assessment prepared Yes noise impacts and identifies potential noise impacts in the nighttime; therefore the project is conditioned to cease operation in the night unless noise mitigation is provided. Traffic study Traffic study prepared and· Yes impacts are addressed in EIR 01-02. EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 26 TABLE ll(D) -SPECIFIC CAR WASH FINDINGS CONTINUED DEVELOPMENT PROVIDED COMPLIANCE STANDARD Adequate parking and Parking provided and queue Yes circulation lines are adequate to not impact driveways or circulation. Screening of waiting cars Queue lines screened by Yes landscaping and topography Signs in conformance with Project conditioned to provide Yes Sign Ordinance a sign program. Adequate means to eliminate Building code requires Yes oils and grease interceptor ( clarifiers) to remove oils and grease. J. Villages of La Costa Habitat Conservation Plan/Ongoing Multi-Species Plan The proposed project is included in the HCP/OMSP for Properties in the Southeast Quadrant of the City of Carlsbad. The document was created by the City of Carlsbad; Fieldstone, La Costa Associates; DFG; and USFWS to provide for the conservation of sensitive wildlife and habitat in the context of a proposed large-scale development plan. The HCP/OMSP identifies 66 species of concern and provides an impact analysis of the proposed development in regard to these species. In addition, the plan provides for the dedication of open space, which has already been provided, for impact to the species of concern and affiliated habitat. Anticipated biological impacts for the proposed project are assessed according to guidelines set forth in the HCP/OMSP. The entire project site is designed for development resulting in 100 percent impact to biological resources. Impacts to the covered species and their habitats are permitted by the HCP/OMSP and the associated Implementing Agreement. The HCP/OMSP provides species-specific mitigation measures for some impacts to species of concern and conserved habitats, which are discussed below. Implementation of the proposed project will impact approximately 1 7.4 acres of Diegan coastal sage scrub and disturbed coastal sage scrub, 5.6 acres of native grassland, 27.3 acres of nonnative grassland, 0.2 acre of riparian scrub, and 0.3 acre of disturbed wetland. The proposed development will impact thread-leaved brodiaea and Orcutt's brodiaea, and potentially impact San Diego thornmint, if found to be present. The impact associated with these covered, narrow endemic species is considered significant and has been mitigated by the open space dedication of the Rancheros/Southeast II component of the HCP/OMSP for Properties in the Southeast Quadrant of the City of Carlsbad. Implementation of Mitigation Measure B-1 ( conservation of brodiaea) for onsite occurrence of sensitive plant species would further reduce the onsite impacts to a level of less than significant. Impacts to the following sensitive or noteworthy species would also be considered significant but are mitigated on a habitat basis under the HCP/OMSP through dedication of the Rancheros/Southeast II open space: California adolphia, southwestern spiny rush, Palmer's grappling hook, western dichondra, and small-flowered microseris. The impacts to sensitive species listed in Table 5.6-2 of the EIR with a potential to occur onsite would be considered significant but are also mitigated EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pa e27 under the HCP/OMSP. Given the lack of vernal pool indicator plant species and the negative results of the 2001 protocol focused surveys for endangered fairy shrimp species, the pools onsite do not appear to be naturally occurring vernal pools. The wetland delineation survey also did not indicate the presence of vernal pools. Therefore, no impacts to vernal pools are expected during the proposed project. Impacts to disturbed and developed areas are not considered significant and do not require mitigation. The proposed project would impact all identified jurisdictional water and wetlands on the project site. This is considered a significant impact. The impact is not covered by the HCP/OMSP and will require additional mitigation. Impacts to the ephemeral drainages shall be mitigated at a 1: 1 ratio for a total of approximately 0.26 acre. Impacts to the riparian scrub/seep shall be mitigated at a ratio of 3: 1 for a total of 0.63 acre. Prior to issuance of a grading plan or other disturbance to the riparian scrub/seep, a restoration plan shall be prepared by the developer and approved by the City of Carlsbad Planning Department and US Army Corps of Engineers prior to disturbance (including grading) of the drainage or basin areas. The plan shall include mitigation for impacts to waters of the U.S. These mitigated areas may be satisfied by contribution to an approved mitigation site, where impacts to state or federal jurisdictional waters (as defined) are mitigated in an ACOE, DFG, or RWQCB mitigation bank. Implementation of the mitigation measures will reduce the impact to wetland and non-wetland jurisdictional waters to a level less than significant. Additionally, an individual Section 404 permit from ACOE, a 1602 Streambed Alteration Agreement from DFG, and a 401 Water Quality Certification from the RWQCB will be required. Also, the RWQCB requires that all urban runoff generated from any future development on the property be treated before being discharged offsite. This will be accomplished through the implementation of structural and nonstructural Best Management Practices (BMPs) designed for the treatment of storm water runoff. V. ENVIRONMENTAL REVIEW An Environmental Impact Report (EIR) was prepared for the project in accordance with the California Environmental Quality Act (CEQA), the CEQA Guidelines and the Environmental Protection Procedures (Title 19) of the Carlsbad Municipal Code. The EIR addresses the environmental impacts associated with all discretionary applications for the proposed project including ultimate buildout of the entire project. To determine the areas of potential impact, city staff prepared an initial study and issued a Notice of Preparation (NOP) on April 23, 2003, distributing it to all Responsible and Trustee Agencies, as well as other agencies and members of the public. Four written responses were received and city staff scheduled a public scoping meeting session in order to increase opportunities for public input. Notices of the scoping meeting were sent to all property owners within a 600-foot radius of the project boundaries as well as being published in the newspaper. The public scoping session took place May 1, 2003 at the Community Development Building, 1635 Faraday Avenue, Carlsbad. At the scoping session, the public was invited to comment on the scope and content of the EIR. Four people signed in at the scoping session. No additional input for the EIR was identified beyond what had already been received. After consideration of all the foregoing, city staff developed a detailed scope of work for the EIR. The EIR analyzed the following areas of potential environmental impact: EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP O 1-05/SDP O 1-03/SDP O 1-04N 08-02/CUP 04-18/CUP 08-01 /CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 28 1) Land Use and Planning 2) Transportation/Circulation 3) Air Quality 4) Noise 5) Paleontological Resources 6) Biological Resources 7) Hydrology/ Water Quality 8) Geology/Soils 9) Hazardous Materials and Hazards 10) Visual Aesthetics/Grading 11) Public Services and Utilities 12) Climate Change Additionally, the Draft EIR includes other sections required by CEQA such as an Executive Summary, Project Description, Cumulative Impacts, Growth Inducing Impacts, Significant Irreversible Environmental Changes, Unavoidable Significant Environmental Impacts, and Effects Not Found to Be Significant. On March 27, 2009, the Draft EIR was published and the City notified the Public via mailings and newspaper publications, interested parties, Responsible and Trustee Agencies, as well as other interested agencies. The "Notice of Completion" commenced an initial 45 day public review and comment period initially expiring May 11, 2009 and extended to May 29, 2009. A joint letter from California Department of Fish and Game and the U.S. Fish and Wildlife Service was received and accepted on June 3, 2009. The "Notice of Completion" advised that the Draft EIR was available for review at four locations: the City of Carlsbad Planning Department; the City Clerk's Office; the Carlsbad Dove Library and the Georgina Cole Public Library. Complete copies were also available for purchase, with or without the Appendices, through the Planning Department. The analysis contained in the EIR concluded that all significant impacts would be mitigated to below a level of significance with the exception of Traffic/Circulation, air quality (cumulative), and short term noise impacts which would be considered cumulatively significant and unmitigable. Direct impacts, also referred to as primary effects, are those caused by the project and that occur at the same time and place. In contrast, cumulative impacts refer to two or more individual impacts that, when considered together, are considerable or that compound or increase other environmental impacts. The cumulative impact of several projects is the change in the environment that results from the incremental impact of the project when added to other, closely related past, present, or reasonably foreseeable, probable future projects. The cumulative impacts all arise from the marginal contribution the proposed project will make, when combined with the impacts from existing and other future projects, to pre-existing conditions that fail to meet applicable standards currently. A total of 18 comment letters were submitted. Responses were prepared for each of the letters and mailed to the commenters on June 17, 2009. The response transmittal letter also provided notice of the availability of the Final Program EIR. Included as a part of the Final EIR is a Mitigation Monitoring and Reporting Program (MMRP). The MMRP is also attached to the Planning Commission Resolution for the EIR. EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQUARE July 1, 2009 Pae 29 Under CEQA, before a project which is determined to have significant, unmitigated environmental effects can be approved, the public agency must consider and adopt a "statement of overriding considerations" pursuant to CEQA Guidelines 15043 and 15093. As the primary purpose of CEQA is to fully inform the decision makers and the public as to the environmental effects of a proposed project and to include feasible mitigation measures and alternatives to reduce any such adverse effects below a level of significance, CEQA nonetheless recognizes and authorizes the approval of projects where not all adverse impacts can be fully lessened or avoided. However, the agency must explain and justify its conclusion to approve such a project through the statement of overriding considerations setting forth the Proposed Project's general social, economic, policy or other public benefits which support the agency's informed conclusion to approve the project. The CEQA Findings of Fact and Statement of Overriding Considerations are attached to the Planning Commission Resolution for the EIR. ATTACHMENTS: 1. Planning Commission Resolution No. 6577 (EIR 01-02) 2. Planning Commission Resolution No. 6578 (GPA 01-02) 3. Planning Commission Resolution No. 6579 (MP 149(R)) 4. Planning Commission Resolution No. 6580 (LFMP 87-1 l(C)) 5. Planning Commission Resolution No. 6581 (CT 01-09) 6. Planning Commission Resolution No. 6582 (CT 08-03) 7. Planning Commission Resolution No. 6583 (CT 08-07) 8. Planning Commission Resolution No. 6584 (CP 01-03) 9. Planning Commission Resolution No. 6585 (PUD 08-09) 10. Planning Commission Resolution No. 6586 (HDP 01-05) 11. Planning Commission Resolution No. 6587 (SDP 01-03:OFFICE) 12. Planning Commission Resolution No. 6588 (SDP 01-04:COMM) 13. Planning Commission Resolution No. 6589 (V 08-02) 14. Planning Commission Resolution No. 6590 (CUP 04-18) 15. Planning Commission Resolution No. 6591 (CUP 08-01) 16. Planning Commission Resolution No. 6592 (CUP 08-02) 17. Planning Commission Resolution No. 6593 (CUP 08-03) 18. Planning Commission Resolution No. 6594 (CUP 08-04) 19. Planning Commission Resolution No. 6595 (CUP 08-05) 20. Planning Commission Resolution No. 6596 (CUP 08-06) 21. Planning Commission Resolution No. 6597 (CUP 08-07) 22. Location Map 23. Local Facilities Impact Assessment Form 24. Background Data Sheet 25. Disclosure Statement 26. Reduced Exhibits 27. Final EIR for the La Costa Town Square, dated July 1, 2009 (previously distributed; copy on file in the Planning Department) 28. La Costa Master Plan (previously distributed; copy on file in the Planning Department) 29. Zone 11 Local Facilities Management Plan and constraints exhibit, July 1, 2009 (previously distributed; copy on file in the Planning Department) EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/CP 01- 03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08- 02/CUP 08-03/Cl:P 08-04/CUP 08-05/CUP 08-06/CUP 08-07-LA COSTA TOWN SQCARE July 1, 2009 Pa 'C 30 30. Fiscal Impact Analysis of Master Plan MP 149(R) and Related Documents, dated July 1, 2009 (previously distributed; copy on file in the Planning Department) 31. Exhibits "A" -"K" (Constraints and Hillside Development Permit), dated July I, 2009 (previously distributed; copy on file in the Planning Department) 32. Exhibits "A" -"LL" (All Architecture, CT 01-09 Landscape and Map), dated July 1, 2009 (previously distributed; copy on file in the Planning Department) 33. Exhibits "A" -·'G" (CT 08-07 Office Landscape and Map), dated July 1, 2009 (previously distributed; copy on file in the Planning Depmtmcnt) 34. Exhibits "A'' -"K" (Residential Landscape and Map), dated July 1, 2009 (previously distributed; copy on file in the Planning Department) 35. Tentative Parcel Map (Minor Subdivision MS 04-08). 36. Monument Sign Design Sample 37. Correspondence to Planning Commission NOT TO SCALE SITE MAP La Costa Town Square EIR 01-02 / GPA 01-02 / MP 149(R) / LFMP 87-11(C) / CT 01-09 / CT 08-03 / CT 08-07 I CP 01-03 I PUO 08-09 / HOP 01-05 I SOP 01-03 I SOP 01-04 I V 08-02 I CUP 04-18 I CUP 08-01 I CUP 08-02 I CUP 08-03 / CUP 08-04 / CUP 08-05 / CUP 08-06 / CUP 08-07 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: LA COSTA TOWN SQUARE -EIR 01-02/GPA Ol- 02/MP149(R)ILFMP 87-1 l(C)ICT 01-09/CT 08-03/CT 08-07/CP 01-03/PUD 08-09/HDP 01- 05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-01/CUP 08-02/CUP 08-03/CUP 08- 04/CUP 08-05/CUP 08-06/CUP 08-07 LOCAL FACILITY MANAGEMENT ZONE: 11 GENERAL PLAN: Local Commercial, Office Residential Low -Medium ZONING: Planned Community (La Costa Master Plan) DEVELOPER'S NAME: La Costa Town Square, LLC ADDRESS: 8799 Balboa Ave, Suite 270, San Diego, CA, 92123 PHONE NO.: (858) 268-8901 ASSESSOR'S PARCEL NO.: 223-050-68 and 70 and 223-060- 31 and32 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): ~83'--'-.0'""'7-'-'a~c ____ _ ESTIMATED COMPLETION DATE: -=U=nkn=o_w..c....n ______________ _ A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage= 668 Library: Demand in Square Footage = 356 Wastewater Treatment Capacity,(Calculate with J. Sewer) 83 723 Park: Drainage: Circulation: Fire: Open Space: Schools: Sewer: Water: Demand in Acreage = 1.33 Demand in CFS = 189 Demand in ADT = 25 516 Served by Fire Station No.= 2 and 6 Acreage Provided = 5.6 Encinitas Union Elementary and San Dieguito Union High School, Elem: 86, Middle 20, and HS 41 Demands in EDU Demand in GPD = 380 186,862 L. The project is 110 units over the Growth Management Dwelling unit allowance. BACKGROUND DATA SHEET CASE NO: EIR 01-02/GPA 01-02/MP149(R)/LFMP 87-1 l(C)/CT 01-09/CT 08-03/CT 08-07/ CP 01-03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 0l-04N 08-02/CUP 04-18/CUP 08-01/CUP 08-02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07 CASE NAME: LA COSTA TOWN SQUARE APPLICANT: La Costa Town Square, LLC REQUEST AND LOCATION: Request for the certification of an Environmental Impact Report, including the approval of Candidate Findings of Fact, a Statement of Overriding Consideration, and a Mitigation Monitoring and Reporting Program and the recommendation of approval of a General Plan Amendment, Master Plan Amendment, Local Facilities Management Plan Amendment, three Carlsbad Tract Maps, Condominium Permit, Non-Residential Planned Development Permit, two Site Development Plans, Hillside Development Permit, Variance and eight Conditional Use Permits for the purpose of developing a 83.07 acre site with a 284,400 square foot community shopping center, 55,000 square foot office project, 64 single family lot subdivision, and a multi-family residential site all located northerly and easterly of the La Costa Avenue and Rancho Santa Fe Road intersection in the southeast quadrant of the City in Local Facilities Management Zone 11. LEGAL DESCRIPTION: A portion of Section 31, Township 12 south and a portion of Section 6, Township 13 South, Range 4 West, San Bernardino Meridian, together with portions of Lots 4 and 5 of Rancho Las Encinitas according to map thereof No. 848, in the City of Carlsbad, County of San Diego, State of California APN: 223-050-68 and 70 and 223-060-31 and 32 Acres: 83.07 Proposed No. of Lots/Units: Residential: 64 units/4 OS Lots, Commercial: 24 lots, Office: 2 Lots/60 units, Multi-Family site: 1 Lot/128 units. GENERAL PLAN AND ZONING Existing Land Use Designation: Local Commercial, Office, and Residential low-Medium Proposed Land Use Designation: Local Commercial, Office, and Residential Low-Medium density and Residential High density Density Allowed: 3.2 and 19 du/ac Density Proposed: =2-'-".6-=2---"d'""'u/'-=a=c ________ _ Existing Zone: Planned Community (La Costa Master Plan) Proposed Zone: Planned Community Surrounding Zoning, General Plan and Land Use: Site North Zoning PC (La Costa MP) PC (Villages of La Costa Master Plan) General Plan Local Commercial/ Office /Residential Low-Medium Residential Low- Medium Current Land Use Vacant Residential Revised 01/06 Surrounding Zoning, General Plan and Land Use, Continued: Zoning South PC (La Costa MP) East PC (VLMP) West PC (La Costa MP) General Plan Local Commercial/Residential Medium/Residential Medium High Residential Low Medium Residential Medium High LOCAL COASTAL PROGRAM Current Land Use Commercial/residential Residential Residential Coastal Zone: D Yes IZI No Local Coastal Program Segment: =-N"--'/ A'-=------ Within Appeal Jurisdiction: D Yes IZI No Coastal Development Permit: D Yes IZI No Local Coastal Program Amendment: D Yes IZI No Existing LCP Land Use Designation: __ _ Proposed LCP Land Use Designation: ___ _ Existing LCP Zone: ________ _ Proposed LCP Zone: _________ _ PUBLIC FACILITIES School District: Encinitas Unified Elementary and San Dieguito Union High School Water District: Olivenhain Municipal Sewer District: Leucadia Wastewater Equivalent Dwelling Units (Sewer Capacity): _3_80 ________________ _ ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption, ______________________ _ D Negative Declaration, issued _____________________ _ D Certified Environmental Impact Report, dated _______________ _ IZI Other, Draft Environmental Impact Report Revised O 1/06 City of Carlsbad I :.JE• ,i ,ii,i·i •J4·F•ii,,t4,ii DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) 5 f: £. Ex,-, , 13 1 r fl Ir fl-ll~c: (~R( he'/e i ~ Person « Corp/Part .-::::::: Title z: Title z: Addre7"_______ Address ___ /' _______ _ 2. OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership. include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation. include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Jee E,tJ;,-11 J7 hun- Person / Corp/Part, __ ___,,..,.L~------ Title z Title z 7 --7'--------- 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us @ 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to ( 1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. S !! Ji, [~4,i;/ 4 . /2 ~e,, 4'" Non Profit/Trust._______ Non Profit/Trust ________ _ Title / Title z Addr_e_s_s--z----------Addr_e_s_s========z====~~~~~~~~-= 7 7 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes ~ No If yes, please indicate person(s): ( Oo~J "7~ I: ;ylc. /c.1t;{~ C:~ ~1,·~ t~ b: 11,;J a,.11,e/·c~-i-1,,, . .) NOTE: Attach additional sheets if necessary. v,,.~~4/ JE.. ,££01-1-'J),'.e~/" £. f;;,/4p/,/ Print or type name of SW IIICF l'1a"'•JXr Print or type name of~~ lica11t /1,,,-~ Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent 2 of 2 EXHIBIT A (description of Economic Interests in La Costa Town Square, LLC) NOTE: La Costa Town Square, LLC, is both the applicant and the property owner. All descriptions to an Economic Interest refer to membership ownership interests in La Costa Town Square, LLC. Name of Economic Interest Holder Qualified Terminable Interest Property (QTIP) Trust under the June 1, 2003 John M. Tworoger Revocable Trust, Dietmar E. Schott, Trustee; Brenda K. Tworoger, Beneficiary; Patrick Tworoger, Beneficiary; Stacy Tworoger, Beneficiary. Pacifica Fontana, LP, a California limited Partnership (majority owned by Ashok Israni, an individual) Ashok Israni, an individual Economic Interest Description 50 % Company Interest in La Costa Town Square, LLC 12.5% Company Interest in La Costa Town Square, LLC 10.22 % Company Interest in La Costa Town Square, LLC Except as shown above, all other economic interests are owned by individuals or entities that own less than a 10% share of economic interest in La Costa Town Square, LLC. VICINITY MAP / I '• I K£Y MAP SCAU.l"•JffJ· SUMMARY TABLf """""' ,_.,, """' """"" 8 C J Jj'l lOl,{IU,,) ,or J[V-rJ ,..,, 0/1 --------- /J{ --------- 10,1(,) •1.»r•1 4,/f ---11 --------- wr11-,,,.,J !1.!i¥(J) - (I} a,w.s-~~ P("1£RtM WC~KT {l) 8-~flOII C -flM.RC,,l,DR.al' 0-SlO'U>«i. <-Rl'llliWf(!,) r-ar/l.MllS/SJ f;-/"Z~ H-~BlX)flTIII/Di' /JJ s.~ -.is CT 1:-,z ro '-% JK CD/01WifJ fr:1? ~ lr:KY ow.r (J)ac-J..W£5~G!i-f(I.OIC..) {4)~1.Ul"M!:.tOS-l(J.lllC..) fj) sec 80.GQ:4. 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IM.DIA!IP"IXl~-,OVA ,j CASCWJIT'S il TJAC HS S#EC! l(J fl.Ofl'Jl'I.-S-,1/A II 8£AOC; -,_./-' IJ. ~~TfiJCDCSCT.-J/9'-li/A 14. .. ll4110S" (•JrrlC)/£Ali,, J.IJCUW} CONSTRAINTS MAP FOR LA COSTA TOWN SOUAR£ "'"""" ~ -"--D,IIT[·~ ~8T~!.CAI..I-....G..lt!L.... -::,;_-c§s,,_•2£-;IJc!,;.c.,rsc.=-PJIU,t(Cl IQ'l:.....ll....__ ..oo "'°·...a::.im_ c....,_ E~OF-- $ --;C' C-r TNOTlffO.CMIO.J...JIC 7 J .... ~ -· ,/ .;>?~-- -> , ©2UQ<J o'Do· y Consultonls. Int. \ S££ SH££7 NO, .J CERT/FICA rE OF COMPLJANr.~ ooc N.J. ~6800/3 '-'- REC. !J£C ts, '/989 L«/J/.J/j'-+-- I Hlff SHE[T 2 OF ./ SHEETS C.T. 01-09 i·z-P. 01-03 H. .P. 01-04 .D.P. 01-05 CONSTRAINTS MAP FOH COSTA TOWN SOUARf 7 SE£ SHEET NO. 2 MAP 11535 SHEET J OF 4 SHEETS C.T. 01-09 I S.O.P. 01-03 S.O.P. 01-04 H.O.P. 01-05 o·n 1gf "' SC11.£. 1· • 100· CONSTRAINTS MAP FOH LA COSTA TOWN SOUAR£ .. '~ •----u•--- :.02W~ 0001 CO'i:.ultonts I , t\C. SHEET 4 OF 4 SHEETS I 100· SCIU: I"• 1Cllf Nf s. C.T. 01-09 s.·~-P-01-03 H.D.PP. 01-04 · · 01-05 CONSTRAINTS MAP FON COSTA TOWN SOUAR£ 7 _j -- SLOPE ANAL YS/S TOTAL SIT£ --~ "or .IflIAL..AI/U c:=J ox -15X 11.6 AC 21.2X c:=J l:iX -.Z5X 11.6 AC. ,,.ox c:=J z:;x -,ox .5.l AC. d.BX -CRfA TC/1 TI-U.H 40X 2.0 AC." 2.4X ~ PR£VIOUSl. 1' CRAD[O 46.2 AC. 5S.6X IUJ .AC. TOO.OX Jifll.f; GRADING ANALYSIS: •6.000 CY ;;,60.000 er ,,_;;,::,c '·'"" I0.6SO VICINITY MAP ©2009 O'Oo'i Con~u\\on\'.:,, Inc. K(Y MAP sc,,,u.-1·-JW· QWNfK/SUBOIVIO{R lACIJSfA,.,,..,512'61f;IJ.C IM &4(80A AIC SI~ ]JD SMl~CA !IZl:l.J ROC,(8:5,6JM-8!JOI SH££T I OF 7 SHffTS CIVIL fNGINEEII/UNO SUIIVEYO(( oii.rro..suFM!I M: 7710 lOtUI Alflllt" ID( SU'fC 100 CAIII.S8MJ.C.~,O (Nl)JI.P-.J}Q? C.T. 01-09 C.T. 08-03 C.T. 08-07 H..D.P. 01-05 I SCIU:1"•1111' HILLS/OE DEVELOPMENT PERMIT FOR LA COSTA TOWN SQUARE KW"ll.MIT,:1:NJ!J .l!l1Qll0CTCX£T(Jl.1UJJ Klf5W-.UTJl,1(XJJ R(WS(l): iV:DEEII II, ,10fQ K'1fS£D:.UYl!t100J {MlT()F"8'PMA/lQW.-'NfT]CJ(J1 7 .J / .,/ 0 S££ SH££T NO. J •&/WC~ 0·ou, Cunsu!tarits, Inc. SHEET 2 OF 7 SHEETS C.T. 01-09 C.T. 08-03 C.T. 08-07 I H.D.P. 01-05 c· 2:r50 igcr 'lCX1' 5C.li.1:1"•1Cll' PARC££ I SLOP£ ANALYSIS SU/.1/.IARr J C=:J 0.¥ -15K 0.0 AC. C=:J f5K -ZSK 0.0 AC. c:=::J 25K -40X 0.0 AC. -GRCATCN THAN ,ox a.a AC. ~ PRCV10US£ y GliA0£0 10.0 AC. 10.0 AC. u/LLSIOE DEVELOPMENT PERMIT n, FOR LA COSTA TOWN SOUAR£ __ J ?M "/2586 SH££T J OF 7 SH££TS .,{ " C.T. 01-09 C.T. 08-03 C.T. 08-07 H.O.P. 01-05 PARCELS 2 .t :S SLOP£ ANAL rs!S SUMMARY .6NI« C:==J ox-,.,. ... c===i 15K-2SK C:==J 25K -40K -CR[Affli THAN ,ox ~ PRCVJOUSLY GRAD[D .z 11.2 AC. ~.2 A.C .J.O AC. 1.1 AC.• 21.1 AC. .L J.1 AC. 1.6 AC • 0.4 AC. 0.1 AC 2.0 AC • 41.6 AC. 7.2 AC •22,720 SF {O.~ AC) UDJPT po, IClSDC • OClfl£RoPIT REGU.ATION 21.95.IZOB .lifll£· HILLSIDE DEVELOPMENT FOR PERAIIT LA COSTA TOWN SQUARE lif)r.i£l). ""'.!I ,l()(N =~~ik1MJ ~'ffr":1'~1Cx» PIIO'ARAI/CN f'UJlfrJ,UfX)OI ·---.. .:•---- 7 _J .. / ,' SHffT 4 OF 7 SHffTS S(.lt[:1·-100· zoo· C.T. 01-09 C.T. 08-03 C.T. 08-07 H.D.P. 01-05 LOTS 1-6 SLOP( ANAL't"SIS ~UMMARY Mil« c=:=J OX-ISX C:=J 15X -25X c=3 23X-4-0X -CR£Ar£R T,'-'"' ~ ,..,.,N40X Pli'£YIWSI. y C'RANI) .J.4. AC. 4.8 AC. 2 • .J AC. 0.8 AC.' IJ.I AC 24.4 AC. •.JZMST(a~AC.)CAD#'TPCR ~5"' DC'tfl(Plll.NT llffM.All(M ZI lil,lr;8 7 _J 4 ©200'.J o·D□J Consultant,;. Inc I ,oo' "" ... SHffT 5 OF 1 SHffTS C.T. 01-09 C.T. 08-03 C.T. 08-07 H.O.P. 01-05 sc,u 1· .. :IUQ' HILLS/0£ 0£V£LOPAl£NT P£RAIIT FOR lA COSTA TOWN SQUARE ,lf7,al1 .,Arl :lOOl9 .;f"ll:Slll-OCTVIJCRJl,2W} /ir,/5llt..UYJl,JOa,J Rnl5£r};~/~J!C.W ~.ur1i1r:J01 M Of" Wi'All(JII' Jno..----•~ -~Ha" --u•-noo ._..,_.,,_ --- "'"'""'~-"--°"rt:~ ~ 81'-~ 5CALE. ~ 1'110.l:Cllil(';R . ..J&..._.Qi'IO:~ -~ E~CJF"'ll(llll( = -:z.-C----1' TIIOl'KYO CIIICli.Jll _j 400- 400- .JOO- 400- I RUC<J I I s..itTA tT.ffl. I +-------' ---------,'C~~~sc:- -- I llA/IICHO I I SJJtl• ffitD.I I I --1 l ✓-Pli~/i~ ✓----I /[.»S,X~j/) ______ (__ __ SECT/0>.. '81-81' .JDU ': :J:; = ..... -------~~- ' I u'Ccsr.A·f ,m-: , ------------,.___ -----f---- I I I I I . ' I LA AC:?\ ---~ WSliNG ~ --.-.--:.::--· ----,---·,:_·~-~ '°:'--,-, '----'--'-~-->-I-~---~ ·- I I SECT/OIi '82-82' JOU· 1:~ ~ :: : :: SECT/OJ' 'B3-8.3' "'"'-::~:;:::: ... /_-Fffl'OS[D(,,llM}£ I ! I I I ' L, ,;;;J I ,t,t: I I ' ~ ,-1-- . CROSS-SECTIONS FOR COMMERCIAL SIT£ ©2009 o·□uy Consultonl'i, Im: ' ..... ,oo- C/1CIA{()_ ',. ___ ::::,..___ I l I S£t T/ON '84-84' ~ .-z._, ... _. IO'l"-1~ .•• ' sHm ' 6 OF. 7 SHffTS C." 01-09 C. 08-03 C .. 08-07 H;0.1 1• 01-05 PIIOPO>lD (;I/AD(~~ COS(AI JOO-=-i .···· ·· ... ,/-"' . ... ,oo- JOO- SEi TION '85-85' .. · a:,.::a· I I SE T/ON '86-86 ~....--,·-1«1' _. ... , .. ,.,. V-6f.lll./J/llt;LJMl(IJNC \Nl'IIOl'OS£DCR'1:£ Ur.ifJNC LA cosrAI GROUND-. _!~:_ I S£ 'TION '87-87 -,::::=;:: ...... 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SCN.E:1118",f-O" RETAIL SHOPS WEST ELEVATION -BUILDINGS 8 & 9 RETAIL SHOPS NORTH ELEVATION -BUILDINGS 8 • • ,. u --------·----·------•---· -------......---..... SCH..f:11'9",f-O" ~ ~ RETAIL SHOPS NORTH ELEVATION -BUILDINGS 9 • • , u . ---------·---·-------·--·----------- SCAl,f, 1111:1•, f-0' RETAIL SHOPS SOUTH ELEVATION -BUILDINGS 8 • • ,. u ----·---------------------------- SCALE 1/111", r-o· ANISH / MATERIAL LEGEND 0 PMfTB>m.a::o @ DE00Mll't'E CEIENt PU81Bt PNUiPET DETAIL @ IWRL TU A00I" 0 POIIIDERC:X~:TB>M.J,a,IM Sl'OREFRONTGI.ADG8'1'8TB1 @C#NMANMI @ POT9IJW. TBWfTIIDIIGl!/111/!A 0 PRIE~~CXI.J.MI @ ST'OtE-.eEER /\ w er: <( ::::, C, r~~f ,, E3: .. I \l·o.l 1L.s.,...:-I <( I- "' 0 u <( ....I f'f?I Sc.-1116" .. 1'- SDP-A1.' RETAIL SHOPS WEST ELEVATION -BUILDINGS 10 & 11 • , • •. ..__--..._,_,. SCALE, 11•·, f-0" RET~L S_ti_Q!'_S SOllTH E~AI_1()_t,,1-B_UII . .Ql~~~10 -~ SCALE: 11•·, r.o· RETAIL SHOPS EAST ELEVATION -BUILDINGS 10 & 11, SCM.E: 11e•, r.o· f!ETAl~_SH__9!"S SQUTl:l_!=LEVAI_1_Q~:_BlllLDIN9S 11_ --~ SCAl!: 1118" • r.o· ~ ~ RETAIL SHOPS NORTH ELEVATION -BUILDINGS 10 • ,. •. •. ------··----------. -----------------....--......... SCAlE: 11111·, r.o· RETAIL SHOPS NORTH ELEVATION -BUILDINGS 11 • • •. ~ --------------.. ------------------....--......... SCALE 1/11!1" • f.O" FINISH/ MATERIAL LEGEND 0 PMm:DEntJCCO © DBXJMTWE CEIENT PlA8TBI PJUW'ETtl!l'AIL @ 1WHL Tl.I ROCF 0 POIDBIC(~."TB>M..LMN.IIIIJTtlm=RONTOLAZIG8'1'8TEM (v CMNNJ........a {!)POl'Bl'IW.TBWffSDWJl!:M!#, 0 ,w:~CABTOOIJM,I @BTDtEVBER :::J (/) C 0 0 ..c +-' .E Cf) .,, • ., ,~, .. c .... , ... , ........ /\ - w 0,: <( :::::, 0 <( 1- V"I 0 u <( -' -""-""" f1C1 SDP-At: RETAIL SHOPS WEST ELEVATION -BUILDINGS 15 & 16 MIi.JOA RETAIL 15 RETAIL SHOPS SOlJTH ELEVATION -BUILDINGS 15 & 16. , •. ff --------·· ---·--------------------- SCM.f: 1/lfl", 1'-0" RETAIL SHOPS EAST ELEVATION -BUILDINGS 15 & 16 • , •. ff _ .. ______________ ,,_ ------------- SC"LE:1118",r.o· RETAIL SHOPS EAST ELEVATION -BUILDINGS 15 &_16 i......r--:.:., SC"LE: 11111•. 1'-0" ~ ~ RNISH / MATERIAL LEGEND 0 PMffll> STUCCO @ oe:::0M.TM:CDENTPU8TBIPMN'ErDETAIL G)EWR:1..TLl!ROOF 0 POWDER CO\TB>ALJ..aaUI 8T0AEFACWl'aAZN3 B'l'8l'BI @ CIIWNJAwtaa @PDIBffl'lllBINITBDMOl!:#IEA 0 PflE w.NI.FACTURED CA8T 000.Mil © IITCta't'BESI en ...... () Q) :t= .c e <( 0) C .::!::::'. :::J (/) C 0 0 .c :t= E en ,.,..,,~,,.c ........ ,.,.,.,., 0 u SDP-AU GROCERY STORE & RETAIL SHOPS NORTH ELEVATION· BUILDINGS 17, 18 & 19, ~-"i!f.... ..r,;,. GROCERY STORE 18 GROC_ERY ST9RE_&_ l'!EJAII,_ StiC>Pl:, _Vt'E~T EL;V~TION • Bl)!L,Ql~QS 1_!I 1,._1!L __ w--:.:...___r SCALE: 11111·. r..o· v~ -B";.~- GROCERYSTORE 18 GROCERY STORE & RETAIL SHOPS SOUTH ELEVATION -BUILDINGS 17, 18 & 19. • • ~ ~---------------------------------------.....---.... Jl ~~: ..r,,. GROCERY STORE 18 9_RQ9E_RY S"!QFl_E_ ~ RET AI_L SHQPJ, _EA§T.EIDATlClN _. BUll,DlN~S.) 7, 18 &_19 w--:.:...___r SCALfa 1/111", 1'-0" ANISH / MATERIAL LEGEND 0 PMfTB) 8TUC0D © DB::OMTM: CEIENT PUSTBI PMVUDETM. (!)IWIE..11.EAOCI' 0 POllllERCOl'TB>M.LaaUl8'1"0RB'R0NTOI.AaOS't'8T'EII C!)Colltft'MA'Maa 0 POl'Bf1W. TBMNTBaWll!#eA C!)PflEMAN.JFACT\.IIEDCABl'OOI.J.Mil (!)BTCN!"9&R Cl) t5 Q) +-' E ~ <( 0) C == ::J en C 0 0 .c ~ E en .,.., ,~,,, c .... ,.,., ........ /\ '""' Lu °" <( ::::, 0 <( I- v, 0 u <( -' flat ,,,, 5';ale 1/16'sl'- SDP-AV ~•'9'-0" ~•0'-0" DEPARTMENT STORE ELEVATION -BUILDING 20, 21 & 23 u-t.,__j SCALE,1111!",r-O- ~ -Ir; DEPARTMENT STORE 21 =D=E,_.PARTM~=E~NT~S-'---TO=cR'-"E=E=LEV=,_.ATI-=O'-'N_-.e::B:ec:Ul,,,,LD,cclc,..,N""G__-,2,_._1 __ __,;_:.....:___r SCALE: VIII"' r.o· Cl ....r::s J; DEPARTMENT STORE 21 Dl;l>ARTMENT STORE ELEVATION -BUILDING 21, 20, 23 __ u-t.,__j I f DEPARTMENT STORE 21 I ' DEPARTMENT STORE ELEVATION -BUILDINGS 21 & 20 ! SC~E:1/111",1'-o" u-t.,__j SC~E: VIII', f4' RETAIL23 []j a DEPARTMENT STORE 21 SCREEN WALL TRUCK LOADING ~ ~ ~ RNISH / MATERIAL LEGEND (i) PANTEDsrux::o @ DECOMTMEcaanPI.MTBIPMYETDiTM. @BMRB.ll.lAOOI' G.) POM:le'l~TEDAU.IINJll5TtlE'RONT"CILAZIG8'1'81B1 G.) CNW'ABA'MDIJ @ P01'EHIW. TBWIT BDWE #EA 0 Pll:IWU'ACT\IEDCASTOJUIIIN @BltN!\IBER . ,.,,.,, .. ,,.c ........ , ...... .. /\ u..J 0:: <( ::::, 0 <( ~ Vl 0 u <( ...J _ .. _,. "'-""" mm 1/16"•1'- SDP-A1.! =SO=lJTH~=ELEV=-c_,_,ATI~O_,_,N_-=O~FFl~C=E=B=U=ILD~IN=G=25~-------;w--:.;___;- sc"'-E: 11111·, r.o· ¥""--~ EAST ELEVATIOIII -OFFICE BUILDING 25 • .. ... 1:1' ________, SCALE: 11111•, f-0" ~NO_RT_H_E_LEV __ ATI~O_N_-_BU~I_LD_I_N_G_2_5 _____ ~~ SC"L!: t/1!1', f-0" ..... ,. WEST ELEVATION -OFFICE BUILDING 25 • • , ~ -----------------------------i.......--...,. SC"l.Er 11111·, r.o· FINISH/ MATERIAL LEGEND © PMml) rm.coo (!) 0EDOM1"'fCEIENTPI.A8'191WW'ETDETM. C!)IWR:LTU!AOOI" © POWIJBICOi\TBJ ............ eTtlAEFAON1'11ADGB'mBI (!) CMI/IIJ,MINIG @ 1'(77Bf7W.1BWff IIDWEMEA 0 f'IE"W,NUFACIUE)C'MTOCIJ.M,I @lfflJtiEVEP&R en t5 Q) .-!::= ..c e <( 0) C E :::J en C 0 0 ..c :t= E en .., • .,,~, .. c ...... ,., ........ - <I: I- V> 0 u <I: ...I l/16"•1'- SDP-A1.f _EA_ST_E=LEV~A_TI_O~N_-B_U_I_LD_I_NG_26 _______ ~ SCAI.!, 11111•, t.o• SOUTH ELEVATION -OFFICE BUILDING 26 , ,. •. ~ -----------. -----------------.._-......_. SON.Ea Ille", f.o• ~~'F--t--~;;;;;;;;; ~ WEST ELEVATION -BUILDING 26 ~••G'-&" ~-•o·.o· ,,.. ... 34'-0" . . ~ , .. NORHT ELEVATION -OFFICE BUILDING 26 ___ -:.....;:.....:, SCALE: 1/WI". r.o• RNISH / MATERIAL LEGEND 0PMfl'B>81UXO @ DECOMTM: CEIEff PlA8TBI PNW"ET DETAIL © IWRL TU! IIXI" © POWDERCO..TB>MJ.aaiUIISTtlflBW)NTOI.AZNJS"l'lfflM @CMNMAWNG © POl'BlJW,. lBWfT ..... llfEJ. 0 P'IW IIWU'M:n.RED CAST 0ClJMil @STOE'tEJr&R (/) t5 Q) +-' E (..) ..... <( O'J C <I'. I- v'> 0 u <I'. -' 50~,oe~"t' f'Cf f/f6"•f'- SDP-A1.7 WEST WEST WEST WEST WEST ~ ~ SOLITH EAST RETAIL ELEVATIONS -BUILDING 7 PUMP CANOPY ~· SOUTl-1 SOLITH SOUTH SOUTH SCALE: 1/11!1", r.o• EAST RETAIL ELEVATIONS-BUILDING 5 _______ --:__;....:;__; SCAl.!>1111!1",r-o· EAST _R=ET~Al~L~E~LEV~A~Tl~O~N_S~-B~U~IL~D~IN_G~8-----~u--:__r SCM.E: 1111!", r.o· EAST .,_,R=ET,.,_Al.,,,L"-'ELEV="-"'A._._Tl._,_O=NS"-----'-B,ccU,._.l=LD,._.I._._NG~7--------i:__;....:;__; SCALE.,,.,.. r-o· EAST RETAIL ELEVATIONS -BUILDING 12 • ,. • ~ --------------------------------------..... SCALE: 1111·, r.o· NORTH NORTH NORTH NORTH NORTH RNISH / MATERIAL LEGEND 0 PMMDST\JCCO @ DECOMTM!:CBENl'PI.MTBIPAIWETDETM. (!) BMRELTLl!IIXII" 0.l'OMEIC0,\TB>MJ.aaUlll'TtlREffl0NTQAZNlS'l'BTBI C!)CNNMAMa131 © P0'IBIIW. TBWfT ..... llflA 0 .,_ IIWIJFMmA!D CMT CDI.LIIN ©8T0Nive&FI (/) +-' 0 Q.) +-' :.c 0 ~ 0) C +-' ::J Cl) C 0 0 ..c :t= E Cl) V> <t I- V> 0 u <t -' Seate 1/ll."•I'- Job- SOP-AU WEST WEST WEST WEST WEST SOUTH EAST RETAIL ELEVATIONS-BUILDING 14 PUMP CANOPY • • •. ~ ----------------------------.....-.,_,. SCAL!: 1/E". r.o· SOUTH EAST RETAIL ELEVATIONS -BUILDING 13 • ,. •. •. --------------------------~ SOUTH RETAIL ELEVATIONS-BUILDING 14 SOUTH B__~~L l:~~TIONS =BUILDlr,1!3_ __ ~_ SCAI.E, 1/M", f.aJ" EAST --~ SCAI.E, 1/19", r-o· EAST • .. »' »' --------~ •J0'-0"+ ,21'-0 .. + SCAI.E: 1118". 1'-0" EAST SOUTH ~RET=Al=L~E=LEV=A~TI~O=N~S~-~B=U=ILD=IN~G~2~4---------'~ SCALE, 1/E"' r-o· NORll-1 RNISH / MATERIAL LEGEND 0 PMITB)IJl1JC00 @ Dl:00MTM!: CEIENI' PUSIBI PlllilW'l!T Dl!TM. 0BNl'EL.TLIIIJOI" 0 P0WDEFI CO\.ta>MJ.a9UtSTOREl'RONTGLAZIGS'f8TBI ©CNflM.-.n @ POl1:N'IW. 'IBWffSDWE MEA 0 PREMMUFACMED C"8TCCl..lNI @llltNVDEBI NORll-1 NORTH NORll-1 Cl) t5 Q) :t= ..c {) ~ 0) C .::!::::'. ::J (/) C 0 0 ..c :t= E Cl) moo,,~,.,c .... ,.,.,.,.,,.., /.\ LW 0 u <( --' ---_,.. f'CI ''" !iGlle 1/16'•1'• SDP-AU NORTH NORTH EAST EAST WEST SOUTH RETAIL ELEVATIONS· BUILDING --:.....:--;:___, $CAI.~ 11•·' 'l'--0" SOUTH WEST ,..,RET=c.cAl.::.:L:..:ELEV="'A,_,_TIO=N=S~·~B=U=ILD=IN=G~2~-----;:.....:--;:___, sc.-u, 1/f/f". f-Q" NORTH WEST RETAIL ELEVATIONS· BUILDING 3 ---~ SCAI.E: "'m-, r.o· __ .tt3!♦ WEST NORTH ~R=ET~Al~L=EI..E'l=~A~TI=O=N=S~·~B=Ul=L=D=IN=G~4~--------,:.....:--;:___, SCM.E: 11111", 1'-o• FINISH/ MATERIAL LEGEND © PMffED BT1.ID) ® ~ffll'ECDEffl'\ADTBIPWWEJDE1M. (!)IIYIJR!l.TU!NXI'" G) Pl:w::IE:l'ICCil'1'8l~STOREFRON'TBI.AZNl!Mmll ©CifllM,,IAMeG- 0PO'l'EM1W-mwn .... NG 0~~QIISl"CD.a911 @lllaiE:ml:BI EAST EAST SOUTH SOUTH ......... :.9_'~ ····~ /.\ - <( ~ 0 <( 1- Vl 0 u <( ...J ~f'--=••••••m• - .. , ........ 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RDtllJUISEJENC l ,-,~.SQS'~IJ£-S7A/J.£DDlllAQJSl,4AlfM£" MAP JJ391 \ \ " \ 5 10 111· ~ 1'a f(/ r5?4 PM ,JJJA"8 MAP ou r,r;~I 2 p~n'-'"'~ B Mr S, 04,0,, , "N ~pAG"'J (OP1' 0 SHEET 4 OF 4 SHEETS C.T. 08-07 S.D.P. 01-03 G.P.A. 01-02 M.P. 149(R) L.F.M.P. 87-ll(C) P. U.D. 08-09 T£NTA TIV£ MAP FOR COSTA TOWN SQUARE ~B'l' . .!ol,L__Oo\lE:~ ~BT.~,c,,,,._r_~ ""0,l[CTIIOl_~..(l8'iCJ~ 7 _J GARLSBAD GA. LA GOSTA TOV'tN SQUARE OFFIGE GT 01-0"l SDP 04-1e LANDSCAPE CONCEPT I ~TER. CONSERVATION/ FIRE PROTECTION PLAN -FULL SITE PLAN CITY ST,o.NOA~ -T+-+E FINAL PL,._NS Foo::!. ~EGT L,o.N~~ ,._~,T'EC,TI.PE 5t!ALL COHPLY rHt-1 ALL THE ST,..HD,..~05 11'1 THe CITY'S~~ ,..,..HUAL IH ~T "'' 11-11!: TIMI!: 01" P~..JEGT ,._f"f"F.O,,I~ TI-IESE Sti.-.U.. INGLU~ THI!: l"ClU.cn,,!C,, IH N<E.>6 r.11-1 L~ TI-+,.,,. ~,1 SLOFT: 50% Of StiRUl:IS 5t!ALL !:IE P~ I"~ ~ 6-ALLOH GOt,i.f,11,jNf~ OV"El'l 60'11!, OF THE TOT AL PLANTED~ ON "'LL Sl.Ol"ES 4ft TO Mt. ST,v,10~ •1, •:1.t-, ST,..HO,._l'lD •::i • Gl'laJHDGOVl!:R ~,',C.El:;I TO l"'l'lOV'DI;, fULL ~I!: 1H ot,11!:~. sr,.,,.OAAD "!I • LC11"1 ~IHI!> !,tl"lUS,S TO ~ID!:"' M Hll"UM Of' ,o .. ,:ovEJ't. i'T M,'11JRiTY Tl-II~ I~ ,._H ,',OOITIOH TO 11-11!: l'I.EaJll'I.EM~ Of'~ BEW~ ON ALL ~OPl!:S Tl-l,._T AAE ef"t ,.,,.D 6,l'l!S",.TER, •,.__e,c, D' JlJNE Ot:i ■ 160 434 21S2 NOTES, l"H,..SN6-01" BUII.DNG, CON5TFWCTION· Nff etJ:1.D1N6-ST?:. Tl-1,._T IS IN.lGTIVI! fO"'. ,._ P'E"t.100 01" SIX MONTI-IS O"' LOH6~ SHALL ee ~ ,o.NC:, 1-IL'!>ATn:> NTH A TI:.MPO'V,RY ~Y!,~. Tl-1'5 Ta-!POIVRY L,,,1,11:>!G,•l''I!: PROJECT TEAM L>.GO!,T,._Tcn;"'2J,.,.~UL -[7el).1 ..... '!0-l<J'T"T" ~-~,.,ve:•no -c,~,,:.,,..,.,::c, ... ~~H-.0.lf' ;1!>10~~S,f ~.,:.,,<Q:Xl& ,e,o,i~;;,,~ S>-tm<~~.....a..r;E~ 1"1~1!1..GH<NO~ 9Ul~•:ioc, _.c:>'tGO.CA<1:11~ ~Cl~-6,00,,1" ~.,:.,,'120::>e C-C,,.,YGCM31,1l.T-~l101.0<D't,._Y£~r =•oo ~.C.,."2>10 p L. A N T L. e e N D dESC,RIPTION partial lhtt of example, alternatlve pl.l!lrit mat.erla( that. may be ueed (n the flnal planting plan DESIGN [Q] [QJ AND TREE LEGEND '!'.E"-rw:.;,,:.~~ ~:Vertl,;11' treer.f~ia,,rr,9 .,_ '"d 11r"tlc:ul1tl•Q tre t,p,OCC,..,<1.-.n.hlleai.re - q.Ulrtl.',fperplon ...•..•. ~~'"°~ ~-VertlU!lltrcesllllUi~fon11s q...,lt~ pff p'an ......... ····· . .... ... ........ ........ ........... .. .. .......... . ... . . . .. . ............. 24" l:>o>< ~~~: :~1=-.,1c.a '61c,c;a' ,o,i1,.,. c:ca .. aM.1.1..a~l"•--L..OT,-.S na.t'l$·!iol'edef'rO~lden-Smlllltol-llldlum"""',e a,..-.t,typerp,.., ···········- Att,o,tu• "'..-'"" e,er,:,11,~er,11, 6eljeraco....,1Fol,., lle><x,..'ta,;ler"lli1, l"'rot/nr,iX ~r•eri ~" Em-1-m~dCUd ..._,9,U"lll.,,~ll<:ul ~:~ol~ '°'="~ec:......a1".-,,u<.JNll,1.DTT11,21 ~-!,l,lldeo,-,,.,lder,, q...,n',lpcrp_, ...................................... ~·t,ox Pq:,,:,cm,ir,tTcee o,,,.,,~F'la,,eTree "'9"nl9, fle,ru0911 t<:oe·reuter111b11;1nn-.. l"!etros,ldero.exu:1 ... ,. a..erc..s lie>< NaLJ Ua'rod Olrlst"'M r~ee ~0ll1,1Da<; fl..Ol""IEFOl"~W"-Ci:~FISJ~'Tll.l!IE•1 =~~:.;.~~.:.".'."~~·l··~n,,.,ght to~r"rit ia-!1"5cac: tren ;20-1!1,_8 ;!l-:;-4•t,c»< l"lnur, eld,,,.lu, ,>lf/"a, Pine ~:~~: ;::c""&lr, ~~ :1,,"~ P'ir., Plru5wrr1-Tc,rre,iPlre ~~Q..!_~-~~..--so=i Tl'ltt5', l!raelor,:.c,ntrc,ldroughttaN:rMtlr~e-•c:.de-tren. c:1,..-.tl•-1tre-u1oOO":' ................................... . aue-r<..us ~r,olla, c.:,..st Livi! oa,; . ........... 5-l~I aue-n::..ttobe-r ~iMUi,l'\(>li. lt~ ... FOl"~~r;;a~,,~~-• Dee]),..,llbl.-dlnGrnorne:ardralnage.....,.ee ra10~es"Jw~ere"1C>f5ture ....,,11emorelllbi.r<1...t "-"""t"I.J,ipc'J'lai ················································ ···························:~-.2""t,c," ;!.~:=~•e:11~'.:,un<!u• ~!,ri:~~ ~I I 5'M"-LL!GALE~ Foreqr,;,undn--..a,;c,ent11'1{1U1ltl1fom,. fo/¥l~r c,o1or -planted on "'Id~ oftmt,y#rd-il!Jrl ,.,_., T1'<..EE$,1"1,,.....,.lng·5!nalltGaletre-n~ltwperplai ..................... . Gllnlalept0"'1yll11 ~ldn,Hedalllontree CcrGir,r,i,e<.lea-~"bc>tr\l""etlex■ !!n:lnza L.o",u81. ~1 ~ ~~:~t;l~~~n:IUI ~';'.:.O~rtle 1"1.C.L,-CU,J,4,fl~ ~, Mellk.lo, •<>■•■ 11Jlt.n foll1>11• tc, t~• 9•01md .,,.,.Qd'"Hn ",Wl"tltlj per])I•~ . ···························-····· .JtJ~lper,,• G/1fee,,.la ,-or,,,ilc,u Ull)n,5n<)blll,..!!<r!K0'1,. Plttot,po•um-..pa,lenioe Pc,,:ioc;.ar"P.,thm<.llil nu,■ted.J-nlper B",jl.aJrel <!lcllde~ !'n,ngre,,'"" Tree 1.onq·1ea"edYell"""'""°d CITY 't':" ... N:,~. T..tE Fr-.,A,L .. ~ l"OR THE P~..-"C1°5 L'",=-f. ... RO-lrnGTV'-e ~H,O.U,. l"VL.L.T C.OMPlT P'fTH ,6,LL TrlE ~T,o,ND"-RD!i IN THf QT'rs 1...N<DSCA""' H'°"'U"'L I'< l!.f~T "-T THI! T .... I! 01' "f"P"°"',o,L ,..,..~ "'°""!lf.111.V"-TIC'I'" -"'-L ~ PLo"N= l"1ITH He<l~ 6~..0 ~S SH,-,U. "-l..50 ~rvl! SHRl.0 f"i_,o,~,s TO CO'V!:l"'. ~ C'° Tl-!E "'"'-I!"' "'T "1.-.Tl'<l.RJTY. ~IOH C::.0.T'!ll.::IL. -'fHI! P'OTEl,TV•L CF SOIL =!!,IO'I !,H,6,LL Bl! HIT"'6..,TeD -r>-1,o,o.,,,!,H '°"' f.J"l"f.GTl',/f. LA~l"'I! f!OJ!,t,,™fNT El"O!!olO'I CONTl'lOL ~,,._.~~T ... >ID~ •1.•2,S3 ..... Af, DEl"ll'<E:D II< TI,E Cl~ L..>,N~ M ... "l.1,6,l (tVe; tUJ SH"-LL BE R!U.T 1Mf'L>,i-1El'lre:t:> II'< THI" C£1NSn.LJc,TIOf',, DOC,1.1 .... r:t,ITl"J.A .. ~FO-,THl!!:P'~T 1510 -Le& -T+<1"!!11! ... -""I..J.. Bo!: .. L.>,",TEO Ta -'LLOI"! D'll~f! -ro MOvl'. TH~i!ol-l THl!M. -'LL -.ea.~ TH ... T ..... L H"-YE ~TO!'l'-'I 1"'1,".Tal MOv'Ni!I ~ T'"le:..,-)"(ILL ,.. ... ve,.. 100'\, .s~r,,,,o c.ove:R p..,..NTlNG, n+e.e. r;iu. SL9" T><E MOV'l'Hfl<T 01' THI!: ,..,..re,,,_ e,,o.i.s>-1 TO c.,,,,Tc;;., !'CU.ilf"-"T"i TH"-T r;ILL THf.N ENTE/0. THI! 60,L TO Bl!~ D~ BT ..,-ICl'tQ ORe.llNl~!-4~. IN "-DDf11aN.. i,,eii.f 5P...a!: ,6,ll.Or,S ~ "-ND LNl6E""-so,~ r;ILL "-J..!,O Bl! .. L,\NTED TC ,>,ID 11,1 SOIL ST,i,a!.Jl..'not,I ......0 ~nwc.TlJl'le !,"' L~><"T1N'9 -The <'e"'Cl"F'fl'e~t will i,,.,c," GO!Tprehe,..;lve 5lte lighting pl"" provl,:ilrg &tJle -well light e><terlor 9rou.-d5. ,-,ji .-ei,IG .. 8rell5 w'II i,e "llli\l lll~mlo81.e,:1 t:\i ll~t. 0~ :;,;;m_ pc>le ar"" the &Ide of large t•fl<ll"',I wal&. •II vo,hlGle .,,.,., ll~tl will be■ cut..c:,I'!' t\jlle fixture. ""11 i,edntrLot, .. .._ WIii be Wi.nkod.e.::t ~ror, pc,1-1J9ht9 "Md e,c;erlc>r bull<llrg llg~t,. "-II 0, U·,e Pl:<fHtrlan lights will lie C:,, a GOOl"dlr«ed lrGhlteGtu•al lantem at..,ie. P'e<lntr·,.., ... ,.. llghte llllll uee 12"1. pc>le&. "'-II ei.eps will be lllumlollted wit!\ WO level ,..II llg,,t& E",,11.ICHU, ""'"..,,.. -._,......, noted on theu pl"'16 e,; ·'1!'11"1Ghed """ln9· ,ulll lie ~urf01Ge<l wit~ c:,,,e ar 1'11<lre c>f tr,....., type,, c>f ~r,g. 1 J !.c.c>red. GO!ored Gc>ocrete; ;;;iJ GOMGrete1U!~■pctt,le •ee<to,d """f"""': :!/ l~<lhri<IIAII riod\MlrGOMGrrte-~ ~~-;:~ ~~." ~lte ar,,:i perl,-,eter pan<.wo, laidec:.,,pe lm,:,rave,.,e,,u ...ill be i,,alnt..lre<l In c:.orrm,:,n 1,,1 a serv\Ge pr~ded .end Plll<l tor t:,J 1.1,e """'er S H R U 6 MATRIX LEGEND *+--H--t-H-~ltc,r• ,~1=t,rg! 511'5 "''"" • V'""n.1 f---C.......fo.:.Olll'UI.IJ,n 511'51,a11c,,,. v-.,,.. • ~~ VtfUU' ~~ '59"llc,n•=l'<lf"'"'le f---,--!><:...,.,.,"'i '59"-lc,n•1131' ef-r--Erc.c,.,G<:>"1-rol"l\ql 1 i""l<l,"•"1Q""..,._.._,.._,.,.. •H-++'r:.+_-::;~:;•r :.:,~1';""~~~,=Ch ~~2,r• Nll:erc.le8'•'ng ·H---t-+-t~-t-~-t---:~;;:::::"'11 ;:;!:;',;: ~:!"" -~ t~t:= :;:,_~~':i~gfd~~ ::::,~~Fdodg<, a'---~i.,,.,c,,,,<rc< 1g,olio,-•-,::,'1t,"""'rl""'~• *+---1-t+-+-"'Ml<tng"'-"•er'5"'.it so,,,.,.-.,oo..,,,.,,,,..-a6'll~,.,. •-310!',,u,o,n/ ~"<I 1¢-'!J'•V1.::.it .-.ate-rGlerol"'I •+-+-+-+-t--+---t--J--Z,,,,e .,,.,.. ~--tlr>t;! ~~~~/~r ,,_ fe,,:,'11,}. • t--+-+-+-+---t-S-t-zo,,e 11'ree .. ,.,1 nq ~'.";,~ •r.ioo' (to"b! •-o""w,<1o•~,al, .. de~r.><:k..Alnath""eth10G"""'°• . . . . . . . . . . . . . . . .. . . .. .. . . . . . . . .. .. . . . . •.,.,_~ ... th• high"" d ex"°"..:I r<><:k .,m --thl• ~aw,-. "-t)utllonr.pe,:.:.,., .O.Chllleatpe,:.lee "-Garu59,-a,nlro,vs A(Jap8nthu,s,lll'r,:.a,ue A(J8Veo,pe,:.le,s, ._i,,.,.,peeleo, AAl9ouinthos o,pe.c.le,; Nb..tus.,:,eG·es NGtGl&t.aphwlc>!>GUltlvws Ntemi11lao,peeie1> -r111rrc>U1 fuH!etFl"9 1-1",;cl"ttieNlle ~ ~9roopa,1 "-!>pt,r!S9-11>5peGle5 30"!r11><hgt ~a::;~;!~1:":~:f~ml.:.a ~<U:n,:e Garex epe,:.les See9e Ge8nothus.:.cnc:ha l.+!,t>rldGesi Ger<:.l&e>GG'dent.alle ~t.ernRedbud Gl10Mropet.alum elepl'lsitlnum c.e,pe ~t,n Gotonenter epeGle1> "'-" Oerdrome.:.cn hrfordll e<Jsh P'opp,,r Oletee l-l~brld1> 1'<111,:i lrll> --Breatnc>fheaven ::,Pair!" . • • • ~ellGatr;,:.hc:,,, ser-perylret1e 6"-'e Os. 6rfts • ~esper11lc>8 p.,,..,,:flor,. ~ Tl/CG.SI e • ~et.er,::,n,ele1>21rD1,tlfolla • ...llneu,s,o,peGle& w,9en;tror-la speeles L.l!flt.lln" ,;p,:.les L.INl!lndula11,peele& • e e ■ e L.lgu11trw,, j. Tex11,.._,m • • L.lmonTum Gallforn1w~ • • • • Mlltlori/a a:jliifolJu/!I • e • • : ~:~,~~n~::d:r;ens : : ~:1:~t~:1rs • Pernleetum epeGles • • Pltto1pc:,r-umtoblra • f'\jrl!IG8rtha1>pcGlee e ~epl,loleplec>v11t.11 • • ~ll"l'nvetpeGln .. : • ~e85P,,Gle5 • • e ~11..,arlnu1> 'B"-'e ~lrn • ■ • ~J.Hrohraa:ifa,tlfomii'e • • !!><llv·,s,s,pecle& ~ c;;,apeH,i,tje !IO""""'hgt.Lll'lt..r" ~nder Texa!!P'rl.d. C.:,st.11151.,!t.lu: c>eer6rms C>u!rfOlemder .,....,._ '""' l"Q.Jrea·nc:;-reiea ~~o';',;.,9e r.dla1l-lai.thom -· _ . .., . . . . . G.lnelllaspec!e& ~etu1>speeles Goleonema speGlee quo,revoluta erl,:.9,specle1> enGell9c.llllforrlu .!!!!Cllilc:,,-J,orJ.br-8 .. . . . Tegete1>le!'l'mon'I Vlburnul'lljapor,IGU"' ~losmaeon~e.b.Jl'II Zllntedeac.Maaeth/op!G8 LmJ,erleao'Fern 30"..-:h9t-!'>!!lo:Je Htn!"lrl901d ~eeeVlb !,hl~n~ X\ftc>flme Calla '-II~ feT>WGllflP,,<:.ieT> feBGYC .. l"remc>rt.,;,dendron speele,s, l"lll'lnela.NI Y I N ES, P LAN TA 6 L E ~AL L S < G R OU N D C, 0 Y ER S i"l,6J,..L!;, AND TRELLl5 ~ PLANTABLE EI] tt] GBlllaidr8haemetoc.eplala C.lem11tl5arma1<lli Oistlctu&bucGlndorla !'lhlc>G.tllJlen,;,ls, G,11pen,;lo, __._,mln~m 1-..rlfol1um Prt11erc>GIKY!itrlG1J5pld8t.ll Tr11Gheloapermur11.J•"'lnal<lee !lCT"-N'C"-LN"-1"11! khll!e11toment:or.11 cotonetll9ter <ll!!l'T'merl l"IG41&repsit ~Mlnu,;o.,rere l!ve~ree,,c.leraatt,;, Blood ~d Tr-umpet -.,1ne l!ver~een6rl!P'" 911nnln,;i.Jnl!ilre =-~~lne ,:.c,,-IMC1'SN"-1"11! P'\b::llyYarrOIII Bearber~ Creep.,.9l"lq Pro,;trnt.e~~ -"LLP'~F!'l0t-1FL..-.~H..-.Tl!fltl....._C)'II.P'LJJ6f> DON!!:~f"I.ANTIN6U:LLINl"'l,l,I.J_ 6'",:.Gh8rl!iplllvl,,..I! C'llla,..c.G\1<'1-eBu•h ,1nttedio,nterllll 1e,•0G L.a"'J'l"Wtnu,.!!loe<..lee l.:.al"l- >+,j<l])<>nJm P'arv·foilum 1"06ma•l,..,,lrcne Pro,;,te11te~en-11n,.1 FeatL.G.t11pecJe. Fe•cve p;.,r;te<1,,.11terilll1~'aG "ragerfa G~(laen•I• r<il<I S~rs:ot:"rr11 i!oaur,la•p,,G1eo, Bcrl<eley sed~e pl. 11 1:TOG c.rex,,,,.,H c.allfMealo.,,~d,;ie pfllo,j!iD "l'OG. ca-ex per>Glula 1-1eaicw sed~e plUQ!! • 17'0,:. City ~c,,.lor, Gostrol P1"1tlng ~tma■rd •1 -wll.h tempc,rr~ lrrli:,stl"" ~ATER GONSERYATION 1"'1,".TV'.C-ON~V..-.TJON, TOT,6,L~ITI!~ 1.M.-.:ree. ~f'\.,O,.'<TEO :;:i~re•./3'P'J!,) ZONEONf "7-4S'MP &.-%CP"TOT-'L-~,t,,Nn'.D. ~:~~1~7s.f ('15&'<1>0" TOT"-L,,,,_,._,P'J.A1'= ;tOt<e l"CV"l o.~ ,..,..TOI. CONSERY•TION l"IILL 81! .-.::.c,o,.,p:..-l!D BY TliE v.,e; 01" Pl'<IP rTFI!: ll'<Rl6,..TION. ~15T1/l'll! S0.'50R.!I. i:v.it. ~~ OFF!< .....,.r, ~..GHN5- FIRE SUPPRESSION NoTes 4 1..e<&eNc,'s L.a co~ta Town Square -Orric.e ■ ~:.;:'~~ 5HEET 2of3 C.ARLSSAD CA. LA COST A TOV'!N SQUARE OFFICE REGYGLED ~TER USE FULL SITE PLAN 1.·r1 --.......... ~ ---.,,,_; ·---. .......__ '·-~--;:!~ ·' i,., ·-•. , I ' -+ ::-~--....... __ 1··-----....._ :t-:t ·-...r {~1~ ~ // ,_..-;,,..~ 9 . -A: . . . · >,;:<>~;:,;;~;; .-o;/~~ // __ ·""'':/ ,.,,/ . .;?' .;,;·:·~ -.;' //_,/ . .:~·'·/ / ,,;<>.: / \\ \\ l~Ni113 \ ''<\. \ \' / ( + ~ --:: (-,;,k;:::,A ., -• ·--', "'-, '-'• \• -r ----~, ,,;,,/~~"'" ,_> '' \ ·., \ \ \\ ' ~-"' ;/F~~J~~~:~;.~-\:_ __ ---------;-;~:·~~~--_-____ _:,_:_-_~:~~-= -=-~;~\_; ___ '::,~ ---"\-__ ..r''.'':.;;;~~~~,:,-,,J/' \, '~i,;A 'J:E R __ lJ:$ E LE G:r~ D I :1 1 1 ·-=-....... ,.__---~~..::2--X-~-----'-,._ L --'-<._,,~ ---~o<:..TA ,_.)};:;-;:.._..,:,,..-~;cc:: ...... -r>·::;::--::::-;:~; ~•·-~· _.,,....-::" , '.~15ATIONY"IA~"'ILLBe~~PLIEDBYTI-IEOLrvENHAIN 1 ,1 1 / ,,,:Jt--:::. ~-~-~-..::.l-i:---------_ ........__ A--~ U\ ~ , ~.-: ~;::-z~ ,--.......,. ",...,-., ....... ;., ..... \ ,...., ----"\ \_/. ,..... ..... ~'!'"ER,..01sTR10.( ,...::,,--"-.·· i i: i i' ,/I~':-. .,,,et;;_}ft--l~~½=::.~.i~~~--·~~-£--:,"':-::;:,~:=-~'-:~=---, = -='-~s;:;-.,,J ,a--y:;;-~-"":::z~:":::~<--.. /,-r (.·,. ,,"' \ (;:,___/ <-\ \,;:,,~/ / 11 / 1 /: if#'f\ /;.:'";-/-.,_.,.~-,11-:: ::..--:;:--=-=::. ::::--__-::_...-7::.-:_=;::_1~~-d~,::J..-J-L---:_;_").=---:::;..,;_if'i-""-~{\. ;::l/~u1,~01f1/,'.i..--~' .-,.,.1\ 1..,\ \ \ _.) J-.,- / ,1;; ! l i •'"!)"21 /-(! -r::--'-l ,4 ~\2--r~,Ti/f-~~?:~~;~~-:-:=,-.--;.--f~~:=_~---,~~ Vi))---~--~~ ·\\W'\ I vi _,,. .,✓;.( <'.,'\ \\ -~" \,~\ _ __.....--/ MAP l/:J{}f VICINITY MAP ©iUUIJ u·Du:, Lunsultont°', Inc. ?M IJ52' MAP Jf5J5 I 01.· .. 11:,,,00.,,.,!!""aa·---... SCll.[; \" a 200' G£N£RAl NOT£S ,tS5CSSO'i'~ FWICU /VO _____ Z2J 050-J'O, 22J-060-J2 lrorAL ACR!;S, ________ 2•.n AC. <,ROSS [.l'l5"1Wl7 Z~•-------P-C ~5lV ZCJM!,C _______ P-C f:tSrNG GCN£RAL PUW OCS,ICNAnoN __ R<U r:::: ~~ OC::::rs~ :: RCS«NT1AL LOTS {LOTS 1-64) _______ u, ror-"I.. Lors M.JWJVI or UNTS ______ _ ao,s,n, _________ Z.6L DL1/'AC. 11111,rR [)£"'4ltl()• ______ _ SDKR GEIYC,.,_T.:w 0.014 IIC/0 Al"fFMGC CM.l.r munc ______ 6'f) Al)T SCH[)(lt DtSTRtCT £NCl,111.AS IM/ON £l£1,,t£NTARr SCHOOL O,Sr,;JCT _______ 5MI OICGL#TD /,NON It/CH SCHOOt DtSTJllCT IIIIAT'CR OISrRtCT 0(,-£-l«#/IC,IP;ll ,-rv, OISTRtCT SC,,CI? Ol5T11CT _______ L~ ""51l'lMT£1i' OIST1hCT ,-5aAC[ ______ AOi'li4t 5C.,W\'fT Br rorrru. IC .• OATUJ 4-10-ZCJ/}7 CON1D.JII IN z• GRADING AHAL YSIS CY/ACRC 260.000 CY 175,000 CY ,,,r100 er 31,000 CY 122,000 CY(•) 11,'54 (•J s.4,000 Ct' fD 8€ CIPORTUJ fD 11<£ C~RC/Al ~ er 01-09. 1:..c1co Cl' ro BC CXPORTITJ ro TH£ orncc sire 1J,OOO Cr' ro 8C CXPORTCO OfT-SHC. LEGAL DESCRIPTION ,lptJIOO,(TS£CIOIJI, ~11sam1~APO!lnat(TS£C,0,,4 rlJWSW'!JSOIIIN.R-ZJIIUT.Slll~,l€,liPM( ftlGEJNQr ,tJ1f POlla:ll'S"(TL0fS, ~ j (TRAIIIOICJ US {NO,IT,45 AiZlJIPC l'l:IWP MJ/f{T,IIJ ""4 # IICOrrCT~ ca,,r,(T SMl«Cll SIAE CTCM,_. !'Mal. 4tTPA/lal.llN'~Pl'-DIIIIIJE'QrrQFCAll..!ilMa ca.MT"r(T SMl«Ga SIA~(TCA,£.#llllllt SH££T INOEX SHEET No. 11n.£ SH£CT -G£NCRAl NOTCS, LCGENiJ l'l'1'l(A£ SCCTIQNs. LOT AR&S.. £ASOENTS LOTS ANIJ GR.4Dl,,c '""""""'= OWN£R/S/J80/V/0£R lJ. QZT,1 fO• sr:tW1l; U.C 8l'!il!I &4(81:M ,OC SUlf" :VD SMILE:Q C.I. 'JJl:lJ ff0!£·(,l;j8,),M-4!1()1 = ,,.,,,,,, = ~. ~ = ~lul/QITQ~ .cnt5W-U:~Jl,XXJJ 11n,sw-.urJ1.10tJJ liOt'iW' l"[Bl/fJNIYfl J00J liflt'iW'lJE(DIIDlf7,J«lJ ~-UY6;XXII l/£IIS£1>"'-lrJI.XX/I ffiCPNl(l)-ffEllll.WlrJrXJI SHffT 1 OF 7 SHffTS C.T. 08-03 H.D.P. 01-05 G.P.A. 01-02 L.F.M.P. 87-ll(C) M.P. 149(.i} T£NTA T/V£ MAP FOR LA COSTA TOWN SQUARE RESIDENTIAL .iUblGU"'/JaMJMr. LOflK. OIStN:OSCWWr. Pfia'IOSlV EJ.SOOr . cm..-cor/WIPS. CJ:ISllJICMi!"RIMW. CJ:l:51111C5fllt7MW• .Ml. OtS,-;sFaN,--. CXIS,.-flli(ll>fJ!i',Allf. Cl15f111GSfri("[fUOll. PJlrPQ5B)f-cDCOl'IWIIS. ~1111/01/JM/t". PllOPO!iEI)fiCCl.MED&t/£11 PfKPOSll}~~ ... .A.N.. PIIOPOSEDSIUIMDf/MJ•Ca. PIID"taD#IC.Er. Pfia>OSlD fK HIWMl. ~S'11[£ll.Gil. PIIOPOSED~RNI'. ':~J/f'f;,IZ-f//W}. 111()1¥{Jf1DI. CRM£IJS-..U. IC<Z"fAl[lJSIMtf -----&- ---s---s-- ---~-~ ---- LA COSTA TOWN SQUARE ._,_,..,,. ,_,.,_..,, __ OCSK,NED BT· ~ Oolf[. ~ ~lfl":~SC.O..C:~ PIIIO,LCTIIQf;..JJ;.___.a,""'·~ 7 J Lor, LOT AREA {sa FT.) LOT AREA rsa FT.) , , ,, " I .l.',/J ,, .. ·-"' /6 II~ /J l.'i,t'l , ' .. 19 116..IO --3/;-:;.m ~;~ ;~6.."! '4 I l50 -~--1~ V IJ'() ,,-. ,, -111:0 rUO!I/alCK '"" 1.115 "" ""' " ,, " ., .. " ,, ,, " ,, " " " ,, " ., " " ., IQ or u;, avn, -!-"'--,-----=--,.._-~-I ©200': O'lJu1 Cor1sultont~. lnc I I l. TYPICAL LOT QRAINAG£ QETA(L ,., ''''" ""' ,~ '"' 9,47' ,.,., ,,,.., DIISl RANCHO SANTA FE ROAD "'""" (s« DCiltlDJ s«TIDM ~-A' 0# SIEll ._ 4) ,;, ' .1.5·0 # , I ~ ==~=~==d!-= , --,--r----- "' nFf t' (l.fi'B • a/Hf.JI 01ST. A.C P,00,l()Jf MIO &Ur EXIST. LA COSTA A~ (PER OIIG 253-7) fBETllffN CAMINO OF LOS COCH(S AND PASEQ TA/JARINDD/ "'""" ,,,.,.,. 01ST. LA COSTA Al-£ (PER OIIG 397-18) /EAST OF PASEQ TAMARINDO/ "'""" l;XISC SITTO UMA fPEfl DIIG 25.J 7/ ,.,= TYPICAL SECTIONS "'""" ' , J ' " ,, ,. ,. ,, ,, " ,, PASEO TAMARINOO "'""" STRffT '8' AND 5/TIO UMA "'""' "IIC/f[: rFNflCCl,J/Olf;~fSSMJMIAl(CCIIIC(l'IUM. !JI(,: [UCT l0t:A110II 1,1,t) DIIIOCiOtS AK 10 IC /£IC~ iMMM6 /WAI. OCSDt RES/OEN TIAL EASEMENT TABLE SHEET 2 OF 7 SHEETS C.T. 08-03 H.D.P. 01-05 C.P.A. 01 -02 L.F.M.P. 87-11{.C) M.P. 149(.R) [AS[JJ[NfS ~R Pl?fl./t,lll{A/lY Till.£ RCJ>aiT {),Al£D f[8N(JAIIY 1..t lCaJ BY f1RST AJLRfCA/11 Till£ CCJJPA/111', a?lER No. NCS-74988-SD IJOQI( llJTPK.£, /JOO!( JIJJPA<E J,l.l (J00<5J08PACCfOJ F/1'2lf,'6 f/PZ4;>;!M r/f> 6l-~1.J/il F/P~OJIJ/14.J F/P.XW-D0791U.l F/P l(XJJ-02$Ml)l F/t'XW-IJ25Mtlif F/17iWrOJ5«1117 ,.,,,,.?0Ql-o.»«)l1 F,tP;a:JJ-aJIJ6Qd 01/71/19.Jo S.liCOUNTT ,,.,. YACAfCP(NIISD"-otl ~:;: = ,ao ~-""'"' = /(X)'fTtMtS ""'"' Ol/16/1/1157 SD. C0/,11/Tr o,-..cc,,,,_,,,,, ,.,,,.. IO/ll/1971 .... ,.,,..,, -OJ/ll/lWH -_,,,, -0l/10/4'Wil -_,,,, -Ul/..1?/4'Gtl.' OTrCTCMt.S/I.IO -~-"""' OJ/11/lCX)I OTrrYCNit,SIJ.IO Pf/1.SlWCrf """' ""''-OfYtTClll/f.S8,ID ""'' v.4CA1CP(RIISIJf-tltJ """-CITYITCMl..f&ll "'""" -"""-OTY<TCNif.SBMI MSTIEif ,..,,, 01/tlt,/»J.J -~"" """' T£NTA T/VC MAP FOR LA COSTA TOWN SQUARE J110,_ __ -·-~-u,ua --·---- ·,,..·'':'~.:',.:,·•-.. ,,.,.,, .... R£S/O£NT/AL OC'SICNf.D !JI'·~ O.Tt. ~ ~ er ~ Klil.L ~ PWO.t:~ <iOt.:....li.,...__. JC18 MO.,~ lllilOTHYO.CNIACll.Jfl 7 _J LA ©2009 o·oa ~ J C!Yi!>ul\onts, Inc SHffT .J OF 7 SHffTS u.f-'f; 08-03 GP .. 01-05 l.F..M.P. .AB.7 01-02 . . 11{, M.P. 149(m -___ L~..'.:a;111111 ---SE£'f: s..M'D:;D' TENTATIVE MAP FOR COSTA TOWN RESIDENTIAZQUARE 7 _ _J SHffT 4 OF 7 SHffTS C.T. 08-03 H.D.P. 01-05 G.P.A. 01-02 L.F.M.P. 87-JJ(C) M.P. 149(R) I l8AffiC CAll,llNC NOif JJUrnC (AUIN; PCP-Wl! 5HQl//li AR'[ ccwaPrw.J. [N.f. UAcT la:ARO'I' Mt; laa~ Ali£ fO BE /Y/U,t/lC!) WiM'~trSK:N. TENTATIVE MAP FOR I.A COSTA TOWN SOUARE RESIDENTIAL Cl(5'QICOBT:.!:!.!.....!Ji. ~IJ'--~ 7 ©2oog o·o uy Cor1SlJll1Jn!s, lnc SHEET 5 OF 7 SHffTS n.E·T· 08-03 d .P. 01-05 L.F.M.ft.AB.7 01-02 . -JJ(Cl M.P. 149(R} .. I " SCALE. i· ~ cf st TENTATIVE MAP LA FOR COSTA TOWN R£5/D£NT/Ai_OUAR£ 7 ·.:_,__•, ·., ,-, -, ., .~ /. I I ©200'J a'Dat Cunsul\onts. lnc ,£); ,~---------------$3 /, 11N11CSOIM 1DBClltS1AllO)ATG-tiMOO£lOSCOOCS• I.A aJSTA AIO(C IITCr.iECTDI •rH J.lr. /Dllll.lltSDlllT. (01//G. No. :J/17-18) !:,T, (lfJ-04 S££ SHEET No. ,1 t!J2JL SHffT 6 OF 7 SHffTS C.T. 08-03 H.D.P. 01-05 C.P.A. 01-02 L.F.M.P. 87-ll(C) M.P. 149(.Tt) I .,. SCALE.l·•IO' ACCCSS HOAO SECTION ·c c· ,,.,,,,, l,ll 0£/[NflON BASINS AR[ CONSOCRW flli'l'VA T[ 8JIP r.ACJi.11£5 ANO AR[ ro 8£ MAltTMED 81' OIINlRS fT Pfia.CCT TRAmc CAO.I/NG NOTE lli'AfllC CAOIJNC PCP-fXJFY SHOW Ni!" CCWCEPflJAi. ~ r FXACf lOCA!DI AND OIMENSl(WS NiC TO 8£ IX"/UIIJINED IUiWC"""-t:£50t T£NTATIV£ MAP FOR LA COSTA TOWN SQUARE RESIDENT/Al D(51(;N([l BT: 1!..!.....!L. 0,,,1'[, ~ DAAIIN BT~ SCIU ~ P'IIO,£CfllG'C.~,I081C),~ 7 _J - ~ ~ 28U- PROF/ff -P.45EO W/,4R/N/JO SCMI:.·>UL".-!",o.nJ· Of~ 1·• ,r;' PROFILE -STREU 'B' -400 -JBO -.160 40(}- -JIO J8lr -J2(} .J6()- -JOO J,f{r---- -280 -J60 -JIO -J20 -JOO -280 PROFILE -SITIO (J.11,4 SGML· liG'II: ,,, 1· .. ra:r uz-;•,. »' LA SHEET l or l SHffTS C.T. 08-03 H.D.P. 01-05 G.P.A. 01-02 L.F.M.P. 87-11 (C) M.P. 149(R} TCNTA TIVE MAP FOR COSTA TOWN SQUARE RfS/[)£NT/AL ~ &T:~ C,,,I"{_•~ ~ff-~~=~ --~~,;c[_i'~_i::!c.i::_L_>--_,_-.,,~c,'-,_i-~-c-it>wO,LCf IIICll....L'-...--a, ..:i,~ NOTES: 1. ~ 1'1.EE:, 5.-IALL NOT CONfLIC.T r'GTH PU8Llc;. VTILITIES AND SHALL BE: 1.0CATED A MINIHJM Of; 5ft f~ PAVIN(:, (1b" ii" A"'-APP~f.D ROOT BAAAI~ 15 USED) lf't FROt-1 5El"'IER Ln--1?=5 .:2. ALL FINAL L.ANDSC.API::: PL.A"I!:> SHALL ....OHEIQ.f' TO Tl-If. POLICES AND ~l~BiT!o l"o,JND P"IITHIN T!·tf. GnY OF C.ARLSSAD'5 L.AND!,,C.APE ~ANlJA!-, EXC.fPT A5 MOD·FIED AHD AF~ BY THE FIQ.E DEPARTMENT. 3. ALL LAN1?5CAPE ,A,,Ftf,AS Y"IILL & IRRIGoATED l"IITH AH AI.ITOl-1AT1C. sYSre-r. 4. THIS PLAN SP;.!;K5 TO LIMIT ....... TER C.QNSL'MF"TION, PRIMARILY THRc:uc;.H THI::: iJ5f Of ADAPTED, LOY'! i'iA,TER Df.t•V•ND P:..>NT t-fATERt,i,.L 5. FINAL PL1•l•fflN6 PLAAS 5HOl.,LD ....ODRe'SS THE Nf.l:D !"OR ~R ~L PREPAA.ATl!:::11•,i, ~ATf Mi./t...C.-11'16 ~ P'-"""TIN~ ~5. El"'FIC,/ENT ~ TER,."'6 /<-IETI-I005 ~ PROPfR MA·/•ffENANGE !ti€) M~E\-,le,IT P'R.,l,GT\Gf.5. GIT-r' STANtiA~ -THE FINAL PL.AN5 FOR THE PRO.J?:GT5 L.AND!:iC.,..1,,PE ~ITI;C,TlJrlf !:>HAU.. PJ-L Y GOM~LYl"rf'H ALL TME !:>TANOAA.~ IN Tl-IE GITT"S-L.AND5CAP!; MANIJAL IN El"l"EGT AT THE TIMI:: Of'- APPROVAL MANIA"',O.C ~ SL~ -Af.l. MANIJl",O.C TlJRED 51.0F'ES SHALL REC,E:IVE A COMF'ftf.He,.i!:,tv'E EROSION CON~L. ~TMl::NT H:, DEFINED IN TH?: C,ff1'5 LAND!x'...;,,,pf'; MANUAL. ALL AFlEAS l"IIU.. R?;atv'E TF1-EA~f:NIS A, B. OF C.. AL.:.. SLOPE!> ~TH .-. H?:I6HT OF :,FT~ M~ !>HALL BE PI..Atfff:D l"'IITH ~ TYPE ~HRl...195 THAT l'IIL:.. COIER A MN. Of' W% Of' THE5LOPE f'>CZAT MATI.RITY. 1"1-"'T ARe,,16-NCIT ALL. FLAT AAu-5 i'IIU.. BE PL...>NTED l"'IITH .-. IS-~D PLANTINIS-TH.-.T ATTEMPTS TO c.ov'eR THf 6RO..ND. SOME~ l"'IILL NOT BE PL.ANTED BUT 1-iAVf A:, INC.I-I c:.o./1:;R c:.'-OR6-'NIC. MLJL.CH. BIO ~L..I!!~ -THESI::" AREAS i'IIL.L BE Pl-"'NTED TO ,',LL.Ct'\ DRA.I1',1;1,,C:,E TO MOVI::. TH~GH THEM. ,t,.LL. AREAS THAT 11'1/L.L HAYE ST~ j,y,,TfR HO'vlN.G 0,/ER THfM l"'IIU.. HAVE A 100':11!, 6RC\IND c;o,,,'ER PLANTINIS-. TH!$!:; ~LL. 5l..Ot'1Tl-lE MO'vl::"Ml::NT Of'-THE ....... TER ENi::::U6H TO CATCH FO!..l.LJT1t.NT5 TH.-.T l"IL.L THEN E'-ITE~ THf 501!.. TO BE BFl-O!<EN Det'\N BY Hie-~ 0FlGANl5M5. IN -"DDrT,ON.. TREE!> AND ~ER 51-fRJ.165 ~ILL. AL.SO BE PLANTfD TO AID IN 50 L STABIL1z,t,.TICJN .-."ID STR!JC.TU~ MAINTENANCE: THE PROJEG-T HOA ~ILL MAINTAIN THE FOLu::,y,,u_NG AReA5 -OPEN 5PAC..E LOTS " b5,66 C 61 -ALL RESIDENTIAL STREET PAR,iiQ"t.A,."1';1 -THE PAR-l<Y"IAY Of LA COSTA AYE FRONTING ON THE PROJEG-T5 ~OPERTY. -THE AflEA5 IDENTIFIED ON THIS PLAN AS HOA-M ALL OTHER AREAS 5HOY'\N TO REG-EIVE LANDSGAPE IMF"Fii:OVEMENTS .,..ILL BE MAINTAINED BY THE INDIYIDJAL LOT/HOME O.,...NER. ~andscape Concept 4 ~ATER CONSERVATION/ FIRE SUPPRESSION PLAN PEDESTRIAN--7"'\-is-s~~~-...,p c;QNNEGTION TO AD..IAGENT F1.ETAI!.. GNETER PROJECT TEAM I.."" .::ceT_.. T~ 5Qi~ U.C. ~-DETM.-,;? ~CIT fl'"P'!"I ~ ... ~ •:;io ~AN D~<!oO. ,:.a, "Cll~ r"ll:..J<.f',l~DeslSN~ 2'10 ~O..T~T ~,ia • .:.a.'l;)OOi; L,l,01'"116D~S~6~ ~~M~~Ti--D. ~-~'b011 10.31..2001 4 . .:23 . .::!00e. 1.1..::!00B 12.200£> 1.30.200"1 .,,., IJ!,d1G•p1C..:,,,,;ei:,t_ Sht. 1of7 HA50l'<"<-l' lo"t.ALLH.S.T PER-5a.lN1'~TIJO"!" R.sJ". l:!O,A,D TYPICAL PLANTING VIGNETTE Carl:ibad Ca La Gosta Town ~ctuare 1 !di~ SFD Res1c-Aent1a ~•~ 7bCI 434 ;:15;: LOI', SHRUBS 10% C.OVER IN 4YRS. 6ROUND GOVER \ TREES OR LAR<SE SHRUBS_j II~ ~ALE. 1"~• NOF<.TH '' NOTES CITY STANDARDS~ THE F NAL PLAN5 fOR F'ROJEc.T L.,fl.ND5C,~ AAGHITEG.iiJ~ 5HAU.. COMPLY nlTH AU.. THE 5TANDARD5 IH THE C.TY'5 L..,ft.ND'5C,APE M~UAL IN f'ff'EC.T AT THf: TIMf: 01" ~.Jf'CT ;t,,f'f"RO,IAL THESE ~ALL INCL.UDE THE FO...LCViN.S NETT;EOF '-Y \\\ Carlsbad Ga La Costa Town ~ctuare 1 SFD Res1Jent1a ~-8 ~ \ N < ' a • ~ D'. .,._ •••• ~ ibO 434 21S2 1.6-d!IGllpeGonGept Sht. 4of1 ■ ■ ■ ■ Masonry ..-.SIi S0/50 lfllall ornamental Iron FenGe Accent Splitface Pilasters @ internals MASONRY Y"Al.L Shrub!:i and Vines In c.ommon areas 50/50 Jl'IALL Height of fence is 5ft. GITY 5T,t,,HD,t,,RD5 -iHE flNAJ.. PLAl-tS fOR PRO,,EG.T L.ANDSC,.,l,PE ,t,RCHITEC,1URE 51-1.-.U. GOMR..,... ~m-t ALL THE ST _.,NDAADS IN THE GIT'T''S LANDSC,.,1,PE MN,IU,t,,L. IN EFFEGT _., T THE TIME Of PRO.JEGT ,l,FPR0,/1".J...._ THE=:€ SH,1,LL INC.WOE THE fOLI..Ct'ilN6. IN AA£AS Y"41iH L.65 iH,t,,t,1 ~:1 SLOPE SHRUBS SH,i,LL BE F'L""'1"ED OVER 60'll, OF THE TOT ,t,,L. PLANTED AA£A. Al..L MN,iUf,.,e.TUFl.ED 5!...0PE5 SH,'J.,.L BE PL>NTED "5 fOIJ..Oll'E, ON ALL SLOPES 4FT OR G-REA~Fl OR N,i.,... S!..OPE NEXT TO PUBLIG SIDEt"IALIG: ST,i,NDAAD •1 = ..IJTE MESH/ COVER GROF' ON Al..L 5LOF'E5 4ft TO Mt. ST,t,,HD,l,RDS •1, 112,4 1t3 STAND-'RD 112" G-Ra.!NDCOYER 5P..&G-ED TO PRCNIDE AJL.L ~ IN ONE YEA.R. STAND-'RD 113,. LOl"t SF"RE,i,DINCS, 5H~S TO F'ROY'IDE ,a, MIN!MUM Of 10% C0vER AT" MA TIRITY'. THIS /5 ,t,.N ADDJTION TO THE REaJIREMEHT5 Of •4 ""'-""-ON Al..L 5LOPES TH.-.T ARE. ef't ,.t,,NI:, G-REATER •A.B,GI D" ST ... ND-'RD 114 "TREES ,t,,HD /OR LAR.GE 5HRUSS FROM A MIN. 1G,ALLON CONTAINERS AT A R,t,,11: OF 1/200 SF P.LANi LeG,e,NC, potential alternat.J,,.e pll!llnt mat.erlal that c:.l!lln be used In the fll!llnl pll!llntlng plan TREE LIST ~C-1-1O !!IANTA ,-II!! lllGl'AD i:::.n"l""'!I 6~G.....-e iHl!:MII!! PINUS n:::)f{Rl_.,N_., TCRRET" PNE ~DA MIMOSIFOi..1,1,. ~D.-. Gl.El<GU5 se=ES CA!,51,1,. L.EPTOPH'f'LLA GOJ..DEN M.-.0"-LLION TREE UR.GI'=> RENUFIFlML'S ot<l..,',HO-tA Fl.ED BUD ~DA MINISOFOUA ..JA,C.,l,,R.A,D_., LJ,,6,EFlSTRCt-11,1,. H'Tl:IFllD ~ Mi'RTLE 01..EA BJRDPEA FFWrTU:55 01..~ ~Gt.IS IL~ HOLLX ONC.. P'fWNlF.i ~IFERA f\RPL.f; I...E/>,F-PLI..11-1 !!IL~ Bi!""rl'eN L.OT5 TIQ!e MEl:'U'1 ~II!! ~illO!!IION G-ONTIIOl. TIQ;E!!, GALL.l;STIHOl'I VIMIMALIS lo'EEPING eorn.J::BRU5H ....l.lNIPERJ..15 C-HINENSIS TOR. TI"'ll'=>TED .J.NIF'EFl J..OPHOSTEMOl'I COl'l"TERTL/$ Bl'tJSBANE BOX 1""'1!!111.IM!"fell !!il.0!"'9 i'!IU!e MEl:l-L.NISII!! eGA.L..!!; ,.~ Vl!:re BUf"P"elll. !!1I0610N GONTllOU... DEADCIR GEDAR ~ e.J,-,-l;R co.-.5T Ltv'E C\A,lc:. LARGE BUFFER PL.AT_.,l'f.15 AAC..MOS_., CAL SYCAMOR!= ~ ,A,6-Fllf<OLIA C.0,0.ST Ltv'E ONC.. c.iemM.i!!I 11rmand1( Dls.Ui:..tus. buu.lnetoria .J111?1mlnum l.!1.Jrlfollum Parlhenoci,s,us, trlGtJapldm:a TrllGhel~permum Jaemfno/de9 GROUND COVERS ecTANICAl. N,i,,MII!! Evergreen CJeml!tls Blood Fled Tnimpet Vine Shinning .Jtemfne Bo!.ton NI,! 51:a"..JmmJne 6ACZHM15 f"1L.L.DCA1'1S L.>,MP"iu.NTHU!!i!!if""'l!!ll!fi MYOP"O!'IUM P"ARVIP'Ol.U'1 ~MA!'l!N~IFte,tl! OWF GOT'off! EkisH flitted miterai 16 oc lc:.E n..ANT 1;:i• 0G -~ --P"illO!!ITil,l,.Te lllOe!M•!'IY 1;:I" 0G l'e5Tl,IC.,lo,. SP~le!, ,-l!Sc:.1.1! ,iat.ted mat.erl■I 1::i·oc. ,-AA11,~I,.,, c:.Mlu:%N!!il!!i 1"11!..Dt!i~~.,. IS,,l,,U,Hl_.,f.P"~le5 5 ............ c:.•~OIVUL9,,lli i:,l!lll~Ll!'!'e!!DIS-11!! plugs• 12'" oc c:.,t,~P".-.NS,1, c:.a.Lll"H~fil!C,,:5,1! ,:,lugs,• ct'oc. c:.,t,~PeNOUL_., Ml!t:ICl"lel!:P~II!! plugs, 01::i•oc. ..lJNGU!IP"A"T'eN!!i G,,l,Ll,.-iS,AAY..,_.i,1--1 ,::,luq, • 2'11-"oc. HY"elll.~P" ... !!,P",t,1...1,M ,,,... •= SHRU6 LIST •L_ L_ -Foe.al area plants 50/50% 145 gallon o 1/10!.f • :_ -5lope5/Ero5lon 1 gallon "10% co.-en1ge o maturity Gontrol I• -Bio 5Ulales/ 50/50% 145 gallon o 1/100sf w/g.c.. ..-.Ster Glean5ing eor.-.NIGAL NAM!! GOMMOM NAM!!! Abt..tllon !!>pecle!?I Gh!nese L.antem • Achlllea &pee.Jes Yrrow • "91!1pa,thU!!I afrc:..anu!I U\j of'the NIie • Agave !!ipecle!!I -• Aloe species Aloe • .-.n19oz11nthos !pecle!!> KarJgei-oopai.r Arbutus •pei:..le!!. • Artem!sla specie!!> • A!!lpt1ragus mery!I • BaGcharls !!!pee.le!!> c.oyote BU!oh • ~rex !!>peclee ... ..,, • Garpenterla c.allfornlc:a e.,.51-'1 Anemone • Geanothu5 &pecies Mtn. Lllac: • Ghondropetalum !!>ple!I """"""' • Got.onea=.ter s,pei:..les ,~ • Dletes ~bridf> l"lild Iris, Gamellia &pec:les, • Glstus !!lpecle!!> Rocio:.FlOs.e Co1eonema i;pec:iei; 6re.!IU1 of hea.-en • Erlcl!I s.pei:..le!I Hel!th • Escaltonla spec.!ei; • Fremontodendron !lpecle!I F~nelBu!!oh • Grevlllea epec:les • •• Hellc..otr!chon !emperv!ren!!> Blue oat 6rae!lo • Heteromeles srl:lutlfol!11 T_, • .Juncu!I gpecle!!> ""'" • • Lantana !!opredlng suMhlne Pro!!ltr.s.e La"lt.a"ll!I • l..!wandula !!!pee.le& Lavender • Llgustrum j. Tei,:l!ll'lum Tei,:ae Prfvet • Llmonlum !lpecle!I Ml!lhonll!I IJl:':{UIFollum • Muhuenbergla rlgen!lo DeerG-raes, • Nerlum Olel!lflder Dwarf" Olem,der • Optunla spec.le& • Pennl!!.etum species Fountain Gone!!> Piltosporum 1opeGles. ""Yroc.aithl!I species Flrethom • Rhaphlolepls s.pecles India, Ht&l.-thom • l'thl!lmnus !opec.le!o Floss !lpecles. -· • Rc>smarlnus apec.les ~el"Tll!ln,i • Flumchra adll!lntlform)!!I Leatherleal' Fem • 51!1Ivla s-pec.lefl ... , • Tegetes lemmonlf Mtn !'-121rlgold • Xylosma c..onge!!>tum Sh(rw-i\j.-;J,jla!;ml!I EXISTIN6 PAR/<Y'il>,Y PLANTIN6 !lorTl! IJ'IIALL.!lo: ..,LI. l'\,l,.Ll..!S l"tTHIM THE~ St-lALL H.-.vt:: A FtDJGH ~ ~ _., ~TI-ITOHE COL.OR C:.ITV 5T..,NO~ -THE l"IHAJ... PLANS-l"ClFt THI!: PP-0..EGTS LANO!,('...,t,,F'E .-.~rTEC.TlJRI!: 51-!ALL RJU.. Y COMPLY t'IITH .-.i..L THI!: ST-'HOM.DS IN TI-e GrTY'S ~F'f; M""NIJ'""'--IN 1!:FFEC,T .-.T THE TIMI!: o,-N"PRO.'.-.i,.. l'\,l,.'l"Vt ~5elllV ... TION -ALL~ PU"•"ff?!:D r;rTH HEftB,.l,C.f'OJS 6~D GO,l'ERS St-1.-.i..l. 1'l...5Cl ~ ~ PLANTIN6 TO GOVER. ISO% o,-THI!~ ..,T M..,~ITY ll!!l'll,Ol!,ION ~'"'°L -THE POTENTIAL 01" 50I1.. !9':0510N !':11-1_.,U.. Bl!: MtT"'6_.,TED TH~H AH E~TIV?:. L.Al'-IDSCAF"f: ~Tl'-'IB-IT. EftOS'°"" c.ot-TROI.. ~TMl!:NT !:iT-'HO,.t,,R0$1'1,11;.,-=i eo4 AS DE,-INEP IN THE CfTY'S 1..ANDSCAF"f: M,-1,HUAL (IV.!: 1Cl) 5HALL Ell!: A.IL.LY IMF\...AMENTED IN THEc.ot-STROCT'°"" DOOJMENTPI..AN!:i ~ Tl-111!:~T. 1!!0 e~ -THESI: ~ t'IIL.L eE PLANTED TO .-.i..L.Or! ~~ TO MOVE TH~H THEM. ALL~ TH.-.T l"IIU.. HAVE STORM IJ'IIATER MOvlN6 OVVt THEM rill.I.. H..,VE _., 100% IS-RCUID COVD=l Pl..ANT1N6. TI-E5E l"IIL.L SL.Ori THE MOV~NT 01" THE l•'l,•,:rEl'l ENaJG-1-1 TO CATGH POLUJTAHTS T"H,l,T 1"111..1.. neN ~ THE 5011.. TO el!: ~t<:l!:N DO~ BY MICRO ~..,Nl=iMS. IN ...oDITION • .-!HERE 5¥'.-.U:. Al..l.Ct'I!, TRe:5 -'HO 1..>,R(SER 51-!i=tJ.85 l"IIU.. 1'l...5Cl Bf: Pv.NTED TO AID N SOIi.. ST""8I1..IZATICIN H-IO !,,TJWc:n~ NOTES, LEGENDS 4 LCTS ~esidentail DETAILS Carlsbad ~-"','."'"" ~ < J ~ .... : . ~ 160 434 .21~.2 ~andscape concept V'IATER GON5ERVATION / FIRE PREVENTION PLAN V'IA TER GON5ERVATION 1""6i.TE:fi CONSERVATION r"IILL BE PFl.>GTICED r-t!TH THE FOLl..,OV,IIN6 ~NI~; ;,OIL -""'HENDMENT; RAIN SHUT OFF;~ FLOr"I IRRIGATION; I..J:'.:V,j PERGEPTION ~INIC.L.ERS. 1. THE TOTAL SITE IS 23.5 ,A,,C.RES. A TOTAL OF 5.11,t,,GRES (Z!<;IE, OF THE SITE AAEA SHOl"'f'I TO REGEIVE PLANTING AND IRRIGATION ON THE5E PL.ANS. 2. THE PROP05ED ~EL..OPM'E)H H.i.5 THE l"OLLOl"IING BRE,1,,t<Dc:»"CH 01" t'V,TER c.ct,!~VATIO'N PL..-.NTING-ZONES. ZONE ONE -21.0<:U:, 5F (12%) ZONE TOl'9-I -1!51,232 :F (f:>e%) ZONE THFtEE -43,6;?6 SF (20%) THE PERCOITAGE OF ZGl-lE Ol'-IE (1:2%) IS HI6HEFt THAN 15 TYP1CALLY AL~ ~E TO THE NEED FOR V'W...K,ASU: PAAI0'1,lt,.YS ALL.ONG ALL THE RESIDDlTIAI.. STREET5. 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J 7 T£NTAT/V£ PARCEL LA C FOR MAP OSTA TOWN SQUARE _j CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES MANAGEMENT PLAN ZONE 11 Amendment #3 Prepared For: City of Carlsbad Growth Management Division 1635 Faraday Avenue Carlsbad, California 92008 Prepared By: Document Preparation: Jack Henthorn & Associates Engineering: Hunsaker & Associates Traffic: Linscott Law & Greenspan Amendment #2 June, 2000 Revised June, 2001 Amendment # 1 December 14, 1993 Original Approval May 19, 1992 Local Facilities Management Plan Zone 11 INDIVIDUALS RESPONSIBLE FOR THE PREPARATION OF THIS PLAN Amendment #2 OVERALL DOCUMENT PREPARATION: JACK HENTHORN & ASSOCIATES 5365 Avenida Encinas, Suite A Carlsbad, CA 92008 (760) 438-4090 Jack Henthorn Bryan Bennett ENGINEERING: HUNSAKER & ASSOCIATES (858) 558-4500 David Hammer TRAFFIC: LINSCOTT LAW & GREENSPAN John Keating Justin Rasas CITY OF CARLSBAD: PLANNING DEPARTMENT Don Neu Don Rideout ENGINEERING DEPARTMENT Clyde Wickham Glen Van Peski SPONSORING LAND OWNERS: REAL ESTATE COLLATERAL MANAGEMENT June, 2000 Amendment #3 OVERALL DOCUMENT PREPARATION: LADWIG DESIGN GROUP, INC. 2234 Faraday Avenue Carlsbad, CA 92008 (760) 438-3182 Bob Ladwig ENGINEERING: O'DAY CONSULTANTS Tim Carroll Pat O'Day (760) 93 I-7700 TRAFFIC: URBAN SYSTEMS Sam Kab (858) 560-4911 CITY OF CARLSBAD: PLANNING DEPARTMENT Van Lynch -Senior Planner Don Neu -Planning Director ENGINEERING DEPARTMENT Clyde Wickham SPONSORING LAND OWNERS: LA COSTA TOWN SQUARE Brenda Tworoger (858) 268-8901 March 2008 II Local Facilities Management Plan Zone 11 TABLE OF CONTENTS I. EXECUTIVE SUMMARY ............................................................................................... 1-l A. DEVELOPMENT ASSUMPTIONS B. ZONE 11 REQUIREMENTS FOR PUBLIC FACILITIES 1-1 1-2 II. INTRODUCTION ............................................................................................................ II-1 A. PLAN OVERVIEW Il-1 B. OVERVIEW OF MANAGEMENT ZONE 11 II-2 Ill. BUILDOUT PROJECTIONS ........................................................................................ Ill-1 A. GENERAL PLAN LAND USE III-1 B. GENERALIZED CONSTRAINTS ANALYSIS lll-1 C. EXISTING/ APPROVED LAND USE III-611-H D. DEVELOPING LAND USE III-9IH-+ E. BUILD OUT PROJECTION CALCULATIONS III-9IH-+ IV. PHASING ...................................................................................................................... IV-1 A. ZONE 11 LAND USE PHASING IV-1 V. ZONE REQUIREMENTS .............................................................................................. V-1 VI. CITY ADMINISTRATIVE FACILITIES ...................................................................... VI-1 A. PERFORMANCE ST ANDA RD VI-1 B. FACILITY PLANNING AND ADEQUACY ANALYSIS VI-I C. MITIGATION VI-5 D. FINANCING VI-5 VII. LIBRARY FACILITIES ............................................................................................... VII-I A. PERFORMANCE STANDARD VII-I B. FACILITY PLANNING AND ADEQUACY ANALYSIS Vll-1 C. MITIGA TJON Vll-4 D. FINANCING VII-4 VIII. WASTEWATER FACILITIES ................................................................................... VIII-1 A. PERFORMANCE ST AND ARD VIII-I B. FACILITY PLANNING AND ADEQUACY ANALYSIS VJJI-1 C. MITIGATION Vlll-6 D. FINANCING Vlll-6 IX. PARK FACILITIES ....................................................................................................... IX-I A. PERFORMANCE ST AND ARD IX-I B. FACILITY PLANNING AND ADEQUACY ANALYSIS IX-I C. MITIGATION IX-6 D. POTENTIAL ADDITIONAL SOURCES OF PARK ACREAGE: IX-6 E. FINANCING IX-7 June, 2000 lll Local Facilities Management Plan Zone 11 X. DRAINAGE FACILITIES .............................................................................................. X-1 A. PERFORMANCE ST AND ARD X-1 B. FACILITY PLANNING AND ADEQUACY ANALYSIS X-1 C. MITIGATION X-4 D. FINANCING X-5 XI. CIRCULATION ............................................................................................................. XI-1 A. PERFORMANCE STANDARD XI-I B. FACILITY PLANNING AND ADEQUACY ANALYSIS XI-I C. ADEQUACY FINDINGS Xl-8 D. MITIGATION Xl-35 XII. FIRE FACILITIES ........................................................................................................ XIl-1 A. PERFORMANCE STANDARD XII-I B. FACILITY PLANNING AND ADEQUACY XII-I C. MITIGATION XII-I D. FINANCING Xll-3 XIII. OPEN SPACE FACILITIES ........................................................................................ Xlll-1 A. PERFORMANCE STANDARD Xlll-1 B. FACILITY PLANNING AND ADEQUACY XIII-I C. MITIGATION XIll-5 D. FINANCING XIIl-5 XIV. SCHOOLS .................................................................................................................. XIV-I A. PERFORMANCE STANDARD XIV-I B. FACILITY PLANNING AND ADEQUACY ANALYSIS XIV-I XV. SEWER FACILITIES .................................................................................................. XV-I A. PERFORMANCE STANDARD XV-I B. FACILITY PLANNING AND ADEQUACY ANALYSIS XV-I C. MITIGATION XV-14 D. FINANCING XVl6 XVI. WATER FACILITIES ................................................................................................ XVI-I A. PERFORMANCE STANDARD XVI-I B. FACILITY PLANNING AND ADEQUACY ANALYSIS XVI-I C. ADEQUACY FINDINGS XVI-13 D. MITIGATION XVI-13 E. FINANCING. XVl-15 XVII. FACILITIES FINANCING ........................................................................................ XVII-I A. AREAS RESPONSIBLE FOR FACILITY FINANCING XVII-I B. TYPES OF FINANCING METHODS XVIl-4 C. FINANCING PLAN XVll-6 .lune, 2000 iv Local Facilities Management Plan Zone 11 XVIII. REFERENCES ·········································································································xv111-1 XIX. APPENDICES A-I CONSTRAINTS MAP A-2 JOINT USE AGREEMENTS A-3 DWELLING UNIT TRANSFER RESOLUTION AND STAFF REPORT A-4 1996 PARKS AGREEMENT A-5 ZONE I I TRAFFIC IMPACT ANALYSIS A-6 DISTRICT WILL SERVE LETTERS June, 2000 V Local Facilities Management Plan Zone 11 LIST OF EXHIBITS Page EXHIBIT 1 LOCATION MAP ................................................................................................. 1-4 EXHIBIT 2 ZONE 11 EXISTING PUBLIC FACILITlES SUMMARY SHEET .................... 1-5 EXHIBIT 3 ZONE 11 BUILD OUT PUBLIC FACILITIES SUMMARY CHART ................ 1-6 EXHIBIT 4 GENERAL CONDITIONS FOR ZONE 11 ......................................................... 1-8 EXHIBIT 5 SPECIAL CONDITIONS FOR ZONE 11 .......................................................... 1-10 EXHIBIT 6 SUMMARY OF MAJOR UNDEVELOPED PROPERTY OWNERSHIP ........ Il-3 EXHIBIT 7 ZONE 11 MAJOR PROPERTY OWNERSHIP .................................................. 11-5 EXHIBIT 8 GENERAL PLAN LAND USE DESIGNATIONS ............................................. 11-6 EXHIBIT 9 ZONING MAP ..................................................................................................... ll-7 EXHIBIT 10 CONSTRAINTS MAP (REDUCED) ................................................................ IIl-2 EXHIBIT 11 LFMP BUILD OUT PROJECTIONS -CONSTRAINTS ................................. lll-3 EXHIBIT 12 APPROVED/EXISTING LAND USE ........................................................ Ill-71H-6 EXHIBIT 13 ZONE 11 -DEVELOPING LAND USE ................................................... III-911l-7 EXHIBIT 14 RESIDENTIAL BUILD OUT PROJECTIONS ....................................... UI-I1-Hll-9 EXHIBIT 15 NON-RESIDENTIAL BUILD OUT PROJECTIONS ............................ III-12ill-W EXHIBIT 16 BUILD OUT POPULATION PROJECTIONS ...................................... III-1~ EXHIBIT 17 CITYWIDE RESIDENTIAL PHASING PROJECTIONS ................................ IV-3 EXHIBIT 18 SOUTHEAST QUADRANT RESIDENTIAL PHASING PROJECTIONS ..... IV-4 EXHIBIT 19 ZONE 11 RESIDENTIAL PHASING PROJECTIONS .................................... IV-5 EXHIBIT 20 CITYWIDE NON-RESIDENTIAL PHASING PROJECTIONS ...................... IV-6 EXHIBIT 21 SOUTHEAST QUADRANT NON-RESIDENTIAL PHASING PROJECTIONS ................................................................................................. IV-7 EXHIBIT 22 ZONE 11 NON-RESIDENTIAL PHASING PROJECTIONS .......................... IV-8 EXHIBIT 23 CITY ADMINISTRATIVE FACILITIES MAP ................................................ VI-2 EXHIBIT 24 PHASING OF CITY ADMINISTRATIVE FACILITIES ................................. VI-6 EXHIBIT 25 ZONE 11 CITY ADMINISTRATIVE FINANCING MA TRIX ....................... vr-7 EXHIBIT 26 LIBRARY FACILITIES MAP .......................................................................... VII-2 June,2000 VI Local Facilities Management Plan Zone 11 LIST OF EXHIBITS Page EXHIBIT 27 LIBRARY FACILITIES PHASING ................................................................. VII-6 EXHIBIT 28 LIBRARY FINANCING MATRIX .................................................................. VII-7 EXHIBIT 29 ENCINA WASTEWATER AUTHORITY CAPACITY ANALYSIS ............ VIII-1 EXHIBIT 30 WASTEWATER FACILITIES MAP .............................................................. VIII-5 EXHIBIT 31 WASTEWATER FINANCING MATRIX ..................................................... VIIl-6 EXHIBIT 32 PARK DISTRICT MAP .................................................................................... IX-2 EXHIBIT 33 DISTRICT 4 PARK LOCATIONS .................................................................... IX-5 EXHIBIT 34 PHASING OF PARK FACILITIES FOR DISTRICT 4 .................................... IX-8 EXHIBIT 35 PARK DISTRICT 4 FINANCING MATRIX .................................................... IX-9 EXHIBIT 36 DRAINAGE FACILITIES MAP ........................................................................ X-3 EXHIBIT 37 2005 ZONE 11 DISTRIBUTION ...................................................................... XI-4 EXHIBIT 38 2010 ZONE 11 DISTRIBUTION ...................................................................... Xl-5 EXHIBIT 39 2020 ZONE 11 DISTRIBUTION ...................................................................... Xl-6 EXHIBIT 40 EXISTING CIRCULATION ELEMENT .......................................................... XJ-9 EXHIBIT 41 EXISTING DAILY TRAFFIC VOLUMES (ADT'S) ..................................... XI-I 0 EXHIBIT 42 EXISTING SIGNALIZED INTERSECTION OPERATIONS ........................ XI-I I EXHIBIT 43 EXISTING TRAFFIC VOLUMES AM/PM PEAK HOURS ......................... XI-I 2 EXHIBIT 44 EXISTING PEAK HOUR SEGMENT OPERATIONS .................................. XI-13 EXHIBIT 45 2005 CIRCULATION ELEMENT .................................................................. Xl-15 EXHIBIT 46 TRAFFIC GENERATION YEAR 2005 .......................................................... XI-16 EXHIBIT 47 2005 SIGNALIZED INTERSECTION OPERATIONS .................................. Xl-17 EXHIBIT 48 2005 TRAFFIC VOLUMES AM/PM PEAK HOURS .................................... Xl-18 EXHIBIT 49 2005 PEAK HOUR SEGMENT OPERATIONS ............................................ Xl-19 EXHIBIT 50 2005 ZONE 11 ADT'S .................................................................................... Xl-20 EXHIBIT 51 2010 CIRCULATION ELEMENT .................................................................. XI-22 EXHIBIT 52 ZONE 11 TRAFFIC GENERATION YEAR 2010 ......................................... XI-23 .lune,2000 Vil Local Facilities Management Plan Zone 11 LIST OF EXHIBITS ~ EXHIBIT 53 2010 SIGNALIZED INTERSECTION OPERATIONS .................................. XI-24 EXHIBIT 54 2010 TRAFFIC VOLUMES AM/PM PEAK HOURS .................................... Xl-25 EXHIBIT 55 2010 PEAK HOUR SEGMENT OPERATIONS ............................................ Xl-26 EXHIBIT 56 2010 ZONE 11 ADT'S .................................................................................... Xl-27 EXHIBIT 57 2020 CIRCULATION ELEMENT .................................................................. Xl-29 EXHIBIT 58 ZONE 11 TRAFFIC GENERATION YEAR 2020 ........................................ XI-30 EXHIBIT 59 SIGNALIZED INTERSECTION OPERATIONS ........................................... XI-31 EXHIBIT 60 2020 TRAFFIC VOLUMES AM/PM PEAK HOURS .................................... XI-32 EXHIBIT 61 2020 PEAK HOUR SEGMENT OPERATIONS ............................................ XI-33 EXHIBIT 62 2020 ZONE 11 ADT'S .................................................................................... XI-34 EXHIBIT 63 MITIGATION SUMMARY FOR CALCULATED IMPACTS ...................... XI-37 EXHIBIT 64 LANE GEOMETRY CONDITIONS ............................................................... XI-38 EXHIBIT 65 FIRE RESPONSE TIME MAP ......................................................................... XII-2 EXHIBIT 66 FIRE FACILITY FINANCING MATRIX ........................................................ XII-3 EXHIBIT 67 EXISTING OPEN SPACE MAP .................................................................... XIII-2 EXHIBIT 68 SCHOOL LOCATION MAP .......................................................................... XIV-3 EXHIBIT 69 SCHOOL DISTRICT BOUNDARIES WITHIN ZONE 11 ........................... XlV-4 EXHIBIT 70 SCHOOL FACILITY DEMAND TABLE-SAN DIEGUITO HIGH SCHOOL DISTRICT ...................................................................................... XIV-6 EXHIBIT 7 I SCHOOL FACILITY DEMAND TABLE -SAN MARCOS SCHOOL DISTRICT ....................................................................................................... XIV-9 EXHIBIT 72 SEWER DISTRICT BOUNDARIES ............................................................... XV-4 EXHlBIT 73 EXISTING MAJOR SEWER FACILITIES MAP ......................................... XV-10 EXHIBIT 74 ZONE 11 SEWER PHASE BOUNDARIES ...................................... XV-I~ EXHIBIT 75 SEWER FINANCING MATRIX ........................................................ XV-18X¥--l-1 EXHIBIT 76 WATER DISTRICT BOUNDARIES MAP ................................................... XVI-2 EXHIBIT 77 EXISTING AND PROPOSED WATER FACILITIES .................................. XVI-6 June, 2000 Vlll Local Facilities Management Plan Zone 11 LIST OF EXHIBITS Page EXHIBIT 78 WATER PHASING BOUNDARIES ............................................................. XVl-7 EXHIBIT 79 WATER FACILITY FINANCING MATRIX .............................................. XVl-16 EXHIBIT 80 FACILITY AREAS ....................................................................................... XVII-2 EXHIBIT 81 ASSESSOR'S PARCELS OF FACILITY AREAS ...................................... XVII-3 EXHIBIT 82 ZONE 11 FACILITY REQUIREMENTS, SOURCE OF FUNDS AND FINANCING GUARANTEE ........................................................................ XVIl-7 June, 2000 IX Local Facilities Management Plan Zone 11 I. EXECUTIVE SUMMARY The purpose of this document is to provide a plan for supplying the public facilities that will be needed to accommodate development within the Zone 11 area of the City of Carlsbad, in accordance with the City's Growth Management Program. The plan has been prepared in accordance with Chapter 21.90 of the Carlsbad Municipal Code and the Citywide Facilities and Improvements Plan of 1986. The following document is the second amendment to the Zone 11 Local Facilities Management Plan Amendment #I dated December I 4, 1993, in conjunction with the Villages of La Costa Master Plan. Refer to Exhibit I for the location of Zone 11. A. DEVELOPMENT ASSUMPTIONS June, 2000 The first step in developing such a plan is to estimate the amount of development that will be allowed in the zone. The types of land uses assumed for the zone are those shown in the Carlsbad General Plan. Exhibit 8 shows the location of the various land uses within the zone. For residential development it is assumed that the density yield will be governed by the Growth Management Control Points as shown below: General Plan Designation Residential, Low Density (RL) Residential, Low-medium Density (RLM) Residential, Medium Density (RM) Residential, Medium-high Density (RMH) Density Yield 1.0 dwelling units per acre 3.2 dwelling units per acre 6.0 dwelling units per acre 11.5 dwelling units per acre The density yield factors stated above were applied to the vacant, developable residential land in the zone. To determine the developable acreage, the following constrained lands were deducted: • Major Power Line Easements • Future Right-of-way of Circulation Element Roads • Railroad Right-of-way • Slopes Greater Than 40% • Significant Riparian or Woodland Habitats • Wetlands • Floodways • Permanent Bodies of Water • Future School Sites • Other Environmental Features In addition, it is assumed that slopes of 25 to 40% may be developed at half the usual density. 1-1 Local Facilities Management Plan Zone 11 Using this methodology and the addition of the existing land uses, it is estimated that approximately ~3,987 dwelling units could be constructed within Zone 11. The actual number of units that are ultimately constructed in the zone may vary. However, the estimate is useful and valid for purposes of this plan and is consistent with all applicable requirements of the Growth Management Program, particularly Proposition E. In addition to the residential land uses above, the plan includes non-residential uses for the zone including CommuHity Commereial, NeighborhoodLocal Commercial, Community Facilities and Professional/Office--1!lli! Government/Office (G/0)-(0MWD Site). Three school sites are designated within the zone; an existing 88-acre high school site and two 10-acre elementary school sites. The plan includes phasing schedules which indicate the property owners' estimated amount of development for each year from 2000 to 2020. The phasing estimates are not binding, and are intended for facility planning purposes only. The phasing schedule (Exhibits 17 through 22) also includes the projections for other zones with adopted Local Facilities Management Plans. The schedules are based upon those adopted Local Facilities Management Plans and are used to determine approximate threshold years for constructing or upgrading various public facilities to maintain compliance with the Performance Standards in the Growth Management Program. The threshold years arrived at in this way are only projections for facility planning purposes. The actual thresholds must be monitored as development takes place in this zone. Facilities may be needed earlier or later than the threshold years shown in this zone plan, depending upon the actual timing of development. B. ZONE 11 REQUIREMENTS FOR PUBLIC FACILITIES June,2000 The development assumptions outlined above are used to estimate the demand for public facilities generated by development in Zone 11 based on the eleven adopted Performance Standards in the Growth Management Program. The following table (Exhibit 2) shows the current status of each facility with respect to the performance standards, given the existing amount of development in the zone. Exhibit 3 shows the status of each facility with respect to the performance standards at buildout of Zone 11. In order to assure compliance with the Performance Standards as development occurs in the zone, the zone plan contains specific conditions of approval which are listed on Exhibits 4 and 5. Exhibit 4 contains the General Conditions which are applicable to all zones of the City. Exhibit 5 contains Special Conditions for Zone 11. The Special Conditions identify each facility which must be provided, whether it must be financed or constructed, and when it must be provided. 1-2 June, 2000 Local Facilities Management Plan Zone 11 The following is a list of the public facilities required to serve development in Zone I I. This list also shows whether the facility would otherwise be provided as a condition of approval for a development project or whether a special funding mechanism is needed. City Administrative Facilities. Special funding mechanism is required. Annexation into the Mello-Roos Community Facilities District (CFO) is required. Library. Special funding mechanism is required. Annexation into the Mello-Roos Community Facilities District (CFO) is required. Wastewater Treatment Capacity. connection fees. Funding provided by sewer Park Facilities. Special funding mechanism is required. This 1s addressed by an agreement between the City and the Property owner(s). Drainage Facilities. Condition of approval of development project. Circulation Facilities. Combination of condition of approval of development projects and Mello-Roos CFO/ Assessment District. Fire Facilities. No special funding required. Open Space. No special funding required. Schools. Special funding may be required by the appropriate school district. Sewer. Condition of approval of development project. Water. Condition of approval of development project. Financing for Facilities. Financing for the above facilities is discussed in detail in the Financing Section. 1-3 City ofOceanside Management Zone 11 ~l Location Ma,z Zone 11 Local Facilities Management Plan __ .,,,.,, . •• City of San Exhibit 1 Local Facilities Management Plan Zone 11 EXHIBIT 2 Zone 11 Existing Public Facilities Summary Sheet City Administrative Library Wastewater Treatment Capacity Parks Drainage Circulation Fire Open Space Schools Sewer Collection Water Distribution June,2000 Yes, ex1stmg facilities meet the adopted perfomrnnce standard until 20 I 5. Yes, ex1stmg facilities meet the adopted perfonnance standard. Yes, existing facilities meet the Treatment Facilities adopted pedonnance standard. Yes, Park District 4 (southeast quadrant) meets the adopted perfonnance standard. Yes, drainage facilities meet the adopted perfonnance standard. No, existing circulation facilities at the intersection of Rancho Santa Fe Road and Melrose Drive do not meet the adopted perfonnance standard during the AM peak hour. All other circulation facilities within the zone meet the adopted pedormance standard. Yes, fire facilities meet the adopted perfonnance standard. Yes, existing open space meets the adopted performance standard. Yes, existing school facilities meet the adopted perfomrnnce standard. Yes, existing sewer collection facilities meet the adopted performance standard. Yes, existing water distribution facilities meet the adopted perfonnance standard. 1-5 Facility Local Facilities Management Plan Zone 11 EXHIBIT 3 Zone 11 Build Out Public Facilities Summary Chart Conformance with Adopted Performance Standard City Administrative and planned facilities will meet the adopted perfonnance standards through build out. Library Wastewater Treatment Facilities Parks Drainage Circulation Fire Open Space Schools June, 2000 Existing and planned facilities will meet the adopted perfonnance standards through build out. Existing and planned facilities will meet the perfonnance standard through buildout. Park District 4 (southeast quadrant) will meet the adopted perfonnance standard with the proposed mitigation measures through build out. Existing and proposed drainage facilities will meet the adopted perfonnance standard with the proposed mitigation measures through build out. Circulation facilities will meet the adopted perfonnance standard with the proposed mitigation measures through build out. Existing and planned facilities will meet the adopted perfonnance standard through build out. Existing open space will meet the adopted perfonnance standard through build out. The portion of Zone 11 within the Villages of La Costa Master meets or exceeds the standard per the Implementation Agreement of the Habitat Conservation Plan (HCP). Existing and planned facilities will meet the adopted perfonnance standard through build out. 1-6 Local Facilities Management Plan Zone 11 EXHIBIT 3 Zone 11 Build Out Public Facilities Summary Chart (continued) Facility Sewer Collection Water Distribution .lune, 2000 Conformance with Adopted Performance Standard Sewer collection facilities will meet the adopted performance standard with the proposed mitigation measures through build out. Existing and proposed water distribution facilities will meet the adopted pe1formance standard with the proposed mitigation measures through build out. l-7 Local Facilities Management Plan Zone 11 EXHIBIT 4 General Conditions For Zone 11 I. All development within Zone 11 shall conform to the provisions of Section 21.90 of the Carlsbad Municipal Code and to the provisions and conditions of this Local Facilities Management Plan. 2. All development within Zone 11 shall be required to pay a public facilities fee pursuant to the standards adopted by the City Council on July 28, 1986, and as amended from time to time and all other applicable fees. Development in Zone 11 shall also be responsible for any additional fees to be incorporated into this plan that are found to be necessary to enable facilities to meet the adopted pertonnance standard. 3. The City of Carlsbad shall monitor all facilities in Zone 11 pursuant to Subsections 2 l.90. I 30(c), (d) and (e) of the Carlsbad Municipal Code. 4. All development in Zone 11 shall be in conformance with the adopted Citywide Facilities and Improvements Plan (CFIP) as adopted by City Council Resolution 8797 on September 23, 1986 and amended January 9, 1990. 5. Periodic amendment to the Zone 11 Local Facilities Management Plan is anticipated to incorporate newly acquired data, to amend conditions and upgrade standards as detennined through the required monitoring program. Amendment to this Plan may be initiated by action of the Planning Commission, City Council or property owners at any time. 6. If a public facility or service is found not to be in conformance with an adopted pertonnance standard during the yearly monitoring, or at any other time, and a financial guarantee pursuant to the Growth Management Program for the facility is not in place, the matter will be immediately brought before the City Council. If the City Council detennines that non-confonnance exists, then no future building or development pennits shall be issued until an amendment to the CFIP or the Zone 11 LFMP is approved by the City Council, or the deficiency is otherwise satisfied pursuant to the Growth Management Plan. The amendment shall address any facility shortfalls and bring those facilities into conformance with the adopted perfonnance standards. 7. After adoption of this Plan by the City Council, no building permits will be allowed unless the performance standards are complied with. 8. Approval of this LFMP does not constitute prior environmental review for projects within Zone 11. All future projects within Zone 11 shall undergo environmental review per Title 19 of the Carlsbad Municipal Code. Any mitigation measures detennined during a project's environmental review shall be complied with in their entirety unless findings of overriding consideration are made by the City Council. 9. Approval of this plan does not constitute prior discretionary review for projects within Zone 11. All future discretionary projects shall undergo review per Title 21 of the June, 2000 1-8 Local Facilities Management Plan Zone 11 Carlsbad Municipal Code. This plan establishes the estimated allowable number of residential units for facilities planning purposes only. This plan does not guarantee any specific residential density. I 0. Approval of any discretionary permit within Zone 11 shall be contingent upon the provision of adequate public facilities to satisfy the Public Facilities Element of the General Plan. At this time a Community Facilities District has been formed to finance the construction of several Citywide facilities necessary to serve new development. If the Zone 11 properties are not a participant in that district, the required General Plan consistency finding cannot be made. Therefore, no discretionary approvals, building pennits, grading pennits, final maps, or development pennits will be issued or approved unless the subject property annexes into the CFO or an alternate financing mechanism is provided by the developer and approved by the City Council to finance the facilities legally applicable to Zone 11 that are included in the Community Facilities District. The following activities are exempt from this: grading, minor planning entitlements or minor construction as a part of ongoing ag1icultural operations, minor subdivisions and lot line adjustments for financing purposes or a Planned Community Master Plan or a Specific Plan. Any exemption is solely at the City's discretion. .lune, 2000 1-9 Local Facilities Management Plan Zone l I EXHIBIT 5 Special Conditions For Zone 11 The following special conditions apply specifically to development in Zone I I and must be complied with in addition to the General Conditions for Zone 11. These conditions are also listed separately under the analysis discussion of each facility. Additional mitigation measures specific to the portion of Zone 11 within the Villages of La Costa Master Plan are contained within the project's Environmental Impact Report (EIR 98-07). CITY ADMINISTRATIVE No Special Conditions LIBRARY No Special Conditions WASTEWATER TREATMENT CAPACITY The following action shall be pursued jointly by each sewer district to ensure adequate wastewater treatment capacity throughout a five-year period: Monitor Encina treatment plant flows on a monthly basis to detennine actual flow rates and to have an early warning of capacity problems. If at any time the parks performance standard within Park District 4, is out of confonnance with the adopted standard no further residential development will be allowed in Park District 4 or Zone 11 unless actions have been taken by the City to provide additional park facilities. DRAINAGE A. All future development in Zone 11 will be required to construct any future Zone 11 storm drain facilities identified in the Master Drainage and Stonn Water Quality Management Plan as determined by the City Engineer. Any facilities necessary to accommodate an individual phase of future development must be financially guaranteed or provided for prior to the recordation of any final map, issuance of a grading pennit or building permit, for any development phase requiring future stonn drain facilities in Zone 11. B. Prior to the recordation of any final map, issuance of grading permit or building pennit, whichever occurs first for any specific sub-drainage area within Zone 11, the developers of that project are required to: l. Pay the required drainage area fees established in the current Drainage Master Plan. June, 2000 1-10 Local Facilities Management Plan Zone 11 EXHIBIT 5 Special Conditions for Zone 11 (continued) C. Prior to the recordation of any final map, issuance of a grading pennit or building permit, whichever occurs first for any project within Zone 11, the developers of that project are required to financially guarantee the construction of the stonn drain facilities that are detennined by the City Engineer to be affected by the development and required for that phase of development that is proceeding. CIRCULATION A. Improvements needed now 8. Improvements needed by 2005 Rancho Santa Fe Road segment -Prior to the issuance of building pennits for the area covered by the Villages of La Costa Master or as determined by the City Engineer based on Year 2005 traffic model assumptions, the applicant shall construct or provide for the construction/realignment of Rancho Santa Fe Road from Melrose Drive to La Costa Avenue, if Rancho Santa Fe has not been previously constructed/realigned. Included within the construction/realignment of Rancho Santa Fe Road will be the intersections of Melrose Drive, La Costa Meadows Drive and Questhaven Road. Details of which are outlined in the Traffic Impact Analysis attached as Appendix A-4. C. Improvements needed by 2010 Rancho Santa Fe Road segment -widen from four to six lanes from La Costa Avenue to Melrose Avenue. The widening of Rancho Santa Fe Road will include improvements to the intersections of La Costa Meadows Drive, Questhaven Road and La Costa Avenue. Details of which are outlined in the Traffic Impact Analysis attached as Appendix A-4. D. Improvements needed by build out (2020) Melrose Drive/Rancho Santa Fe Road intersection -construct an additional southbound thru lane and an additional eastbound right-tum lane. Rancho Santa Fe Road/Questhaven Road intersection -construct an additional southbound left-turn lane creating dual-left turn lanes, and add a right-turn lane. Rancho Santa Fe Road/Olivenhain Road/Camino Alvaro intersection -construct a southbound left-turn lane creating dual-left tum lanes, and add a thru lane on the north and south legs. June, 2000 1-1 I Local Facilities Management Plan Zone 11 EXHIBIT 5 Special Conditions for Zone 11 (continued) FIRE FACILITIES No Special Conditions OPEN SPACE A. All future development within this zone shall be required to show how it contributes to meeting the open space performance standard and that the development does not preclude the provision of performance standard open space at build out of Zone 11. B. Open space compliance will be monitored annually and as individual projects are reviewed within this zone. C. Prior to the approval of any development within this zone, the Planning Director shall be required to find that the development does not preclude the provision of performance standard open space at build out of Zone 11. D. The proposed development within the Villages of La Costa Master Plan is exempt from the Open Space condition per the Implementation Agreement for the Habitat Conservation Plan. SCHOOLS A. Conform to the adopted school performance standard as a prerequisite of any development within the zone. All development within Zone 11 will be conditioned in accordance with the requirements of the State of California and the Encinitas Union Elementary School District, the San Dieguito High School District or the San Marcos Unified School District. SEWER The phases for sewer are explained in the Sewer section and are shown on Exhibit 74. PHASE A 1. 2. June,2000 Prior to any occupancy within Phase A, the proposed 12-inch sewer line east of La Costa Racquet Club, from the existing 12-inch stub in Camino de Los Caches to the existing 12-inch terminus in Stagecoach Park must be installed. Phase A is located within bGWDL WO drainage basin 8 and 10. Prior to the recordation of a final map within the bGWDL WO sewer service areas, applicant shall provide a letter from bGWDL WO evidencing that capacity will be available for the proposed increment of development and pay the required sewer fees to bGWI)LWD. [-12 Local Facilities Management Plan Zone 11 EXHIBIT 5 Special Conditions for Zone 11 (continued) PHASE B: I. Phase B is located within the Vallecitos Water District (VWD). Prior to the recordation of a final map within the VWD sewer service areas, applicant shall provide a letter from VWD evidencing that capacity will be available for the proposed increment of development and pay the required sewer fees to VWD. PHASE C: l. Prior to occupancy in Phase C, the proposed 12-inch sewer line west of La Costa Racquet Club, from the existing 12-inch stub in La Costa A venue to the existing 12-inch trunk sewer in Stagecoach Park, must be installed. 2. Phase C is located within bGW9L WD drainage basin 8. Prior to the recordation ofa final map within the bGW9LWD sewer service areas, applicant shall provide a letter from bGW9LWD evidencing that capacity will be available for the proposed increment of development and pay the required sewer fees to bGW9LWD .. PHASED: 1. Phase Dis located within bGW9LWD drainage basin 8. Prior to the recordation of a final map within the bGW9L WD sewer service areas, applicant shall provide a letter from bGW9LWD evidencing that capacity will be available for the proposed increment of development and pay the required sewer fees to bG-W9LWD. PHASE E: 1. Prior to final map in Phase E, the following must occur: 2. June, 2000 a. The pump station and force main must be installed, or an approved agreement by each district must be reached with the Cardiff Sanitation District. Phase E is located within J.:,G.W9L WD Drainage Basin 8. Prior to the recordation of a final map within the bGW9L WD sewer service areas, applicant shall provide a letter from bG-W9L WD evidencing that capacity will be available for the proposed increment of development and pay the required sewer fees to bG-W9LWD. I-13 Local Facilities Management Plan Zone 11 EXHIBIT 5 Special Conditions for Zone 11 (continued) WATER The phases are explained in the Water Section and are shown on Exhibit 78. PHASE A: I. Water facilities will be provided at the time of development to the satisfaction of the Olivenhain Municipal Water District (OMWD). 2. All development within Phase A shall pay the appropriate water fees established byOMWD. PHASE B: I. Water facilities will be provided at the time of development to the satisfaction of VWD. The 12-inch water line proposed from the existing 12-inch stub in Corintia Street to El Fuerte Street shall be installed as required by VWD. 2. All development within Phase B shall pay the appropriate water fees established byVWD. PHASE C: I. Water facilities will be provided at the time of development to the satisfaction of the Olivenhain Municipal Water District (OMWD). 2. All development within Phase C shall pay the appropriate water fees established byOMWD. PHASED: I. Water facilities will be provided at the time of development to the satisfaction of OMWD. The 12-inch water line proposed in the extension of Calle Barcelona and a portion of the 16-inch water line proposed in the future extension of Calle Acervo shall be installed as required by OMWD. 2. All development within Phase D shall pay the appropriate water fees established byOMWD. PHASE E: I. June,2000 Water facilities will be provided at the time of development to the satisfaction of OMWD. The portion of the 16-inch water line proposed in the future extension of Calle Acervo shall be installed, as required by OMWD. 1-14 Local Facilities Management Plan Zone 11 EXHIBIT 5 Special Conditions for Zone 11 (continued) 2. All development within Phase E shall pay the appropriate water fees established byOMWD. PHASE F: I. Water facilities will be provided at the time of development to the satisfaction of OMWD. The portion of the 16-inch water line proposed in the future extension of Calle Acervo shall be installed, as required by OMWD. 2. All development within Phase F shall pay the appropriate water fees established byOMWD. PHASE G: I. 2. .lune, 2000 Water facilities will be provided at the time of development to the satisfaction of OMWD. All development within Phase G shall pay the appropriate water fees established byOMWD . 1-15 Local Facilities Management Plan Zone 11 II. INTRODUCTION This Local Facilities Management Plan completes the second phase of Carlsbad's overall Growth Management Program for Zone 11. Phase One of the Growth Management Program was completed with the adoption of the 1986 Citywide Facilities and Improvements Plan (1986 CFIP). For purposes of public facilities analysis, the 1986 CFIP separated the City into 25 Local Facilities Management Zones as shown on Exhibit I, supra. A. PLAN OVERVIEW .lune, 2000 This LFMP provides a detailed description and analysis of how facilities will be provided in Zone 11 from now to build out of the zone. The plan is divided into eight parts as follows: II Ill - Executive Summary: Summarizes the plan and highlights all conditions proposed by the plan. Introduction: Provides an introduction to the format and content of the plan. Build Out Projections: Projects the ultimate amount of development in Zone 11, along with itemizing existing development, and future land uses. IV -Phasing: Estimates how and when development will be phased in Zone I I. V-XVI -Analysis of Public Facilities Requirements: Provides a complete description and analysis of the facilities needed to serve development in the zone based on build out projections and phasing assumptions. This is the most detailed portion of the plan. XVII- This part is divided into eleven separate sections; one for each facility. Each section provides a detailed analysis of the facility. If a facility is not contemning with the adopted performance standard, there will be a discussion describing this situation, a description of mitigation or alternatives, and a financing summary. Each facility section will conclude with adequacy findings. Adequacy findings summarize whether or not the public facility conforms with the adopted perfonnance standard. Finance: Provides a summary of the proposed method of financing each facility . 11-1 XVIII- XIV- Local Facilities Management Plan Zone 11 References: Provides a list of public documents used in the preparation of this plan but not included in the Appendices due to the length of the individual documents. All References are available to the public by request of the respective publishing agency. Appendices: Provides the technical materials used rn preparation of this plan. B. OVERVIEW OF MANAGEMENT ZONE 11 June, 2000 Local Facilities Management Zone 11 is located in the southeast quadrant of Carlsbad as shown on Exhibit I. Local Facility Management Zones 6 and 12 are on Zone 11 's western boundaries. The City of Encinitas is to the south/southwest, the County of San Diego to the east and the City of San Marcos to the north/northeast. Zone 11 comprises approximately 2,252.8 gross acres. Exhibit 6 lists the major landowners within Zone 11. Exhibit 7 shows the location of their holdings. Primarily a residential area, Carlsbad's General Plan calls for residential land uses ranging in density from Low (0-1.5 dwelling units/acre) to Medium-High (8-15 dwelling units/acre). Non-residential land uses within Zone 11 include Local Commercial, Community Facilities and Professional/Office. Three school sites are designated within the zone; an 88-acre high school site and two I 0-acre elementary school sites. The General Plan Designations within Zone I I are shown on Exhibit 8. The land use zoning within Zone 11 is shown on Exhibit 9. The Villages of La Costa Master Plan, which covers the northern half of the Zone, is being submitted concurrently with this LFMP and is the basis for development estimates for the area covered by the Master Plan. 11-2 Map Key# 1. 1. I. 1. 2. 3. 4. 5. 6. I 1. 8. June, 2000 Local Facilities Management Plan Zone 11 EXHIBIT 6 Summary of Major Undeveloped Property Ownership Ownership/ APN Real Estate Collateral Management 222-151-80 222-470-23, 25 223-010-12, 18, 19,27,28,29,31,32,33,34,35,37 223-011-02,03,04,05,06 223-021-08, 09, 10, 11, 12, 15, 16 223-050-49,51,52,53,54,59,65,67,69 Real Estate Collateral Management 223-322-02 Real Estate Collateral Management 223-220-71; 255-031-17 Real Estate Collateral Management 223-032-01, 02 223-060-49, 15 223-071-05, 07, 09 San Marcos County Water District 223-021-17 City of Carlsbad/Fire Station No. 6 223-050-66 San Marcos County Water District (Reclaimed Water Lake) 223-071-10 Olivenhain Municipal Water District (Water Storage) 223-071-06 Daniel Shelley 223-061-01 Mag PropertiesLa Costa Town Square, LLC 223-060-31, 32 and 223-050-68,70. Union Oil 223-060-28 Acreage 1060.8 88.1 66.5 6.8 4.8 0.5 18.7 2.6 80.0 0.7 ll-3 Local Facilities Management Plan Zone 11 9. Walter Four S Ranch Co. 4.5 223-060-29 13. City of Carlsbad/Stagecoach Park 28.0 223-060-60, 61 15. La Costa Estancia 7.6 255-031-20 16. Encinitas Union School District 9.9 255-031-28 17. Real Estate Collateral Management 12.2 255-031-26 21. Olivenhain Municipal Water District 1.9 26. Shelley 114.6 264-010-32 .lune, 2000 11-4 I i i ·-··-·•-'\, I --. r;:\ '-e-i!Jl---+-\V LEGEND ® Ownership Reference Major Undeveloped Property Ownership Local Facilities Management Plan Zone 11 Exhibit 7 / OS-1 { \ ................ ··, .. ,.... .. , '••✓•• •• ...... /·· ..... RL-2 ~S-10 General Plan Land Use Local Facilities Management Plan Zone 11 OS-1 ! :-.. ~~--_,_.,_j OS-4 i u Exhibit 8 P-C R-1-25 lrt Zoning Map Local Facilities Management Plan Zone 11 I .l" I .:xiv ~--·-··- --. l . .1 P-C ~-\, -~\;%: .·," Zoning Designations Jo-sl IP-Cl EE] Single Family Residential Open Space Planned Community Flood Plain Exhibit 9 Local Facilities Management Plan Zone 11 Ill. BUILDOUT PROJECTIONS To properly assess and plan for facilities to serve Zone I I, it is necessary to project the type and intensity of land use as the zone builds out. These build out projections define land use intensity and corresponding facilities demands. The basis for the land uses and build out projections in this Local Facilities Management Plan is the Carlsbad General Plan, as amended concurrently with this Local Facilities Management Plan and the Villages of La Costa Master Plan (MP 98-0 I). The methodology used in compiling this build out projection is consistent with that used in the 1986 CFlP. The methodology is briefly described as follows: A. GENERAL PLAN LAND USE General Plan Land Use Designations were plotted on a I" = 200' base map. A reduction of this map is shown in Exhibit I 0. Exhibit 11 provides a detailed itemization of the area calculations. The gross acreage of these areas were detennined by computer. Appendix A-I provides a map at I " = 200' scale. The easterly "canyon" alignment of Rancho Santa Fe Road, which was approved by the City Council, is used for the preparation of build out assumptions and facility planning. A detailed study of the alignment and environmental impact report have been prepared for the new alignment, but are not included in this Local Facilities Management Plan. B. GENERALIZED CONSTRAINTS ANALYSIS June, 2000 Consistent with adopted City policies and ordinances, development constraints within each area were identified. Constraints that may have existed on land that is developed were not included in this analysis. Constraints fall into two basic categories: I) full and 2) partial. Fully constrained areas cannot be used to calculate residential density and are considered undevelopable. Fifty percent of the area of partial constraints can be used in residential density calculations. Since development constraints overlap each other, for accounting purposes, constraints are organized in a hierarchy beginning at 'A' -major powerline easement and ending in 'J' -slopes between 25-40%. When overlapping occurs, only the area of the highest-level constraint is calculated for build out projection purposes. It is recognized that underlying constraints exist and that these constraints as well as others will be defined by specific environmental review for individual development projects. 111-1 ~ N I ACIFIC WGS -100:9 CNE-11.0WG 10-21-08 1J;4f:+2 LAYOUT: LA'rOUT ZONE 11 GENERAL PLAN / LAND USE MAP LADWIG DESIGN GROUP. INC. 2234 FARADAY AVENUE CARLSBAD. CA 92008 PHONE (760) 438-3182 FAX (760)438-0173 EXHIBIT 10 GENERAL PLAN / LAND USE MAP L-1069 10/21 /08 OS 7 OS 2 'os3 i()i:;"°4···· ·oss OS 6 ,9§.!. ... ·osa :_q_S9 :os 10 \iS ;·; · :T.~ta\_05 RL7 RL2 .T.c~!~.• .. !3.1., ... l~~-~-1. :RLM2 'RLM3 "Ri:i • .f4··· RLMS RLM6 RLM7 [T?.t!'! ~-.1:-M RM2 'RM 3 T01.ii RM RMH 1 RMH2 RMH4 Total RMH RH--01 'e, 569 366 ·" 54.7 . ?.5,1-_5 ,02.if"" 241.8 240" 7685 7698 947.9 June,2000 Local Facilities Management Plan Zone 11 EXHIBIT 11 LFMP Build Out Projections -Constraints .. 0.8 09 " 2150 702 5' 0.0 50 05 02 13_ .... 9.! 275.8 ___ 138.J "· 60 2<2 _24.2 '86 0.0 00 7.6 00 07 00 12.1 P.~---" 78 " 57 "' 72 00 o., 0.3 "" Developer Acres 337 ., 556 148.2° 20~:~ 152.2 93f. ~~-? .. 21.5 .4:3?. 150.2 7539 775 2.3 232 37.0 73' 5<.9 .. IIl-3 ----'. Formatted: Left OS 4 ,(?S_ 5 _[?~8. OS 7 OS 8 :OS 9 OS 10 OS 11 ,To~~ C?~ ... RL 1 ,RL 2 -."t:otal Rl :RLM 1 "Ri..~.? .. .RLM3 :RLM4 ;ALM_S RLM6 :·RLM7 (i;:,_~,-~LM RM 1 RM2 ,f<:M3_ Total R_M R~H 1 RMH 2 RMH 4 Total RMH ;R!i-01 .E1 E2 E3 ·Total E 'TOTAL June, 2000 12.5 270 04 ···:o ◄ 9.2···· ... ~.f! 366 4.2 547 ~~!.5 58.9 166 3 ~~?-;L .. = .... ,.~-~-J~2 9 241.8 24.0 491 16~ 5 169.8 047.9 13.8 46 25.0 43.4 115 363 22.1 70.9 _9.8 99 863 119 108.1 08 01 13 67 08 1.7 3.9 37 23.~ 0.0 10 12 0.4 111... 23 2.7 6.4 ~-~ 1g 01 ~ -~ 0 "' 27 00 -~_:f __ ···' 5.7 8.7 0.0 01 33 3.4 Local Facilities Management Plan Zone 11 0.0 0.0 0.0 0.0 1.9 0.0 00 4.0 67 11.6 3.7 0.3 5.0 08 6.1 111-4 : Formatted: Font: Bold June,2000 Local Facilities Management Plan Zone 11 Full constraints are as follows: A. Major (2: 69 kv) power-line easements B. Proposed circulation element roadways C. Railroad track beds or R-O-W D. Slopes of 40% or more in grade E. Significant riparian, or woodland habitats F. Significant wetlands G. Flood ways H. Pennanent bodies of water I. Other significant environmental features as detennined by the Environmental Review process. Partial Constraints include: J. Slopes between 25-40% in grade: only 1/2 of the area within slopes between 25-40% in grade were used in residential density calculations. Also included in the constraint analysis is the programming of: K. Planned school facilities The approximate area and location of school facilities are indicated in the General Plan. The beneficial and efficient provision of these facilities requires a minimum area of land free of development constraints. Consistent with City and school district policy, the minimum acreage identified by the General Plan for school facilities was not used in the applicable sub-area's residential density calculations. L. Habitat Conservation Plan In 1995, the City and the Fieldstone Company, along with various State and Federal government agencies entered into an agreement in order to preserve specific portions of Zone 11 impacted by environmentally sensitive species and habitat. This was subsequently issued to Real Estate Collateral Management (RECM). This agreement (Implementation Agreement) and its accompanying Habitat Conservation Plan (HCP) significantly limited the developable area within the RECM properties and required all areas specified as conservation areas to be redesignated as General Plan Open Space. However, the agreement also provided for the shift of dwelling units previously available within the conservation areas to the developable areas. 111-5 Local Facilities Management Plan Zone 11 As a result of the requirement that the General Plan be amended to reflect the Habitat Conservation Plan/Ongoing Multi-Species Plan (HCP/OMSP), General Plan designation densities were increased within the developable areas of the RECM properties to provide for the shift of dwelling units. In order to preserve the number of dwelling units previously allowed for under the original Zone 11 LFMP, the RECM properties were analyzed for facilities purposes under the constraints imposed by the Villages of La Costa Master Plan rather than traditional General Plan designation based analysis. This will allow development to occur consistent with the original build out projections of the LFMP. C. EXISTING/APPROVED LAND USE June,2000 Existing Land Uses within each area as of 1/1/00 were identified. Residential density as well as square footage and type of non-residential structures were itemized. Exhibit 12 provides a detailed breakdown of these land uses that are existing or approved by the City of Carlsbad. 111-6 Local Facilities Management Plan Zone 11 Exhibit 12 Approved/Existing Land Use A. Residential: B. General Plan Land Use Sub-area RLM-1 RLM-3 RLM-5 (Existing) RLM-6 (Existing) RM-2 (Approved) RL-2 (Existing) RMH-2 (Existing) RLM-7 (Existing) Non-Residential: General Plan Land Use Sub-area E-1 E-2 E-3 N-2 G/0-1 TOTAL June, 2000 Project Gross Acres 9.9 86.3 11.9 5.6 2.2 W&-l-115.9 TOTAL Dwelling Units Land Use Tyee 263 160 73 815 131 174 496 196 • ------( Formatted Table Elementary School High School Elementary School Neighborhood Center Olivenhain Municipal Water District Office III-7 Local Facilities Management Plan Zone 11 June, 2000 III-8 Local Facilities Management Plan Zone 11 D. DEVELOPING LAND USE Developing Land Use is a category that defines the status or stage in the development process that exists for a land use proposal or project. The development process begins when a development application is submitted to the City. Various procedures are followed depending on the type of application submitted. In all cases, applications arc reviewed to ensure that all City standards are met and confonn with all previous discretionary approvals prior to finalizing the projects and issuing building pennits. Once the project has received final occupancy, the development process ends and the land use is identified as an existing land use. Developing Land Use was identified by a review of the City of Carlsbad Planning Department development records. A detailed itemization of developing land uses is provided in Exhibit 13. After receiving tentative discretionary approval, a land use is considered approved. The approval is valid until the land use is developed and occupied or the tentative approval expires. Exhibit 13 Zone 11 -Developing Land Use Developing Status General Plan Land Use Application Tentative Building Desio nation Proiect Submittal Annroval Final Man Permits Total Existina RLM-7 Shelly CT 90-03 0.0 256.0 0.0 0.0 256.0 0.0 RLM-7 Colina Roble CT 98-02 0.0 28.0 0.0 0.0 28.0 0.0 RM-3 Parkview East CT 85-21 0.0 0.0 0.0 35.0 35.0 0.0 TOTAL RESIDENTIAL 0.0 284.0 0.0 35.0 319.0 0.0 E. BUILD OUT PROJECTION CALCULATIONS June, 2000 Both residential and non-residential build out projections as of 1-1-00 for Zone 11 are shown on Exhibit 14 and 15. The build out projections are calculated as follows: I. RESIDENTIAL BUILD OUT PROJECTIONS The net developable acreage of each residential land use sub-area is multiplied by the adopted Growth Management control point as follows: 111-9 June, 2000 Local Facilities Management Plan Zone 11 General Plan Land Use Designation Growth Management Control Point Dwelling Units/ Acre RL 1.0 RLM 3.2 RM 6~ RMH 11.5 RH 19 The result provides the base residential dwelling unit build out projections for each sub-area consistent with the passage of Proposition E on November 4, 1986. Both existing and approved dwelling units are subtracted from this yield to indicate the amount of future residential development in the zone. 2. NON-RESIDENTIAL BUILD OUT PROJECTIONS The net-developable acreage of each non-residential land use sub-area is multiplied by either .3 or .4 as described below. The resultant figures provide an estimate of ultimate land use intensity as defined by building square footage for each sub-area. This estimate is used for facility planning purposes. The Growth Management Program uses the .3 factor to estimate building square footage yields for either I) unapproved and unimproved vacant unconstrained land or for 2) urbanized underdeveloped non-residential sites. These urbanized underdeveloped sites typically exhibit significant man-made constraints to development. Primary constraints are: a) compatibility with surrounding land uses and b) proper interfacing with existing infrastructure and public facilities. The .4 factor is used to estimate building square footage yields on unconstrained lots which have approved land use projects and have all infrastructure in place. The land use intensity of both existing and approved non-residential development is subtracted from this estimate to indicate the amount of future non-residential land use intensity. Non-residential uses within the Zone 11 area consist of two ex1stmg elementary schools, one high school and one park (Stage Coach Park). Zone I I also has the potential to develop approximately 39.3 net acres of commercial designated land, approximately 8.3 net acres of office designated land and 6.4 net acres of community facilities designated land per the underlying General Plan designation. 111-10 Local Facilities Management Plan Zone 11 EXHIBIT 14 Residential Build Out Projections ase Residential General Plan Land Buildout Existing Approved Future Total Use Designation Net Acres GMCP Projections DU's DU's DU's DU's RL 1 55.6 55.6 0 0 55 55 RL 2 148.2 148.2 174 0 0 174 Total RL 203.8 203.8 174 0 55 229 RLM 1 152.2 3.2 486.9 0 0 262 262 RLM 2 93.7 3.2 299.8 0 0 305 305 RLM 3 204.9 3.2 655.7 0 0 511 511 RLM4 21.5 3.2 68.8 0 0 64 64 RLM 5 43.7 3.2 139.8 73 0 0 73 RLM 6 150.2 3.2 480.5 815 0 0 815 RLM 7 153.9 3.2 492.3 196 284 0 480 RLM 8 0.1 3.2 00 0 0 0 0 Total RLM 820.7 3.2 2623.9 1084 284 1142 2510 RM 1 11.5 6 69.0 0 0 45 45 RM 2 23.2 6 139.2 131 0 0 131 RM3 2.3 6 13.8 0 35 0 35 Total RM 37.0 6 222.0 131 35 45 211 RMH1 10.4 11.5 119.6 0 0 58 58 RMH 2 31.1 11.5 357.1 496 0 0 496 RMH4 13.4 11.5 154.1 0 0 171 171 Total RMH 54.9 630.8 496 0 229 725 RH 1 6.8 19 128.0 0 0 128 128 TOTAL 1123.2 3808.0 1885 319 1599 3803 DU's From Zone 12 179.0 0 0 0 0.0 TOTAL DU's 3987.0 3803.0 June, 2000 Ill-I I Local Facilities Management Plan Zone 11 EXHIBIT 15 Non-Residential Build Out Projections dMP Non-Base Non- General Land Net residential residential Use Developable LU Intensity Buildout Existing Approved Estimated Designation Acres Estimate Projections Sq.Ft. Sq. Ft. Future Sq. Ft. C-1 33.7 30% 440,392 284,400 C-2 4.3 30% 56,192 56,192 CF 6.4 30% 83,635 83,635 N-2 4.1 30% 53,579 53,579 SUBTOTAL 48,5 30% 633,798 477,806 0-1 6.2 30% 81,022 55,000 G/0 0.9 30% 11,761 11,761 TOTAL ZONE 55.6 726,581 544,567 June,2000 III-12 June, 2000 Local Facilities Management Plan Zone 11 3. DWELLING UNIT TRANSFER The build out projections for Zone 11 include a dwelling unit transfer of 179 units from Zone 12. A dwelling unit transfer may be allowed within a quadrant pursuant to the Goals and Policies of the General Plan and Title 21.90 of the Carlsbad Municipal Code. A dwelling unit transfer must assure I) the overall unit count in the quadrant is not changed, 2) no other property owners are adversely affected, and 3) the maximum number of units allowed by the General Plan land use designations must not be exceeded. The specific dwelling unit transfer consists of a transfer of 179 units from Zone 12 into Zone 11. The unit transfer from Zone 12 is due to the Arroyo Master Plan limiting the number of units below the allowable future units per the Growth Management Control Point. The dwelling unit transfer was approved by Planning Commission Resolution No. 3040 on May 16, 1990 and City Council Resolution 90-264 on August 21, 1990, Appendix A-3. The dwelling unit transfer of 179 dwelling units is not included in the public facility build out and phasing projections for the Zone. The excess dwelling units are available for development but additional analysis will be needed to ensure that the necessary facilities needed to serve development in the zone are not compromised due to the increase in build out projections. 4. BUILD OUT POPULATION PROJECTION The build out population projection for Management Zone 11 was detennined by applying a population generation rate of 2.3178 persons/dwelling unit. The build out population projections for Zone 11 are shown on Exhibit 16. These build out population projections are used consistently throughout this plan for the purpose of predicting demand for public facilities. The total number of units ultimately constructed within Zone 11 may vary from the projections used in this plan, without requiring an amendment to the plan if facility requirements are not significantly changed. Sources of variance include the uncertainty of the fire station site, possible density bonuses for affordable housing as well as other undetennined factors. 111-13 Local Facilities Management Plan Zone 11 EXHIBIT 16 Build Out PoRulation Projections EXHIBIT 16 Buildout Population Projections R:es,aual rm Population e'.urlclout General Plan Land Buildout Existing Approved Future Index Existing Approved Future Population Use Oesi9nation Projections DUs DUs DUs j2.3178/DU) Pop Pop Pop Projection RL 1 55 0 0 55 2.3178 0.0 0.0 127.5 127 0 RL 2 174 174 0 2.3178 403.3 0.0 0.0 403.3 RLM 1 262 0 262 2.3178 0.0 0.0 607.3 607.3 RLM2 305 0 305 2.3178 0.0 0.0 706.9 706.9 RLM3 511 0 511 2.3178 0.0 0.0 1184.4 1184.4 RLM4 64 0 0 64 2.3178 0.0 0.0 148.3 148.3 RLM 5 73 73 0 0 2.3178 169.2 0.0 0.0 169.2 RLM 6 815 815 0 0 2.3178 1889.0 0.0 0.0 1889.0 RLM 7 480 196 284 0 2.3178 454.3 658.3 0.0 1112.5 RM1 45 0 0 45 2.3178 0.0 0.0 104.3 104.3 RM2 131 131 0 0 2.3178 303.6 0.0 0.0 303.6 RM3 35 0 35 0 2.3178 0.0 81.1 0.0 81.1 RMH 1 58 0 0 58 2.3178 0.0 0.0 134.4 134.4 RMH 2 496 496 0 0 2.3178 1149.6 0.0 0.0 1149.6 RMH4 171 0 0 171 2.3178 0.0 0.0 396.3 396.3 RH 1 128 0 0 128 2.3178 0.0 0.0 297.0 297.0 TOTAL RES 3803 1885 319 1599 4369 739 3706 8814 June, 2000 111-14 Local Facilities Management Plan Zone 11 IV. PHASING The Villages of La Costa Master Plan has limited the number of dwellings units for those portions of land within Zone 11 covered by the Master Plan. Therefore all population and facility projections will be based upon the existing 1,885 dwelling units, plus the 1,352 dwelling units from the Master Plan and an additional 457 dwelling units from undeveloped non-Master Plan areas. Phasing projections estimate when, where and how much development will occur in Zone 11 between now and build out. Although difficult to predict exactly, phasing projections begin to make possible advance planning and programming of public facilities to assure adopted perfonnance standards are continually met. The objectives of phasing projections are as follows: I. Project estimated demands for public facilities on a yearly basis until build out. 2. Project and establish thresholds when and where public facilities improvements are needed. 3. Projecting facility thresholds allows sufficient lead-time for facility programming to assure that the perfonnance standards are continually met. 4. Through threshold identification allow the City to efficiently and effectively implement public facility improvements. The 1986 CFlP projects residential phasing to be 1,250 dwelling units per year. This projection was based on a review of the San Diego Association of Governments (SANDAG) projections along with those utilized in the City's Capital Improvement Program and the Public Facilities Management Systems, Monitoring Report of April I 986. The 1986 CFIP's public facility programming was based in part on this projection. A. ZONE 11 LAND USE PHASING June,2000 I. RESIDENTIAL The residential phasing proje<.;tions for Zone 11 are shown on Exhibit 17. The residential phasing schedule is intended to be used for projecting future need and timing of public facilities. It is a tool to allow the City to anticipate future public facility needs and to budget moneys for their improvement. The projected residential phasing schedule is not absolute. The actual number of dwelling units to be built each year will vary depending on economic conditions. IV-I June, 2000 Local Facilities Management Plan Zone 11 Exhibit 17 shows the residential phasing schedules of the adopted and non-adopted LFMP'S. Exhibit 17 shows the yearly phasing schedules for these zones. Exhibit 18 shows a similar phasing schedule for the zones located within the southeast quadrant of the City. The southeast quadrant phasing projections are provided to make the review and future update and monitoring of quadrant-specific facilities more manageable and easier to understand. Also, a Zone 11 residential phasing schedule is shown on Exhibit I 9 for use in the review and update of zone specific public facilities. Exhibit 20 shows the non-residential phasing schedules of the adopted and non-adopted LFMP's. Exhibit 20 shows the yearly phasing schedules for these zones. Exhibit 21 shows a similar phasing schedule for the zones located within the southeast quadrant of the City for non-residential uses. Also, a Zone I I non-residential phasing schedule is shown on Exhibit 22 for use in the review and update of zone specific public facilities. 2. PHASING SUMMARY Both residential and non-residential phasing projections are provided in order to plan for public facilities. The plan provides these projections to establish thresholds, which necessitate the need for additional facilities. The Growth Management Program and the Zone 11 LFMP anticipate that the actual phasing of development in this zone will vary from these projections. In no instance, however, will a change in phasing result in the failure of any perfonnance standard being met. The public facility thresholds established in this plan will ensure that compliance with the adopted pertonnance standards is maintained or no development will be allowed until compliance is reached. IV-2 EXHIBIT 17 -CITY WIDE RESIDENTIAL PHASING PROJECTIONS Totals of adooted LMFP's Local Facility Management Zones Total Total Citywide Total Years 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 Adopted DU's as of 1/1 Citywide Status as of 1/1 /1) /2) /3) (41 (51 (6) (7) (8) (9) (10\ (11\ 112) (131 (14) (15) /161 (17) (18) 119) (20) (211 122) Phased DU's Pooulation Existinq 2,000 10.196 2,490 237 3,065 138 8,194 1,341 44 850 0 1,885 1,252 0 2 520 0 0 1,694 1,695 1,059 551 439 0 338 1 35,991 35 991 83,420 Projected 2,000 40 22 1 0 0 40 90 40 58 0 80 125 0 0 65 0 0 0 85 78 95 179 28 0 0 1,026 37,017 85,798 2,001 20 0 1 0 0 40 90 190 0 150 210 125 0 0 65 0 0 0 18 151 130 50 28 0 0 1,268 38,285 88,737 2,002 20 0 0 0 0 17 90 190 0 150 210 125 0 0 65 0 0 0 7 118 30 50 28 0 0 1,100 39,385 91,287 2,003 20 0 0 0 0 17 90 190 0 150 210 38 0 0 65 0 0 0 10 64 30 50 29 0 0 963 40,348 93,519 2,004 40 0 0 0 0 17 60 177 0 150 209 0 0 0 29 0 0 0 10 138 23 50 29 0 0 932 41,280 95,679 2,005 40 5 0 0 0 17 60 40 0 150 166 0 0 0 49 0 100 19 11 50 21 39 29 15 0 811 42,091 97,559 2,006 40 5 0 0 0 17 60 38 0 150 166 0 0 0 49 0 100 0 11 50 13 105 0 15 0 819 42,910 99,457 2,007 40 5 0 0 0 17 60 0 0 150 166 0 0 64 49 0 100 0 11 50 13 0 0 15 0 740 43,650 101,172 2,008 40 5 0 0 0 17 60 0 0 28 166 0 0 100 48 0 100 0 11 50 13 0 0 15 0 653 44,303 102,685 2,009 63 5 0 0 0 17 60 0 0 0 168 0 0 100 48 0 100 0 11 50 11 0 0 15 0 648 44,951 104,187 2,010 63 5 0 0 0 17 60 0 0 0 16 0 0 100 85 0 100 0 11 32 0 0 0 14 0 503 45,454 105,353 2,011 63 5 0 0 0 17 50 0 0 0 15 0 0 100 85 0 100 0 11 15 0 0 0 0 0 461 45,915 106,422 . 2,012 63 5 0 0 0 17 50 0 0 0 15 0 0 100 85 0 100 0 11 15 0 0 0 0 0 461 46,376 107,490 2,013 63 5 0 0 0 17 50 0 0 0 12 0 0 100 85 0 100 0 11 15 0 0 0 0 0 458 46,834 108,552 2,014 63 5 0 0 0 16 50 0 0 0 0 0 0 100 85 0 18 0 12 15 0 0 0 0 25 389 47,223 109,453 2,015 63 5 0 0 0 16 0 0 0 0 0 0 0 100 58 0 0 0 15 15 0 0 0 0 30 302 47,525 110,153 2,016 63 5 0 0 0 15 0 0 0 0 0 0 0 100 68 0 0 0 15 15 0 0 0 0 30 311 47,836 110,874 2,017 63 5 0 0 0 0 0 0 0 0 0 0 0 100 68 0 0 0 15 0 0 0 0 0 30 281 48,117 111,526 2,018 62 1 0 0 0 0 0 0 0 0 0 0 0 0 68 0 0 0 15 0 0 0 0 0 30 176 48,293 111,934 2,019 61 0 0 0 0 0 0 0 0 0 0 0 0 0 30 0 0 0 15 0 0 0 0 0 30 136 48,429 112,249 Build Out 2,020 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 15 0 0 0 0 0 0 15 48,444 112,284 TOTAL 11,186 2,578 239 3,065 138 8,525 2,321 909 908 1,078 3,694 1,665 0 1,066 1,769 0 918 1,713 2,026 1,980 930 962 171 427 176 48,444 48,444 112,284 Notes: (1) Zone 1 LFMP, adopted September 1, 1987, C.C Reso. No. 9221 (9) Zone 8 LFMPA, adopted January 18, 1994, C.C Reso. No. 94-27 (17) Zone 19 LFMP, adopted December 8, 1987, C.C Reso. No. 9322 (2) Zone 2 LFMP, adopted June 16, 1987, C.C Reso. No. 9123 (10) Zone 12 LFMP, adopted August 21, 1990, C.C Reso. No. 90-264 (18) Zone 20 LFMPA, adopted December 14, 1993, C.C Reso. No. 93-260 (3) Zone 3 LFMP, adopted May 19, 1987, C.C Reso. No. 9084 (11) Zone 13 LFMPB, adopted January 9, 1996, C.C Reso. No. 99-10 (19) Zone 21 LFMPA, adopted October 11, 1994, C.C Reso. No. 94-292 (4) Zone 4 LFMP, adopted June 16, 1987, C.C Reso. No. 9122 (12) Zone 14 LFMP, adopted February 6, 1990, C.C Reso. No. 90-24 (20) Zone 22 LFMPA, adopted January 13, 1998, C.C Reso. No. 98-10 (5) Zone 5 LFMPA, adopted October 21, 1997, C.C Reso. No. 97-647 (13) Zone 15 LFMPB, adopted November 17, 1998, C.C Reso. No. 98-337 (21) From the City of Carlsbad Finance Department (6) Zone 6 LFMP, adopted November 10, 1987, C.C Reso. No. 9291 (14) Zone 16 LFMP, adopted April 7, 1992, C.C Reso. No. 92-94 (22) Zone 24 LFMPA, adopted January 18, 1994, C.C Reso. No. 94-25 +_ (7) Zone 7 LFMP, adopted December 5, 1989, C.C Reso. No. 89-424 (15) From Zone 17 LFMP draft on file at the time of the traffic analysis for this Zone (8) Zone 8 LFMPA, adopted January 26, 1999, C.C Reso. No. 99-30 (16) Zone 18 LFMPA, adopted November 5, 1996, C.C Reso. No. 96-370 * NOTE: THIS TABLE HAS NOT BEEN UPDATED (05/01/2009) Local Facilities Management Plan Zone 11 EXHIBIT 18 Southeast Quadrant Residential Phasing Projections EXHIBIT 14 -SOUTHEAST QUADRANT RESIDENTIAL PHASING PROJECTIONS Local Facilities Management Zones Totals of L FM P's Total Quadrant Total Years as DUs as of Quadrant Status of 1/1 6(SE) 10 11 12 17(1) 18 1/1 Population Existinl! 2000 7688 0 1885 1252 0 1694 12,519 29,017 Proposed 2000 40 0 80 125 0 0 12,764 29,584 2001 40 150 210 125 0 0 13,289 30,801 2002 17 150 210 125 0 0 13,791 31,965 2003 17 150 210 38 0 0 14,206 32,927 2004 17 150 209 0 0 0 14,582 33,798 2005 17 150 166 0 100 19 15,034 34,846 2006 17 150 166 0 100 0 15,467 35,849 2007 17 150 166 0 100 0 15,900 36,853 2008 17 28 166 0 100 0 16,211 37,574 2009 17 0 168 0 100 0 16,496 38,234 2010 17 0 80 0 100 0 16,693 38,691 2011 17 0 52 0 100 0 16,798 38,934 2012 17 0 15 0 100 0 16,930 39,240 2013 17 0 12 0 100 0 17,059 39,539 2014 16 0 8 0 18 0 17,101 39,626 2015 16 0 0 0 0 0 17,117 39,663 2016 15 0 0 0 0 0 17,132 39,698 2017 0 0 0 0 0 0 17,132 39,698 2018 0 0 0 0 0 0 17,132 39,698 2019 0 0 0 0 0 0 17,132 39,698 Build Out 2020 0 0 0 0 0 0 17,132 39,698 TOTAL 8,019 1,078 3,803 1,665 918 1,713 17,132 39,698 June,2000 IV-4 Local Facilities Management Plan Zone 11 EXHIBIT 19 Zone 11 Residential Phasing Projections EXHIBIT 19 ZONE 11 RESIDENTIAL PHASING PROJECTION Totals of Adopted LFMP's Total Zone Years as DU's as of Total Zone Status of 1/1 Zone 11 1/1 Population Existing 2000 1885 1,885 4,369 2000 80 1,965 4,554 2001 210 2,175 5,041 2002 210 2,385 5,528 2003 210 2,595 6,015 2004 209 2,804 6,499 2005 166 2,970 6,884 2006 166 3,136 7,269 2007 166 3,302 7,653 2008 166 3,468 8,038 2009 168 3,636 8,428 2010 80 3,716 8,613 2011 52 3,768 8,733 2012 15 3,783 8,768 2013 12 3,795 8,796 2014 8 3,803 8,814 2015 0 3,803 8,814 2016 0 3,803 8,814 2017 0 3,803 8,814 2018 0 3,803 8,814 2019 0 3,803 8,814 2020 0 3,803 8,814 TOTAL 3,803 I 3,803 8,814 .lune, 2000 IV-5 EXHIBIT 20 -CITY WIDE NON-RESIDENTIAL PHASING PROJECTIONS Years 1 2 3 4 Status as of 1/1 (1) (2) (31 (41 Existina 2,000 361,731 78,103 400.424 0 Projected 2,000 25,000 0 65,763 0 2,001 62,500 0 15,000 0 2,002 62,500 0 10,000 0 2,003 68,000 10,000 8,100 0 2,004 68,000 0 40,770 0 2,005 68,000 11,000 8,100 0 2,006 68,000 10,800 8,100 0 2,007 68,000 0 8,100 0 2,008 68,000 0 8,100 0 2,009 68,000 0 8,100 0 2,010 68,000 0 8,100 0 2,011 68,000 0 8,100 0 2,012 68,000 0 8,100 0 2,013 68,000 0 8,100 22,869 2,014 68,000 0 8,100 0 2,015 68,000 0 7,466 0 2,016 68,000 0 0 0 2,017 68,000 0 0 0 2,018 110,797 0 0 0 2,019 0 0 0 0 Build Out 2,020 0 0 0 0 TOTAL 1,642,528 109,903 628,523 22,869 Notes: (1) Zone 1 LFMP, adopted September 1, 1987, C.C Reso. No. 9221 (2) Zone 2 LFMP, adopted June 16, 1987, C.C Reso. No. 9123 (3) Zone 3 LFMP, adopted May 19, 1987, C.C Reso. No. 9084 (4) Zone 4 LFMP, adopted June 16, 1987, C.C Reso. No. 9122 (5) Zone 5 LFMPA, adopted October 21, 1997, C.C Reso. No. 97-647 (6) Zone 6 LFMP, adopted November 10, 1987, C.C Reso. No. 9291 (7) Zone 7 LFMP, adopted December 5, 1989, C.C Reso. No. 89-424 (8) Zone 8 LFMPA, adopted January 26, 1999, C.C Reso. No. 99-30 5 6 (5\ 16\ 6.460,780 86,163 250,000 0 150,000 0 9,011 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6,869,791 86,163 7 (7\ 0 0 0 0 0 0 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 . 11,227 0 0 0 0 0 0 101,227 8 18\ 3,800 0 0 0 0 6,000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9,800 (9) (10) (11) (12) (13) (14) (15) (16) * NOTE: THIS TABLE HAS NOT BEEN UPDATED (05/01/2009) Local Facility Management Zones 9 10 11 12 13 (9) 110) 111I 0 0 344 11,001 1,716,305 0 0 56,192 0 0 0 0 403,801 30,000 28,000 3,016 56,954 95,396 0 0 9,078 56,955 83,635 0 106,842 8,500 56,955 53,579 0 34,500 0 56,955 11,761 0 120,000 0 0 0 0 647,000 0 0 0 0 106,842 43,584 0 0 0 0 50,000 0 0 0 34,500 50,000 0 0 0 0 50,000 0 0 0 0 50,000 0 0 0 106,842 50,000 0 0 0 0 50,000 0 0 0 343,600 50,000 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 414,178 227,819 704,708 41,001 3,244,431 Zone 8 LFMPA, adopted January 18, 1994, C.C Reso. No. 94-27 Zone 12 LFMP, adopted August 21, 1990, C.C Reso. No. 90-264 Zone 13 LFMPB, adopted January 9, 1996, C.C Reso. No. 99-10 Zone 14 LFMP, adopted February 6, 1990, C.C Reso. No. 90-24 Zone 15 LFMPB, adopted November 17, 1998, C.C Reso. No. 98-337 Zone 16 LFMP, adopted Aplil 7, 1992, C.C Reso. No. 92-94 From Zone 17 LFMP draft on file at the time of the traffic analysis for this Zone Zone 18 LFMPA, adopted November 5, 1996, C.C Reso. No. 96-370 14 15 16 (12) (131 1141 0 0 0 0 0 0 0 50,000 0 0 50,000 341,510 0 50,000 148,648 0 28,000 148,649 0 3,000 323,215 0 3,000 393,347 0 3,000 202,772 0 3,000 202,772 0 3,000 218,018 0 3,000 0 0 3,000 0 0 3,000 0 0 3,000 0 0 6,000 0 0 6,000 0 0 6,000 0 0 6,000 0 0 6.000 0 0 3,000 0 0 6,798 0 0 244,798 1,978,931 17 1151 0 0 0 44,280 44,280 44,280 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 132,840 18 1161 0 740,333 740,333 740,334 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 2,221,000 (17) (18) (19) (20) (21) (22) 19 20 21 22 23 1171 1181 119) 120) (21) 247,191 1.114 0 147.419 0 140,000 9,897 0 0 70,000 80,000 0 0 60,000 32,630 80,000 0 0 60,000 32,631 40,000 0 0 54,500 100,000 0 0 0 54,292 100,000 0 0 0 50,500 100,000 0 0 0 14,560 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O· 0 0 0 0 0 0 0 0 0 587,191 11,011· 0 441,271 435,261 Zone 19 LFMP, adopted December 8, 1987, C.C Reso. No. 9322 Zone 20 LFMPA, adopted December 14, 1993, C.C Reso. No. 93-260 Zone 21 LFMPA, adopted October 11, 1994, C.C Reso. No. 94-292 Zone 22 LFMPA, adopted January 13, 1998, C.C Reso. No. 98-10 From the City of Carlsbad Finance Department Zone 24 LFMPA, adopted January 18, 1994, C.C Reso. No. 94-25 Total Citywide 24 25 Square (22) Footage 0 0 9,514,375 0 0 1,357,185 0 0 1,652,264 0 0 1,585,632 0 0 780,038 0 0 643,525 0 0 762,531 0 0 1,154,807 0 0 398,714 0 0 335,456 0 0 391,618 0 0 139,100 0 0 139,100 0 0 245,942 0 0 161,969 0 0 486,927 0 0 131,466 0 50,000 124,000 0 50,000 124,000 0 50,000 166,797 0 55,821 58,821 0 0 6,798 0 205,821 20,361,065 Local Facilities Management Plan Zone 11 Exhibit 21 Southeast Quadrant Non-Residential Phasing Projections Local Facilities Management Zones Totals of LFMP's Total Quadrant Years as Non-Residential Status of 1/1 6(SE) 10 11 12 17(1) 18 as of 1/1 Existing 2000 0 0 344 11,001 0 0 , 11,345 Proposed 2000 0 0 0 0 0 0 , 11,345 2001 0 0 56,192 0 0 740,333 ' 807,870 2002 0 56,954 0 30,000 0 740,333 ' 1,635,157 2003 0 56,955 0 0 44,280 740,334 ' 2,476,726 2004 0 56,955 83,635 0 44,280 0 , 2,661,596 2005 0 56,955 53,579 0 44,280 0, 2,816,410 2006 0 0 11,761 0 0 0 • 2,828,171 2007 0 0 0 0 0 0 , 2,828,171 2008 0 0 0 0 0 0 , 2,828,171 2009 0 0 0 0 0 0 • 2,828,171 2010 0 0 228,300 0 0 0 , 3,056,471 2011 0 0 0 0 0 0 , 3,056,471 2012 0 0 111,100 0 0 0 , 3,167,571 2013 0 0 0 •··-·0 -· 0 0 , 3,167,571 2014 0 0 0 0 0 0 • 3,167,571 2015 0 0 0 0 0 0 , 3,167,571 2016 0 0 0 0 0 0 , 3,167,571 2017 0 0 0 0 0 0 • 3,167,571 2018 0 0 0 0 0 0 3,167,571 2019 0 0 0 0 0 0 3,167,571 Build Out 2020 0 0 0 0 0 0 • 3,167,571 TOTAL 0 227,819 544,911 41,001 132,840 2,221,000 3,167,571 June,2000 IV-7 .lune, 2000 Local Facilities Management Plan Zone 11 Exhibit 22 Zone 11 Non-Residential Phasing Projections Status Existing Year as Zone 11 Sq. of 1/1 Ft. Total 2000 344 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 56,192 83,635 53,579 11,761 228,300 111,100 544,911 IV-8 Local Facilities Management Plan Zone 11 V. ZONE REQUIREMENTS The Local Facilities Management Plan for Zone 11 addresses eleven separate facilities at three levels of analysis. Facility City Admin. Facilities Library Wastewater Treatment Capacity Park Drainage Circulation Fire Open Space Schools Sewer Collection Water Distribution Citywide X X X Level of Analysis Quadrant X X X X X X X X Each of these facilities is evaluated to detennine confonnance with the adopted perfonnance standard. For each facility, the following is provided: a. An illustrative map showing facilities discussed in the section and district boundaries; b. The adopted service level performance standard which must be complied with at all times as development occurs; c. A detailed facility adequacy and planning analysis; d. A list of conditions necessary to ensure confonnance with the adopted performance standard; e. A discussion of mitigation measures and financing mechanisms. Citywide facilities (City Administrative, Library, and Wastewater Treatment) have been analyzed in the 1986 CFIP. Analyses of these facilities are also included in this Local Facilities Management Plan to verify compliance with the 1986 CFIP or to suggest alternatives that assure confonnance with the adopted perfonnance standard. This plan shows how each adopted performance standard will be complied with as development occurs within Zone 11. This plan includes financing of all public facilities and services. The plan also includes a complete facility phasing schedule which is linked to public facility demands within the zone. June,2000 V-1 Local Facilities Management Plan Zone 11 VI. CITY ADMINISTRATIVE FACILITIES A. PERFORMANCE STANDARD 1,500 square feet per 1,000 population must be scheduled for construction within a five year period. B. FACILITY PLANNING AND ADEQUACY ANALYSIS June,2000 This analysis provides an inventory of existing and programmed City Administrative Facilities owned and leased by the City of Carlsbad. These facilities include both permanent and temporary structures. This analysis projects the build out demand for City Administrative Facilities and determines compliance with the adopted performance standard. Exhibit 23 shows the location of the existing and future City Administrative Facilities. 1. INVENTORY a. Existing and Build Out City Administrative Demand: Citywide projected population and Zone 11 projected population comes from Exhibit 17. Existing (1/1/00) Citywide Zone 11 Build Out Citywide (2020) Zone 11 (2020) Projected Population 83,420 4,369 112,284 ~8.814 Performance Standard Demand (Sq.Ft.) 66,736 3,495 89,827 6;MG7,051 Vl-1 City ofOceanside LEGEND □ Existing 0 Proposed City of Encinitas lrt City Administrative Facilities Zone 11 Local Facilities Management Plan ---- ■ ■ City of San 11 Exhibit 23 .lune, 2000 Local Facilities Management Plan Zone 11 b. Inventory of Existing City Administrative Facilities: The existing City Administrative Facilities owned or leased by the City of Carlsbad as of January 1, 2000 are: Civic Center (1200 Carlsbad Village Drive) Main Building Redevelopment (2965 B Roosevelt) Administrative Services & Community Development ( 1635 Faraday): Public Safety and Service Center (I) (2560 Orion Way): Police and Fire Vehicle Maintenance Water District Office SUBTOTAL Pennanent .iliq_ill 12,899 62,000 53,700 10,358 18,000 156,957 TOTAL EXISTING FACILITIES Temporary .iliq_ill 0 Leased .iliq_ill 3,200 3,200 160,157 Existing City Administrative Facilities as of January I, 2000 exceed the perfonnance standard. However, 2.6 percent of the total square footage is leased. If the leases are tenninated, thereby reducing existing City Administrative Facilities, this analysis would need to be re-done to assess compliance with the adopted pertonnance standard. If compliance was not being maintained, all residential development in the City would be stopped until the appropriate mitigation could be implemented . VI-3 c. Local Facilities Management Plan Zone 11 Inventory of Approved Future City Administrative Facilities: The adopted 2001-2002 Capital Improvement Program 1 funds the following City Administrative Facilities for construction: Facility Sq. Feet Funding Cost Source Year Public Works 62,000 '01-'02 $15,825,000 CFD/ Center Sewer/ Water Rep! New City Hall 96,000 '05-' 10 $26,612,000 CFD No other City Administrative Facilities are identified within the City's adopted CIP. Existing City Administrative Facilities plus those scheduled for construction within five years in the adopted 2001-2002 CIP are as follows: Existing 2000-2001 CIP SUBTOTAL TOTAL FACILITIES Penn anent (Sq Ft) 156,957 62,000 218,957 Temporary (Sq Ft) 0 0 Leased (Sq Ft) 3,200 3,200 222,157 2. PHASING The citywide residential phasing projections in Exhibit 17 are incorporated into Exhibit 24. Exhibit 24 projects the adequacy of City Administrative Facilities on a citywide basis by comparing the projected facility demand with existing and funded facilities. Analysis of Exhibit 24 shows that City Administrative Facilities currently meet the perfonnance standard and that the facilities are projected to conform to the perfonnance standard through build out. 1The adopted 2001-2002 CIP cost figures include the adopted Mello-Roos Community Facili_(ies District projects and revenues . .lune,2000 VI-4 Local Facilities Management Plan Zone 11 3. ADEQUACY FINDfNGS Analysis of Zone 11 's demand on City Administrative Facilities as of 1-1- 00 indicates no mitigation is needed at this time. The performance standard is currently being conformed to and is projected to confonn through build out. The yearly monitoring program will assure that the adopted performance standard is complied with through build out. In the event that the yearly monitoring program shows the adopted pertonnance standard is not being met at any time, or that a financial guarantee for needed facilities is not in place, development in Zone 11 will be stopped until the City Council takes action to finance and construct additional Administrative Facilities. C. MITIGATION I. SPECIAL CONDITIONS FOR ZONE 11 No special conditions. D. FINANCING .lunc,2000 A combination of Sewer Fees, Water Fees and the Citywide Mello Roos Community Facilities District (CFO) will be used to fund the following projects: Public Service Center City Hall -Future TOTAL $15,825,000 $26,612,000 $42,437,000 (CF D/Sewer/W ater) (CFO) Zone 11 will contribute to the funding of City Administration Facilities through the payment of Sewer Fees, Water Fees and participation in the Citywide Mello- Roos Community Facilities District. Other than these standard contributions, no special financing mechanisms for City Administrative Facilities will be required as a condition of development within Zone 11. Exhibit 25 shows a facility-financing matrix for this facility. This matrix summarizes the individual facility to be financed, its estimated cost and timing of construction, the existing budgeted CIP moneys available for the facility and the future funding options . Vl-5 Local Facilities Management Plan Zone 11 EXHIBIT 24 Phasing of City Administrative Facilities Residential Dwelling Units Phasing Adequacy Analysis Projected Projected Years as In Other In Zone In Total Zones Zones Citywide Adequacy/ Status of 1/1 Zones 11 Zones Population Demand Admin Supply (Inadequacy) Existina 2000 34,106 1885 35,991 83,420 125,130 222,157 97,027 Proposed 2000 946 80 1,026 85,798 128,697 222,157 93,460 2001 1,058 210 1,268 88,737 133,105 222,157 89,052 2002 890 210 1,100 91,287 136,930 222,157 85,227 2003 753 210 963 93,519 140,278 222,157 81,879 2004 723 209 932 95,679 143,518 222,157 78,639 2005 645 166 811 97,559 146,338 222,157 75,819 2006 653 166 819 99,457 149,185 222,157 72,972 2007 574 166 740 101,172 151,758 222,157 70,399 2008 487 166 653 102,685 154,028 222,157 68,129 2009 480 168 648 104,187 156,281 222,157 65,876 2010 487 80 567 105,502 158,253 222,157 63,904 2011 446 52 498 106,656 159,984 222,157 62,173 2012 446 15 461 107,725 161,587 222,157 60,570 2013 446 12 458 108,786 163,179 222,157 58,978 2014 389 0 389 109,688 164,532 222,157 57,625 2015 302 0 302 110,388 165,582 222,157 56,575 2016 311 0 311 111,109 166,663 222,157 55,494 2017 281 0 281 111,760 167,640 222,157 54,517 2018 176 0 176 112,168 168,252 222,157 53,905 2019 136 0 136 112,483 168,725 222,157 53,432 2020 15 -15 112,518 168,777 222,157 53,380 TOTAL 44,750 3,795 4a,s4s I 112,s1a 168,777 222,157 53,380 June, 2000 VI-6 Local Facilities Management Plan Zone 11 EXHIBIT 25 Zone 11 City Administrative Financing Matrix Facility Citv Administration 1. Central Maintenance and Warehouse Facility --Design/Construction --Design/Construction 2. New City Hall TOTAL CITY ADMINISTRATION COSTS Notes: ( 1) CFO= Community Facilities District June, 2000 Amount Estimated Cost 62,000 sf $2,200,000 $9,025,000 $4,600,000 96,000 sf $26,612,000 $42,437,000 Funding Options Timing First Second Third Notes 2001-2002 Sewer 2000-2002 CFD(1) 2001-2002 Water Repl 2005-2010 CFD(1) VJ-7 Local Facilities Management Plan Zone 11 VII. LIBRARY FACILITIES A. PERFORMANCE STANDARD 800 square feet per 1,000 population must be scheduled for construction within a five year period. B. FACILITY PLANNING AND ADEQUACY ANALYSIS June, 2000 This analysis provides an inventory of existing and approved library facilities owned and leased by the City of Carlsbad. This analysis projects the build out demand for library facilities and determines compliance with the adopted performance standard. Future citywide library facility demand is projected based on the 1999-2000 Capital Tmprovement Program, adopted LFMP's and Zone 11 LFMP's projections. Exhibit 26 shows the location of existing and future library facilities. 1. INVENTORY a. Existing and Build Out Library Demand: Citywide projected population and Zone 11 projected population comes from Exhibit 17. Performance Projected Standard Population Demand (Sq.Ft.) Existing (1/1/00) Citywide 83,420 66,736 Zone 11 4,369 3,495 Build Out Citywide (2020) 112,284 89,827 Zone 11 (2020) ~8,814 6,SW7,051 VII-1 CityofOceanside ··--t_ vi\\ag', l~= LEGEND CJ Existing 0 Proposed lrt Libraries J I I Zone 11 Local Facilities Management Plan ■ ■ ""L, : City of -n ■ City of San 11 Exhibit 26 b. C. Local Facilities Management Plan Zone 11 Inventory of Existing Library Facilities: Existing library facilities owned and leased by the City of Carlsbad as of January I, 2000 are the following: Owned Leased Facility !illl.£!l !illl.£!l Cole Library ( 1200 Carlsbad Village Drive) 24,600 0 Adult Leaming Center ( 1207 Carlsbad Village Drive) 1,300 Centro (3333 Harding Street) 900 South Carlsbad Library ( 1775 Dove Lane) 64,000 0 Warehouse 0 2,060 (2075 Corte de Noga!) TOTAL 88,600 4,260 TOTAL EXISTING FACILITIES 92,860 Inventory of Approved Future Library Facilities: Cole Library Build Out Expansion: The 2000-2001 Capital Improvement Program shows funds for construction of the Cole Library Expansion in 2005+. This expansion will provide approximately 20,500 square feet of additional library space. The following is a summary of the 2000-200 I Capital Improvement Program 1 funding allocation for library facilities: 'The 2000-200 I CIP includes the recently adopted Mello-Roos Community Facilities District (CFO) projects and revenues. June, 2000 VIl-3 Local Facilities Management Plan Zone 11 Cole Library Expansion -Build Out: Description Funding Year Expansion 2005+ $12.9 million 2. PHASING To assess when the threshold for future library facilities will be reached, the phasing projections on Exhibit 17 are used. These phasing projections are incorporated into Exhibit 27. Exhibit 27 projects the adequacy of library facilities on a citywide basis by comparing the projected facility demand with existing and funded facilities. Analysis of Exhibit 27 shows that library facilities currently meet the perfonnance standard and that the facilities are projected to confonn to the perfonnance standard until build out. 3. ADEQUACY FINDINGS Analysis of Zone 11 's demand on library facilities as of 1/1/00 indicates no mitigation is needed at this time. The perfonnance standard is currently being conformed to and is projected to conf<mn through build out. The yearly monitoring program will assure that the adopted performance standard is complied with through build out. In the event that the yearly monitoring program shows the adopted performance standard is not being met at any time, or that a financial guarantee for needed facilities is not in place, development in Zone 11 will be stopped until the City Council takes action to finance and construct additional library facilities. C. MITIGATION I. SPECIAL CONDITIONS FOR ZONE 11 No special conditions. D. FINANCING June, 2000 Cole Library: The Citywide Mello-Roos Community Facilities District includes $4,608,000 and the Public Facilities Fees includes $8,320,000 for the construction of the Cole Library build out expansion in 2005+. This will provide an additional 20,555 Vll-4 June, 2000 Local Facilities Management Plan Zone 11 square feet of library space at the existing library on 1250 Carlsbad Village Drive for a total of 45,155 square feet. Exhibit 28 shows a facility financing matrix for this facility. This matrix summarizes the individual facility to be financed, its estimated cost and timing of construction, the existing budgeted CIP moneys available for the facility and the future funding options. VJl-5 Years as Status of 1/1 Existino 2000 Proposed 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 TOTAL June,2000 Local facilities Management Plan Zone 11 EXHIBIT 27 Library Facilities Phasing EXHIBIT 27 -PHASING OF LIBRARY FACILITIES Residential Dwelling Units Phasing Adequacy Analysis Projected In Other In Zone In Total Zones Zones Citywide Zones 11 Zones Population Demand Library Supply 34,106 1885 35,991 83,420 66,736 88,600 946 80 1,026 85,798 68,638 88,600 1,058 210 1,268 88,737 70,990 88,600 890 210 1,100 91,287 73,029 88,600 753 210 963 93,519 74,815 88,600 723 209 932 95,679 76,543 109,155 645 166 811 97,559 78,047 109,155 653 166 819 99,457 79,565 109,155 574 166 740 101,172 80,938 109,155 487 166 653 102,685 82,148 109,155 480 168 648 104,187 83,350 109,155 487 80 567 105,502 84,402 109,155 446 52 498 106,656 85,325 109,155 446 15 461 107,725 86,180 109,155 446 12 458 108,786 87,029 109,155 389 0 389 109,688 87,750 109,155 302 0 302 110,388 88,310 109,155 311 0 311 111,109 88,887 109,155 281 0 281 111,760 89,408 109,155 176 0 176 112,168 89,734 109,155 136 0 136 112,483 89,987 109,155 15 15 112,518 90,014 109,155 44,750 3,795 48,545 ! 112,518 90,014 109,155 Projected Adequacy/ (Inadequacy) 21,864 19,962 17,610 15,571 13,785 32,612 31,108 29,590 28,217 27,007 25,805 24,753 23,830 22,975 22,126 21,405 20,845 20,268 19,747 19,421 19,168 19,141 19,141 Vll-6 Facilitv Librarv Facilities 1. Cole Library Build Out Expansion TOTAL LIBRARY COSTS Noles: (1) PFF = Public Facility Fees (2) CFO= Community Facilities District .lune,2000 Local Facilities Management Plan Zone 11 EXHIBIT 28 Library Financing Matrix Amount Estimated Cost 20,555 sf $12,928,000 2005+ $12 928 000 First Funding Options Second CFO/ PFF (1)(2) Third Notes VIl-7 Local Facilities Management Plan Zone 11 VIII. WASTEWATER FACILITIES A. PERFORMANCE STANDARD Sewer treatment plant capacity is adequate for at least a five-year period. B. FACILITY PLANNING AND ADEQUACY ANALYSIS 1. INVENTORY Wastewater Treatment in the City of Carlsbad is provided by three independent agencies: The City of Carlsbad Sewer Service District CSSD), Leucadia Wastewater District (bGW9LWD) and Vallecitos Water District as shown on Exhibit 29. Wastewater Treatment is provided primarily at the Encina Wastewater Authority (EWA) and also at satellite treatment facilities. Ownership as wel I as wastewater treatment capacity of the EWA is shared on a percentage basis by six independent sewer districts. Exhibit 29 lists the six agencies and their permitted treatment capacity to the EWA as follows: EXHIBIT 29 Encina Wastewater Authority Capacity Analysis' Capacity at Encina Remaining Treatment Agency WPCF IMGDl Existing Flow IMGDl Capacity Notes: 1 Vista 8.05 6.49 1.56 Carlsbad 9.24 6.31 2.93 Buena 2.26 1.27 0.99 Vallecitos 7.54 4.59 2.95 Leucadia 7.11 4.06 3.05 Encinitas 1.80 0.96 0.84 TOTAL 36.00 23.68 12.32 Note: 1. From November 2000 Encina Flow and EDU Report June, 2000 Currently, the EWA has capacity to treat 36.0 million gallons per day (MOD). Ultimately, this facility will be able to treat up to 54 MOD. As shown below, the two sewer districts which provide wastewater treatment VIII-I June,2000 Local Facilities Management Plan Zone 11 to their respective sewer service areas within Zone 11 (bGWE>L WD and VWD) own limited treatment capacity at the EWA as well as capacity in smaller localized satellite treatment facilities: Leucadia County WaterWastewater District: Encina Capacity Gafuer Satellite Facility1 TOTALCAPACIY 1Currently operating only as a tertiary facility Vallecitos Water District: Encina Capacity Meadowlark Satellite Treatment Capacity TOTAL CAPACITY 7.11 MGD 0.75 MGD 7.86 MGD 7.54 MGD 2.0 MOD 9.54 MGD Capacity at the EWA is separated into two categories: Treatment capacity and outfall capacity. This analysis will deal primarily with treatment capacity. The Encina Ocean Outfall is a drainage line that transports the treated sewage ( effluent) from the EWA and satellite facilities and discharges approximately 8,900 feet into the Pacific Ocean. Currently, the Encina Ocean Outfall system has sufficient capacity to dispose of the estimated peak flows with an average flow of 38 million gallons per day (MGD) capacity. The outfall capacity is shared by six sewer districts and is projected to provide sufficient capacity to the year 2010. Outfall capacity, just as treatment capacity, is shared on a percentage basis by the six sewer service districts. a. Existing Facilities: Leucadia County \VaterWastewater District Two sources of wastewater treatment capacity are available to bGWI)LWD: EWA and bGWI)LWD Gafuer Water Reclamation Plant (GWRP). Disposal of effluent for both plants is through the Eneina Ocean Outfall. The bGWE>L WD's wastewater is conveyed to the outfall in two ways. The first involves pumping raw sewage and wastewater to Encina for treatment and subsequent disposal to the ocean outfall. The second involves pumping effluent from the Gafner plant through a 12 and 14-inch effluent pipeline (failsafe pipeline) directly to the ocean outfall where it is blended with VIH-2 June,2000 Local Facilities Management Plan Zone 11 Encina effluent and effluent from the other satellite reclamation plants. For purposes of this analysis, it is assumed that the Gafner plant will remain at the present capacity of 0.75 MGD and that no new treatment facilities will be constructed within the bGW9L WO service area. Therefore, all additional treatment capacity is projected to be obtained at the EWA. This assumption can always be modified in the future if, for instance, it is deemed appropriate to increase the capacity of the Gafner plant as a result of increased demand for reclaimed water. bGW9L WO is also currently looking at the possibility of treating secondary effluent from EWA for local irrigation water therefore leaving only the tertiary treatment operational. The district is currently reviewing this scenario and has not set any type oftimeframe. Vallecitos Water District Vallecitos Water District also utilizes two treatment plant facilities, 1) EWA, and 2) Meadowlark Treatment Plant. Primary treatment capacity is provided through the Encina Water Pollution Control Facility. VWD currently owns 7.54 MGD of treatment capacity. The Meadowlark Treatment Plant currently has the ability to treat 2.0 MGD of sewage with an ultimate capacity of 4.0 MGD. Reclaimed Water -6GW9L WO and VWD presently have an active program to supply reclaimed water. VCWD provides wholesale-reclaimed water to the City of Carlsbad. The City of Carlsbad services retail customers that include the La Costa Golf Course, Aviara Golf Course, the Palomar Airport Road Corridor, and portions of 1-5. -6GW9L WO provides retail reclaimed water to the La Costa Golf Course and also provides wholesale reclaimed water to the City of Carlsbad. 2. PHASING a. Phasing and Service Demand Wastewater treatment service area population projections for the EWA service district is depicted in the following chart: VIII-3 Local Facilities Management Plan Zone 11 ENCINA WASTEWATER AUTHORITY PLAN SEWER SERVICE AREA POPULATION PROJECT1ONS2 Year Service 2000 2005 2010 Vista3 60,600 64,300 68,100 Carlsbad 81,500 94,000 106,500 Buena 24,100 26,600 29,100 Yista4 6,100 6,100 6,100 Vallecitos5 61,500 73,000 84,500 Leucadia 74,000 83,000 92,000 Encinitas 16,600 18,400 20,200 TOTAL 324,400 365,400 406,500 3. ADEQUACY FINDINGS Leucadia Coenty \l/aterWastewater District Currently, bGWl}L WD has adequate treatment capacity at the EWA to handle existing sewer need for their service area until the year 2010. Vallecitos Water District Currently, VWD has adequate treatment capacity at the EWA and Meadowlark Reclamation Facility to handle existing sewer need for their service area until the year 2010. 2 From Encina Water Pollution Control Facility 2020 Facilities Plan 3 Includes portion of Oceanside served by Vista ; Portion of the City of Vista within the Buena Sanitation District service area 5 Includes projected CSUSM populations June,2000 VIII-4 City ofOceanside Calavera Hills Reclamation/Treatment Facility (Existing but not Operational) ·-i·~= I I I LEGEND □ Existing _..♦•••• District Boundary City of Encinitas Ir, Wastewater Facilities Zone 11 Local Facilities Management Plan ---- ··1.., Exhibit 30 Local Facilities Management Plan Zone 11 C. MITIGATION 1. SPECIAL CONDITIONS The following action shall be pursued jointly by each sewer district to ensure adequate wastewater treatment capacity throughout a five-year period: Monitor Encina treatment plant flows on a monthly basis to determine actual flow rates and to have an early warning of capacity problems. D. FINANCING Facilit Sewer connection fees provide the primary source of funding for both sewer line upgrades and expansion of treatment plant capacity. The timing of sewer facilities upgrades and the mechanism of financing are critical to analysis of the adequacy of funding for plant expansion. Carlsbad Sewer Service District, Leucadia CouRty WaterWastewater District and Vallecitos Water District have projected Capital Improvement funds to provide for needed facilities. Exhibit 3 I shows a facility financing matrix for this facility. This matrix summarizes the individual facility to be financed, its estimated cost and timing of construction, the existing budgeted CIP monies available for the facility and the future funding options. EXHIBIT 31 Waste Water Financing Matrix Estimated Cost Timin irst Funding Options Second Third Wastewater Facilities Plant Rehabilitation $2,747,708 Flow Equalization Project $5,018,856 Encina Phase V Expansion $6,520.343 TOTAL WASTEWATER COSTS $14,286,907 2000+ 2001-2010 2000-2002 Sewer Repl Sewer Fees Sewer Fees Note: Estimated costs based on the "2000-2001 to Buildout Capital Improvement Program" June,2000 VIII-6 Local Facilities Management Plan Zone 11 IX. PARK FACILITIES A. PERFORMANCE STANDARD Three acres of Community Park or Special Use Area per 1000 population within the park district must be scheduled for construction within a five-year period. B. FACILITY PLANNING AND ADEQUACY ANALYSIS June,2000 Park facilities are addressed on a Park District basis. There are four park districts which correspond to the four quadrants of the City. Zone 11 is located in Park District 4 as shown on Exhibit 32. 1. INVENTORY a. Existing and Build Out Park Demand: The projected population for Park District 4 comes from Exhibit 17. Performance Projected Standard Population Demand (acre) Existing (1/1/00) Park District 4 29,017 87.05 Zone 11 4,369 13.11 Build Out Park District 4 (2020) 39,604 118.81 Zone 11 (2020) ~8.814 ~26.44 IX-I City ofOceanside .. ......,_ ,;,i\osl"' r• . ......-: I~ LEGEND 3 District Designation r District Boundary Ir, Park Districts I I I City of Encinitas Zone 11 Local Facilities Management Plan ··7-. .,.--y- / I ! l : City of -n Exhibit 32 b. Local Facilities Management Plan Zone 11 Inventory of Existing Park Facilities In Park District 4: The inventory of existing parks liste<l below was approved on September 1991 by the Parks and Recreation Commission. The location of these parks are shown on Exhibit 33. These are the following: Communit:t Parks ~ Ownershig Acres La Costa Canyon Active City 12.34 Stagecoach Active City 28.0 Leo Carillo Active City 26.9 Subtotal 67.24 Sgecial Use Areas ~ Ownershig Acres Cadencia Active City 2.0 El Fuerte Active City 3.6 La Costa Heights Elementary1 (Levante Elem.) Active EUESD 5.4 La Costa Meadows Elementary2 (Fuerte Elem.) Active SMUSD 2.0 ----------- Subtotal 13.0 TOTAL EXISTING PARK FACILITIES 80.24 In addition, the adopted 1996 Parks Agreement between Real Estate Collateral Management (RECM) and the City of Carlsbad maintain an irrevocable offer of dedication for 32.9 acres of parkland for Alga Norte Park located within Zone I 0. This dedication/acquisition of land will allow the park supply to conform with the adopted perfonnance standard. 1 An ex1stmg JOmt use agreement between the City of Carlsbad and the Encinitas Union Elementary School District (EUESD) is contained in Appendix A-2. 'An existing joint use agreement between the City of Carlsbad and the San Marcos Unified School District (SMUSD) is contained in Appendix A-2. June.2000 IX-3 C. d. June, 2000 Local Facilities Management Plan Zone 11 Inventory of Approved Future Park Facilities An inventory of projected park facilities was approved by the Parks and Recreation Commission. The location of these parks are shown on Exhibit 33. The following parks are listed in the inventory but are scheduled for construction within five years in the adopted 2000-2001 Capital Improvements Plan: Future Community Parks Alga Norte Park Veterans Memorial Park ~ Active Act/Passive (Citywide Park: 25% credit per Quadrant) TOTAL FUTURE PARK FACILITIES Ownership City City Acres 34.4 25.0 59.4 Projected Build Out Adequacy/Inadequacy of Park Facilities: 80.24 acres of existing park facilities can be applied toward meeting the adopted parks perfonnance standard. The 59.4 acres of projected future park facilities are proposed as part of the 2000- 2001 CIP. Assuming these proposed facilities are scheduled and funded for construction prior to build out, the projected build out adequacy/inadequacy of park facilities in Park District 4 is as follows: Existing Facilities Proposed Future Facilities Total Build Out Park Facilities Park District 4 Build Out Demand Projected Park District 4 Adequacy 80.24 acres +59.4 acres 139.64 acres -119.07 acres +20.57 acres IX-4 CityofOceanside LEGEND ■ Community Park (Existing) lJ Community Park (Future) fl Special Use Area (Existing) C) Special Use Area (Future) City of Encinitas lrt District 4 Park Locations Zone 11 Local Facilities Management Plan ··1.., City of San ch Exhibit 33 Local Facilities Management Plan Zone 11 2. PHASING Exhibit 34 shows Park District 4 supply and demand based on Park District 4 population projections. Exhibit 34 shows that existing park facilities conf<mn to the perfonnance standard in Park District 4 until build out with the proposed mitigation. 3. ADEQUACY FINDINGS Park District 4 conforms with the adopted perfonnance standard through build out with the proposed mitigation. C. MITIGATION I. SPECIAL CONDITIONS If at any time the parks performance standard is not complied with within Park District 4, no further residential development will be allowed in Park District 4 or Zone 11 unless actions have been taken by the City to provide additional park facilities. D. POTENTIAL ADDITIONAL SOURCES OF PARK ACREAGE: June, 2000 In addition to the community parks and joint use areas listed in the existing and projected inventory, the following schools could possibly enter into joint use agreements with the City of Carlsbad when the schools are constructed: Potential Joint Use Areas IYillc OwnershiQ Acres El Camino Creek Elementary Active EUESD 2.5 Camino De Los Caches Elementary Active EUESD 2.5 La Costa Canyon High Active SDHSD 10.0 La Costa J. H. Active SDHSD 7.0 TOTAL 22.0 It is not proposed that these schools be used towards fulfilling the parks requirement in the southeast quadrant. It is however, acknowledged that these schools, when operational, could become joint use areas upon written joint use agreements between the respective school district and the City of Carlsbad available to the public. IX-6 Local Facilities Management Plan Zone 11 E. FINANCING June, 2000 The City's approved Capital Improvements Program for the 2000-2001 fiscal year contains the following funding for park facilities in Park District 4: Park Project 2000-01 2001-02 2002-03 2003-05 2005-10 Alga Norte $4,800,000 (Land Acquisition) Alga Norte $250,000 $250,000 $5,560,000 (Phase I) Alga Norte $5,300,000 (Phase II) Leo Can-illo $3,992,000 Park (Phase 11) Leo CaITillo Park (Phase Ill) $ I ,703,000 The 34.4 acres of Phase I for the Alga Norte Park scheduled for 2001-2002 can be used to meet the adopted performance standard because it is scheduled within five years in the adopted 2000-200 I ClP. The above improvements will be financed by means of a combination of the existing Parks Agreement for the Alga Norte Park and the Public Facilities Fees for the Leo Carrillo Park. The Parks Agreement was first entered into between the City and RECM's predecessor in 1982, prior to the initiation of the Growth Management Program. The agreement was amended in 1988 and 1990 to ensure that Park District 4 would meet the adopted Parks Performance Standard (C.C. Resolution No. 88-52). The current version of the agreement was entered into in 1996. The park site shown on the constraints map is the adopted and approved Alga Norte site pursuant to the current 1996 RECM/City of Carlsbad Parks Agreement. The agreement guarantees the dedication of up to approximately 32.9 acres of park land. This dedication ofland will allow the park supply to conform with the adopted perfonnance standard. The 1996 Parks Agreement defines the specific reimbursements to be received by RECM in the event that the City accepts parkland in excess of the amount of the total Parkland Requirement, computed as three park acres per 1,000 population. Excess parkland, if any, shall be detennined by subtracting the total Parkland Requirement from the amount of parkland accepted by the City. The total payment due RECM for excess parkland accepted, if any, by the City shall be equal to the amount of excess parkland times $175,000 per acre. The Exhibit 35 shows a facility financing matrix for this facility. This matrix summarizes the individual facility to be financed, its estimated cost and timing of construction, the existing budgeted CIP moneys available for the facility and the future funding options. IX-7 Local Facilities Management Plan Zone 11 EXHIBIT 34 Phasing of Park Facilities for District 4 LocalFacilillas Management Zones Totals of LFMP's Adequacy Analysis Total Total Yearly SE Parks SE Parks Adequacy/ Phased Projacted Population Total Demand Supply (Inadequacy) Status Year 6(SE) 10 11 12 17 ,a DU's DU"s Increase Population (Areas) (Acres) (Acres) Existing 2000 7,688 0 1,885 1,252 0 1,694 12,519 12,519 29,017 29,017 87.05 8024 -6.81 Proposed 2000 40 0 80 125 0 0 245 12.764 568 29,584 88.75 8024 -851 2001 40 150 210 125 0 0 525 13,289 1,217 30,801 92.4 11314 2074 2002 17 150 210 125 0 0 502 13,791 1,164 31,965 9589 113.14 1725 2003 17 150 210 J8 0 0 415 14,206 962 32,927 98.78 11314 1436 2004 17 150 209 0 0 0 376 14,582 571 33,798 101.39 11314 1175 2005 17 150 166 0 100 19 452 15,034 1,048 34,846 10454 138.14 33,6 2006 17 150 166 0 100 0 433 15,467 1,004 35,849 10755 13814 3059 2007 17 150 166 0 100 0 433 15,900 1,004 36,853 11056 13814 2758 2008 17 28 166 0 100 0 311 16,211 721 37,574 112.72 138.14 25.42 2009 17 0 168 0 100 0 285 16.496 661 38.234 114.7 138.14 23.44 2010 17 0 80 0 100 0 197 16,693 223 38,691 11607 13814 2207 2011 17 0 52 0 100 0 169 16.798 326 38,114 116.74 138.14 214 2012 17 0 15 0 100 0 132 16.930 306 39.240 117.72 138.14 20.42 2013 17 0 12 0 100 0 129 17.059 299 39.539 11862 138.14 19.52 2014 16 0 0 0 18 0 34 17.093 79 39,618 118.85 13814 1929 2015 16 0 0 0 0 0 16 17.109 37 39.655 11897 13814 19.17 2016 15 0 0 0 0 0 15 17.124 35 39.690 11907 13814 1907 2017 0 0 0 0 0 0 0 17.124 0 39,690 11907 13814 1907 2018 0 0 0 0 0 0 0 17.124 0 39.690 11907 13814 1907 2019 0 0 0 0 0 0 0 17,124 0 39,690 11907 13814 1907 Build Out 2020 0 0 0 0 0 0 0 17.124 0 39.690 11907 13814 19.07 TOTAL 8,019 1,078 3,795 1,665 918 1,713 17,188 17,124 0 39,690 119.07 138.14 19.07 June, 2000 IX-8 Local Facilities Management Plan Zone 11 EXHIBIT 35 Park District 4 Financing Matrix Funding Options Facilitv Amount Estimated Cost Timhw First Second Third Notes Park Facilities• Citywide Vetetan's Memorial Park 25ac $16,129,000 2005•2020 CF0#1 Park Facilities -Park District 4 Park Resloralion $400,000 2010+ PIL-SE Alga Norte Park~ Land Acquisition $4,800,000 2000.?.0tH PlL-SE Alga Norte Park-Phaso I 34.4ac $6,060,000 2001-2004 Crty~PFF (1)(2) Alga Norte Park• Phase II (50 Meter Pool) $5,300,000 2005-2010 PFF Leo Carrillo Park -Phase II 26.9 $3,992,000 2001 Crty • PFF Leo Carrillo Park. Phas.e HI $1,703.000 2010+ Citv-PFF TOTAL PARKS COSTS $38,384,000 Notes: June, 2000 IX-9 Local Facilities Management Plan Zone 11 X. DRAINAGE FACILITIES A. PERFORMANCE STANDARD Drainage facilities must be provided as required by the City concurrent with development. B. FACILITY PLANNING AND ADEQUACY ANALYSIS June, 2000 The infonnation contained in this report was obtained from the "Master Drainage and Stonn Water Quality Management Plan" (MDP) for the City of Carlsbad, dated March 1994, from As Built records of existing improvements and from the proposed improvements of the Villages of La Costa project. The MDP sets forth the revised comprehensive drainage systems on a Citywide basis necessary to meet the overall long-tenn needs of the City. As was indicated in the Citywide Facilities and Improvements Plan, drainage is distinguished from all other public facilities and improvements because by its very nature it is more accurately assessed as specific development plans are finalized. However, certain facilities may be necessary which are larger than those required from a single development project and, therefore, need to be identified so that the proper funding can be collected for the construction of these facilities. The majority of Zone 11 is located in the Batiquitos Lagoon Watershed. The stonn water within this watershed in Zone 11 flows through stonn drains, man- made channels, and natural drainage ways in open space areas to either San Marcos Creek or Encinitas Creek. These creeks, in tum, flow into the Batiquitos Lagoon. A very small portion of the southeast comer of Zone 11 is located in the San Elijo Lagoon watershed. The stonn water within this watershed in Management Zone I I flows into the Escondido Creek, which in tum, flows into the San Elijo Lagoon. The infonnation contained in this report was extracted from the Preliminary Design Study for the Villages of La Costa and from the Drainage Plan entitled, "Master Drainage and Stonn Water Quality Plan for the City of Carlsbad, California," March, 1994, prepared by the City of Carlsbad Engineering Department. The Master Plan sets forth the comprehensive local drainage system necessary to meet the long-tenn needs of the city and should be used as a tool in planning for future improvements. Management Zone 11 is shown on sheet 4 of 4 (Dwg. No. 296-5) of the Master Drainage Plan and is within drainage basin "D". Few drainage facilities, either existing or proposed, are shown in the northern portion of Zone 11. This is because it is mostly undeveloped, and drainage X-1 June, 2000 Local Facilities Management Plan Zone 11 facilities will have to be constructed as development progresses. These facilities will be developer financed and will drain to natural drainage channels. The northern portion of Zone 11 drains to San Marcos Creek and will not require detention. Most of the southern portion of Zone 11 drains to Encinitas Creek. One existing detention basin, shown on Exhibit 36, was constructed in anticipation of development within the southern portion of Zone 11. The need for additional detention, either interim or long term, will be determined during final engineering. I. INVENTORY a. b. Existing Facilities Existing major drainage facilities within the boundaries of Zone 11 include 6 -30"storm drains, 6 -36" storm drains, 3 -42" stonn drains, I -48" storm drain, I -54" stonn drain and 2 60'" storm drains. Also located in the southwestern portion of Zone 11 is a retention/sedimentation basin. Exhibit 36 shows the locations of these facilities. Proposed Buildout Facilities The Master Drainage Plan proposed several drainage facilities to be constructed along Encinitas Creek and a tributary of Encinitas Creek. The approximate locations of the proposed facilities are shown on Exhibit 36. The location and size of the proposed storm drain facilities have been approximated for the purposes of this plan. The actual locations and sizes will be further defined as the surrounding area develops and the storm runoff is analyzed according to current design standards. The proposed stonn drain facilities within the Villages of La Costa Master Plan area are preliminary and maybe altered as a result of final engineering per the development of the individual neighborhoods. 2. PHASING The approach to phasing taken by this Local Facilities Management Plan is based on ensuring that needed facilities are in place prior to or concurrent with development. The watershed boundary covers the entire Zone 11 area and correlate with the natural drainage basin for the area. Thresholds for the major drainage facilities within this watershed can be easily established, thereby determining the appropriate mitigation measures. X-2 -··-··-.. J .,, ... / i / Encinitas 0 __ _,...,/ I Creek ~-----··_,.•...- Q '1' ,,,,,,.--"", ~:.. .. ..-· 0" ! ·fr _.,, . .,,··-' ~ : ~ , .. , ... --1 ··-··-... 'L ,, . .-·· .,,.---I = ·----•,r / ~--· , l..-··-··-··.).,1; / / : .\J\ < i,:. I ·<h '-r---~ : , ··, \ : \'v . .,~~-·-··-··..i·-··J ··-··-··-··....: Drainage Facilities Local Facilities Management Plan Zone 11 Note: The proposed storm drain facilities within the Villages of La Costa Master Plan area are preliminary and maybe altered as a result of final engineering per the development of the individual neighborhoods. f········-j Existing Storm Drain I I Proposed Storm Drain I ••••➔ I Existing Drainage Course r::::==;J Proposed Drainage Course [ii] Boxed Culvert I LJ I Culvert ~ Catch Basin I €iii I Existing Basins @J Proposed Basins @ Drain Size ,--Drainage Basin Boundary ,, .. .-··-· Approximate Creek Location Exhibit 36 Local Facilities Management Plan Zone 11 3. ADEQUACY FINDINGS All phases in Zone 11 will meet the adopted performance standard for major stonn drain facilities. Major drainage facilities will be constructed or upgraded as development occurs so that confonnance with the adopted perfonnance standard will be maintained. Detailed studies will be prepared for each phase. The following Mitigation section will outline a program to ensure compliance with the perfonnance standard. C. MITIGATION June, 2000 I. SPECIAL CONDITIONS I. All future development in Zone 11 will be required to construct any future Zone 11 stonn drain facilities identified in the Master Drainage and Stonn Water Quality Management Plan as detennined by the City Engineer. Any facilities necessary to accommodate an individual phase of future development must be financially guaranteed or provided for prior to the recordation of any final map, issuance of a grading pennit or building pennit, for any development phase requiring future stonn drain facilities in Zone l l. 2. Drainage facilities will be provided at the time of development to the satisfaction of the City Engineer. Prior to the recordation of any final map, issuance of grading pennit or building pennit, whichever occurs first for any specific sub-drainage area within Zone 11, the developers of that project are required to: 3. a. Pay the required drainage area fees established Ill the current Drainage Master Plan. Prior to the recordation of any final map, issuance of a grading pennit or building pennit, whichever occurs first for any project within Zone 11, the developers of that project are required to financially guarantee the construction of the stonn drain facilities that are detennined by the City Engineer to be affected by the development and required for that phase of development that is proceeding. X-4 Local Facilities Management Plan Zone 11 D. FINANCING .lune, 2000 The Master Drainage Plan (MOP) states that the primary method of financing drainage facilities within basin 'D' is through direct developer construction as a condition of development approval. In addition, the M DP provides that a small administrative fee will be levied on development within basin ·o' in order to reimburse the City for capital expenses associated with the Storm Water Testing and Monitoring Program. The MOP also states that it may be necessary to establish additional local benefit assessment districts to reimburse developers on a facility-by-facility basis. There are cunently no MOP facilities within Zone 11 that qualify for fee credits . X-5 Local Facilities Management Plan Zone 11 XI. CIRCULATION A. PERFORMANCE STANDARD No road segment or intersection in the Zone, nor any road segment or intersection out of the Zone, which is impacted by development in the Zone, shall be projected to exceed a Service Level C during off-peak hours, nor Service Level D during peak hours. Impacted means where twenty percent or more of the traffic generated by the Local Facilities Management Zone will use the road segment or intersection. B. FACILITY PLANNING AND ADEQUACY ANALYSIS June, 2000 The purpose of the analysis was to determine whether or not the circulation system within Zone 11 confonns to the adopted performance standards. It will also address all Circulation Element road segments and intersections outside of Zone 11 impacted by twenty percent or more of the traffic generated by Zone 11 to ensure confonnance with the adopted perfonnance standard. This section is based on the Traffic Impact Analysis for Local Facilities Management Zone 11 prepared by Linscott, Law & Greenspan (LLG), Appendix A-5. The report analyzes existing, 2005, 20 IO and city buildout conditions (2020). Assumptions were made in the traffic report as to the location of residential development in each phase. These assumptions were provided to the traffic engineer by the City of Carlsbad and the property owners of Zone I I. Based on these yearly projections, the phasing of Circulation Element roadways located within Zone 11 are identified. The location of proposed development within each phase is for planning purposes only. The actual location and phasing of development may affect the timing for provision of Circulation Element roadways within Zone 11. The financial guarantee for the proposed circulation element roadways will be provided, however, the construction of the facility may not occur until the development requiring the need for the roadways are constructed. In the event that it is determined that circulation facilities need to be accelerated or delayed as a result of changes in the location and/or timing of land use development, the timing of the required roadway improvements may be modified without amendment to this plan. However, any deletions or additions to the list of improvements anticipated herein will require amending this plan. XI-I .lune, 2000 Local Facilities Management Plan Zone 11 I. INVENTORY a. Circulation Element Roads Within Zone I I b. There are seven circulation roadways located within or adjacent to Zone 11. Rancho Santa Fe Road, Melrose Drive, La Costa Avenue and Camino De Los Coches are located within the boundaries of Zone I I, while Alga Road, Alicante Road and Calle Barcelona are outside but adjacent to the Zone. Rancho Santa Fe Road and Melrose Drive are designated as six- lane prime arterials, while Alga Road and Melrose Drive are designated as four-lane major arterials by the City of Carlsbad. La Costa Avenue, Camino de Los Coches, El Fuerte, and Calle Barcelona are designated as secondary arterial roadways. Identification of Impacted Road Segments and Intersections As stated in the performance standard, impacted road segments and intersections are those that have 20% or more of the Zone 11 traffic using them. It is possible that certain road segments or intersections will not be analyzed for each study year since the construction of additional road segments may decrease the distribution on a road segment below the 20% distribution threshold, from a previous study year. The Zone 11 distribution is detennined by a Select Zone Assignments (SZA) from the San Diego Association of Governments (SANDAG) Buildout 2020 Cities/County and Carlsbad Subarea Model. Exhibits 37, 38 and 39 show the estimated percentage of Zone 11 traffic on the roadway system for the Years 2005, 2010 and buildout conditions. The road segments and intersections that are impacted by 20% of Zone 11 traffic are listed below. These facilities were evaluated to detennine the geometry necessary to meet the Level of Service performance standards. The intersection numbers are the same as in the Villages of La Costa EIR, which is cause for the non-sequential order. Xl-2 June,2000 Local Facilities Management Plan Zone 11 Road Segments Olivenhain Road: Classification El Camino Real to Rancho Santa Fe Road Four-Lane Major Rancho Santa Fe Road: Melrose Drive to Olivenhain Road Six-lane Prime Intersections 11) El Camino Real/Olivenhain Road 18) Melrose A venue/Rancho Santa Fe Road 22) Rancho Santa Fe Road/La Costa Meadows 23) Rancho Santa Fe Road/Questhaven Road 24) Rancho Santa Fe Road/South Melrose Avenue 25) Rancho Santa Fe Road/La Costa Avenue 26) Rancho Santa Fe Road/Camino de los Coches 27) Rancho Santa Fe Road/Calle Barcelona 28) Rancho Santa Fe Road/Olivenhain Road Xl-3 LINSCOTT LA\V & GREENSPAN ENGINEERS REV. 06/12/00 oLNENHAIN RD Local Facilities Management Plan Zone 11 Indicates Zone 11 Area -Indicates Rounded ADT Distribution Percentages © -Indicates Intersection Number NO SCALE Exhibit 37. LINSCOTT LA\V & GREENSPAN ENGINEERS REV. 06/12/00 ouvENHAIN RD Local Facilities Management Plan Zone 11 CAMINO DEL LOS COCHES LEGEND C:J -Indicates Zone 11 Area XX% ® -Indicates Rounded ADT Distribution Percentages -Indicates Intersection Number NO SCALE Exhibit 38. LINSCOTT LA\V & GREENSPAN ENGINEERS REV. 06/12/00 oUVENHAIN RD 1;o-,~;;; Zone 11 Distribution Local Facilities Management Plan Zone 11 LEGEND c:J XX% STREET "A" CAMINO DEL LOS COCHES Indicates Zone 11 Area Indicates Rounded ADT Distribution Percentages Indicates Intersection Number NO SCALE Exhibit 39. June, 2000 Local Facilities Management Plan Zone 11 2. PHASING The traffic analysis prepared by LLG is a detailed study dealing with the specific traffic generated from within the boundaries of Zone I I. This study analyzes the impacts of traffic on existing and proposed road segments and intersections impacted by Zone I I. The report also proposes a mitigation plan to ensure conformance with the adopted perfonnance standard through buildout The traffic analysis uses the proposed roadway system and intersection geometrics for existing conditions and the Years 2005, 20 IO and 2020 conditions as outlined by the City of Carlsbad. The time increments are used more as benchmarks than actual completion dates. If a future traffic analysis indicates that the timing of the necessary improvements needs to be accelerated, or that the timing is premature, the required improvements must also be adjusted to guarantee that confonnance with the adopted perfonnance standard will be maintained. Existing conditions were detennined by perfonning peak hour counts at study intersections. The Years 2005, 20 IO and 2020 were evaluated using data developed from the SANDAG/Buildout 2020 Cities/County and Carlsbad Subarea computer traffic forecast model. The street segment classifications show the peak hour volume per lane of the street segment, the peak hour volume to capacity (V /C) ratio, and the street segment Level of Service (LOS) without mitigation and with mitigation. The peak hour capacity per lane is assumed as 1,800 vehicles per hour per lane (VPHPL) for the City Surface streets. The purpose of this analysis is to evaluate impacted road segments and intersections serving Zone 11 and propose a mitigation plan if these facilities are determined to operate below the adopted perfonnance standard. The phasing of development and analysis of traffic impacts will be monitored on an annual basis. However, for the purpose of this study, the timing of the necessary improvements will be presented in the following increments: • Improvements needed now • Improvements needed prior to 2005 • Improvements needed prior to 20 I 0 • Improvements needed prior to Buildout (2020) Xl-7 Local Facilities Management Plan Zone 11 The phasing schedule noted above should not limit needed traffic improvements to the years mentioned. If a future traffic analysis indicates that the timing of the necessary improvements has changed, the required improvements shall also be adjusted either earlier or later to guarantee that confonnance with the adopted perfonnance standard will be maintained. C. ADEQUACY FINDINGS June, 2000 This section will analyze the ex1stmg and proposed intersections and road segments affected by the traffic generated from Zone 11. The intersections were analyzed using an Intersection Capacity Utilization (ICU) methodology. The calculation sheets are contained in Appendix A-5. The street segments were analyzed using the 1997 Highway Capacity Methodology to determine the operational Level of Service. The perfonnance standard detennines that during peak hour a Level of Service A through D as acceptable and a Level of Service of E or worse to be unacceptable. If a facility does not meet the standard, a mitigation program must be prepared so that the facility will operate at an acceptable Level of Service. The proposed mitigation program will be discussed more thoroughly later in this repmt. Traffic conditions for existing, 2005, 2010 and 2020 are described below. The Level of Service for impacted roadways and intersections are indicated and, if needed, recommended circulation improvement needs are identified. Existing and future intersection geometric conditions and recommended improvements are shown in Exhibit 64. I. ANALYSIS OF EXISTING CIRCULATION CONDITONS a. Existing Conditions, Traffic Volumes and Capacity The existing circulation element is shown in Exhibit 40. Existing daily traffic volumes are shown in Exhibit 41. One intersection within the 20% criteria area was calculated to operate at an unacceptable LOS, as listed below and shown in Exhibit 42. Existing peak hour traffic volumes are shown in Exhibit 43. • Rancho Santa Fe Road/Melrose Drive (LOS F, AM peak hour) No street segments within the 20% criteria area were calculated to operate at unacceptable LOS as shown in Exhibit 44. Xl-8 LINSCOTT LA\V & GREENSPAN ENGINEERS REV. 06/12/00 O> Local Facilities Management Plan Zone 11 -Indicates Zone 11 Area X -Indicates Number of Lanes ® Indicates Intersection Number NO SCALE Exhibit 40. Local Facilities Management Plan Zone 11 EXHIBIT 41 Existing Daily Traffic Volumes (ADT's) STREET SEGMENT DATE 24-HOUR VOLUME /ADT) Rancho Santa Fe Road n/o Cadencia Street 1999 25,130 n/o La Costa Meadows Drive 1999 26,170 Source: 1999 Traffic Monitoring Program, Valley Research and Planning Associates June, 2000 Xl-10 June, 2000 Local Facilities Management Plan Zone 11 EXHIBIT 42 Existing Signalized Intersection Operations INTERSECTION 11) Rancho Santa Fe Road/Oliven ha in Road 18) Melrose Drive/Rancho Santa Fe Road 22) La Costa Meadows Dr/Rancho Santa Fe Road 23) Questhaven Road/Rancho Santa Fe Road 24) S. Melrose Avenue/Rancho Santa Fe Road 25) La Costa Avenue (S)/Rancho Santa Fe Road 26) Camino de Los Coches/Rancho Santa Fe Road 27) Calle Barcelona/Rancho Santa Fe Road 28) Olivehain Road/Rancho Santa Fe Road ICU = Intersection Capacity Ut1l1zat1on LOS = Level of Service •Mitigated to acceptable LOS by Planned Rancho Santa Fe Road realignment and reconstruction project EXISTING AM PM ICU LOS ICU 0.53 A 0.56 1.02 F* 0.78 0.57 A 0.64 0.65 B 0.48 DNE -DNE 0.61 B 0.65 0.55 A 0.67 0.14 A 0.48 0.78 C 0.63 lCU 0.00 to 0.60 0.61 to 0.70 0.71 to 0.80 0.81 to 0.90 0.90 to 1.00 > 1.00 LOS A C B A - B B A B A B C D E F XI-I I EL CAMINO REAL/ ALGA ROAD ...... ~ COON ~on ,::::::..., co~ .... CO~l/l ~ 170/ 85 1 I l -281/229 ~ t '-.. ,r 393/264 212/ 91 _) ,f ,r 160/419-+ 1 r 185/258--, ~::::8 nl/l .. ® '-'-'-"'"" non ~co~ LINSCOTT LA\J\I & GREENSPAN ALGA ROAD,( AL/CANTE ROAD -655/361 ,r 20/ 42 264/894-+ ) /" 80/27 3 --, N o, <D~ ~ AM/PM -AM/PM ,rAM/PM E-W STREET t;; w a:: Iii !~ E N G I N E E R S NO SCALE REV. 06/12/oo "OSA" = Outside Study Area, less than 50 t,;"';:isting Traffi~-~~1-u-~-~:· ~~~P~-;eak Hours Local Facilities Management Plan Zone 10 Exhibit 43. Local Facilities Management Plan Zone 11 EXHIBIT 44 Existing Peak Hour Segment Operations SEGMENT LOCATION LANES LINK EACH VOLUME DIRECTION Rancho Santa Fe Road nlo La Costa Meadows 211 1,540 Drive n/o Questhaven Road 211 1,320 nlo Cadencia Street 1 1.420 n/o La Costa Avenue 1 1.490 n/o Camino de Los Coches 3 1.410 n/o Calle Barcelona 3 1,560 n/o Olivenhain Road 2 1,360 Capacity= 1,800 vehicles per hour per lane m the peak hour, by d1rect10n. n/o = north of NB Northbound, etc. June,2000 DIRECTION VIC NB 0.43 NB 0.37 NB 0.79 NB 0.82 NB 0.26 NB 0.29 NB 0.38 LOS LINK DIRECTIO VOLUME N A 1,192 SB A 1,320 SB C 1,220 SB D 1,160 SB A 960 SB A 1,010 SB A 1,020 SB -V/C RANG!: LOS 0.00 :c: 0.60 A 0.61 to 0.70 B 0.71 to 0.80 C 0.81 to 0.90 D 0.91 to 1.00 E > 1.00 F VIC 0.66 0.73 0.68 0.64 0.18 0.19 0.28 LOS B C B B A A A XI- 13 ' I June, 2000 Local Facilities Management Plan Zone l l 2. ANAL YS!S OF 2005 CIR CU LA TION CONDITIONS a. 2005 Traffic Volumes and Capacity The circulation element planned for 2005 is shown in Exhibit 45. The trip generation for Zone l l is shown in Exhibit 46. Zone l l is calculated to generate about 60,6 l O ADT (30,305 in and 30,305 out), with 3,200 inbound and 2,435 outbound trips during the AM Peak Hour and 3, l 70 inbound and 3,090 outbound trips during the PM Peak Hour. No intersections within the 20% c1iteria area were calculated to operate at unacceptable LOS as shown in Exhibit 47; however, several intersections were identified for mitigation in Exhibit 64. These mitigations represent upgrades required with the planned widening of roadways or to identify new intersections. Peak hour volumes for 2005 are shown in Exhibit 48. No street segments within the 20% criteria area were calculated to operate at unacceptable LOS as shown in Exhibit 49. The ADT volumes for 2005 are shown in Exhibit 50. XI-14 LINSCOTT LA\V & GREENSPAN ENGINEERS REV. 06/12/00 4 4 0, QUVENHAIN RD f ;o-,~::;c Circulation Element Local Facilities Management Plan Zone 11 LEGEND [::::::::::::] -Indicates Zone 11 Area X -Indicates Number of Lanes (8) -Indicates Intersection Number NO SCALE Exhibit 45. Local Facilities Management Plan Zone 11 EXHIBIT 46 Traffic Generation Year 2005 LAND USE SIZE DAILY TRIP ENDS AM PM (ADT) PEAK HOUR PEAK HOUR RATE VOLUME %OF IN:OUT VOLUME %OF IN:OUT VOLUME ADT SPLIT Single Family Residential 2,416 DU 10/DU 24,160 8% 3:7 Multi-Family Residential 554 DU 8/DU 4,430 8% 2:8 Commercial 39.3 AC 400/AC 15,720 3% 6:4 Office 7.3 AC 300/AC 2,190 14% 9:1 Community Facilities 6.9AC 1,200/AC 8,280 14% 9:1 Utilities (Open Space) 22.3 AC 2/AC 40 2% 5:5 Park 3.2 AC 50/AC 160 4% 5:5 Elementary School 21.8 AC 60/AC 1,310 28% 6:4 High School 86.3 AC 50/AC 4,320 24% 7:3 TOTAL TRIPS --60,610 -- 1. Source: Generation rates obtained from SANDAG Brief Generation Guide, July 1998. 2. Rate is a trip end per dwelling unit (DU) and acres. 3. All ADT's are rounded to the nearest 10 and peak hours to the nearest 5. 4. Trip ends are one-way traffic movements, entering or leaving. 5. Neg denotes negligible traffic volumes. 6. Community Facilities includes a fire station. June,2000 IN OUT ADT 580 1,355 10% 70 285 10% 280 190 9% 275 30 13% 1,045 115 13% Neg Neg 2% 5 5 4% 220 145 7% 725 310 12% 3,200 2,435 - SPLIT IN 7:3 1,690 7:3 310 5:5 710 2:8 55 2:8 215 5:5 Neg 5:5 5 3:7 30 3:7 155 -3,170 OUT 725 135 710 230 860 Neg 5 65 360 3,090 XI- 16 Local Facilities Management Plan Zone 11 EXHIBIT 47 2005 Signalized Intersection Operations INTERSECTION 11) Rancho Santa Fe Road/Olivenhain Road 18) Melrose Drive/Rancho Santa Fe Road 22) La Costa Meadows Dr/Rancho Santa Fe Road 23) Questhaven Road/Rancho Santa Fe Road with roadway widening mitigation 24) S. Melrose Avenue/Rancho Santa Fe Road 25) La Costa Avenue (S)/Rancho Santa Fe Road 26) Camino de Los Coches/Rancho Santa Fe Road 27) Calle Barcelona/Rancho Santa Fe Road 28) Olivehain Road/Rancho Santa Fe Road .. ICU= Intersection Capacity Ut1hzal!on LOS = Level of Service ICU 0.53 1.02 0.57 0.65 DNE 0.61 0.55 0.14 0.78 * Mitigated to acceptable LOS with planned Rancho Santa Fe Road realignment and reconstmction June, 2000 EXISTING AM LOS ICU A 0.56 F* 0.78 A 0.64 B 0.48 -DNE B 0.65 A 0.67 A 0.48 C 0.63 0.00 to 0.61 to 0.71 to 0.81 to 0.90 to > YEAR 2005 PM AM PM LOS ICU LOS ICU LOS A 0.47 A 0.62 B C 0.54 A 0.57 A B 0.52 A 0.58 A A 0.85 D 0.63 B 0.64 B 0.63 B -0.51 A 0.50 A B 0.61 B 0.58 A B 0.49 A 0.54 A A 0.12 A 0.45 A B 0.63 B 0.79 C 0.60 A 0.70 B 0.80 C 0.90 D 1.00 E 1.00 F XI-17 (j) EL CAMINO REAL/ POINSETTIA LANE 97/24J 40/28-0/ 1, ALGA ROAD/ ALICANTE ROAD -or--"'"' '-'-'-:gr--~ '-. 6/ 15 J 11 -450/433 A' t 'a. r 5/ 9 10/ 86 J 390/575- 40/466, LINSCOTT LA\IV & GREENSPAN ENGINEERS EL CAMINO REAL/ ALGA ROAD Ol r--..,_ ll"lor--"'o,- '-'-'-~!z~ '-.__ 203/ 23 1 I 1 -270/284 A' t 'a. r 508/238 369/ 30 J ..._ t ,r 185/432 -l I 306/427", ~;l;;:!: ... <O (0 '-'-'-® ,,.,,.._,,., "'"'"' "'"'"' "' POINSETTIA LANE/ ALICANTE ROAD r--ron -ro..- ~'-'-...... <O <O N .J l \... 202/243 J 1280/468-4/ 37", @ '-. 42/ 18 -sso/1247 r Bf 165 ,t ( OllXlN '-'-'-ONN .,.,_,.._ POINSETTIA LANE/ EL FUERTE STRtET 111/ 75J 1228/388-40/ so, @ '-. 24/ 12 -439/1072 r 7/ 161 '-. AM/PM -AM/PM r AM/PM E-W STREET t;; w 0:: Iii U1 I z NO SCALE REV. 10/17 /00 "OSA" Outside Study Area, less than 50 lr~"•:;~5 Traffic Vo-,-~~~~-:~,;;;:~~ Hours Local Facilities Management Plan Zone 10 Exhibit 48. Local Facilities Management Plan Zone 11 EXHIBIT 49 2005 Peak Hour Segment Operations SEGMENT LOCATION LANES LINK DIRECTION EACH VOLUME DIRECTIO N Rancho Santa Fe Road n/o La Costa Meadows Drive 2 1,460 NB n/o Questhaven Road 2 1,370 NB n/o Cadencia Street 2 1,160 NB n/o La Costa Avenue 2 1,070 NB n/o Camino de Los Coches 3 1,180 NB n/o Calle Barcelona 3 1,270 NB n!o Olivenhain Road 3 1,950 NB Capacity = 1,800 vehicles per hour per lane in the peak hour, by direction. n/o = north of NB = Northbound, etc. June,2000 V/C LOS 0.41 A 0.24 A 0.32 A 0.30 A 0.22 A 0.24 A 0.36 A LINK DIRECTION VOLUME 1,860 1,750 1,230 1,020 920 1,020 1,620 V/C RANGE 0.00 .S. 0.60 0.61 to 0.70 0.71 to 0.80 0.81 to 0.90 0.91 to 1.00 > 1.00 SB SB SB SB SB SB SB LOS A B C D E F V/C 0.52 0.49 0.34 0.28 0.17 0.19 0.30 LOS A A A A A A A XI- 19 LINSCOTT LA\V & GREENSPAN ENGINEERS REV. 04/12/01 6000 co "' 0 11 ,;. (,j 0 0 4-Do Local Facilities Management Plan Zone 11 CAMINO DEL LOS COCHES -Indicates Zone 11 Area XX,XXX -Indicates ADT Volume (8) -Indicates Intersection Number 60,610 = Total Zone 11 ADT Volume NO SCALE Exhibit 50. .lune, 2000 Local Facilities Management Plan Zone 11 3. ANALYSIS OF 2010 CIRCULATION CONDITONS a. 2010 Traffic Volumes and Capacity The circulation element planned for 20 IO is shown in Exhibit 51. Trip generation for Zone I I is shown in Exhibit 52. Zone I I is calculated to generate about 67,890 ADT (33,945 in and 33,945 out), with 3,395 inbound and 2,835 outbound trips during the AM Peak Hour and 3,675 inbound and 3,325 outbound trips during the PM Peak Hour. No intersections within the 20% criteria area were calculated to operate at unacceptable LOS as shown in Exhibit 53; however, several intersections were identified for mitigation in Exhibit 64. These mitigations represent upgrades required with the planned widening of roadways or to identity new intersections. The 20 I 0 peak hour volumes are shown in Exhibit 54. No street segments within the 20% criteria area were calculated to operate at unacceptable LOS as shown in Exhibit 55. The ADT volumes for 20 IO are shown in Exhibit 56 . XI-21 LINSCOTT lA\V & GREENSPAN ENGINEERS REV. 04/12/01 4 Local Facilities Management Plan Zone 11 STREET "A" Indicates Zone 11 Area -Indicates Number of Lanes Indicates Intersection Number NO SCALE Exhibit 51. Local Facilities Management Plan Zone 11 EXHIBIT 52 Zone 11 Traffic Generation Year 2010 LAND USE SIZE DAILY TRIP ENDS AM (ADT) PEAK HOUR RATE VOLUME %OF IN:OUT VOLUME ADT SPLIT IN OUT Single Family Residential 3,026 DU 10/DU 30,260 8% 3:7 725 1,695 Multi-Family Residential 668 DU 8/DU 5,340 8% 2:8 85 340 Commercial 39.3 AC 400/AC 15,720 3% 6:4 280 190 Office 8.2 AC 300/AC 2,460 14% 9:1 310 35 Community Facilities 6.9AC 1,200/AC 8,280 14% 9:1 1,045 115 Utilities (Open Space) 22.3 AC 2/AC 40 2% 5:5 Neg Neg Park 3.2 AC 50/AC 160 4% 5:5 5 5 Elementary School 21.8 AC 60/AC 1,310 28% 6:4 220 145 High School 86.3 AC 50/AC 4,320 24% 7:3 725 310 TOTAL TRIPS --67,890 --3,395 2,835 1. Source: Generation rates obtained from SANDAG Brief Generation Guide, July 1998. 2. Rate is a trip end per dwelling unit (DU) and acres. 3. All ADT's are rounded to the nearest 1 O and peak hours to the nearest 5. 4. Trip ends are one-way traffic movements, entering or leaving. 5. Neg denotes negligible traffic volumes. 6. Community Facilities includes a fire station. June, 2000 %OF ADT 10% 10% 9% 13% 13% 2% 4% 7% 12% - PM PEAK HOUR IN:OUT VOLUME SPLIT IN 7:3 2,120 7:3 375 5:5 710 2:8 65 2:8 215 5:5 Neg 5:5 5 3:7 30 3:7 155 -3,675 OUT 910 160 710 255 860 Neg 5 65 360 3,325 XI- 23 Local Facilities Management Plan Zone 11 EXHIBIT 53 2010 Signalized Intersection Operations INTERSECTION 11) Rancho Santa Fe Road/Olivenhain Road 18) Melrose Drive/Rancho Santa Fe Road 22) La Costa Meadows Dr/Rancho Santa Fe Road with roadway widening mitigation 23) Questhaven Road/Rancho Santa Fe Road with mitigation of roadway widening & new west 24) S. Melrose Avenue/Rancho Santa Fe Road with roadway widening mitigation 25) La Costa Avenue (S)/Rancho Santa Fe Road with roadway widening mitigation 26) Camino de Los Caches/Rancho Santa Fe Road 27) Calle Barcelona/Rancho Santa Fe Road 28) Olivehain Road/Rancho Santa Fe Road ICU= lntersect1011 Capacity Ut1hzat10n LOS = Level of Service ONE= Does not Exist ICU 0.53 1.02 0.57 0.65 leg DNE 0.61 0.55 0.14 0.78 EXISTING AM PM LOS ICU A 0.56 F* 0.78 A 0.64 B 0.48 -DNE B 0.65 A 0.67 A 0.48 C 0.63 •Mitigated to acceptable LOS with planned Rancho Santa Fe Road realignment and reconstruction June, 2000 LOS A C B A - B B A B YEAR 2005 YEAR 2010 AM PM AM PM ICU LOS ICU LOS ICU LOS ICU LOS 0.47 A 0.62 B 0.52 A 0.68 B 0.54 A 0.57 A 0.67 B 0.60 A 0.52 A 0.58 A 0.43 A 0.45 A 0.34 A 0.33 A 0.64 B 0.63 B 0.71 C 0.70 B 0.61 B 0.70 B 0.51 A 0.50 A 0.73 C 0.71 C 0.59 A 0.55 A 0.61 B 0.58 A 0.75 C 0.66 B 0.64 B 0.55 A 0.49 A 0.54 A 0.58 A 0.71 C 0.12 A 0.45 A 0.13 A 0.47 A 0.63 B 0.79 C 0.63 B 0.90 D 0.00 to 0.60 A 0.61 to 0.70 B 0.71 to 0.80 C 0.81 to 0.90 D 0.90 to 1.00 E > 1.00 F XI-24 EL CAMINO REAL/ POINSETTIA LANE ID..j-V ID0,0 _,,,_ ,.::::., r--r--l'J -!:;:"' '-.__ 188/ 51 JI l -177/263 _.., t ""'-f 284/727 290/ 20 J -... t ,r 298/258-l I 49/ 28, ~::~ ----~z ~:g~ (j) -r-- ALGA ROAD/ ALICANTE R'OAD r--I') 10 "'"' ~--;:::-? '-.__ 6/ 16 J 11 -408/459 ,., ..... f 5/ 8 25/ 84J 306/549- 42/471, LINSCOTT LA\1\1 & GREENSPAN ENGINEERS EL CAMINO REAL/ ALGA ROAD r--a:ir--aJaJ IC) -s1--,.::::., or--r--"':2-'-.__190/27 J I l -253/332 _.., t ""'-f 514/207 190/ 40J 178/437- 297/372 'I ® POINSETTIA LANE/ ALICANTE ROAD aJ Cl aJ IC)NN N-,,, '-.__ 14/ 10 r--vv ID ,) '\,.. -476/824 f 7/150 414/225J 't; 664/487- 5/ 34 ", -,-..,,, ,.::::..::::. "'""'"' @ ........ ,__ POINSETTIA LANtk EL FUERTE STR ET Cl a:,r--'<I" r--Cl _ .... ,,, Nl'JO Nr---,) i \,.. 101/ 73 J 580/291- 72/134 ", ® 1\..... 30/ 14 -245/775 r 6/129 't; l'Jtfll'J <Dr---''' ........ ..,., OCON "'"'- '-.__AM/PM -AM/PM , AM/PM E-W STREIT t;; w ~ Ul I z NO SCALE REV. 06/12/00 "OSA" = Outside Study Area, less than 50 1;~'"'::~o Traffic Vo~:·~~~-~·~,;-~-;~:~ Hours Local Facilities Management Plan Zone 10 Exhibit 54. Local Facilities Management Plan Zone 11 EXHIBIT 55 2010 Peak Hour Segment Operations SEGMENT LOCATION LANES LINK DIRECTION EACH VOLUME DIRECTIO N Rancho Santa Fe Road n/o La Costa Meadows Drive 3 1,380 NB n/o Questhaven Road 3 1,440 NB n/o Cadencia Street 3 2,040 NB n/o La Costa Avenue 3 1,650 NB n/o Camino de Los Coches 3 1,380 NB n/o Calle Barcelona 3 1,490 NB n/o Olivenhain Road 3 2,140 NB Capacity 1,800 vehicles per hour per lane In the peak hour, by d1rect1on. n/o = north of NB = Northbound, etc. June, 2000 VIC 0.26 0.27 0.38 0.31 0.26 0.28 0.40 LOS LINK DIRECTION VOLUME A 1,460 SB A 1,520 SB A 2,050 SB A 1,610 SB A 1,280 SB A 1,380 SB A 1,590 SB V/C RANGE LOS 0.00 < 0.60 A 0.61 to 0.70 B 0.71 to 0.80 C 0.81 to 0.90 D 0.91 to 1.00 E > 1.00 F VIC 0.27 0.28 0.38 0.30 0.24 0.26 0.29 LOS A A A A A A A XI- 26 LINSCOTT LA\\/ & GREENSPAN ENGINEERS REV. 04/12/01 -..J -1>-o 0 21,700 oUVENHAIN RD 700 Local Facilities Management Plan Zone 11 STREET "A" Indicates Zone 11 Area XX,XXX -Indicates ADT Volume ® Indicates Intersection Number 67,890 = Total Zone 11 ADT Volume NO SCALE Exhibit 56. June, 2000 Local Facilities Management Plan Zone 11 4. ANALYSIS OF BUILDOUT (2020) CONDITIONS a. Buildout Traffic Volumes and Capacity The circulation element planned for 2020 is shown in Exhibit 57. Trip generation for Zone 11 is shown in Exhibit 58. Zone 11 is calculated to generate about 67,890 ADT (33,945 in and 33,945 out), with 3,395 inbound and 2,835 outbound trips during the AM Peak Hour and 3,675 inbound and 3,325 outbound trips during the PM Peak Hour. Two intersections within the 20% criteria area were calculated to operate at unacceptable LOS as shown in Exhibit 59, which are listed below. With the recommended mitigation shown in Exhibit 64, these intersections are calculated to operate with acceptable Levels of Service. The 2020 peak hour volumes are shown in Exhibit 60. • Rancho Santa Fe Road/Questhaven Road (LOS E AM peak hour) • Rancho Santa Fe Road/Olivenhain Road (LOS E, AM peak hour, LOS F PM peak hour) No street segments within the 20% criteria area were calculated to operate at unacceptable LOS as shown in Exhibit 61. The ADT volumes for 2020 are shown in Exhibit 62. Xl-28 LINSCOTT LA\V & GREENSPAN ENGINEERS REV. 04/12/01 4 4 10 a-\,\,'<.- 4 c'<-'-ONA <o'r~ en 0, Local Facilities Management Plan Zone 11 STREET "A" Indicates Zone 11 Area X Indicates Number of Lanes @ -Indicates Intersection Number NO SCALE Exhibit 57. Local Facilities Management Plan Zone 11 EXHIBIT 58 Zone 11 Traffic Generation Year 2020 LAND USE SIZE DAILY TRIP ENDS AM (ADT) PEAK HOUR RATE VOLUME %OF IN:OUT VOLUME ADT SPLIT IN OUT Single Family Residential 3,026 DU 10/DU 30,260 8% 3:7 725 1,695 Multi-Family Residential 668 DU 8/DU 5,340 8% 2:8 85 340 Commercial 39.3 AC 400/AC 15,720 3% 6:4 280 190 Office 8.2 AC 300/AC 2,460 14% 9:1 310 35 Community Facilities 6.9 AC 1,200/AC 8,280 14% 9:1 1,045 115 Utilities (Open Space) 22.3 AC 2/AC 40 2% 5:5 Neg Neg Park 3.2AC 50/AC 160 4% 5:5 5 5 Elementary School 21.8 AC 60/AC 1,310 28% 6:4 220 145 High School 86.3 AC 50/AC 4,320 24% 7:3 725 310 TOTAL TRIPS --67,890 --3,395 2,835 1. Source: Generation rates obtained from SAN DAG Bnef Generation Guide, July 1998. 2. Rate is a trip end per dwelling unit (DU) and acres. 3. All ADT's are rounded to the nearest 10 and peak hours to the nearest 5. 4. Trip ends are one-way traffic movements, entering or leaving. 5. Neg denotes negligible traffic volumes. 6. Community Facilities includes a fire station. June,2000 %OF ADT 10% 10% 9% 13% 13% 2% 4% 7% 12% - PM PEAK HOUR IN:OUT VOLUME SPLIT IN 7:3 2,120 7:3 375 5:5 710 2:8 65 2:8 215 5:5 Neg 5:5 5 3:7 30 3:7 155 -3,675 OUT 910 160 710 255 860 Neg 5 65 360 3,325 XI- 30 EXHIBIT 59 Signalized Intersection Operations INTERSECTION EXISTING 11) Rancho Santa Fe Road/Olivenhain Road 18) Melrose Drive/Rancho Santa Fe Road with mitigation of widening and addition of SB lane 22) La Costa Meadows Dr/Rancho Santa Fe 23} Ouesthaven Road/Rancho Santa Fe Road with mitigation of SB left-turn and right-turn lanes 24) S. Melrose Avenue/Rancho Santa Fe Rd 25) La Costa Avenue (S)/Rancho Santa Fe Rd 26) Camino de Los Caches/Rancho Santa Fe 27) Calle Barcelona/Rancho Santa Fe Road 28) Olivenhain Road/Rancho Santa Fe Road With mitigation of SB left-turn and thru lanes DELAY 1s measured m seconds. LOS = Level of Service ONE = Does not Exist AM ICU LOS 0.53 A 1.02 F* 0.57 A 0.65 B ONE - 0.61 B 0.55 B 0.14 A 0.78 B *Mitigated to acceptable LOS with planned Rancho Santa Fe Road realignment and reconstruction June, 2000 ICU 0.56 0.78 0.64 0.48 ONE 0.65 0.67 0.48 0.63 YEAR 2005 PM AM PM LOS ICU LOS ICU LOS A 0.47 A 0.62 B C 0.54 A 0.57 A B 0.52 A 0.58 A A 0.64 B 0.63 B -0.51 B 0.50 A B 0.61 A 0.58 A B 0.49 A 0.54 A A 0.12 A 0.45 A B 0.63 C 0.79 C 0.00 > 0.60 A 0.61 to 0.70 B 0.71 to 0.80 C 0.81 to 0.90 D 0.91 to 1.00 E > 1.00 F Local Facilities Management Plan Zone 11 YEAR 2010 YEAR 2020 AM PM AM PM ICU LOS ICU LOS ICU LOS ICU LOS 0.52 A 0.68 B 0.68 B 0.76 C 0.67 B 0.60 A 0.86 D 0.72 C 0.80 C 0.62 B 0.34 A 0.33 A 0.45 A 0.45 A 0.61 B 0.70 B 0.92 E 0.74 C 0.77 C 0.74 C 0.59 A 0.55 A 0.64 B 0.81 D 0.64 B 0.55 A 0.72 C 0.67 B 0.58 A 0.71 C 0.67 B 0.76 C 0.13 A 0.47 A 0.14 A 0.51 A 0.63 D 0.90 D 0.94 E 1.15 F 0.71 C 0.77 C XI-31 EL CAMINO REAL/ POINSETTIA LANE "'"' ... r--LOO -,-..-,::::.., ~ ffi ~ '-278/ 50 111 -180/197 1 t "'-, 367/805 300/ 22 _) 318/272- 78/ 53, 0 ALGA ROAD/ ALICANTE ROAD 254/ 78 _) 330/546- 61/458, 0, 0, r-- ::::__ ,, IXl o, LO NO> ... LINSCOTT LA\i\1 & GREENSPAN ENGINEERS EL CAMINO REAL/ ALGA ROAD (J) r--IX) O>O <D _,,._ N '-'-'-,,.,_,-.. "'"'"' o ~ 199/ 54 I 11 -261/339 1 t "'-, 608/446 163/ 61...) ,t,r 209/470-1 1 374/534, ~~~ ® '-'-'-0)11)-_,,,,.._ "'CJ)"' POINSETTIA LANE/ ALICANTE ROAD ,-..,,,LO ,,,_,,, NN '-'-'-~~~ ~ 22/ 27 I ( I -520/8.36 1 t"'-, 11/ 81 516/268...) .._ t ,r 554/496-1 r 11 32---, ~::rn '-'-'- @ (J).., LO <0-0 _.., POINSETTIA LANE/ EL FUERTE STRE'ET r--N-LO o, IXl -LO '-'-'-~~~ '-56/ 19 1 I 1 -293/700 it'-. V 11/113 218/ 60...) ,t, 648/300-1 118/166---, ~~~ '-'-'- @ IX),,_ N 000 NCO- ~AM/PM -AM/PM ,AM/PM E-W STREET t;; w ~ (I) I z NO SCALE REV. 10/17 /00 "OSA" = Outside Study Area, less than 50 l,;"';;~O Traffic Vo-,-~~~~-:;,;~;~~-~ Hours Local Facilities Management Plan Zone 10 Exhibit 60. Local Facilities Management Plan Zone 11 EXHIBIT 61 2020 Peak Hour Segment Operations SEGMENT LOCATION LANES LINK DIRECTION EACH VOLUME DIRECTION Rancho Santa Fe Road n/o La Costa Meadows Drive 3 1,980 NB n/o Ouesthaven Road 3 2,080 NB n/o Cadencia Street 3 2,750 NB n/o La Costa Avenue 3 2,390 NB n/o Camino de Los Coches 3 1,950 NB n/o Calle Barcelona 3 1,930 NB n/o Olivenhain Road 3 2,350 NB Capacity= 1,800 vehicles per hour per lane in the peak hour, by d1rect1on. n/o = north of NB= Northbound, etc. June,2000 V/C LOS LINK VOLUME 0.37 A 2,120 0.39 A 2,290 0.51 A 2,500 0.44 A 2,200 0.36 A 1,770 0.36 A 1,800 0.44 A 2,150 V/C RANGE 0.00 5. 0.60 0.61 to 0.70 0.71 to 0.80 0.81 to 0.90 0.91 to 1.00 > 1.00 DIRECTION SB SB SB SB SB SB SB LOS A B C D E F V/C 0.39 0.42 0.46 0.41 0.33 0.33 0.40 LOS Xl- 33 A A A A A A A LINSCOTT LA\V & GREENSPAN ENGINEERS REV. 04/12/01 11,200 t,,I (Jl 0 0 11 700 Local Facilities Management Plan Zone 11 STREET "A" Indicates Zone 11 Area XX,XXX -Indicates ADT Volume @ -Indicates Intersection Number 67,890 = Total Zone 11 ADT Volume NO SCALE Exhibit 62. Local Facilities Management Plan Zone 11 D. MITIGATION June, 2000 1. SPECIAL CONDITIONS Prior to the recordation of the first final map or issuance of a grading or building permit, which ever occurs first within Zone l l, a financing program guaranteeing construction of the following circulation improvements shall be approved by the City. With the following improvements, all analyzed intersections and street segments are calculated to operate at acceptable Levels of Service. The following mitigation measures are pursuant to the adopted perfonnance standards under the Growth Management Ordinance for Zone 11. Additional mitigation measures specific to the portion of Zone 11 within the Villages of La Costa Master Plan are contained within the project's Environmental Impact Report (EIR 98-07). a. b. c. Improvements needed now Improvements needed by 2005 Rancho Santa Fe Road segment -Prior to the issuance of building pennits for the area covered by the Villages of La Costa Master or as determined by the City Engineer based on Year 2005 traffic model assumptions, the applicant shall construct or provide for the construction/realignment of Rancho Santa Fe Road from Melrose Drive to La Costa Avenue, if Rancho Santa Fe has not been previously constructed/realigned. Included within the construction/realignment of Rancho Santa Fe Road will be the intersections of Melrose Drive, La Costa Meadows Drive and Questhaven Road. Details of which are outlined in the Traffic Impact Analysis attached as Appendix A-4. Improvements needed by 20 I 0 Rancho Santa Fe Road segment -widen from four to six lanes from La Costa Avenue to Melrose Avenue. The widening of Rancho Santa Fe Road will include improvements to the intersections of La Costa Meadows Drive, Questhaven Road and La Costa Avenue with Rancho Santa Fe Road. Details of which are outlined in the Traffic Impact Analysis attached as Appendix A-4. Xl-35 d. e. Junc,2000 Local Facilities Management Plan Zone 11 Improvements needed by build out (2020) Melrose Drive/Rancho Santa Fe Road intersection -construct an additional southbound thru lane and an additional eastbound right-tum lane. Rancho Santa Fe Road/Questhaven Road intersection - construct an additional southbound left-tum lane creating dual-left tum lanes, and add a right-tum lane. Rancho Santa Fe Road/Olivenhain Road/Camino Alvaro intersection -construct a southbound left-tum lane creating dual- left turn lanes, and add a thru lane on the north and south legs. Summary Mitigation to the significantly impacted intersections and street segments are summarized in Exhibit 63 and shown graphically in Exhibit 64. With the previously mentioned improvements, all intersections and road segments are calculated to operate at acceptable Levels of Service to meet the adopted perlonnance standard through buildout. Xl-36 Local Facilities Management Plan Zone 11 EXHIBIT 63 Mitigation Summary for Calculated Impacts IMPACTED SEGMENT OR INTERSECTION WITH REFERENCE NUMBER INTERSECTIONS 18) Rancho Santa Fe Rd/ Melrose Drive EXISTING No mitigation recommended due to planned improvement by 2005 2005 Realignment & add an east leg with full movements on each leg 2010 2020 Add eastbound right-turn lane and southbound thru- lane 22) Rancho Santa Fe Rd/ La Costa Meadows Dr Add an addi.ffQ-r,a·1 ··-· ··-··-··,.-Remove signal, --·-______________ _, southbound travel restrict westbound lane movements and add northbound and southbound thru lanes .... -... • .. ·····----····-·-·--------+--------1----------l -·---------·· 23) Rancho Santa Fe Rd/ Questhaven Rd Realign & widen each leg Construct west leg with full movements ·····-··--···--,--c---·······-···-··········t---------+---cc-------1 ..... ()r1.E!ac:hleg . 24) Rancho Santa Fe Rd/ Construct new Add an additional South Melrose Dr intersection northbound and Add southbound left-turn lane and riaht-turn lane southbound travel lane ··-··-·····-··· .... ·····--t---------+--------+--~~~-······ ·-·---------u 25) Rancho Santa Fe Rd/ Add an additional La Costa Ave ·-·-··-··--"-'·-·····--.--•-·-·-·--·-28) Rancho Santa Fe Rd/ Olivenhain Rd SEGMENTS Rancho Santa Fe Road Note: For detailed improvement descriptions, please refer to text. Source: Linscott, Law & Greenspan, Engineers 11/9/00. June, 2000 Realign & widen to 4 lanes from La Costa Avenue to Melrose Drive northbound and southbound travel lane ··-. -··········· . ~ Add southbounci--· left-turn and southbound and northbound travel lane ···············-··---····t----------i Widen to 6 lanes from La Costa Avenue to Melrose Drive Xl-37 EXISTING YEAR 2005 YEAR 2010 YEAR 2020 EL CAMINO REAL/ EL CAMINO REAL/ EL CAMINO REAL/ EL CAMINO REAL/ POINSETTIA LANE POINSETTIA LANE POINSETTIA LANE POINSETTIA LANE LEGEND DOES NOT EXIST 0 EL CAMINO REAL/ ALGA ROAD ® POINSETTIA LANE/ ALICANTE ROAD DOES NOT EXIST POINSETTIA LANE/ EL FUERTE STRE'ET DOES NOT EXIST @ ALGA ROAD,/ ALICANTE ROAD --~ i @ EL CAMINO REAL/ ALGA ROAD ® POINSETTIA LANE/ ALICANTE ROAD @ MITIGATION POINSETTIA LANE/ EL FUERTE STRE'ET -4+ '.. ¼:: s' :!. ,tr- ' @ MITIGATION ALGA ROAD/_ ALICANTE ROAD ~ -4 '.. -, s :!. 't" ' ® MITIGATION 0 EL CAMINO REAL/ ALGA ROAD ® POINSETTIA LANE/ ALICANTE ROAD POINSETTIA LANE/ EL FUERTE STRE'ET -4+ '.. ¼:: s' :!. 'ft" ' @ ALGA ROAD,/ ALICANTE ROAD ~ -4 '.. -, _) s -,Y ' ® ~ --4H'--'--~ ® -Traffic Signal @ -Unsignalized FF -Free Flow RTOL -Right-turn Overlap s :) )) fft"[ NOTE: (N)-North g (S)-South --, 0 ~ (E)-East (W)-West EL CAMINO REAL/ ALGA ROAD POINSETTIA LANE/ ALICANTE ROAD POINSETTIA LANE/ EL FUERTE STRE'ET ~ -4+ '.. -s' :!. ,tr-' @ ALGA ROA'Vc ALICANTE OAD ~ -4'.. -s' :!. 't" ' @ Mitigation is shown in bold. Existing geometry is shown shaded. E-W STREET t;:; w c,: tii !~ NO SCALE REV. 10/16/00 "OSA" = Outside Study Area, less than 50 lr~,m:•~ne Geomet~-~~-nd-i~;:"~:"'-_, --- Local Facilities Management Plan Zone 10 Exhibit 64. Local Facilities Management Plan Zone 11 XII. FIRE FACILITIES A. PERFORMANCE STANDARD No more than 1,500 dwelling units outside of a five-minute response time. B. FACILITY PLANNING AND ADEQUACY I. INVENTORY Zone 11 is entirely within the five-minute response time of Fire Station 6, and paiiially located within the five-minute response time of Fire Station 2, located on Arena! Road. These Stations are shown on Exhibit 65. A 30 mph average driving rate is used to detennine the five-minute response time. The five-minute response time begins when the fire truck leaves the fire station. This is equivalent to an approximate 2.5 mile driving distance from the fire station. 2. PHASING Because all future development in Zone 11 is within the five-minute response time of Fire Stations Nos. 6 and 2, Zone 11 will conform to the fire performance standards to build out. Therefore, it was unnecessary to do a phasing analysis for fire services in Zone 11. 3. ADEQUACY FINDINGS Zone I I currently meets the adopted performance standard and will continue to meet the performance standard through build out of the City. C. MITIGATION I. SPECIAL CONDITIONS FOR ZONE 11 No special conditions are necessary at this time . .lune, 2000 XII-I City ofOceanside LEGEND Cl Existing Fire Station ••••Station 2 Response Time • i' • •station 4 Response Time /•-station 5 Response Time ,-• Station 6 Response Time Ir, Fire Reseonse Time ---· JI_..;... f,, \ ~ . ··1., z ' I I tation #5 A•e- • •• • • •• •• •• ••• • •• Zone 11 Local Facilities Management Plan 11 Exhibit 65 Facilitu Local Facilities Management Plan Zone 11 D. FINANCING Exhibit 66 illustrates the facility financing matrix for this facility. This matrix summarizes the individual facility to be financed, its estimated cost and timing of construction, the existing budgeted CIP moneys available for the facility and the future funding options. EXHIBIT 66 Fire Facility Financing Matrix Funding Options Amount Estimated Cost Timinn First Second Thirrt Notes Fire Station #6 (Permanent) NIA $875,000 2003-2004 PFF TOTAL FIRE FACILITY COSTS $875 000 June,2000 XIl-3 Local Facilities Management Plan Zone 11 XIII. OPEN SPACE FACILITIES A. PERFORMANCE STANDARD Fifteen percent of the total land area in the zone exclusive of environmentally constrained non-developable land must be set aside for pennanent open space and must be available concurrent with development. B. FACILITY PLANNING AND ADEQUACY June, 2000 Exhibit 67 shows graphically the existing, approved and future perfonnance standard open space within Zone 11. Perfonnance standard open space consists of I) developed open space areas within existing and approved projects and 2) unconstrained undeveloped open space throughout the remainder of the zone. Unconstrained undeveloped open space is land that will remain as pennanent open space and is free of environmental constraints. Environmental constraints include: beaches, pennanent bodies of water, floodways, slopes greater that 40%, significant wetlands, significant riparian habitats, significant woodland habitats, major power line easements, railroad track beds, and other significant environmental features as detennined by the environmental review process. Slopes 25-40% and major power line easements that are improved for open space purposes can count for open space purposes. I. INVENTORY a. Inventory of Open Space Demand: The performance standard open space required to be provided for Zone 11 is 15 percent of the total land area that is exclusive of environmentally constrained non-developable land. The total land area within Zone I I that falls under this definition is 1612.4 acres. Zone 11 's build out perfonnance standard requirement for open space, therefore, is 241.86 acres. XIII-I e_':}S-10 ~ Ir, Open Space Facilities Local Facilities Management Plan Zone 11 Exhibit 67 June, 2000 Local Facilities Management Plan Zone 11 Currently, the existing and approved performance standard open space demand is as follows: Developed/ Approved Acres Acres of Required Performance Standard Open Space Existing Approved 174.44 218.00 329.44 26.17 32.70 58.87 b. Total The performance standard open space demand created by existing projects and approved projects in Zone 11 is 58.87 acres. Inventory of Existing and Approved Open Space Supply: An inventory of the existing and approved perfonnance standard open space supply is summarized as follows: Acres of Performance Standard Open Space Existing Approved Total 173.65 17.22 190.87 C. The total existing and approved performance standard open space supply is 190.87. The existing and approved performance standard open space demand is 58.87 acres. Therefore, I 32 acres of open space are existing in Zone 11 in excess of the demand generated by existing and approved developments. The open space perfonnance standard in Zone 11, therefore, is currently being met. Inventory of Future Open Space Supply: 301.4 acres of future perfonnance standard open space are identified within Zone I I. This future open space, when added to existing and approved open space provides 492.27 acres of performance standard open space at build out. The build out XIIl-3 .lune, 2000 Local Facilities Management Plan Zone 11 demand for open space is 231.54 acres; therefore, the performance standard open space is projected to meet the demand at build out. This plan fully recognizes that the Villages of La Costa Master Plan controls the exact location and dimensions of performance standard open space provided in this plan. Any significant changes to the open space created by the Villages La Costa Master Plan will require a corresponding amendment to this Local Facility Management Plan. d. PHASING The affected landowners within the Zone l l LFMP have agreed to permanently set aside existing, approved and future performance standard open space identified in this analysis. Since the Zone I I phasing schedule does not address the yearly amount of acres developed within Zone 11, no phasing of future open space facilities demand can be projected at this time. As part of the yearly monitoring program the developers of Zone I I will provide evidence to the Planning Director ensuring that the open space perfonnance standard is met. 2. ADEQUACY FINDINGS As of 1/1/00, Zone 11 has sufficient pennanent perfonnance standard open space to meet the adopted perfonnance standard for existing and approved development. However, Zone 11 will require continual monitoring of this open space until build out. For that reason, the following special conditions are being added to this plan. In 1995, the City and the Fieldstone Company, along with various State and Federal government agencies entered into an agreement in order to preserve specific portions of Zone 11 impacted by environmentally sensitive species and habitat. This was subsequently issued to Real Estate Collateral Management (RECM). This agreement (Implementation Agreement) and its accompanying Habitat Conservation Plan (HCP) significantly limited the developable area within the RECM properties and required all areas specified as conservation areas to be redesignated as General Plan Open Space. However, the agreement also provided for the shift of dwelling units previously available within the conservation areas to the developable areas . XIIl-4 Local Facilities Management Plan Zone 11 C. MITIGATION I. SPECIAL CONDITIONS FOR ZONE 11 A. All future development within this zone shall be required to show how it contributes to meeting the open space peifonnance standard and that the development does not preclude the provision of peifonnance standard open space at build out of Zone 11. 8. Open space compliance will be monitored annually and as individual projects are reviewed within this zone. C. Prior to the approval of any development within this zone, the Planning Director shall be required to find that the development does not preclude the provision of perfonnance standard open space at build out of Zone 11. D. · The proposed development within the Villages of La Costa Master Plan is exempt from the Open Space condition per the Implementation Agreement for the Habitat Conservation Plan. D. FINANCING .lune, 2000 Funding for perfonnance standard open space will be provided by the property owners of Zone 11. Affected property owners or homeowners associations will be responsible for maintaining open space facilities within their development. XIII-5 Local Facilities Management Plan Zone 11 XIV. SCHOOLS A. PERFORMANCE STANDARD School capacity to meet projected enrollment within the zone as determined by the appropriate school district must be provided prior to projected occupancy. B. FACILITY PLANNING AND ADEQUACY ANALYSIS June, 2000 As shown on Exhibit 68, three school districts will serve students in Zone 11: Encinitas Union Elementary School District, San Dieguito High School District and the San Marcos Unified School District. Exhibit 69 provides a detailed map of the school district service areas in Zone 11. The San Dieguito High School District and Encinitas Union School District have jurisdiction south of San Marcos Creek within Zone 11. San Dieguito High School District serves the secondary students (7-12) and Encinitas Union School District serves the primary or elementary students (K-6). The San Marcos Unified School District serves both the elementary and secondary students north of San Marcos Creek. Since Zone 11 is served by three different school districts, analysis of school facility adequacy shall be addressed on an individual district basis. I. ENCINITAS UNION ELEMENTARY SCHOOL DISTRICT a. Inventory A majority of Zone I I is within the Encinitas Unified School District. There are currently four elementary schools within the district. The following table shows enrollment and regular capacity for each school: School Enrollment CaQacity La Costa Heights 638 612 Mission Estancia 553 546 Olivenhain Pioneer 802 641 El Camino Creek 657 650 XIV-I .lune, 2000 b. Local Facilities Management Plan Zone 11 Build Out Assumptions Existing and Build Out Population for Zone 11: Existing Build Out SFD Units 1,607 2,924 Multi Units 278 450 Total 1,885 3,374 Rate 2.3178 2.3178 Total Population 4,369 7,820 c. Phasing d. e. f. The Encinitas Union School District has entered into an agreement with RECM, the major landholder of this area, which provides for the dedication of school sites in exchange for school availability letters. This agreement has been in force for the last several years and has resulted in the dedication of the La Costa Heights Elementary School site, Mission Estancia School site, and the El Camino Creek Elementary School site. Adequacy Findings The Encinitas Union Elementary School District currently exceeds capacity at all school locations. Mitigation Special Conditions for Zone 11: Prior to the approval of a final map for any projects within the Encinitas Union Elementary School District, the developer shall comply with all applicable statutory requirements. Financing Financing for school facilities will be the payment of school impact fees or the participation in a Mello Roos District. XIV-2 City ofOceanside 1•.----.----··-1._ ,;,\\□0'" • t~= !) J.., ' I Ii■' I LEGEND Existing Proposed • 0 Elementary ■ i Middle School ♦ Junior High ~ High School Ir, School Locations Zone 11 Local Facilities Management Plan ■ • .,..-,- / I l I : City of -, 1 Vistal T L ;S· City of San Marcos Exhibit 68 ·" di!' ··, ·. /'•, ....... . . ...... / /.· ·--:- / / / / ,✓•• ,, ~I ENCINITAS UNION ELEMENTARY .• Ji#\_, SCHOOL DISTRICT ~'1~~,,7 t>? r ,,_'?. SAN DIEGUITO UNIFIED L-.. ----~"-SCHOOL DISTRICT "~:~, ~ ');., \ti,., ,··-··, I ·-··-··-· -.. i.. . .l I ··1 (" -··-··-··-··-··-' LEGEND I 1110 I District Boundary ' . : ·~------------·j \ .. ---------- Ir, School District Boundaries within Zone 11 ~ Local Facilities Management Plan Zone 11 Exhibit 69 .lune, 2000 Local Facilities Management Plan Zone 11 2. SAN DIEGUITO HIGH SCHOOL DISTRICT a. b. Inventory Diegueno Middle School and La Costa Canyon High School of the San Dieguito High School District serve the secondary students from Zone 11 within the Encinitas Union Elementary School District. These two schools also serve the surrounding areas with school enrollment depending on development within the region. Therefore, it is difficult to accurately determine the middle school and high school student impact based solely on Zone 11 projections. Build Out Assumptions Existing and Build Out Population: Existing Build Out SFD Units 1,607 2,924 Multi Units 278 450 Total 1,885 3,374 Rate 2.3178 2.3178 Total Population 4,369 7,820 c. Phasing The San Dieguito High School District's middle school and high school boundaries overlap several management zones within the City of Carlsbad and extend into the City of Encinitas. Therefore, an accurate yearly phasing schedule for the entire district is difficult to project. This LFMP provides the Zone 11 yearly student generation projection that can be used to more accurately assess the number of students generated from this area. Exhibit 70 shows the yearly number of middle school students generated from Zone 11 and the total capacity provided by San Dieguito High School District. Exhibit 70 indicates the high school students generated by Zone 11 and the total capacity provided by the existing high school. XIY-5 Local Facilities Management Plan Zone 11 Exhibit 70 School Facility Demand Table -San Dieguito High School District General Plan Land Student Buildout UseSub-.area Res. in ou•s and Non....-es in Sq. Ft. Generated Existing Approved Future Projections Rates Exist Aooroved Future Buildout JH HS JH HS JH HS JH HS JH HS RL-1 55.00 55.00 0.12 0.25 0.00 0.00 0.00 0.00 6.60 13.75 6.60 13.75 RL-2 174.00 174.00 0.12 0.25 20.88 43.50 0.00 0.00 0.00 0.00 20.88 43.50 RLM-2 305.00 305.00 0.84 OJ8 0.00 0.00 0.00 0.00 256.20 54.90 256.20 54.90 RLM-3 511.00 511.00 0.84 0.18 0.00 0.00 0.00 0.00 429.24 89.43 429.24 89.43 RLM-4 I ~ ~ 0.84 0.18 0.00 0.00 0.00 0.00 '14,3§1 e31!8§ 44.361 ~ !lQ 1.52 3.76 1.52 RLM-5 73.00 73.00 0.84 0.18 61.32 12.78 0.00 0.00 0.00 0.00 61.32 12.78 RLM-6 815.00 815.00 0.84 0.18 684.60 142.63 0.00 0.00 0.00 0.00 684.60 142.63 RLM-7 196.00 284.00 480.00 0.84 0.18 164.64 34.30 238.56 49.70 0.00 0.00 403.20 84.00 RM-1 45.00 45.00 0.84 0.18 0.00 0.00 0.00 0.00 37.80 7.88 37.80 788 RM-2 131.00 131.00 0.84 0.18 110.04 22.93 0.00 0.00 0.00 0.00 110.04 22.93 RM-3 35,00 35.00 0.84 0,18 0.00 0.00 29.40 6.13 0.00 0.00 29.40 6.13 RMH-1 I 58.00 58.00 0.84 QJJl 0.00 QJ!Q 0.00 0.00 48.72 1QAf ~ 10.44 RMH-2 496.00 496.00 084 0,18 416.64 86.80 0.00 0,00 0.00 0.00 416.64 86.80 RMH-4 171.00 171.00 0.84 018 0.00 0.00 0.00 0.00 143.64 29.93 143.64 29.93 RH-1 128 128 0.84 0.18 0.00 0.00 0.00 0.00 107.52 23.04 107.52 23.04 TOTALS 1,885.00 319.00 ll89Jl1, 3,3143.,.A 1,458 343 268 56 Tilll.1J! -~ ~g s:l'1Ml40 337 ~ ~ 1 .l!!!! June,2000 XIV-6 June, 2000 d. e. Local Facilities Management Plan Zone 11 Middle School: The phasing schedule for the junior high school to be located in Zone 12 is not known at this time. As future development within Zone 11 and the City of Encinitas occurs, the following option is available to mitigate overcrowded conditions at Diegueno Middle School: 1. Temporary classrooms will continue to be added to Diegueno Middle School to accommodate additional students. Adequacy Findings San Dieguito High School District is currently exceeding its fixed capacity however; it is mitigating this shortage by utilizing relocatable units. Future school demands will require a new senior high and junior high school. Mitigation Special Conditions For Zone 11: Prior to the approval of a final map for any projects within the San Dieguito High School District, the developer shall comply with all applicable statutory requirements. f. Financing Financing for school facilities will be the payment of school impact fees or the participation in a Mello Roos District. XIV-7 June,2000 Local Facilities Management Plan Zone 11 3. SAN MARCOS UNIFIED SCHOOL DISTRICT The southwest section of the San Marcos Unified School District crosses the City of Carlsbad's boundary to overlap with portions of Zones 6, I 0, and 18 as well as Zone 11. Within Zone 11, the San Marcos School District has jurisdiction over the general area north of San Marcos Creek. a. Inventory b. Within Zone 11, development has not yet begun in the area north of San Marcos Creek which is under the jurisdiction of the San Marcos Unified School District. Therefore, the San Marcos Unified School District is not yet impacted by Zone I I students. As development occurs in the area of Zone I I under the jurisdiction of San Marcos Unified School District, students will attend La Costa Meadows Elementary School, San Marcos Junior High and San Marcos High School. Build Out Assumptions Existing and Build Out Population: Existing Build Out SFD Units 0 262 Multi Units 0 58 Total 0 320 Rate 2.3178 2.3178 Total Population 0 742 c. Phasing The preliminary school master plan for SMUSD has indicated a need for an additional elementary school site within the City of Carlsbad. The timing of this school has not been detennined, however, the school district is in the process of locating and acquiring a school site. Exhibit 71 illustrates the build out projection for the area within the SMUSD. XIV-8 General Plan Land Use Sub area Existinn RLM-1 0 RMH-1 0 TOTALS 0 June,2000 Local Facilities Management Plan Zone 11 EXHIBIT 71 School Facility Demand Table -San Marcos School District Residential Dwelling Units Student Generation Existing Rates Build Out Annroved Future Pro·ectinns K-5 6-R 9-12 K-5 6-8 1n-12 K-5 0 262 262 0.306 0.116 0.140 0.0 0.0 0.0 0.0 0 58 58 0.306 0.116 0.140 0.0 0.0 0.0 0.0 0 320 320 0.0 0.0 0.0 0.0 Approved Future 6-8 10-12 K-5 6-8 0.0 0.0 80.2 30.4 0.0 0.0 17.7 6.7 0.0 0.0 97.9 37.1 10-12 36.7 8.1 44.8 Build Out Projections K-5 6-R 80.2 30.4 17.7 6.7 97.9 37.1 10-12 36.7 8.1 44.8 XIV- 9 .lune, 2000 d. Local Facilities Management Plan Zone 11 Adequacy Findings All of SMUSD facilities are currently at capacity. Temporary classrooms and re-locatables are being used by the district to provide capacity. The school district believes it will be able to provide capacity at build out, although SMUSD feels it is premature to indicate future adequacy because it is contingent upon the development and implementation of a successful financing plan. e. Mitigation f. Special Conditions For Zone l l: Prior to the approval of a final map for any projects within the San Marcos Unified School District, the developer shall comply with all applicable statutory requirements. Financing Financing for school facilities will be the payment of school impact fees or the participation in a Mello Roos District. XIV-IO Local Facilities Management Plan Zone 11 XV. SEWER FACILITIES A. PERFORMANCE STANDARD Trunk-line capacity to meet demand, as determined by the appropriate sewer districts, must be provided concurrent with development. B. FACILITY PLANNING AND ADEQUACY ANALYSIS June, 2000 Sewer service in the City of Carlsbad is provided by three independent agencies: Carlsbad Sewer Service District, Leucadia County WaterWastewater District and the Vallecitos Water District. Zone 11 is within the sphere of influence of two Sewer Districts, Leucadia Col:lflty WaterWastewater District (-bGW9LWD) and Vallecitos Water District (VWD). bG-WDLWD serves approximately 1,590 acres of the southern portion of Zone 11 and the Vallecitos Water District serves approximately 530 acres of the northern portion of Zone 11. Exhibit 72 shows the approximate location of the boundary between these two districts. The information contained in this plan was obtained from the master plans of these two agencies. bG-W9L WD's master plan is entitled, "1994 Planning Study Update, Leucadia Co1:1Rty WaterW astewater District", prepared for bG-WDL WD by Parsons Engineering Science. VWD's master plan is entitled "Update to the Water, Wastewater and Water Reclamation Master Plan October, 1997" by Camp Dresser and McKee. Since sewer service to this zone is provided by two sewer districts, each will be described separately. Developers will request adjustments to the sewer service boundaries that will be processed accordingly. As an alternative to adjusting the service area boundaries, service agreements may be entered into in order to serve the zone in accordance with this plan. The applicable boards or councils must approve the service agreements. 1. LEUCADIA WASTEWATER DISTRICT a. Inventory The Leucadia Co1:1Rty WaterWastewater District provides sewer service to the southern portion of Zone 11. The zone is located within three major sewer drainage basins, two of which are located in the bG-WDL WD service area and are designated as drainage basins 8 and IO in the Planning Study. All of the sewage generated by Zone 11 within -bGW9L WD drainage basin 8, will flow, by gravity, through local and major sewer facilities within Zone 11 to the major trunk sewer in XV-1 June,2000 No. Local Facilities Management Plan Zone 11 Olivenhain Road. This major trunk sewer ties into a major trunk sewer in El Camino Real and flows, by gravity, to the Leucadia Pumping Station near the intersection of La Costa Avenue and El Camino Real. The sewage is then pumped through a force main along La Costa A venue to the Batiquitos Pumping Station near the intersection of La Costa Avenue and Carlsbad Boulevard. The sewage is again pumped through a force main along Carlsbad Boulevard to a point where it assumes gravity flow. The sewage then flows, by gravity, through the Ponto interceptor which is parallel to the AT & SF railroad track to the Encina Wastewater Authority (EWA). All of the sewage generated by Zone 11 within bGWf)L WD drainage basin 10, will flow by gravity through local sewer facilities in Zone 11 until it reaches the major trunk sewer in the golf course. The sewage will then flow, by gravity, through the major trunk sewer in the golf course until it reaches the Leucadia Pumping Station. The sewage will reach the EWA through the same major sewer facilities from the Leucadia Pumping Station as described for bGWf)L WD drainage basins. The existing major sewer facilities that are within bGWf)L WD and the Zone 11 boundaries are shown on Exhibit 72 and are as follows: Facility Location Sewer District A 12" trunk line stub Parallel to Rancho Santa Fe bGWf)LWD Road along the northern boundary of Stagecoach Park B 12" trunk line stub Crossing La Costa Avenue bGWf)L WD C 12" trunk line stub Crossing Camino de Los bGWI}LWD Caches D 15" trunk line stub Rancho Santa Fe Rd. bGW9L WD E 18" trunk line stub Olivenhain Rd. parallel to bGW9LWD Rancho Santa Fe Road XV-2 June,2000 Local Facilities Management Plan Zone 11 The existing major sewer facilities that are located outside of Zone 11 but serve Zone 11 by transporting the sewerage to the EWA are shown on Exhibit 72 and are as follows: No. Facility Location Sewer District 12", 15", and 18" Trunk sewer Through La Costa Resort Golf Course from Gibralter St. to El Camino Real 2 18" and 21" trunk Along alignment of El bGWf)L WO 3 4 5 sewer Camino Real from Olivenhain Rd. to La Costa Avenue Leucadia Station Pump North Corner of La Costa bGWf)L WO Ave. and El Camino Real 24" force main Along alignment of La bGWI}L WD Costa Avenue from El Batiquitos Station Camino Real to Carlsbad. Blvd. Pump Northeast corner of La Costa Ave and Carlsbad Blvd. 6 Parallel 24" force Along alignment of bGWI}L WD mains Carlsbad Blvd. from La Costa Ave. to 21" trunk sewer 7 21" and 18" trunk From parallel 24" force bGWf)L WO 8 sewer mains, crossing the railroad tracks 39", 42" and 48" Ponto interceptor From 18" trunk sewer crossing railroad track to Encina Wastewater Treatment Plant XV-3 City ofOceanside LEGEND D Existing Lift Station .. ......,_ ,;,\\OS)'' r~= o_,. I I I City of Encinitas .... / Existing District Boundary .,.--/ Existing Force Line .-l Existing Sewer Line ""L, : City of -r7 ■ City of San lrt Existing Major Sewer Facilities Outside Zone Zone 11 Local Facilities Management Plan Exhibit 72 June, 2000 b. Local Facilities Management Plan Zone 11 Proposed Build Out Facilities within Zone 11: The portion of Zone 11 that is served by bGWf)L WD contains the majority of the major sewer trunk lines in place within the Zone. The -6GW9L WD Planning Study recommends an 8 and 10-inch line in Rancho Santa Fe Road. The bGWf)LWD Planning Study does not recommend any other major sewer trunk lines within Management Zone 11. For the purposes of this plan however, two 12" sewer lines are proposed from existing stubs in La Costa Avenue and Camino de Los Coches to the existing 12" sewer line in Stagecoach Park. These two lines will be needed to serve the portion of Management Zone I 1 in -6GW9L WD that is north of the existing La Costa A venue and east of the existing Camino de Los Coches. The southeast comer of Management Zone 11 is currently within bGWf)L WD sphere of influence, but has not been annexed into their service area to date. This area naturally drains towards the Cardiff Sanitation District. The present policy of the Cardiff Sanitation District allows areas outside their sphere of influence to annex into their district. For the purpose of this plan, it was assumed that this portion of Management Zone 11 would flow into either sewer district as determined by gravity. However, at the time of development, if this property remains in -6GW9L WD sphere of influence and is annexed into bGWf)L WD service area, then a pump station and force may be required to serve this area. The sewage generated by this area would be approximately 0.0 I MGD. The location and sizes of proposed major sewer lines are approximated only for the purpose of the Facilities Plan. The exact sizes and locations will be defined as individual projects within Management Zone 11 develops and the sewer lines are designed per the District's current standards. c. Proposed Build Out Facilities Outside of Zone 11: bGWf)L WD'S Planning Study recommends improvements to the major sewer facilities that are located outside of Zone 11 but are utilized by Zone 11 to transport sewage to the Encina Wastewater Treatment Plant. The Planning Study was prepared in 1994 and since that time bGWf)L WD has made or is in the process of making the appropriate improvements to their sewer system, as recommended in the Planning Study, so that the increasing needs of development continue to be met. XV-5 June, 2000 Local Facilities Management Plan Zone 11 d. Technical Assumptions Leucadia Cmmty WaterWastewater District's current planning study establishes unit flow generation factors as a basis for projecting the average sewer flows. The average unit flow assumed by the bCWQLWD planning study to project average sewer flows are as follows: Land Use Unit Flows Residential 215 GPD/d.u. 6.25 EDU/acre or 1500 GPO/acre 60 students/EDU 50 students/EDU 30 students/EDU Commercial Elementary School Junior High School High School e. Build Out Projections and Sewer Demand The projected build out sewer flows for each sewer district in Zone 11 can be determined by multiplying the build out projections as established in this plan by the average unit flow factors obtained from the Leucadia C01,mty WaterWastewater District's Planning Study and the Vallecitos Water District Master Plan. Projected build out x Average unit flow Average projected build out sewer XV-6 June,2000 Local Facilities Management Plan Zone 11 At buildout, the projected average sewer flow for the portion of Zone 11 that is served by bGW9L WD is as follows: Land Projected# Projected Demand Buildout Sewer Use Units/Acres Demand RLM 1,961 DU 215 GPO/DU 421,615 GPO RL 229 DU 215 GPD/DU 49,235 GPD RM 166DU 215 GPD/DU 35,690 GPD RMH 497DU 215 GPD/DU 106,855 GPD RH-1 128 DU 215 GPD/DU 27,520 GPD N 5.6 acres 1,000 GPD/AC 5,600 GPO C 45.3 acres 1,500 GPO/AC 69,700 GPD g 7.3 aeres 1,500 GPD/AC 10,950 GPC G/O 0.9 acres 1,500 GPO/AC 1,350 GPO E 87.2 acres 238 GPD/EDU 20,753 GPD u 2.8 acres 1,500 GPD/AC 4,200 GPD TOTAL ™,948742,518 GPD or 0.+U-742 MGD f. Possible Use of Reclaimed Water g. VWD and bGW9L WD have suggested that all the open space within their service area in Management Zone 11 be irrigated with reclaimed water. Potential areas of open space that possibly could be irrigated with reclaimed water include any common landscaped areas. XV-7 June, 2000 Local Facilities Management Plan Zone 11 The approach to phasing taken by this Local Facility Management Plan is based on ensuring that needed facilities are in place prior to or commensurate with development. Phasing boundaries are shown on Exhibit 74 and correlate with the natural drainage basins of the proposed facilities within the Zone. There are five separate phases, labeled Phases A, through E, and thresholds for the major sewer facilities within each phase can be easily established, thereby determining the appropriate mitigation measures. The phasing boundaries allow for independent review and development for the sewer facilities within each boundary. Development within one phase is completely independent of the improvement requirements of another phase. However, the districts may require improvements outside of the phase boundaries if deemed necessary to serve development. h. Adequacy Findings The sewer collection system for Zone 11 currently conforms to the adopted performance standard. The Planning Study for :bGWE)L WD recommends improvements to their major sewer system, as mentioned under the section "Proposed Build Out Facilities outside of Zone 11 ", so that conformance to the adopted performance standard will be maintained through ultimate build out. In addition to those facilities identified above, one of the following alternatives must be implemented concurrent with the approval of the first final map located within Phase B, as shown on Exhibit 74: 1. 2. 3. Provide service through the existing purveyor, :bGWE)L WD, through construction of a lift station, force main to Rancho Santa Fe Road and gravity back to the south into other :bGWE)L WD facilities. Provide service through an out of basin service agreement between VWD and :bGWE)L WD, and construction of a lift station and force main to other :bGWE)L WD facilities within Phase B. Provide service through a Boundary adjustment, approved by LAFCO, and construction of a lift station and force main within Phase B. XV-8 .lune, 2000 Local Facilities Management Plan Zone 11 2. V ALLECITOS WATER DISTRICT a. Inventory No. 11 Ill IV V b. The Vallecitos Water District provides sewer service to the southerly portion of Zone 11. The sewerage from the portion of Zone 11 that is within VWD is treated at Meadowlark Wastewater Treatment Plant. The VWD's Meadowlark Wastewater Treatment Plant is located within Zone 11. All of the sewage generated by Zone 11 within the VWD service district will flow, by gravity, to this treatment plant. Therefore, no other major sewer lines that are owned and operated by the VWD were analyzed in this plan. The existing major sewer facilities that are within VWD and the Zone 11 boundaries are shown on Exhibit 73 and are as follows: Facility Location I 2" trunk line stub Adjacent to Melrose IO" trunk line stub 12" reclamation Rancho Santa Fe Road line Meadowlark Southerly ofCorintia Street treatment plant and No. 2 lift station Reclaimed water Approximately 500' east of reservo1r the proposed realignment of Rancho Santa Fe Road. Proposed Build Out Facilities Sewer District VWD VWD VWD VWD VWD The portion of Management Zone I I that is served by VWD has all of the major sewer lines in place and VWD does not foresee a need for any additional major sewer lines to serve this area at this time . XV-9 VALLECITOS WATER DISTRICT PROPOSED PUMP STATION r---~ _,, \. . .I i ~\.t~UCADIA COUNri \ WATER j \ DISTRICT : ·. I l I .. -~ .,.-------·-\·-·· ...I LEGEND !m:m=:m!l Existing Facilities F----j Proposed Facilities ~~::3::~i Proposed District Boundary @ Pipe Size ■ Existing Pump Station D Proposed Pump Station ··-·· -··-··-·j '··-··-··-··- Existing and Proposed Sewer Facilities Local Facilities Management Plan Zone 11 Exhibit 73 .lune, 2000 Local Facilities Management Plan Zone 11 C. Technical Assumptions Vallecitos Water District's master plan establishes unit flow generation factors as a basis for projecting the average sewer flows. The average unit flow assumed by the VWD master plan to project average sewer flows are as follows: Land Use Low Density Residential (1-2 DU/AC) Low-Med Density Residential (2-4 DU/AC) Med. Density Residential (4-10 DU/AC) Med. High Density Residential (10-20 DU/AC) High Density Residential (20 DU/AC) Estate Residential (0.29-0.5 DU/ AC) Institutional/Parks Commercial Office Professional Industrial d. Build Out Projections and Sewer Demand Unit Flow 335 GPO/DU 270 GPO/DU 205 GPO/DU 200 GPO/DU 185 GPO/DU 800 GPO/ ACRE 1,000 GPO/ACRE 1,200 GPO/ ACRE 1,700 GPO/ACRE 1,300 GPO/ACRE The projected build out sewer flows for each sewer district in Zone 11 can be determined by multiplying the build out projections as established in this plan by the average unit flow factors obtained XV-I I June, 2000 Local Facilities Management Plan Zone 11 from the Leucadia Collflty WaterWastewater District's Planning Study and the Vallecitos Water District Master Plan. Projected build out x Average unit flow = Average projected build out sewer At buildout, the projected average sewer flow for the portion of Zone 11 that is served by VWD is as follows: Land Use Projected No. Unit Flow Projected BIO of Units/Acres Demand Sewer Demand RLM 567DU 270 GPO/DU 153,090 GPO RM 45 DU 205 GPO/DU 9,225 GPO RMH 229DU 200 GPD/DU 45,800 GPD RH 128 DU 200 GPD/DU 25,600 GPD CF 6.4AC 1,000 GPD/AC 6,400 GPO TOTAL ™,MS240,115 GPD or O.U0.24MGD e. Possible Use of Reclaimed Water The VWD Master Plan does not include any reclaimed water system improvements. It is anticipated that VWD will continue to wholesale reclaimed water produced at the Meadowlark Water Reclamation Facility to other agencies. VWD have suggested that all the open space within their service area in Management Zone 11 be irrigated with reclaimed water. Potential areas of open space that possibly could be irrigated with reclaimed water include any common landscaped areas. f. Phasing The approach to phasing taken by this Local Facility Management Plan is based on ensuring that needed facilities are in place prior to or commensurate with development. Phasing boundaries are shown on Exhibit 74 and correlate with the natural drainage basins XV-12 June, 2000 Local Facilities Management Plan Zone 11 of the proposed facilities within the Zone. There are five separate phases, labeled Phases A, through E, and thresholds for the major XV-13 PHASED 'tZS::f. I,, I L_ .. _ .. _~~~v---··~~ ... ,, ~~---··-··- PHASE E I r-··1 , \ ___ ,, ____ .. ...: Sewer Phase Boundaries Local Facilities Management Plan Zone 11 -·. I I --. '-·-' 8 8 g Ki-i Exhibit 74 Local Facilities Management Plan Zone 11 sewer facilities within each phase can be easily established, thereby determining the appropriate mitigation measures. The phasing boundaries allow for independent review and development for the sewer facilities within each boundary. Development within one phase is completely independent of the improvement requirements of another phase. However, the districts may require improvements outside of the phase boundaries if deemed necessary to serve development. g. Adequacy Findings The sewer collection system for Zone 11 currently conforms to the adopted performance standard. VWD indicated that the existing sewer system will conform to the adopted performance standard to ultimate build out. C. MITIGATION June, 2000 SPECIAL CONDfTIONS FOR ZONE 11: 1. PHASE A: a. Special Conditions: I. Prior to any occupancy within Phase A, the proposed 12-inch sewer line east of La Costa Racquet Club, from the existing 12-inch stub in Camino de Los Coches to the existing 12-inch terminus in Stagecoach Park must be installed. 2. Phase A is located within I:,GWGL WO drainage basin 8 and 10. Prior to the recordation of a final map within the bGWDL WD sewer service areas, applicant shall provide a letter from I:,GWGL WO evidencing that capacity will be available for the proposed increment of development and pay the required sewer fees to I,GWHLWD. b. Financing: The cost of the proposed 12-inch sewer is estimated to be $92, I 00.42. This sewer facility is anticipated to be financed by the developers of Phase A. XV-15 June,2000 Local Facilities Management Plan Zone I I 2. PHASE B a. Special Conditions: I. Phase B is located within the VWD. Prior to the recordation of a final map within the VWD sewer service areas, applicant shall provide a letter from VWD evidencing that capacity will be available for the proposed increment of development and pay the required sewer fees to VWD. b. Financing There is no special financing required for Phase B. 3. PHASEC: a. Special Conditions: b. I. Prior to occupancy in Phase C, the proposed I2-inch sewer line west of La Costa Racquet Club, from the existing 12-inch stub in La Costa A venue to the existing 12-inch trunk sewer in Stagecoach Park, must be installed. 2. Phase C is located within bGWDL WO drainage basin 8. Prior to the recordation of a final map within the :6GW9L WO sewer service areas, applicant shall provide a letter from bGWDL WD evidencing that capacity will be available for the proposed increment of development and pay the required sewer fees to bGWDLWD. Financing The cost of the proposed 12-inch sewer is estimated to be $59,100.43. This sewer facility is anticipated to be financed by the developers of Phase C. 4. PHASED: a. Special Conditions: I. Phase D is located within bGWDL WO drainage basin 8. Prior to the recordation of a final map XV-16 Local Facilities Management Plan Zone 11 within the bGW9L WO sewer service areas, applicant shall provide a letter from bGW9L WD evidencing that capacity will be available for the proposed increment of development and pay the required sewer fees to bGW9L WO. b. Financing: bGW9L WO will finance the facilities recommended in the Planning Study through the collection of sewer fee. 5. PHASEE: a. Special Conditions: I. Prior to final map in Phase E, the following must occur: a. The pump station and force main must be installed or an approved agreement by each district must be reached with the Cardiff Sanitation District. 2. Phase E is located within bGW9L WO drainage basin 8. Prior to the recordation of a final map within the bGW9L WD sewer service areas, applicant shall provide a letter from bGW9LWD evidencing that capacity will be available for the proposed increment of development and pay the required sewer fees to bGW9L WD. b. Financing: The cost of the proposed pump station, force main and trunk sewer is estimated to be $200,000.44 These sewer facilities are anticipated to be financed by the developers in Phase E. D. FINANCING June, 2000 An itemized cost estimate of this facility is contained in Exhibit 79. This estimate should only be used as a guide to approximate cost for preliminary planning purposes. Further cost analysis should be made as planning and design progress in Zone 11. XV-17 Facility Sewer Facilities 1. PHASEA: -12" Sewer Main 2. PHASEC: -12" Sewer Main 3. PHASE E -Pump Statlon, Force Main and Trunk Sewer June,2000 Local Facilities Management Plan Zone 11 EXHIBIT 75 Sewer Financing Matrix Amount E5tjmated Cost Tjmlng 2200 LF $92,100 Concurrent w/ Development 1400 LF $59,100 Concurrent w/ Development $200,000 Concurrent w/ Development Funding Options First Second Developer Developer Developer Third Notes LF Linear Feel XV-18 Local Facilities Management Plan Zone 11 XVI. WATER FACILITIES A. PERFORMANCE STANDARD Line capacity to meet the demand as determined by the appropriate water district must be provided concurrent with development. A minimum I 0-day average storage capacity must be provided prior to any development. B. FACILITY PLANNING AND ADEQUACY ANALYSIS June, 2000 Water service in the City of Carlsbad is provided by three agencies: Carlsbad Municipal Water District (CMWD), Yallecitos Water District (VWD), and the Olivenhain Municipal Water District (OMWD). Zone 11 is located within the Vallecitos Water District (VWD), and the Olivenhain Municipal Water District (OMWD) service areas as shown on Exhibit 76. Developers will request adjustments to the water service boundaries, as shown on Exhibit 77, that will be processed accordingly. As an alternative to adjusting the service area boundaries, service agreements must be entered into in order to serve the zone in accordance with this plan. The applicable boards or councils must approve the service agreements. XVI-I City ofOceanside .. ----, . L-... __,.,r■ v\t~o9"'.: / ~ ■ ,:) / r I I LEGEND .····. . Existing Water District Boundary . I,, Water District Boundaries Zone 11 Local Facilities Management Plan ---- ""L, ..,--y- ,, I l l : City of -n ■ ., '!' City of San Marcos 11 Exhibit 76 June,2000 Local Facilities Management Plan Zone 11 I. INVENTORY a. Existing Facilities: The existing major water facilities that serve development of Zone 11 for OMWD and VWD are as follows: L Olivenhain Municipal Water District 12" Line 12" Line 18" Line 16" Line 18" Line 12" Line 18" Line 16" Line 16" Line 12" Line 30" Line Location Olivenhain Road Rancho Santa Fe Road Rancho Santa Fe Road Within easement from RSFR to Denk Tank OMWD From RSFR north and east through easements to eastern boundary of Management Zone 11 La Costa A venue From easterly end of La Costa Ave. to northeast to 18 " line in easement Camino Caches de Calle Acervo Calle Barcelona Los Parallel to southern boundary of zone XVl-3 b. .lune,2000 II. Local Facilities Management Plan Zone 11 6.0 MG Denk Storage Northwest portion of Supply Tank OMWD Service Area rn Management Zone 11 12" Line El Fuerte Vallecitos Water District Facility Location 27" Line Alga Road 21" Line Alga Road 27" Line Rancho Santa Fe Road 12" Line Corintia 21" Line Melrose Avenue 20" Line Rancho Santa Fe Road Proposed Build Out Facilities: 1. Potable System The portion of Zone 11 that is served by OMWD has all of the major water facilities in place. The district does not foresee a need for any additional major water facilities. However, additional water distribution lines are proposed to serve the ultimate build out of the portion of Zone 11 within the OMWD service area. They are as follows: 12" line 16" line Location From ex1strng 12-inch stub in Calle Barcelona east to existing water line in Calle Acervo. From existing stub rn · Calle Acervo southerly along proposed alignment of future collector streets to existing water line in Rancho Santa Fe Road . XVI-4 C. .lune,2000 Local Facilities Management Plan Zone 11 These additional water lines will be needed to serve the southern portion of Zone 11. The portion of Zone 11 that is served by VWD has all of the major water distribution lines in place and VWD does not foresee a need for any additional facilities for build out of Zone 11 at this time. For the purpose of this plan, however, an additional 12-inch water line is proposed along the alignment of Corintia Street from Melrose A venue to El Fuerte Street. This line will be needed to serve the n01ihern portion of Zone 11 that is in the VWD service area. The location and sizes of the proposed water lines have been approximated for the purpose of this plan. The actual location and sizes will be detennined as individual projects within Zone I I develop. 11. Reclaimed Water The portion of Zone 11 that is located within the VWD boundaries has the potential of several acres of open space area. The VWD Master Plan does not include any reclaimed water system improvements. It is anticipated that VWD will continue to wholesale reclaimed water produced at the Meadowlark Water Reclamation Facility to other agencies. Build Out Assumptions: The section of this report entitled "Build Out Projections", presents the ultimate build out projections for Management Zone 11. Since there are two water districts that serve Management Zone 11, the build out projections have been separated into each water district as follows: Land Use Projections OMWD VWD Residential 3,694 DU 2,898 DU 796 DU Commercial/ 45.8 ac 39.4 ac 6.4 ac Community Facilities Office 8.2 ac 8.2 ac School 108.1 ac 108.1 ac XVl-5 ,,, \ ... r-··1 ~---m=o:~"f'J = \.·-··-··-··- VA11£C/TDS WArER DISTRICT DLJVENHAIN WATER DISTRICT LEGEND E::::5 Existing Facilities F==J Proposed Facilities ~~:::~~I Proposed District Boundary @ PipeSize Existing and Proposed Water Facilities Local Facilities Management Plan Zone 11 Exhibit 77 PHASE B -.. i.. . .l PHASE C ~~~#;~----.-... --4 I ~ jPHASE '\i? : G "<-:.,,, PHASE '··-··-··-··, F '~ ·~··-·· r-··,~ ··-··-·j '··-··-··-··- Ir, Water Phase Boundaries Local Facilities Management Plan Zone 11 Exhibit 78 June,2000 Local Facilities Management Plan Zone 11 d. Technical Assumptions 1. Potable Water Average Unit Demand Each of the District's master plan has established dwelling unit demand factors as a basis for detennining projected average water demands. The following shows the average dwelling unit demands as detennined in the OMWD report: Land Use Residential with 10 DU/ACRES or less with greater than IO DU/ ACRE School and Recreation Commercial and Public Utilities Open Space and Parks Unit Demand 555 GPO/ACRE 450 GPO/ACRE 1,250 GPO/ACRE 2,500 GPO/ACRE 625 GPO/ACRE The following shows the average dwelling unit demand recommended in the 1997 VWD Master Plan update: Land Use Low Density Residential 1-2 EDU/ ACRE Low-Med. Density Residential 2-4 EDU/ ACRE Medium Density Residential 4-8 EDU/ACRE Medium-High Density Residential 8-15 EDU/ ACRE High Density Residential 15-20 EDU/ ACRE Unit Demand 1,300 GPO/ACRE 1,500 GPO/ACRE 1,900 GPO/ACRE 3,100 GPO/ACRE 3,600 GPO/ACRE XVI-8 .lune, 2000 Local Facilities Management Plan Zone 11 Land Use Unit Demand Estate Residential 1,000 GPO/ACRE 0.25-0.5 EDU/ ACRE Multi-Rural 1,000 GPO/ACRE 0.125 EDU/ ACRE Low-Multi-Rural 1,000 GPO/ACRE 0.05 EDU/ ACRE Intensive Agriculture 2,000 GPO/ ACRE 0.125 EDU/ACRE Institutional/Parks/School 1,300 GPO/ ACRE Commercial 1,200 GPO/ACRE Office Professional 1,500 GPO/ ACRE Industrial 2,000 GPO/ACRE Open Space 200 GPO/ACRE 11. Fire Flow Demands The master plans for each District used the following fire flow demands in conjunction with maximum daily demands to analyze their water systems. The fire flow demands used in the OMWD report are as follows: Land Use Residential with 4 DU/ACRE ofless Residential greater than 4 DU/ACRE School Commercial Fire Flow Demand 1,500 GPM 2,000 GPM 3,000 GPM 3,500 GPM The fire flow demand used in the VWD Master Plan is a maximum flow of2,500 GPM. For any buildings requiring a higher fire flow, sprinkler systems were assumed . XVI-9 June,2000 Local Facilities Management Plan Zone 11 e. Projected Build Out Demand: f. The projected build out average water demand can be determined for the portion of each water district within Zone 11 by using the build out projections as established by this plan and the average dwelling unit demands obtained from each master plan. The following tables for the yearly build out projection for each water district are for planning purposes only and should not be used as a limitation to development. Olivenhain Municipal Water District The following chart depicts the yearly build out projections for that portion of Zone 11 served by OMWD. Land Use Projected Build Out Average Demand Avg. Water Demand Residential RL RLM RM RMH School Office Commercial Neighborhood Commercial 229DU l,961 DU 211 DU 497DU 108.1 AC 8.2AC 35.3 AC 4.l AC 1,300 GPO/DU 500GPD/DU 315GPD/DU 250GPD/DU 250GPD/DU 1,250 GPO/AC 2,500 GPO/AC 2,500 GPO/AC 2,500 GPDIAC TOTAL 297,700 GPO 980,550 GPO 66,465 GPO 124,250 GPO 32,000 GPO 135,125 GPO Gross 20,500 GPO 88,250 GPO 10,250GPD l,723,0401 755,09 QGPD XVI-10 .lune, 2000 Local Facilities Management Plan Zone 11 g. Vallecitos Water District The following chart depicts the yearly build out projections for that portion of Zone 11 served by VWD. Land Use Projected Build Out Average Demand Avg. Water Demand Residential RLM RMH 567 DU 229 DU Community Facilities 6.4 net acres 500 GPO/DU 315 GPO/DU 1,200 GPO/AC 283,500 GPO 61,830 GPO 7,680 GPO TOTAL 353,010 GPO The OMWD report projected the ultimate average water demand for the area in Zone 11 served by OMWD to be 1.80 MGD. The VWD Master Plan projected the ultimate average water demand for the area in Zone 11 served by VWD to be 0.30 MGD. These projected build out average water demands were extrapolated from data obtained from the master plans of the districts. These ultimate demands were used by the master plans to evaluate the water distribution system within each district. The projected build out average water demand, as determined by this plan, is lower than projected in the master plans. Therefore, the master plans for each district can be used as a tool for detennining the proposed major water facilities for this zone, and confonnance with the adopted performance standard will be assured through build out of Zone 11. XVI-I I .lune, 2000 Local Facilities Management Plan Zone 11 f. Possible Use of Reclaimed Water: The portion of Zone 11 that is located within the VWD boundaries has the potential of several acres of open space area. The VWD Master Plan does not include any reclaimed water system improvements. It is anticipated that VWD will continue to wholesale reclaimed water produced at the Meadowlark Water Reclamation Facility to other agencies. g. Average I 0-Day Storage Capacity: OMWD has indicated that there is CLJITently sufficient storage capacity in the district system to serve its needs as detennined by the OMWD Board of Directors. They also indicated that the district has plans to provide for an average I 0-day storage capacity based on ultimate build out of the district and accordance with the districts capital improvement program (CIP). During the preparation of the Citywide plan, it was detennined that an average 3.2-day storage was acceptable for VWD. VWD indicated that they currently have an average 3.2-day storage capacity and have plans to maintain the storage capacity for ultimate build out of their District. 2. PHASING The approach to phasing taken by this Local Facilities Management Plan is based on ensuring that needed facilities are in place prior to or commensurate with development. Phasing boundaries are shown on Exhibit 78 and correlate with property boundaries or logical boundaries for the proposed water facilities within the Zone. There are six separate phases, labeled Phases A through G, and thresholds for the major water facilities within each phase can be easily established, thereby detennining the appropriate mitigation measures. The phasing boundaries allow for independent review and development for the water facilities within each boundary. Development within one phase is completely independent of the improvement requirements of another phase. However, the water districts may require improvements outside of the phase boundaries if deemed necessary to serve development. XVl-12 Local Facilities Management Plan Zone 11 C. ADEQUACY FINDINGS The water distribution system for Zone I I currently conf<mns to the adopted performance standard. The development review process established by both VWD and OMWD will ensure that Zone 11 will remain in confonnance with the adopted perfonnance standard through build out of this Zone. D. MITIGATION June, 2000 SPECIAL CONDITIONS FOR ZONE I I: I. PHASE A: a. b. Special Conditions: I. Water facilities will be provided at the time of development to the satisfaction ofOMWD. 2. All development within Phase A shall pay the appropriate water fees established by OMWD. Financing: There is no special financing required for Phase A. 2. PHASE B: a. Special Conditions: I. Water facilities will be provided at the time of development to the satisfaction of VWD. The 12-inch water line proposed from the existing 12-inch stub in Corintia Street to El Fuerte Street shall be installed as required by VWD. 2. All development within Phase B shall pay the appropriate water fees established by VWD. b. Financing: The cost of the proposed 12-inch water line is estimated to be $154,600. This water line is anticipated to be financed by the developers of Phase B. XVI-13 .June,2000 Local Facilities Management Plan Zone 11 3. PHASE C: a. b. Special Conditions: I. Water facilities will be provided at the time of development to the satisfaction ofOMWD. 2. All development within Phase C shall pay the appropriate water fees established by OMWD. Financing: There is no special financing required for Phase C. 4. PHASED: a. Special Conditions: I. Water facilities will be provided at the time of development to the satisfaction of OMWD. The 12-inch water line proposed in the extension of Calle Barcelona and a portion of the 16-inch water line proposed in the future extension of Calle Acervo shall be installed as required by OMWD. 2. All development within Phase D shall pay the appropriate water fees established by OMWD. b. Financing: The cost of the proposed water lines are estimated to be $151,800. These water lines are anticipated to be financed by the developers of Phase D. 5. PHASE E: a. Special Conditions: I. 2. Water facilities will be provided at the time of development to the satisfaction of OMWD. The portion of the 16-inch water line proposed in the future extension of Calle Acervo shall be installed, as required by OMWD. All development within Phase E shall pay the appropriate water fees established by OMWD . XVl-14 Local Facilities Management Plan Zone 11 b. Financing: The cost of the proposed water line is estimated to be $114,400 for Phase E. This water line is anticipated to be financed by the developers of Phase E. 6. PHASE F: a. b. Special Conditions: I. Water facilities will be provided at the time of development to the satisfaction of OMWD. The portion of the 16-inch water line proposed in the future extension of Calle Acervo shall be installed, as required by OMWD. 2. All development within Phase F shall pay the appropriate water fees established by OMWD. Financing: The cost of the proposed water line is estimated to be $1 16,600 for Phase F. This water line is anticipated to be financed by the developers of Phase F. 7. PHASE G: a. b. Special conditions: I. Water facilities will be provided at the time of development to the satisfaction ofOMWD. 2. All development within Phase G shall pay the appropriate water fees established by OMWD. Financing: There is no special financing required for Phase G. E. FINANCING. June, 2000 An itemized cost estimate of this facility is contained in Exhibit 79. This estimate should only be used as a guide to approximate cost for preliminary planning purposes. Further cost analysis should be made as planning and design progress in Zone 11. XVI-15 Facilit Water Facilities 1. PHASE B or C: -12" Water Main 2. PHASED: -12" Water Main -16" Water Main 3. PHASE E: -16" Water Main 4. PHASE F: -16" Water Main .lune, 2000 Local Facilities Management Plan Zone 11 EXHIBIT 79 Water Facility Financing Matrix Fundin O tions Amount Estimated Cost Timin Firs Second 2200 LF $ 154,600 Concurrent w/ Developer Development 1100 LF 40,200 Concurrent w/ Developer Development 2000 LF 111,600 Concurrent w/ Developer Development 2000 LF $ 114,440 Concurrent w/ Developer Development 2000 LF $ 116,600 Concurrent w/ Developer Development TOTAL WATER COSTS $ 537,440 Third Notes LF = Linear Feet XVI-16 Local Facilities Management Plan Zone 11 XVII. FACILITIES FINANCING This chapter describes the proposed financing method or methods for each of the facilities which are identified in Parts VI-XVI (Analysis of Public Facilities Requirements) as required to meet the City's Growth Management Program Performance Standards. The financing method consists of: Source of funds for construction of the facility. Method of guaranteeing the availability of funds. Source of public funds from which reimbursement is made to the developer of the facility, if applicable. This part may be used in the following ways: For special conditions as described in the mitigation sections of Part I, Section C of this chapter describes the financing method and the sub area or sub areas responsible for providing the financing guarantee required by the Growth Management Ordinance. For any development located in Zone 11, Exhibit 80 of Section C below identifies facilities for which the developer must provide the financing guarantee. A. AREAS RESPONSIBLE FOR FACILITY FINANCING June, 2000 In order to clarify the responsibility of individual development projects to provide specific facilities, Zone 11 has been divided into fivesub areas,· called Facility Areas, as shown in Exhibit 80. Assessor's parcels included in the Facility Areas are listed in Exhibit 8 l. Certain parcels are excluded from the Facility Areas because there is existing development or because the City of Carlsbad or the Carlsbad Municipal Water District owns them. Although the Facility Areas are defined primarily to identify groups of ownerships, they are also defined to correspond approximately to infrastructure service areas as described in Parts VI-XVI. The correspondence between Facility Areas and drainage and sewer basins is shown below. There are three drainage basins in the zone: Encinitas Creek basin (En.C.), San Marcos Creek basin (S.M.C.), and the Escondido Creek (Es.C.). Sewer basins are those defined by the City of Carlsbad's Master Plan of Sewerage. XVII-I (<? _._,-,i;!!f:i!;:,(t#f/ I ! Area,E l-·-··-··-••4;.)~ '\_')'., ,.,q., •i, ·--, ..,__, __ Facility Areas I r-··1 I ,, _____ j \.._ .. ____ .. ...: Local Facilities Management Plan Zone 11 --. \.,.I Exhibit 80 June, 2000 Local Facilities Management Plan Zone 11 Exhibit 81 Assessor's Parcels of Facility Areas Land Owner Real Estate Collateral Management 222-151-80 222-470-23, 25 223-010-12, 18, 19,27,28,29,31,32,33,34,35,37 223-011-02, 03, 04, 05, 06 223-021-08,09, 10, 11, 12, 15, 16 223-050-49,51,52,53,54,59,65,67,69 Real Estate Collateral Management 223-322-02 Real Estate Collateral Management Real Estate Collateral Management San Marcos County Water District City of Carlsbad/Fire Station No. 6 223-220-71; 255-031-17 223-032-01, 02 223-060-49, 15 223-071-05,07,09 223-021-17 223-050-66 San Marcos County Water District (Reclaimed Water Lake) 223-071-10 223-071-06 Olivenhain Municipal Water District (Water Storage) Daniel Shelley 223-061-01 223-060-31,32 & 223-050-68, 70 Mag PropertiesLa Costa Town Square, LLC Union Oil Walter Four S Ranch Co. City of Carlsbad/Stagecoach Park La Costa Estancia Encinitas Union School District Real Estate Collateral Management Shelley 223-060-28 223-060-29 223-060-60, 61 255-031-20 255-031-28 255-031-26 264-010-32 XVII-3 Local Facilities Management Plan Zone 11 Facility Area Drainage Basin Sewer Basin A Encinitas Creek bGWI)LWD 8 &10 B En.C., S.M.C. VWD C San Marcos Creek VWD D Encinitas Creek bGWQLWD8 E Encinitas Creek bGWI)LWD8 Some Facility Areas are served by more than one drainage basin. Additional information is required to determine which basin would apply to a particular project. For diagrams and additional data regarding infrastructure service areas, see respective facility sections of Parts Vf-XVI. B. TYPES OF FINANCING METHODS June,2000 The following sources of funds and financing guarantees are used in this plan. The application of these funds and completion of specified actions identified as "financing guarantee" shall constitute the guarantee that facilities will be provided, as required by Section 21.90.080 of the Carlsbad Municipal Code. I. DEVELOPER FUNDING Under this method the developer will fund and construct certain required facilities prior to or concurrent with development of their particular property. Facilities to be funded in this way are those which normally would be imposed as conditions of approval of a tentative map under the City's development review process. The financing guarantee required by the Growth Management Ordinance that funds will be available for construction of the required facility shall be provided through delivery to the City of an acceptable security instrument, such as a surety bond, or through execution of an improvement agreement prior to the recordation of the final map. The improvement agreement must be in accordance with Section 66462 of the Subdivision Map Act and Section 20.16.060 of the Carlsbad Municipal Code. The agreement must also be accompanied by a security instrument as described in Section 20.16.070 of the Carlsbad Municipal Code, i.e., as a surety bond, cash deposit, or an instrument or letter of credit. XVII-4 June,2000 Local Facilities Management Plan Zone 11 2. CITY OF CARLSBAD COMMUNITY FACILITES DISTRICT NO. I A Mello-Roos community facilities district has been fonned by the City of Carlsbad and approved on May 7, 1991, by an affirmative vote of the landowners to fund construction of certain citywide facilities, including a number of facilities which are required by this plan. The financing guarantee required by the Growth Management Ordinance for any of the facilities to be funded by Carlsbad CFO No. I will be satisfied by participation in the district. 3. DEVELOPMENT AND IMPACT FEES 4. Capital Improvement Programs of the City of Carlsbad and special districts contain plans to construct certain facilities including a number of facilities which are required by this plan. Sources of funds for these facilities are development impact fees which are collected at issuance of building pennit. For facilities that are proposed to be funded from development fees, payment of such fees will satisfy the private developer's financial obligation for these facilities, as long as the applicable Growth Management Program Perfonnance Standards are satisfied. REIMBURSEMENT FROM THE CITY OF CARLSBAD DEVELOPMENT FEE FUND If a developer constructs a facility which is included in a City of Carlsbad development impact fee program, they may be reimbursed from the applicable fee fund, subject to the following conditions: That sufficient, unobligated funds are available; That the reimbursement is consistent with the priority of project funding shown in the most recent adopted Capital Improvement Program; and That the reimbursement shall not exceed the maximum amount budgeted on the most recent adopted Capital Improvement Program. Costs eligible for reimbursement shall be limited to those that are directly related to the construction of the facility, as detennined by the City Engineer. Examples of eligible costs are costs of construction, engineering design, cost estimates, and any other costs, which are incidental to construction. XVIJ-5 Local Facilities Management Plan Zone 11 C. FINANCING PLAN June, 2000 This section summarizes the required facilities, sources of funds, and areas responsible for financing. A summary table (Exhibit 82) is followed by subsections corresponding to facility categories described in Part I. For Circulation, sewer collection and water distribution facilities, the financing method is described for each required facility. These detailed financing methods contain the following data: Special Conditions Estimated Cost Source of Funds Financing Guarantee Responsible Area Reimbursement The identifying number of the special condition for mitigation. Estimated costs. One or more of alternative sources of funds. Guarantees applicable to selected source of funds. Facility Area or Areas that are required to fund or guarantee the facility (see Exhibit 80) Reimbursement due to the initial developer of the facility and the source of funds, if applicable. XVII-6 Exhibit 82 Zone 11 Facility Requirements, Source of Funds and Financing Guarantee Facility Source of Funds Fae/lit Area Responsible for Financin Notes A B C D E 1.0 City Administration 1 .1 Central Maintenance and Warehouse Sewer, CFO 1, Water Repl C/F C/F C/F C/F C/F 1.2 New City Hall CFO 1 C C C C C 2.0 Libraries 2.1 Cole Library Expansion CFO 1/PFF C/F C/F C/F C/F C/F 3.0 Wastewater Treatment Capacity 3.1 Plant Rehabilitation Sewer Replacement F F F F F 3.2 Flow Equalization Project Sewer Connection F F F F F 3.3 Encina Phase V Expansion Sewer Connection F F F F F 4.0 Parks 4.1 Parks Restoration PIL-SE 4.2 Alga Norte Park -Land Acquisition PIL-SE 4.3 Alga Norte Park PFF F F F F F 4.4 Leo Carrillo Park PFF F F F F F 5.0 Drainage Developer/Drainage Fees D/F D/F D/F D/F D/F 6.0 Circulation 6.1 RSF realignment from La Costa Ave to Melrose Dr CFD#2 C C C C 6.2 Widening RSF from La Costa Ave to Melrose Dr Developer C C C C 6.3 Additional thru and turn lanes @ Melrose Dr/RSF CFD#2 C C C C 6.4 Additional turn @ RSF/Questhaven Rd CFO #2 C C C C 6.5 Additional thru and turn lanes @ RSF/Olivenhain CFO #2/Developer CID CID CID CID CID Rd/Camino Alvaro 7.0 Fire Facilities 7.1 Fire Station #6 (Permanent) PFF F F F F 8.0 Open Space Developer D D D D D 9.0 School Facilities State Funding/School Fees F F F F F Exhibit 82 Zone 11 Facility Requirements, Source of Funds and Financing Guarantee Facility 10.0 Sewer Collection System 10. 1 12" Sewer Main 10.2 12" Sewer Main 10.3 Pump Station & Force Main 11.0 Water Distribution System 11. 1 12" Water Main 11.2 12" and 16" Water Main 11.3 16" Water Main 11 .4 16" Water Main Notes: Source of Funds Developer Developer Developer Developer Developer Developer Developer Facility Area Responsible for Financin A B C D E D D D D D D D Notes For definition of Facility Areas, see Section A of text and Exhibit 80. See text also for a detailed discussion of financing method and guarantee. This table provides a summary of actions required to guarantee the financing of facilities. Not all properties located in a Facility Area may be subject to the requirement. Basin and service area boundaries may not coincide with parcel boundaries. C Participation in the City of Carlsbad CFO No.1 D Developer construction or dedication; or execution of an improvement agreement F Payment of applicable development impact or other fee S This facility is completed, or financing guarantee is otherwise satisfied Facility is not required for this area Local Facilities Management Plan Zone 11 CITY ADMINISTRATIVE FACILITIES-FINANCING Required Facilities The required facilities are the New City Hall and the Public Works Center. These facilities are required for all zones in the City including Zone 11. Source of Funds The City's Capital Improvement Program includes the above facilities. The Public Works Center and New City Hall will be funded through the Carlsbad CFO No. I. Financing Guarantee Participation in Carlsbad CFO No. I satisfies the financing guarantee for the facilities included in the CFO. Payment of Public Facilities Fee shall satisfy the financing obligation of private development for the remainder of City Administrative Facilities, as long as the Growth Management Program Performance Standards are met. June,2000 XVII-9 Local Facilities Management Plan Zone 11 LIBRARY FACILITIES -FINANCING Required Facilities The required facility is the expansion of the North Library (Cole). The same facility is required for all zones in the City, including Zone 11. Source of Funds The City's Capital Improvement Program includes the above facility. The source of funds is Public Facilities Fee collected at issuance of building permit. The expansion of the North Library is also proposed to be funded through Carlsbad CFO No. I. Financing Guarantee Participation in Carlsbad CFO No. I satisfies the financing guarantee for the facilities included in the CFO. Payment of Public Facilities Fee shall satisfy the financing obligation of private development for the remainder of Library Facilities, as long as the Growth Management Program Performance Standard for libraries is met. June. 2000 XVII-JO Local Facilities Management Plan Zone 11 WASTEWATER TREATMENT CAPACITY -FINANCING Required Facilities The required facilities are the Encina Building Improvements and the Encina Phase V Expansion with Interim capacities. Source of Funds The source of funds for these facilities is the sewer connection fee collected by Carlsbad Municipal Water District. Financing Guarantee Payment of sewer connection fee shall satisfy the financing obligation of private development for Wastewater Treatment Capacity. June, 2000 XVII-I I Local Facilities Management Plan Zone 11 PARK FACILITIES -FINANCING Required Facilities Park facilities required for the Southeast Quadrant are Alga Norte Park and Leo Carillo Park. Source of Funds Land has been or will be acquired for all park facilities required to serve future development in Zone 11. Park improvements will be funded from Public Facilities Fees or through the parks agreement executed by the City and developers. All park improvements are incorporated in the City's Capital Improvement Program. No additional sources of funds are required. Financing Guarantee Payment of Park-in-Lieu and Public Facilities Fees shall satisfy the financing guarantee for construction of the future parks, as long as the Growth Management Program Performance Standards for parks are met. June.2000 XVTT-12 Local Facilities Management Plan Zone 11 CIRCULATION FACILITIES-FINANCING Required circulation facilities are listed in the special conditions and in the financing matrix of the Circulation Section of Part XI. Sources of funds and financing guarantee are described below in the financing method for each facility. June,2000 XVII-13 Local Facilities Management Plan Zone 11 FINANCING METHOD CIRCULATION FACILITIES Facility 6.1 Rancho Santa Fe Road realignment from La Costa Avenue to Melrose Drive Special Condition Not Specified Estimated Cost $17,224,000 Source of Funds CFD # I & 2, Developer Financing Guarantee Participation in CFD No. I & 2, Improvement Agreement Responsible Area A-E Reimbursement Not Applicable Facility The required facility includes the construction/realignment of Rancho Santa Fe Road from Melrose Drive to La Costa Avenue. Included within the construction/realignment of Rancho Santa Fe Road will be the intersections of Melrose Drive, La Costa Meadows Drive and Questhaven Road. Source of Funds This facility will be funded by the CFO #1 & 2 along with additional funds from federal grants. CFO No. #2 will fund the major road improvements to Rancho Santa Fe Road. four lanes only. from La Costa Avenue to Melrose Drive. Olivenhain Road east of ECR and Rancho Santa Fe Road south into Encinitas. The additional outside two lanes required by this LFMP will be funded by the developer. Financing Guarantee The financing will be guaranteed by participation in Carlsbad CFD No. I & 2. The additional outside two lane improvements will be guaranteed by an improvement agreement between the City of Carlsbad and the developer. June, 2000 XYII-I4 Local Facilities Management Plan Zone 11 FINANCING METHOD CIRCULATION FACILITIES Facility 6.2 Widening of Rancho Santa Fe Rd. from La Costa Ave. Melrose Dr. from four to six lanes Special Condition Not Specified Estimated Cost Not Specified Source of Funds Developer Financing Guarantee Improvement Agreement Responsible Area A-E Reimbursement Not Applicable Facility The required facility includes the widening of Rancho Santa Fe Road from four to six lanes from La Costa Avenue to Melrose Avenue. The widening of Rancho Santa Fe Road will include improvements to the intersections of La Costa Meadows Drive, Questhaven Road and La Costa A venue with Rancho Santa Fe Road. Source of Funds This facility is anticipated to be funded by the Developer of Finance Areas A-E. Financing Guarantee The financing will be guaranteed by an Improvement Agreement between the City of Carlsbad and the developer. June,2000 XVII-IS Local Facilities Management Plan Zone 11 FINANCING METHOD CIRCULATION FACILITIES Facility 6.3 Additional thru and turn lanes at the Melrose Dr.I Rancho Santa Fe Rd. Intersection Special Condition Not Specified Estimated Cost Not Specified Source of Funds CFD#2 Financing Guarantee Participation in CFO No.2 Responsible Area A-E Reimbursement Not Applicable Source of Funds This facility will be funded by the Rancho Santa Fe Road CFO #2. CFO No. #2 will fund the major road improvements to Rancho Santa Fe Road from La Costa Avenue to Melrose Drive, Olivenhain Road east of ECR and Rancho Santa Fe Road south into Encinitas. Financing Guarantee The financing will be guaranteed by participation in Carlsbad CFO No. 2. June,2000 XVII-16 Local Facilities Management Plan Zone 11 FINANCING METHOD CIRCULATION FACILITIES Facility 6.4 Additional turn lanes at the Rancho Santa Fe Rd./ Questhaven Rd. Intersection Special Condition Not Specified Estimated Cost Not Specified Source of Funds CFO #2 Financing Guarantee Participation in CFO No.2 Responsible Area A-E Reimbursement Not Applicable Source of Funds This facility will be funded by the Rancho Santa Fe Road CFO #2. CFO No. #2 will fund the major road improvements to Rancho Santa Fe Road from La Costa Avenue to Melrose Drive, Olivenhain Road east of ECR and Rancho Santa Fe Road south into Encinitas. Financing Guarantee The financing will be guaranteed by participation in Carlsbad CFO No. 2. June,2000 XVII-17 Local Facilities Management Plan Zone 11 FINANCING METHOD CIRCULATION FACILITIES Facility 6.5 Additional thru and turn lanes at the Rancho Santa Fe Rd./Olivenhain Rd./Camino Alvaro Intersection Special Condition Not Specified Estimated Cost Not Specified Source of Funds CFO #2, Developer Financing Guarantee Participation in CFO No.2, Improvement Agreement Responsible Area A-E Reimbursement Not Applicable Source of Funds This facility will be funded by the Rancho Santa Fe Road CFO #2. CFO No. 2 will fund the major road improvements to Rancho Santa Fe Road from La Costa Avenue to Melrose Drive, Olivenhain Road east of ECR and Rancho Santa Fe Road south into Encinitas. If at the time of development of Finance Areas A-E, the City Engineer determines that this improvement is necessary to maintain the Growth Management Circulation Performance Standard; the developer of that Finance Area shall finance its construction. Financing Guarantee The financing will be guaranteed by participation in Carlsbad CFO No. 2. If determined to be needed at time of development, the City can ensure this improvement will be constructed with the development by imposing conditions of approval on the appropriate tentative map(s). The conditions of approval referenced above, if determined to be needed by the City Engineer, shall be constructed or an improvement agreement shall have been provided by the developer prior to the recordation of the final map for Finance Areas A-E. The improvement agreement shall be in accordance with Section 66462 of the Subdivision Map Act and Section 20.16.060 of the Carlsbad Municipal Code. Said improvement agreement shall be secured with one of the following forms of security as described in Section 20.16.070 of the Carlsbad Municipal Code: surety bonds, cash deposit, irrevocable instrument of credit or letter of credit acceptable to the Financial Management Director and the City Attorney. June,2000 XVII-18 Local Facilities Management Plan Zone 11 Reimbursement If the developer(s) of Finance Areas A-E are required to construct the above improvements they may be eligible for reimbursements pursuant to section 20.16.041 of the Carlsbad Municipal Code. June,2000 XYll-19 Local Facilities Management Plan Zone 11 FIRE FACILITIES -FINANCING Required Facilities The required facility is the pennanent location of Fire Station No. 6. Source of Funds The City of Carlsbad's Capital Improvement Program includes the above facility. The source of funds is the Public Facilities Fee collected at issuance of building pennit. Financing Guarantee Payment of Public. Facilities Fee shall satisfy the financing obligation of private development for the permanent location of Fire Station No. 6, as long as the Growth Management Program Performance Standard for Fire Facilities is met. June, 2000 XYJl-20 Local Facilities Management Plan Zone 11 OPEN SPACE FACILITIES -FINANCING Required Facilities Open Space must be set aside per the Growth Management Program standards. Source of Funds Funding for open space shall be provided by private developers. Financing Guarantee No specific guarantee is required. Necessary open space shall be dedicated as a condition of approval of a subdivision map. June, 2000 XVII-21 Local Facilities Management Plan Zone 11 SCHOOL FACILITIES -FINANCING Required Facilities Facilities as required by San Marcos Unified School District, Encinitas Union Elementary School District and the San Dieguito High School District. Source of Funds Developer shall pay the applicable school fees for the corresponding school district. Financing Guarantee The developer shall pay the applicable school fees for each school district or the participation in a Mello Roos District. June,2000 XVII-22 Local Facilities Management Plan Zone 11 SEWER COLLECTION SYSTEM -FINANCING Required sewer facilities are listed in the special conditions and in the financing matrix of the Sewer Collection Section of Part XV. Sources of funds and financing guarantee are described below in the financing method for each facility. June,2000 XVll-23 Local Facilities Management Plan Zone 11 FINANCING METHOD SEWER FACILITIES Facility l 0.1 12" Sewer Main -East of La Costa Racquet Club Special Condition Not Specified Estimated Cost $92, I 00 Source of Funds Developers Financing Guarantee Improvement Agreement Responsible Area A Reimbursement Not Applicable Facility This facility consists of a 12-inch sewer line east of La Costa Racquet Club, from the existing 12-inch stub in Camino de Los Coches to the existing 12-inch terminus in Stagecoach Park. Source of Funds This facility is anticipated to be financed by the developers of Finance Area A. Financing Guarantee Prior to recordation of any final map in Finance Area A, the required facility shall be constructed, consistent with applicable City Standards; or an acceptable security instrument shall be provided to the City; or an improvement agreement shall be executed. June, 2000 XVIl-24 Local Facilities Management Plan Zone 11 FINANCING METHOD SEWER FACILITIES Facility 10.2 12" Sewer Main -West of La Costa Racquet Club Special Condition Not Specified Estimated Cost $59,100 Source of Funds Developers Financing Guarantee Improvement Agreement Responsible Area D Reimbursement Not Applicable Facility This facility consists of the 12-inch sewer line west of La Costa Racquet Club, from the existing 12-inch stub in La Costa Avenue to the existing I 2-inch trunk sewer in Stage Coach Park. Source of Funds This facility is anticipated to be financed by the developers of Finance Area D. Financing Guarantee Prior to recordation of any final map in Finance Area D, the required facility shall be constructed, consistent with applicable City Standards; or an acceptable security instrument shall be provided to the City; or an improvement agreement shall be executed. June, 2000 XVII-25 Local Facilities Management Plan Zone 11 FINANCING METHOD SEWER FACILITIES Facility 10.3 Pump Station and Force Main Special Condition Not Specified Estimated Cost $200,000 Source of Funds Developers Financing Guarantee Improvement Agreement Responsible Area D Reimbursement Not Applicable Source of Funds These sewer facilities are anticipated to be financed by the developers in Finance Area D. Financing Guarantee Prior to recordation of any final map in Finance Area D, the required facility shall be constructed, consistent with applicable City Standards; or an acceptable security instrument shall be provided to the City; or an improvement agreement shall be executed. June, 2000 XVII-26 Local Facilities Management Plan Zone 11 WATER DISTRIBUTION SYSTEM-FINANCING Required water facilities are listed in the special conditions and in the financing matrix of the Water Distribution System Section of Part XVI. Sources of funds and financing guarantee are described below in the financing method for each facility. June,2000 XVII-27 Local Facilities Management Plan Zone 11 FINANCING METHOD WATER FAC(LITIES Facilitv I 1.1 12" Water Line ··-- Special Condition Not Specified Estimated Cost $154,600 Source of Funds Developers Financing Guarantee Improvement Agreement Responsible Area B Reimbursement Not Applicable Facility This facility consists of a 12-inch water line from the existing 12-inch stub in Corintia Street to El Fuerte as required by VWD. Source of Funds This water facility is anticipated to be financed by the developers of Finance Area. Financing Guarantee Prior to recordation of any final map in Finance Area B, the required facility shall be constructed, consistent with applicable City Standards; or an acceptable security instrument shall be provided to the City; or an improvement agreement shall be executed. June, 2000 XVll-28 Local Facilities Management Plan Zone 11 FINANCING METHOD WATER FACILITIES Facility 11.2 12" and 16" Water Line in Calle Acervo Special Condition Not Specified Estimated Cost $151,800 Source of Funds Developers Financing Guarantee Improvement Agreement Responsible Area - Reimbursement Not Applicable Facility This facility has been completed by development. June,2000 XVII-29 Local Facilities Management Plan Zone 11 FINANCING METHOD WATER FACILITIES Facility 11.3 16" Water Line in Calle Acervo Special Condition Not Specified Estimated Cost $114,400 Source of Funds Developers Financing Guarantee Improvement Agreement Responsible Area - Reimbursement Not Applicable Facility This facility has been completed by development. June,2000 XVII-30 Local Facilities Management Plan Zone 11 FINANCING METHOD WATER FACILITIES Facility 11.4 16" Water Line in Calle Acervo Special Condition Not Specified Estimated Cost $116,600 Source of Funds Developers Financing Guarantee Improvement Agreement Responsible Area - Reimbursement Not Applicable Facility This facility has been completed by development. June,2000 XVII-31 Local Facilities Management Plan Zone 11 XVIII. REFERENCES June,2000 "I 994 Planning Study Update" Parsons Engineering Science, April 1995. "Benefit Area Fees For Conveyance System Improvements Update To The December, 1987 City Of Carlsbad Master Plan Of Sewerage" Wilson Engineering, December 1990. "Brief Generation Guide'' San Diego Association of Governments (SANDAG), July 1998. "Capital Improvement Program 1992-1993 to Build Out," "Capital Improvement Program 1999-2000 to Build Out," and "Capital Improvement Program 2000-2001 to Build Out," City of Carlsbad. "City of Carlsbad Master Plan of Sewerage" Wilson Engineering, January I 992. "City of Carlsbad's Water Reclamation Master Plan" Dudek & Associates, INC., March 3. 1992. "Citywide Facilities and Improvements Plan" City of Carlsbad, Revised September 29, 1986. ''Encina Water Pollution Facility Wastewater Flows" Encina Water Pollution Control Facility, November 2000. ''Habitat Conservation Plan/ Ongoing Multi-Species Plan" City of Carlsbad, Fieldstone/La Costa Associates, California Department of Fish and Game, United States Fish and Wildlife Service, June 1995. "Master Drainage and Stonn Water Quality Management Plan" Carlsbad Engineering Department, Fraser Engineering, INC., Cooper Engineering Associates, March 1994. "Sewer Master Plan Update Volume V. October 1997" Carollo Engineers, 1997. "Villages of La Costa Master Plan MP 98-01" Jack Henthorn & Associates, December 2000. "Water Master Plan" Carlsbad Municipal Water District Project No. 89-105, January 29, 1991. XVIII-I Local Facilities Management Plan Zone 11 XIX. APPENDICES A-I CONSTRAINTS MAP A-2 JOINT USE AGREEMENTS A-3 DWELLING UNIT TRANSFER RESOLUTION AND STAFF REPORT A-4 1996 PARKS AGREEMENT A-5 ZONE 11 TRAFFIC IMPACT ANALYSIS A-6 DISTRICT WILL SERVE LETTERS June, 2000 XIX-I City of Carlsbad 1@di1Miiil·ii@-#lh·••h44i•h•I TBD, 2009 La Costa Town Square, LLC 8799 Balboa Ave. Suite 270 San Diego, CA 92123 Project ID: MS 04-08 TENTATIVE PARCEL MAP Project Name: La Costa Town Square The City Engineer has completed a review of the application for a tentative parcel map located at north east corner of La Costa Avenue. and Rancho Santa Fe Road. The City Engineer has made a preliminary decision pursuant to Section 20.24.120 of the City of Carlsbad Municipal Code to approve this tentative parcel map based on the findings and subject to the conditions listed below. Please review the following findings and conditions for this tentative parcel map. If you have concerns or comments, you may request a review of this preliminary decision in writing. Such request must be received by the City Engineer within 10 calendar days of the date of this preliminary approval. Upon receiving such written request, the City Engineer will arrange a time and place for such review. If after 10 days no request is made, or following a requested review of this preliminary approval, the City Engineer will issue a final approval letter for this tentative parcel map. Findings: 1. The Planning Director has determined that the project is exempt from the requirements of the California Environmental Quality Act (CEQA) per Section 15315 (Minor Land Division) of the State CEQA Guidelines and will not have any adverse significant impact on the environment in that the property is in an urbanized area; zoned for residential, commercial, and office use; is being subdivided into four or fewer parcels; no variances are needed for the subdivision; all services for the lots are available; the parcel was not part of a larger subdivision within the last two years; and the parcel does not have an average slope greater than 20 percent. 2. The City Engineer has determined that: a) The proposed map and the proposed design and improvement of the subdivision, as conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable specific plans, master plans, Titles 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act, in that the lots being created satisfy all minimum requirements of Title 20 regarding lot 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-2720 • FAX (760) 602-8562 @ Preliminary Decision Letter La Costa Town Square, MS 04-08 06/17/2009 sizes and configuration and have been designed to comply with all other applicable regulations; and, b) The site is physically suitable for the type and density of the development proposed, in that the proposed subdivision meets all development standards in terms of access, minimum lot size, lot width and setbacks; and, c) The design of the subdivision and improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish and wildlife or their habitat in that no grading or construction activity is proposed by the project or permitted by the tentative parcel map approval; : and, d) The design of the subdivision and improvements are not likely to cause serious public health problems, and the discharge of storm water from the subdivision complies with current California Regional Water Quality Control Board requirements and the City of Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP) requirements, in that no grading or construction activity is proposed as part of this minor subdivision. All lots will remain in the existing, natural condition as shown on the tentative parcel map; and, e) The design of the subdivision or the type of improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that the developer shall delineate and preserve on the parcel map, all existing easements of record, or as provided by provisions of the government code, vacate or abandon easements that are no longer in use or required for public access; and, f) The property is not subject to a contract entered into pursuant to the Land Conservation Act of 1965 (Williamson Act); CONDITIONS: Unless specifically stated in the condition, all of the following conditions, upon the approval of this tentative parcel map, must be met prior to approval of a final parcel map. The proposed subdivision of 4 lots is to assist subsequent discretionary actions and related title issues. General 1. This approval is granted subject to certification of EIR 01-02 and the approval of GPA 01-02, MP 149(R), and LFMP 87-11(C) and is subject to all conditions contained in Planning Commission Resolutions No. 6577, 6578, 6579, and 6580 for those other approvals incorporated herein by reference. No grading or construction activity is proposed or approved based upon this subdivision. Page 2 Preliminary Decision Letter La Costa Town Square, MS 04-08 06/17/2009 Developer shall submit to the City Engineer a reproducible 24" x 36" photo mylar of the tentative parcel map reflecting the conditions approved by the final decision-making body. The reproducible shall be submitted to the City Engineer, reviewed, and, if acceptable, signed by the City's project engineer and project planner prior to submittal of the building plans, final map, improvement plans, or grading plans, whichever occurs first. 2. No variance from City Standards is authorized by virtue of approval of this tentative parcel map. 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time building permits are issued. 4. If any condition for construction of any public facilities, or payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Engineer determines that this project without this condition complies with the requirements of the law. 5. Developer shall and does hereby agree to indemnify, protect, defend and hold harmless the City of Carlsbad, its Council members, agents, officers, and representatives, from and against any and all liabilities, losses, damages, demands, claim and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this tentative parcel map, (b) City's approval or issuance of any permit or action, whether discretionary or non-discretionary, in connection with the use contemplated herein, including an action filed within the time period specified in Government Code Section 66499.37 and (c) Developer's installation and operation of the facility permitted hereby, including without limitation any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. 6. Developer shall prepare, submit and process for City Engineer approval a parcel map to subdivide this project. There shall be one parcel map recorded for this project. Developer shall pay processing fees per the City's latest fee schedule. 7. The project is approved with the express condition that building permits will not be issued for the development of the subject property unless the City Engineer determines that sewer facilities are available at the time of application for such sewer permits and will continue to be available until time of occupancy. This note shall be placed on the non- title sheet of the final parcel map. Fees/ Agreements 8. Developer is required to pay all required fees and deposits prior to approval of the parcel map. 9. Developer shall pay the Planned Local Drainage Area Fee prior to approval of the parcel map. Page 3 Preliminary Decision Letter La Costa Town Square, MS 04-08 06/17/2009 10. Prior to approval of the parcel map, Developer shall cause Property Owner to execute and submit to the City for recordation a Prepayment Agreement with the City for prepayment of the obligation for funding to improve Rancho Santa Fe Road, which will satisfy the special condition in the Zone 11 LFMP requiring a financing plan guaranteeing construction of Rancho Santa Fe Road. The Prepayment Agreement shall be in a form to the satisfaction of the City Attorney and City Engineer. 11. Developer shall cause Owner to dedicate to the City and/or other appropriate entities for La Costa Avenue and Rancho Santa Fe Road as required and shown on the tentative parcel map. The offer shall be made by a certificate on the parcel map. All land so offered shall be free and clear of all liens and encumbrances and without cost to the City. Streets that are already public are not required to be rededicated. Additional easements may be required at final design to the satisfaction of the City Engineer. 12. Developer shall cause Owner to waive direct access on the parcel map for all lots abutting Rancho Santa Fe Road or La Costa Avenue except for approved access locations. Existing relinquishment of access may be vacated or abandoned as provided by Government Code. Non-Mapping Notes 13. Note(s) to the following effect(s) shall be placed on the parcel map as non-mapping data: A. This approval is granted subject to certification of EIR 01-02 and the approval of GPA 01-02, MP 149(R), and LFMP 87-11{C) and is subject to all conditions contained in Planning Commission Resolutions No. 6577, 6578, 6579, and 6580 for those other approvals incorporated herein by reference. 8. No grading or construction activity is proposed with or permitted by the approval of this parcel map. C. Building permits will not be issued for development of the subject property unless the appropriate agencies determine that sewer and water facilities are available. Utilities 14. The Developer shall meet with and obtain approval from the Leucadia Wastewater District regarding sewer infrastructure available or required to serve this project. 15. The Developer shall meet with and obtain approval from the Olivenhain Municipal Water District regarding potable water infrastructure available or required to serve this project. 16. The Developer shall meet with and obtain approval from the Olivenhain Municipal Water District regarding recycled water infrastructure available or required to serve this project. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to Page4 Preliminary Decision Letter La Costa Town Square, MS 04-08 06/17/2009 the following: 17. This tentative parcel map will expire thirty-six (36) months from the date of the final approval notice issued by the City Engineer. NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from the date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a) and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges; to planning, zoning, grading, or other similar application processing or service fees in connection with this project; or to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. If you have any questions regarding the above, please contact the Project Engineer, Clyde Wickham at 760-602-2742. If you have any planning-related questions, please contact the Project Planner, Van Lynch, at 760-602-4613. Sincerely, Robert T. Johnson, Jr., PE City Engineer By: David A. Hauser, PE Deputy City Engineer cc: Senior Civil Engineer, Glen Van Peski Project Engineer, Clyde Wickham Project Planner, Van Lynch File, MS Page 5 SIGN TYPE: (B) RETAIL ENTRY MONUMENT QUANTITY LOCATION TEXT SIGN AREA MATERIALS COLORS TYPEFACE LIGHTING As indicated on Sign Location Plan As indicated on Sign Location Plan. May be integrated on Project Entry walls and located within landscaped zones between property lines and building setback lines, allowing for adequate sight-lines for vehicular traffic at street intersections and project entries, but may not be located in the public right-of-way. 18" letter height max.; Message may contain project identification, up to 4 tenant listings, address numerals 50 sq. ft.; Max. ht.: 6'-0" Compatible with building architecture Colors as approved by Owner. Custom project identity; tenant identification Direct or indirect per Design Guidelines LA COSTA TOWN SQUARE COMPREHENSIVE SIGN PROGRAM 9 © Graphic Solutions 2009 . . June 5, 2009 Mr. Bill Dominguez 4378 Adams Street Carlsbad, CA 92008 RE: La Costa Town Square Dear Bill: NICHOLAS C. BANC HE POST OFFICE BOX 390 OCEANSIDE, CALIFORNIA 92049-0390 TELEPHONE (760) 722-1881 TELECOPIER (760) 722-1884 Thank you for talking to me recently concerning my history with what I refer to as the MAG Property site, which is the site involved in the above-referenced project. From an historical standpoint, my involvement with the site goes back to the early 70's when the City· of Carlsbad annexed the property and I was involved on behalf of the La Costa Land Company in obtaining the· pre:,;,a11nexation-la11d use. designation _and, 20ning. :c As an:.aside, when. t~e property was annexed-to the·City it was-designated as commercial, a de~ignationth~t, iJ retains today, and a designation which has endured over the years despite numerous land use plans and studies. There is absolutely no doubt in my mind that this property will always have a commercial designation given its location at the intersection of La Costa A venue and Rancho Santa Fe Road and the design, construction and designation of Rancho Santa Fe Road as a prime arterial. ' The purpose of my letter is to keep a commitment which I made to John Mabee, one the original principals of MAG Properties and John Tworoger, the developer of the above-referenced project. Both men are dead, and both had asked that I provide a history of the. trials and tribulations of the development process in the event that they were unabl~ to do so. By means of this letter, I am trying to honor my commitment. Last year I asked Ted. Aroney, .one of the surviving members ·of the· OFiginal MAG Properties group to provide• tne with-a:chronology.: ·I enclose a copy. of:that chronology together w.ith,Iedrs covering letter:·: ', ·:•···: . :---.. -.-... _._.: __ . -·:: ·:_ · .. :.:.-·.---;, .... _, --:_·~.: _ ~.--:.,. _____ ; ___ -. --• .., -p~ -;· ... ·_ -:- --:·· ' .. .:..·.:,--.: ~. ' I • • .J' /.., • -• ~ , _, June 5, 2009 Page Two While I am no longer in practice, I have been told by Pat O'Day, who is now in charge of processing the project, that it is being enthusiastically supported by Staff, and perhaps it's time has finally come. At any rate, if you have any questions concerning the chronology which I have provided, please don't hesitate to call, and I will try and provide any information which you might desire. Thank you for taking the time to consider the material. Sincerely, ~,{ £~AS C. BANCHE NCB:jp Enclosure cc: Stephen M. "Hap" L'Heureux To: Fax: Theodore Aroney Post O££ice Box 675447 Rancho Santa Fe, CA 92067 Phone: (858) 759-2211 Fax: (858) 759-4452 Fax Nicholas Banche From: Teddy Aroney Date: June 4, 2008 Phone: 760 722 1881 Pages (incl. cover): 3 Re: MAG Properties 0 Urgent O For Review O Please Comment O Please Reply XX Per Your Request Per your request for the history of MAG properties: For twenty-five (25) years, MAG properties has cooperated with the City of Carlsbad honoring all of their requests, attending hundreds of meetings and working thousands of hours with consultants, engineers, attorneys, etc., spent millions of dollars trying to get entitlements for La Costa Towne Square, LLC. In memory of: John Mabee Harry Gelt Paul Stout Betty Stout Fred Morey John Stanley John Tworoger Principles of MAG Properties who never lived to see their dream. CHRONOLOGY OF MAG SEEKING DEVELOPMENT AND ENTITLEMENTS THROUGH APRIL 10, 1996 1972 Carlsbad annexes most of the La Costa property (with pre-annexation land-use conditions. 1973 Carlsbad annexes La Costa land now designated as Zone 10/Northeast. 1981 DAON purchases La Costa lands from Rancho La Costa. 1982 City of Carlsbad adopts La Costa Master Plan (M.P. 149G). 1983 Based on the 1982 Master Plan, MAG Properties purchases 55 acres - office/commercial from DAON. 1983 MAG mitigates Indian Artifacts -$75,000.00 1984 City designates Rancho Santa Fe Road as a prime arterial. 1984 City halts all processing until a new Growth Management Plan is in place. 1986 Two (2) years later, city adopts city-wide "Growth Management Plan"( calling for Zone plans. 1986 MAG submits a Site Development Plan to the City of Carlsbad. 1987 City creates Rancho Santa Fe Road alignment committee, mainly for neighbor noise concern. City asked MAG Properties to work with BCED/Fieldstone. (1 year) 1988 City, after lengthy (1 year) review, "moves" Rancho Santa Fe Road from its existing alignment to the "new" alignment with the understanding that DAON-MAG would work out an agreement regarding the new right of way bisecting the MAG property. 1988 Meanwhile, Fieldstone purchases the La Costa lands. 1988 MAG begins negotiation at City/Mayor request with neighbor Fieldstone regarding the right of way. 1988 Zone 11 Growth Management Plan adopted. 1989 Fieldstone-MAG Agreement finally executed whereby MAG purchases two additional parcels (30 acres) to become whole. (2 years) Page 1 of 2 1989 1991 1991 1991 1991 1992 1992 1992 1994 1995 1996 1996 To Present Page 2 of2 CHRONOLOGY (Con't) DAON initiates work on Arroyo La Costa plan (finally approved in 1990). Fieldstone-MAG initiates M.P.A.-G.P.A. processing. Fieldstone initiated a Mass Grading Plan for all its Southeast properties. MAG followed suit (thereby obtaining detailed information concerning the grading needs on its property). Environmental impact report initiated by Fieldstone to cover Mass Grading Plans. Realization came that a Mitigation plan for gnatcatchers, etc. was needed for Southeast area. M.P.A.-G.P.A. and Mass Grading plans were put "on hold". Negotiations with the City, State and Federal Government were initiated by Fieldstone in 1992 to create the Habitat Conservation Plan, finally adopted in June 1995. (3 years delay) Negotiation between MAG and Fieldstone regarding sharing in the cost of the H.C.P. initiated. MAG and Fieldstone, through negotiation had completed a "deal" whereby MAG is covered by the H.C.P. by paying Fieldstone a significant payment. Enter Bank of America/ Arbuckle Villages of La Costa take over of Fieldstone position. La Costa Towne Square, LLC has, for the last twelve (12) years been diligently pursuing the center. LACOSTA MASTER PLAN Amendment MP 149(R) Prepared by Planning Department City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 Exhibit "X" Planning Department Staff: Michael Holzmiller, Planning Director Don Neu Assistant Planning Director Eric Munoz, Senior Planner (760) 602-4600 Van Lynch, Senior Planner (760) 602-4613 Information Supplied by: KSC Development 2111 Costa de! Mar Road Carlsbad, CA 92009 . Amendment MP 149 (R) Information supplied by Ladwig Design Group, Inc. Bob Ladwig 2234 Faraday Avenue Carlsbad, CA 92008 Phone: (760) 438-3182 Fax: (760) 438-0173 ldz@dwilsoneng;com LA COSTA MASTER PLAN MP-149 (MP-6) 2900 acres, located east of El Camino Real and northerly of Olivenhain Road (La Costa Land Development Co.). ADOPTED BY: City Council Ordinance# 9322, September 5, 1972 AMENDED to delete an indicated school site shown westerly of El Fuerte Street in an area known as La Costa Estates North (CT 73-10, SP 112) APPROVED BY: Planning Commission Resolution# 1019, December 11, 1973 City Council Ordinance# 9376, January 15, 1974 *** MP-149(A) Referred back to Planning Commission for partial amendment to allow for "continual" ( concurrent) processing of Rancheros De La Costa, La Costa Vale Unit #2, Green Valley Knolls, and Santa Fe Knolls while a new PC zone was being developed. The processing of the remainder,of the Master Plan area was delayed until adoption of the PC zone. No formal action by City Council. APPROVED BY:. Planning Commission Resolution# 1253, May 19, 1976 *** MP-149(B) Repealed Ordinance# 9376. Adopted an interim Master Plan for La Costa area. Referred to new exhibit for type of development which reflected La Costa's plans for more single family development and less condominium development. Established a circulation plan, school site plan, park site plan, and development standards for Santa Fe Knolls, Rancheros De La Costa, La Costa Vale #2, and Green Valley Knolls. ADOPTED BY: City Council Ordinance# 9469, November:2, 1976 *** MP-149(C) No action taken *** MP-149(D) Deletes 45 acres from MP-! 49(B). Deleted property is located generally east of El Fuerte on both sides of the extension of Alga Road (Hidden Meadows, Meadow Crest, and Meadowlark areas). APPROVED BY: Planning Commission Resolution# 1567, November 14, I 979 City Council Ordinance # 9546, March 18, 1980 *** MP-149(E) Amended the La Costa Master Plan to provide for conformance with the newly revised General Plan Elements for Parks and for Public Facilities. APPROVED BY: Planning Commission Resolution# 1719, City Council Ordinance# 9570, December 16, 1980 *** MP-149(F) Deleted 4.5 acres from the La Costa Master Plan. Property deleted\'vas located on Centella Street south of Levante. APPROVED BY: Planning Commission Resolution# 1757, City Council Ordinance# 9579, March 17, 1981 *** MP-149(G) Revised the Land Use Plan of the La Costa Northwest area and made minor administrative changes to the Master Plan text and maps on property ... located generally east of El Camino Real and north of Alga Road. Changes to land use included the golf course which was reduced in size from 105 acres to 85 acres, increased unit count by l 00, and increased area of proposed park from 21 to 23 .5 acres. APPROVED BY: Planning Commission Resolution# 1954, City Council Ordinance# 9628, June 29, 1982 *** MP-149(H) WITHDRAWN on August 31, 1981, with no action taken. *** MP-149(1) Minor amendment to the La Costa Master Plan to allow for separate development of neighborhood SE-13. ADOPTED BY: Planning Commission Resolution# 1935, March 24, 1982 *** MP-149(J) Revised the Land Use Plan of La Costa Southeast and made minor administrative changes to the Master Plan text and maps on property generally located at the intersection of Rancho Santa Fe Road and future Camino de Los Coches. APPROVED BY: Planning Commission Resolution# 2011, City Council Ordinance# 9647, October 19, 1982 *** MP-149(K) Changed Master Plan designation of a parcel from RLM to RMH on property generally located on the northeast comer of El Camino Real and Levante. APPROVED BY: Planning Commission Resolution# 2083, City Council Ordinance# 9676-9677, dated April 5, 1983 *** MP-149(L) WITHDRAWN on June 27, 1983. No action taken. *** MP-149(M) Amendment to change densities and land uses on property generally located in the southwest portion of La Costa Master Plan. The Planning Commission recommended denial of the amendment (P.C. Resolution# 2277). Amendment was WITHDRAWN before it was heard by City Council. *** MP-149(N) Amendment to request land use change from C to RM on property generally located on the southeast corner of Rancho Santa Fe Road and future Camino de Los Coches. WITHDRAWN on August 9, 1985. No action taken. *** MP-149(O) Elimination of any reference to the area previously known as Southwest (Arroyo La Costa), and stipulation that updated EIRs and new Master Plans be required prior to future development occurring in the Northwest and Southeast areas of La Costa. APPROVED BY: Planning Commission Resolution# 3028, Jun,e 20, 1990 City Council Ordinance #NS-123, September 4, 1990 *** MP-149(P) Submitted for the La Costa Town Center Project on August 31, 1993. WITHDRAWN on January 12, 1996. No action taken. *** MP-149(Q) An amendment to remove portions of the Northwest and Southeast areas (including the Rancheros) from the plan. The areas removed are subject to the Villages of La Costa Master Plan. APPROVED BY: Planning Commission Resolution #5012, September 5, 2001 City Council Ordinance #NS-604, November 6, 2001 *** MP-149(R) La Costa Town Square Project An adjustment to the neighborhood boundaries separating the local shopping center and residential landuse in neighborhoods SES, SE13 and SE14 (La Costa Town Square) APPROVED BY: Planning Commission Resolution#_,_ City Council Ordinance# NS_,_ *** MP-149(S) An amendment to remove the La Costa Resort and Spa properties from the plan. The area removed will be subject to the La Costa Resort & Spa Master Plan, MP 03-02. APPROVED BY: Planning Commission Resolution# 5701, August 4, 2004 City Council Ordinance# NS-721, September 21, 2004 *** MP-149(T) An amendment to change the underlying zoning of commercial neighborhoods (SE-13, SE-14, SE-I 5, and SE-17) from "C-1" (Neighborhood Commercial) and "C-2" (General Commercial) to the new zone "C-L" (Local Shopping Center) for those properties with the "L" (Local Shopping Center) general plan designation. This amendment changes Table III-2 and text in paragraph III.E. 1 (Land Use and Development Standards). APPROVED BY: Planning Commission Resolution# 5922, June 15, 2005 City Council Ordinance# NS-767, August 9, 2005 *** MP-149(U) An amendment to delete from the Master Plan (MP-149), a 0.5 acre,\'.acant city owned site (Assessor Parcel 223-61 7-24) at 7201 Rancho Santa Fe Road approximately a half mile south of San Elijo Road in Local Facilities Management Zone 11. Subject site is proposed Fire Station No. 6. APPROVED BY: Planning Commission Resolution No. 6156, August 16, 2006 City Council Ordinance # NS-818 *** TABLE OF CONTENTS PREFACE I. INTRODUCTION A. Purpose .......................................................................................................... : ... 1-1 B. General Provisions ............................................................................................ 1-2 C. Location ............................................................................................................ 1-2 D. Legal Description ............................................................................................... 1-3 E. Legislative Background ............................................................... '. .................... 1-3 F. Existing and Approved Development.. ............................................................. 1-6 II. ENVIRONMENT AL CONSTRAINTS A. Tentative Map Approval ................................................................................... 11-1 B. Grading Permit Issuance .................................................................................. 11-2 C. Building Permit Issuance ................................................................................. 11-3 III. LAND USE & DEVELOPMENT ST AND ARDS A. Overall Design Concepts . .. . .. . .. .. . .. . . .. .. .. .. . .. .. .. .. . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . .. .... . .. . 111-1 B. Development Review Process ........................................................................ 111-2 C. General Neighborhood Development Standards ........................................... 111-3 D. Special Neighborhood Development Standards ............................................ 111-4 E. Community Core and Local Shopping Center ... '. ........................................... 111-5 F. Recreational Storage Parks ............................................................................ 111-7 G. Homeowners' Associations ........................................................................... 111-8 H. General Grading Guidelines .......................................................................... 111-8 I. Noise Attenuation .......................................................................................... 111-8 J. Fire Suppression Standards ............................................................................ 111-9 K. Affordable Housing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 111-9 L. Individual Neighborhood Development Regulations .................................. 111-11 IV. OPEN SPACE A. Introduction ................................. ·H• ................................................................ IV -1 B. Dedication ...................................................................................................... IV.,.1 C. Improvements ................................... '. ............................................................ IV-2 V. PUBLIC FACILITIES AND PHASING A. Introduction ..................................................................................................... V-1 VI. SIGN PROGRAM A. Purpose ........................................................................................................... VI-1 B. Sign Categories and Locations ........................................................................ Vl-1 C. Design Standards ............................................................................................ VI-3 Exhibit Title LIST OF EXHIBITS Exhibit Number Page Number Legal Map ........................................................................ I-1 ............................................ ** Zoning Map ...................................................................... I-2 ............................................ ** Master Plan Vicinity Map ................................................................................................. 1-8 Topographic Map ............................................................. II-1 ............................................ ** Land Use ........................................................................ III-1 ............................................ * * General Grading Guidelines ........................ III-2 thru III-16 .................... III-lJ thru III-21 Noise Attenuation Guidelines .................... III-17 thru III-21.. .................. III-22 thru III-24 Open Space Plan ............................................................ IV -1 ............................................ * * Two-Way Bikepath on Separated Right-of-Way ........... IV-2 ........................................ IV-6 Sign Plan ........................................................................ VI-1 ............................................ ** Sign Design Guidelines .................................................. VI-2 ........................................ VI-4 **On file in the Planning Department LIST OF TABLES General Neighborhood Development Standards Table Number Page Number La Costa Northwest (DELETED) .................... .III-1 ............................................ .. La Costa Southeast. .............................................. III-2 ...................................... III-6 Phasing Schedule Northwest ............................................................. V-1 ........................................ V-1 Southeast .............................................................. V-2 .... _.._°"., ............................... V-2 11 I. INTRODUCTION A. Purpose This Master Plan constitutes an amendment to the La Costa Master Plan first adopted by the City Council on September 5, 1972 (Ordinance #9322). This Master Plan is intended to comply with the requirement for a Master Plan contained in the Planned Community Zone Ordinance and, therefore, provides the basis for further decisions by the City on future land use for the La Costa community. Historically, the La Costa community was divided among thr~e local governmental agencies of general jurisdiction: the City of Carlsbad, the CoUnty of San Diego and the City of San Marcos .. Approximately 5,287 acres, consisting of both developed and undeveloped lands, of the La Costa community are within the City of Carlsbad. Of this 5,287 acres, 3,200± already have been developed or approved for development. The historic La Costa community also includes an additional approximately 240 acres in the City of San Marcos and approximately 157 .acres in the unincorporated area of the County of San Diego. This Master Plan is not applicable to the portion of La Costa in the City of San Marcos or the unincorporated area of the County of San Diego. The portion of the historic La Costa Master Plan located within Carlsbad can be divided into four portions. 1. Old La Costa consisting of approximately 2,888 acres centered around the La Costa Golf Course. Most of this area has been built out. Any remaining development will basically be infill development of the few remaining vacant lots. Properties in this area have a variety of different zonings. All future development in this area will comply with the requirements of Chapter 20 of the Carlsbad Municipal Code. (See also the La Costa Resort and Spa Master Plan, MP 03-02, adopted by City Council September 21, 2004.) 2. The Southwest Area consisting of approximately 529 acres is located south of Levante Street, east of El Camino Real and west of Rancho Santa Fe Road. All development within the Southwest Area of the La Costa Master Plan shall comply with the requirements of MP 88-1, the Arroyo La Costa Master Plan. 3. The Southwest Area consisting of approximately 1,121 acres is bisected by Rancho Santa Fe Road and San Marcos Canyon. The Southeast Area also includes the Rancheros estate area located east of El Fuerte Drive. 4. The Northwest Area consists of approximately 744 acres and is located north of Alga Road and east of El Camino Real. The Northwest Area is bisected by the northern extension of the La Costa Golf Course. I -1 B. General Provisions 1. Nonvesting of Rights Individual development projects shall be governed by the specific land use and development standards set forth in this Master Plan and by applicable provisions of the Carlsbad Municipal Code including, but not limited to, Title 20, Subdivisions, and Title 21, Zoning. Where a conflict in development standards occurs, the most restrictive and limiting regulation and standards shall control. Approval and construction of a development project pursuant to this Master Plan shall not vest any rights to construct any other development projects nor create any vested rights to the approval of any subsequent development projects. 2. Amendments to "the Master Plan Approval of this Master Plan indicates acceptance by the City Council of a basic framework for development of the subject property. It is part of an on- going planning process and is subject to amendment in the future by the City. Said amen~ments may be initiated by either the City Council or the land owner at any time. 3. Availabilitv of Public Services Approval of this Master Plan does not constitute any guarantee that individual development projects within the Master Plan area will be approved nor that the availability of public facilities and services will necessarily coincide with the developer's timetable for construction. The adopted Citywide Facilities and Improvement Plan and the Local Facilities Management Plans for Zones 6, 10, 11, and 12 address adequacy of public facilities. Availability of public services will be evaluated in the context of subsequent approvals of individual development projects as well as compliance with the City of Carlsbad's Growth Management Program and all other policies or ordinances in effect at the time of approval. 4. Dedications All dedications to the City of Carlsbad of land and/or easements required by this Master Plan and the adopted Local Facilities Management Plan for Zones 6, 10, 11, and 12 shall be granted to the City without cost to the City and free of all liens and encumbrances except ( a) nondelinquent taxes and (b) liens and encumbrances in favor of public agencies. C. Location The historical La Costa community, within the City of Carlsbad, comprises 5,287 acres of land located 2.6 miles inland from the Pacific Ocean at the easterly end of Batiquitos Lagoon and approximately 6.5 miles southeast from the commercial center of Carlsbad. It is located approximately 7 miles south of the City of I -2 D. Oceanside, 5 miles southwest of the City of San Marcos, 10 miles west of the City of Escondido and 30 miles north of downtown San Diego. The property is bounded on the west by El Camino Real, on the south by Olivenhain Road, and bisected by Rancho Santa Fe Road. It is bounded on the east by the City of San Marcos and on the north by the Bressi Ranch property. Legal Description The historical La Costa community, which is located in the City of Carlsbad, County of San Diego, State of California, is as shown on Exhibit I-1 [ on file in the Planning Department] Legal Map, and described as follows: Fractional Section 23, Fractional Section 24, Section 25, portions of Section 26 and 35, Section 36 and a portion of Lot A of Rancho Agua Hedionda, Map No. 823 on file in the Office of the County Recorder of San Diego County, State of California, all in Township 12 South, Range 4 West, of the San Bernardino Meridian; Fractional Section 1, a portion of Fractional Section 2, Lots 1, 2, 3 and 10 of Rancho Las Encinitas, Map No. 848 on file in the Office of the County Recorder of San Diego County, State of California, all in Township 13 South, Ranch 4 ·west, of the San Bernardino Meridian; portions of Section 19 and Section 29, Section 30, Fractional Section 31, a portion of Section 32, all in Township 12 South, Range 3 West; and Fractional Section 6, Lots 4, 5, 6, 8 and 9 of said Rancho Las Encinitas, all in Township 13 South, Range 3 West, of the San Bernardino Meridian. E Legislative Background· The following, in chronological order, represents official actions pertaining to those areas covered by this Master Plan or adjacent areas thereto: August 1, 1972 Pre-annexation of changes of zone (ZC-26) with a Specific Plan, adopted by Carlsbad City Council Ordinance #9318 on 1190 acres. September 5, 1972 City Council adoptions ofpre-annexation change of zone (ZC- 26) to Planning Community Zone on 2900 acres by Ordinance #9323. September 5. 1972 Adoption of Master Plan (MP-6) for 2900 acres subject to annexation by City Council Ordinance #9322. September 5. 1972 Annexation of East Carlsbad Annexation #2.12 to City of Carlsbad, composed of 4090 acres, by adoption of City Council Ordinance # 114 7. Mav 15. 1973 Pre-annexation of change of zone (ZC-106) to Planned Community for Rancho Ponderosa, 124.5 acres, adopted by City Council Ordinance #9351 June 5. 1973 Pre-annexation change of zone (ZC-105) to Planned Community for El Camino Glens, 311 acres, adopted by City Council Ordinance #9354. I -3 August 7, 1973 Adoption of Master Plan (MP-128) for 717 acres on property generally located north of Alga Road, east of El Camino Real, known as Kratter property (La Costa North), by City Council Resolution #3183. August 7, 1973 Annexation of East Carlsbad Annexation #2.16, Kratter property (La Costa North), 717 acres, adopted by City Council Resolution #3184. August 8. 1973 Annexation of East Carlsbad Annexation #2.15 by City Council Resolution #3185, El Camino (Ayres) (Weigand), 435.5 acres, of which 311 acres is a La Costa annexation and 124.5 acres is a Ponderosa annexation. August 21. 1973 Pre-annexation change of zone (ZC-124) to.Planning Community of 717 acres (Kratter property) by City Council Ordinance #93 59. September 4. 1973 Amendment to General Plan (GPA-16) for property generally located north of Alga Road, east of El Camino Real, known as Kratter property (La Costa North), by City Council Ordinance #3207. October 2, 1973 Pre-annexation change of zone (ZC-116) to Planning Community for La Costa Northeast, 182 acres, adopted by City Council Ordinance #9361. January 15. 1974 Amendment to Ordinance #9322 by adoption of a revised Master Plan (MP-149) for the La Costa area (2900 acres), by City Council Ordinance #9376. March 16. 1974 Annexation of East Carlsbad Annexation #2.19 by City Council Ordinance # 1167 (La Costa Northeast), 182 acres. October 16. 1974 Amendment to the Carlsbad General Plan (GPA 28-A) by adoption of a revised Land Use Element for entire City by City Council Resolution #3527. March 23. 1976 Annexation of uninhabited territory designated as South City (Byron White, et al.) Annexation No. CA 74-30 to the City of San Marcos by San Marcos City Council Ordinance#76-358. The amount of La Costa lands annexed to the City of San Marcos is approximately 240 acres. April 27, 1976 Carlsbad City Council certification of Final Environmental Impact Report (EIR-307) for the La Costa Master Plan (MP-149(A)) and General Plan Amendment (GPA-38). Mav 4, 1976 Amendment of Land Use Element Text and Plan and Circulation Element of the General Plan (GPA-38) by City Council Resolution #3896. June 15, 1976 Revision of the P.C. (Planned Community) zone by City' Council Ordinance #9458. November 2, 1976 Adoption of an interim Master Plan (MP-149-B) for La Costa area by City Council Ordinance #9546. I -4 March 18, 1980 Change of zone (ZC-206) from P-C to RD-M-Q on approximately 134 acres in La Costa Northeast area and deletion of that portion of the rezoning covered by a Master Plan (MP-149(D)) by City Council Ordinance #9546. December 16, 1980 Adoption ofMP-149(E) for the La Costa area by City Council Ordinance #9570. March 17, 1981 Adoption ofMP-149(F) deleted 4.5 acres from the La Costa Master Plan as amended MP-149(E). Property deleted was located on Centella Street south of Levante in La Costa. Concurrent zone change (ZC 225) was processed changing the zoning on the above property from C-2 and PC to RI)M, Adopted by City Council Ordinance #9579. June 29, 1982 Adoption ofMP-149(G) revised the Land Use Plan of the La Costa Northwest area and made minor administrative changes to the Master Plan text and maps on property located generally east of El Camino Real and north of Alga. Changes to land uses included the golf course, which was reduced in size from 105 acres to 85 acres, increased unit count by 100, and increased area of proposed park from 21 to 23.5 acres. Adopted by City Council Ordinance #9628. Awrnst 31, 1981 MP-149(H) was withdrawn on August 31, 1981, with no action taken. March 24, 1982 Adoption of MP-149(1) a minor amendment to the La Costa Master Plan. Allowed for separate development of neighborhood SE-13. Adopted by Planning Commission Resolution #1935. October 19, 1982 · Adoption of MP-149(J) revised the Land Use Plan of La Costa Southeast and made minor administrative changes to the Master Plan text and maps on property generally located at the intersection of Rancho Santa Fe Road and future Camino de Los Coches. This changed the land use designation from TS to C [ see GPA 64(A)]. Amended Ordinance #9570 as amended by Ordinance #9628 and MP l 49(E). Adopted by City Council Resolution #7030 and City Council Ordinance #9647. April 5, 1983 Adoption of MP-149(K) changed Master Plan designation of a parcel from RLM to RMH on property .generally located on the northeast comer of El Camino Real and Levante. This amendment was consistent with the existing General Plan land use designation of Rt\1H on the property. This was formerly part of SP-171, which had provided for lower intensity land uses for this parcel along with 98 acres to the east to accommodate the Green Valley Knolls Development. The parcel had been the site of 6 model homes for the 98-acre development to the east. Adopted by City Council Ordinance #9676-9677. June 27, 1983 MP-149(L) was intended to change 14 acres of office and 3 7 acres of commercial to 34 acres of RMH and 17 acres ofcommercial located on the northeast corner of future La Costa Avenue and Rancho Santa Fe Road. Withdrawn on June 27, 1983. No action was taken. I -5 MP-l 49(M): Amendment was to change densities and land uses on property generally located in the southwest portion of the La Costa Master Plan. The Planning Commission recommended denial to the amendment to the City Council (Planning Commission Resolution #2277). The amendment was withdrawn before it was heard by the City Council. Aue;ust 9. 1985 MP-149(N): Amendment was to request land use change from C to RM on property generally located on the southeast corner of Rancho Santa Fe Road and future Camino de Los Coches. Withdrawn on August 9, 1985, with no formal action taken. September 4, 1990 MP-149(O): Elimination of any reference to the area previously . known as Southwest (Arroyo La Costa), and stipulation that updated EIRs and new Master Plans be required prior to future development occurring in the Northwest and Southeast areas of La Costa. Approved by City Council Ordinance #NS-123. MP-149(P): Submitted for the La Costa Town Center Project on August 31, 1993. Withdrawn on January 12, 1996, with no formal action taken. MP-149(O): An amendment to remove portions of the Northwest and Southeast areas (including the Rancheros) from the plan. The areas removed are subject to the Villages of La Costa Master Plan. Approved by City Council Ordinance #NS-604. MP-l 49(R): An amendment to adjust the neighborhood boundaries separating the Local Shopping Center and residential landuse in neighborhoods SE-8, SE-13 and SE-14 (La Costa Town Square). MP-149(S): An amendment to remove the La Costa Resort and Spa properties from the plan. The area removed will be subject to the La Costa Resort & Spa Master Plan, MP 03-02. MP-149(T): A City-initiated amendment to change the underlying zoning of commercial· neighborhoods (SE-13, SE-14, SE-15, and SE-17) from "C-1" (Neighborhood Commercial) and "C-2" (GeneraL Commercial) to the new zone "C- L" (Local Shopping Center) for those properties with the "L" (Local Shopping Center) general plan designation. Approved by City Council Ordinance #NS-767. MP-149-U: a City-initiated amendment removing a 0.5 acre parcel, identified as Assessor Parcel No. 223-617-24, from the La Costa Master Plan (MP-149) to allow for the approval of proposed Fire Station No. 6 approved by City Council Ordinance NS-818. F. Existine; and Approved Development (See note at end of Section F) The areas that previously have been developed or committed to development consist of the La Costa Plaza area, La Costa Resort and Recreation area, including golf course, La Costa Valley Condominiums, and developments of various types ofliving units, such as single family, duplexes, cluster developments, condominiums, and homes of all types from luxury to more modest homes. I -6 The area already developed within old La Costa can be generally defined as located from El Camino Real on the west, Alga Road on the north, Levante on the south and Rancho Santa Fe and Melrose Drive on the east. Outside of the Master Plan area, an industrial park has been constructed east of Rancho Santa Fe Road in the City of San Marcos. In the Southwest Area of the Master Plan, Neighborhoods previously designated SW 5 and SW 4 have been developed with single family homes. In the Southwest Area of the Master Plan Neighborhoods SE 20 and SE 21 have been developed with Single Family Homes. Neighborhoods SE 12 and SE 23 have been developed :with apartments. Neighborhoods SE 10, SE 16, SE 18, SE 19 have been approved for development with single-family homes. Neighborhood SE 15 has been approved for development as a local shopping center. No development has been approved in the Northwest portion of the Master Plan. Except as otherwise specifically indicated in this Plan or exhibits hereto, nothing in this Master Plan shall be deemed to regulate or.-prohibit the development, redevelopment or rehabilitation of any area in the Master Plan (see Exhibit 1-2 [on file in the Planning Department], Existing Zoning). The following eleven areas are zoned P-C but have already been developed or are in the process of being developed and the documents governing such development are described in Section Ill, Land Use and Development Standards. 1. Existing 27-hole golf course and San Marcos Canyon 2. Estates North 3. Rancheros de la Costa 4. Vale 2 & 3 5. Vale 4 6. Corona La Costa 7. Spanish Village 8. Green Valley Knolls 9. Santa Fe Knolls 10. Santa Fe Glens 11. SMCWD Reservoir Other than the eleven areas listed above, there exist areas within the 3,200± acres zoned other than P-C. The development of such areas (see Exhibit I-2, Existing Zoning [ on file in the Planning Department]) shall be governed by the applicable zoning. Note: The above information for historical purposes only. See Map on Page 1-8 for existing remaining areas of the La Costa Master Plan after the approval of MP l 49(S) and adoption of the La Costa Resort and Spa Master Plan MP 03-02. I -7 VICINITY MAP MASTER PLAN 149~---T-----~ N A Rev. 9/04 I -8 II. ENVIRONMENT AL CONSTRAINTS The following mitigation measures were identified in the conditions of approval for MP- 149(8) and were developed from EIR-307 for La Costa. They shall be implemented when applicable and apply to each neighborhood unless otherwise noted or unless superseded by a subsequently certified EIR. All development within the southwest portion of the La Costa Master . Plan shall comply with the mitigation measures of the Arroyo La Costa Environmental Impact Report EIR 86-2. A. Tentative Map Approval 1. Additional Review Prior to approval of neighborhood development within the Master Plan, the applicant shall submit the following reports as part of the Initial Study. Said reports may cover more than one neighborhood. a. Detailed soil and geologic investigations. b. Detailed archaeological 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-307. f. Detailed drainage reports based on the Master Drainage Plan. 2. Maximization of Open Space Future developments within the Master PJan area shall maximize open space areas based on the following criteria: a. All riparian habitats and floodplains defined m EIR-307 shall be preserved. b. All areas with significant numbers of rare plant species shall be preserved or mitigated to the satisfaction of the Planning Director. c. All archaeological or historic areas which cannot be satisfactorily salvaged shall be covered or preserved as open space. II -1 d. All areas with extremely unstable soil conditions (as identified in detailed soil and geologic investigations) shall be preserved as open space. e. Development in areas of twenty-five (25) percent or greater slopes 15' or more shall be designed to maximize hillside integrity. 3. Preservation of San Marcos Canvon The preservation of San Marcos Canyon has been addressed in the Villages of La Costa Master Plan (MP 03-02). 4. Accommodation of Public Transit 5. All major cultural, commercial and recreational facilities shall accommodate public bus systems in their design. Street Lighting All new street lights in the Master Plan shall he of a type which conserve energy. Maximum spacing of street lights shall be utilized consistent with City standards and subject to the approval of the City Engineer. B. Grading Permit Issuance P_rior to the issuance of grading permits for the various neighborhoods, provisions to the satisfaction of the City Engineer shall be made for the following: 1. 2. Construction Timing All construction in the project area shall occur during normal daytime working hours. Protection of Batiquitos Lagoon The following conditions are designed to reduce impacts of grading, siltation and water pollution on the Batiquitos Lagoon: a. Grading shall be limited to the minimum areas necessary to accomplish the planned development. Where impacts are excessive, alternatives (such as less intensive uses) shall be considered. This requirement shall be met to the satisfaction of the City Engineer. b. Vegetation clearing operations shall be made no more than 2 weeks in advance of grading unless clearing is required because of bird nesting restrictions. c. All grading shall be completed in accordance with an approved grading plan per Carlsbad Grading Ordinance, Carlsbad Municipal II -2 Code, Chapter 15. (Note: See current Municipal Code for grading restrictions window.) d. All drainage facilities shall be constructed concurrent with grading activities. e. All graded surfaces shall be watered and rolled to form a compacted cap of soil. 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. h. During construction, City Building and Engineering Inspectors 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. Additional grading guidelines are detailed in the section on General Grading Standards, Section 111-H. C. Building Permit Issuance Prior to the issuance of building permits for the various neighborhoods, provisions to the satisfaction of the Planning Director shall be made for the following: 1. Undergrounding of Utilities All utilities, including provisions for cable television, shall be placed underground. 2. Use of Native Landscaping 3. Native landscaping shall be used wherever possible in the project area. Energv Conservation All future developments within the Master Plan area shall utilize, wherever possible, the following energy-saving techniques: 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. II -3 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. II -4 III. LAND USE AND DEVELOPMENT ST AND ARDS A. Overall Design Concepts 1. Areas of existing development (see Section I.E.) zoned P-C shall be governed by the following previously approved actions. If desired, amendments in these areas can be accomplished by only amending said actions. No amendment to this Master Plan· shall be necessary. If desired, amendments in these areas require a General Plan Amendment, and the area is to remain in the P-C zone, this Master Plan shall also be amended to incorporate the approved changes. a. Existing 27~hole golf course and San Marcos Canyon: MP-6, Ordinance #9322, 9/5/72 MP-149, Ordinance #9376, 1/15/74 MP-149(B), Ordinance #9469, 11/2/76 (Removed -See La Costa Resort & Spa Master Plan (MP 03-02) b. Estates North: SP-169, Ordinance #9435, 8/19/75 CT 75-4, Resolution #3709, 8/5/75 c. Vale 2 & 3: SP-38, Resolution #3128, 6/5/73 SP-159, Ordinance #9405, 10/1/74 CT 72-20, Resolution #3129, 6/5/73 d. Vale 4: SP-176, Ordinance #9462, 7/6/76 CT 76-3, Resolution #3925, 6/15/76 e. Corona La Costa: PUD-7, Resolution #4081, 2/ 1 /77 CT 76-17, Resolution #4080, 12/1(77 f. Spanish Village: SP-37, Ordinance #9339, 1/2/73 CT 72-24, Resolution #3031, 12/19/72 g. Green Valley Knolls: SP-171, Ordinance#9447, 1/6/76 SP-17l(A), Ordinance #9476, 2/1/77 CT 75-7, Resolution #3809, 12/16/75 CT 76-10, Resolution #4033, 11/16/76 h. Santa Fe Knolls: SP-178 withdrawn (processing allowed by MP-149(B)) CT 75-9, Res. #4072 & #6200, 1/4/77 & 6/3/80 III -1 1. Santa Fe Glens: SP-116, Ordinance #9409, 12/3/74 CT 73-2, Resolution #3547, 11/19/74 J. SMCWD Reservoir: PDP-3, Resolution #6080, 2/5/80 2. Areas of existing development (see Section I.E.) zoned other than P-C shall be governed by applicable zoning. B. Development Review Process 1. This Master Plan provides for two alternative processes that may be utilized in the submission and review of individual neighborhood development proposals: the Standard Review Process and the La Costa Development Plan Review Process, hereinafter referred to as the Development Plan. Process selection shall be at the discretion of the applicant as provided herein. 2. The Standard Review Process shall utilize the requirements as set forth in Title 21 of the Carlsbad Municipal Code and any other applicable zone and development type for neighborhoods developed under this process are set forth in Tables 111-1 and III-2 of this Master Plan. The Standard Review Process may include the utilization of Chapter 21.45 Planned Development Ordinance at the discretion of the applicant. The Standard Review Process shall not be applicable to Neighborhoods SE-10, SE-12, SE-13, SE-14, SE-15, SE-16 or SE 23, identified in this Master Plan as the Community Core, or to SE-17, designated as a Local Shopping Center. 3. The La Costa Development Plan Review Process shall require the submission of a Development Plan, which shall be subject to the general and special development standards, and regulations as set forth in this Master Plan. The processing procedur~~ set forth in Chapter 21.06 Q Qualified DevelopmentOverlay Zone shall apply to the Development Plan Review Process of this Master Plan except that: a. A tentative subdivision map, if required by the Subdivision Map Act, shall be submitted in conjunction with the Development Plan. b. The Development Plan shall be acted on by the same decision- making body that acts on the tentative subdivision map. If the City Engineer approves the map for a project, then the Planning Commission shall approve the Development Plan. c. The Planning Director shall be authorized to approve minor amendments to approved Development Plans providing such amendment shall not increase the approved densities or boundaries of the site development plan, permit a new use or group of uses not III -2 shown on the approved Development Plan, rearrange the uses within the neighborhood or change more than ten percent of the approved yards, coverage, heights, open space, landscaping, parking or other development standards. d. The hearings for the Development Plan and tentative subdivision map shall be duly noticed public hearings. e. Notwithstanding the above provisions, development processing in all neighborhoods for which the C-L (Local Shopping Center) zone is shown in Table III-2 as the zoning referen~e for the Standard Review Process shall follow the standards and process established by Carlsb.ad Municipal Code Chapter 21.31, Local Shopping Centers. Chapter 21.31 calls for processing a Site Development Plan for local shopping centers pursuant to Chapter 21.06 Q Qualified Development Overlay Zone, but with certain changes, including a provision that the City Council shall approve the Site Development Plan. C. General Neighborhood Development Standards 1. Tables 111-1 and III-2, General Neighborhood Development Standards, de:signate neighborhood zoning standards, development types and open space requirements applicable when utilizing the Standard Development Process alternative provided by this Master Plan. 2. Neighborhood development applications provided by this Master Plan shall have residential densities as established in the General Plan Land Use Element. 3. Neighborhood development applications utilizing the Development Plan Review Process alternative provided by this Master Plan shall be guaranteed, as minimum, those residential densities set forth in 2 above, except as may be reduced by environmeµtal constraints and provided all other applicable requirements of this Master Plan have been met, and may achieve but not exceed the maximum dwelling units indicated in Tables III-1 and 111-2 except as provided in Section 111.K. 4. The locations designated in this Master Plan of neighborhood boundaries, area boundaries, school sites, park sites, library sites, fire station sites, open spaces, major and secondary arterial alignments, and other facilities and improvements are approximate. The precise location will be established through the approval of the individual neighborhood development projects. A variation of up to but not exceeding ten (10) percent in such locations as shown on the Master Plan or in the boundaries or area of individual neighborhoods shall be considered consistent with this Master Plan. To provide flexibility in the design of each neighborhood, open space areas as set forth in Tables III-1 and 111-2 may III -3 D. be reduced up to but not to exceed ten ( 10) percent and such reductions shall be considered consistent with this Master Plan. 5. There shall be permitted as part of a tentative subdivision map approval for any residential neighborhood, a model home area containing up to four ( 4) product types subject to the provisions of Section 21.60.030 of the Carlsbad Municipal Code. The Planning Director may approve more than four units subject to adequate agreements guaranteeing the removal of said units if the subdivision map does not record within the time period allowed by law. 6. The Planning Director may accept neighborhood development applications below the required minimum densities in neighborhoods SE- 10 and SE-16 and where significant environmental impacts which cannot be reasonably mitigated would otherwise result. Special Neighborhood Development Standards Neighborhood development applications utilizing the Development Plan Review Process alternative provided by this Master Plan shall be subject to the following special standards in addition to the Individual Neighborhood Development Regulations of Section III-L and all other applicable requirements of this Master Plan: 1. There shall be permitted in all RL and RLM neighborhoods: single family attached and detached housing including condominiums; accessory structures and buildings incidental to permitted uses; maximum building heights not to exceed thirty five (35) feet; a minimum of two (2) off-street parking not less than one (1) space per dwelling unit. 2. A Development Plan shall be submitted for all L and TS neighborhoods designated on Table and III-2. 3. Development standards, .other than those. identified in this Master Plan, may be modified by the Development Plan if such modification is found to be consistent with this Master Plan, the General Plan, protection of the environment and the public \Velfare. All uses, and development standards not addressed in the Development Plan, shall be established per the applicable zoning standards identified for each neighborhood in Table III- 2. Note: Table III-1 is no longer applicable and has been deleted. E. Community Core and Neighborhood Commercial 1. Neighborhoods SE-10, SE-11, SE-13, SE-14, SE-15, and SE-16, are designated in this Master Plan as the Community Core. Prior to development of these neighborhoods, a Site Development Plan shall be III -4 approved. Subsequent development shall be subject to said plan. For neighborhoods SE-10, SE-11, and SE-16, the Site Development Plan shall be developed and approved pursuant to Municipal Code Chapter 21.06, Q Qualified Development Overlay Zone, and for neighborhoods SE-13, SE- 14, and SE-15 it shall be developed and approved pursuant to Chapter 21.31, Local Shopping Center Zone of the Carlsbad Municipal Code. 2. Preparation of all neighborhood development plans within the Community Core shall insure compatibility with adjacent neighborhoods particularly regarding the placement of open spaces, selection and location of landscaping material, continuity of pedestrian and b*e paths, siting of structures for view opportunities and architectural harmony. 3. The Development Plan for neighborhoods SE-13, SE-14, and SE-15 shall set forth designated land uses pursuant to Table III-2, external and internal traffic circulation, a landscaping plan, building bulk, height and location, exterior architectural style and signing, in addition to other standards of this Master Plan. Also refer to the Individual Neighborhood Development Regulations of Section III.L. 4. The preparation of Development Plans for neighborhoods SE-10, SE-11, SE-12, SE-16 and SE-23 shall be governed by the Individual Neighborhood Development Regulations of Section III.L in addition to other standards of this Master Plan. III -5 Note: The area described in Table 111-1 below is for reference only and is removed MP 149(S) and bv inclusion in MP 03-032. Neighborhood General Plan NW-14 OS TABLE III-1 General Neighborhood Development Standards LA COSTA NORTHWEST Zone Zone and Max. Gross Development Type * Acres for Standard D.U. Review Process O-S Golf Course -85.0 Open Individual Space Neighborhood Development Regulations 85.0 La. (p.III-13) Note: This chart does not complv with current City Policies and Growth Control Points. It is for illustrative purposes only. Neighborhood General Plan SE-8 RLM SE-8A RLM SE-10 RM SE-I I OS (STA) SE-12 RMH (STA) SE-13 A L SE 138 0 SE-14 RH (STA) SE-15 (L) (STA) SE-16 RJ\tl (STA) SE-17 L SE-I 8 RLM SE-19 RLM SE-20 RLM SE-21 RLM SE-22 RL SE-23 RJvt (STA) Totals TABLE III-2 General Neighborhood Development Standards LA COST A SOUTHEAST Zone and Development Max.* Gross Zone Type for Standard D.U. Acres Review Process . , R-1 Standard; Detached 484 113 R-1 Single Family 64 24 RD-Clustered Multi-Family 100 10 M** O-S** Public Park -28 RD-Clustered Multi-Family 540 27 M** CL** Local Shopping Center -41.58 0 Office 7.14 RD-Clustered Multi-Family 128 9.96 M** C-L** Local Shopping Center -6 RD-Clustered Multi-Family 270 27 M** C-L Local Shopping Center -_. 6 R-1 Standard, Detached 204 51 Single Family R-1 Standard, Detached 172 43 Single Family R-1 Standard, Detached 116 29 Single Family R-1 Standard, Detached 212 53 Single Family R-E Rural Estate S.F. 100 67 RD-Clustered Multi-Family 140 7 M** 2,530 549.7 Open Individual Space Neighborhood Development Regulations 34 2.a. (p. III-I I) 3.4 2.a. (p. III-11) -2.b. (p. III-I I) 28.0 2.c. (p. III-11) -2.d. (p. 111-11) 3.7 2.e. (p.111-11) 2 .f (p I I 1-1 l) 1.9 2.f. (p. III-I I) -2.g. (p. III-I I) -2.h. (p. III-I I) 1.6 2.i. (p. IIl-12) 3.2 2.j. (p. III-I 2) 2.3 2.k. (p. III-12) -2.1. (p. IIl-12) 10.2 2.m. (p. Ill-12) 1.9 2.n. (p. IIl-12) -2.o. (p. III-12) 90.2 * Dwelling unit count shown on this table represents the potential maximum number of dwellmg units under ideal planning conditions. Refer to Sections III.C, III.D., and III.L. **See Sections 111.B., Ill.D. and 111.E. III -6 F. Recreational Storage Parks 1. Prior to the recordation of the first final subdivision map in the Southeast area of this Master Plan, there shall be an approved comprehensive recreational storage park plan to accommodate recreational vehicles including horse trailers, campers, boats, mobile homes or similar equipment which are restricted from being stored on home sites by the various neighborhood covenants, conditions and restrictions (CC&Rs). A proposed plan shall be submitted with the tentative map for the first neighborhood and it shall utilize one of the following approaches: a. Provision for an ultimate site location or locations with necessary improvements which shall serve the projected needs of all neighborhoods within the Southeast area, individually or collectively; or b. Provision for an ultimate site location(s) together with only those improvements necessary to serve the initial neighborhood included in the final subdivision map together with a phasing program for completion of improvements in conjunction with subsequent submittal of future neighborhood development proposals; or c. Provision for an interim site location(s) and only those necessary improvements to serve the initial neighborhood together with a program for ultimate relocation of this interim park facility to a permanent site(s) in conjunction with a phased program of future neighborhood development. Reuse of the interim site(s) shall be in accordance with development standards set forth in this Master Plan for the neighborhood in which the interim site(s) is located. 2. Standards shall be established as part of comprehensive recreational storage park plan or plans for the Southeast area collectively or individually which shall be periodically revised to reflect economic, energy or other factors which alter ownership a11d use patterns and have an impact upon demand for and location of recreational storage space needs. 3. This comprehensive recreational storage park program shall include the concept of phasing of improvements in recognition of changes in demand over time and shall also include the concept of transferability from interim to permanent facilities as development phasing of various neighborhoods warrant. Nothing herein shall require transfer or ownership of such improvements or sites. 4. Provision shall be made for the maintenance and operation of the recreational storage parks in the CC&Rs. III -7 G. Homeowners' Associations 1. The essential design characteristics of the La Costa residential communities will be adhered to as set forth in this Master Plan in and through the use of Covenants, Conditions and Restrictions (CC&Rs) to be established by the developer. These CC&Rs shall provide regulations known as Architectural Committee Rules and Guidelines which shall be administered by an Architectural Committee. The essential design characteristics of the La Costa residential Communities will be adhered to as set forth in the respective Master Plans (Southeast, Northwest and Southwest (Arroyo La Costa and Villages of La Costa) through the use of covenants, conditions, and Restrictions (CC&Rs) established by the Developer and subject to the approval of the Planning Director. This Committee's responsibility shall only be in matters more restrictive than the minimum standards allowed by this Master Plan and the City. This Committee's approval shall be required on all building plans prior to review by the City unless the Planning Director determines there are extenuating circumstances that would allow the City to accept the plans without the Committee's prior approval. The City shall not participate as a member of this committee. 2. The CC&Rs shall incorporate by reference this Master Plan, and shall state expressly that the declarations are subject to the provisions of this Master Plan and that the City shall have the right to enforce the provisions of this Master Plan through its normal enforcement procedures if the City Council determines such enforcement is necessary to protect the public welfare. 3. CC&Rs for subsequent developments shall be submitted to the Planning Director for his approval as to consistency with the paragraphs 1. and 2., above. H. General Grading Guidelines Exhibits III-2 to III-16 inclusive, in addition JP those standards set forth in Sections II.B. and C. above and in Title 15 of the Carlsbad Municipal Code, shall be utilized when reviewing Development Plans for each of the neighborhoods in this Master Plan. I. Noise Attenuation 1. Purpose There shall be incorporated into the development of the areas included in this Master Plan physical designs which insofar as practical attenuate the adverse impact noise has on residential neighborhoods, schools, parks and other recreational areas and open space. III -8 J. 2. Physical Design Standards a. Suitable mitigating measures shall be taken to minimize the effects of noise generators such as prime, major and secondary arterials on residential areas, schools, parks and other recreational areas and open space areas. b. Where opportunities exist, street, school and active park and other recreational areas shall be designed to achieve a depressed elevation separation from adjacent areas requmng noise attenuation. c. Where opportunities for depressed elevation design do not exist, berms and/or noise attenuation walls shall be used where space permits to provide noise attenuation to adjacent areas. d. Dense evergreen landscaping supplementary noise attenuation physical design standards. shall be considered for purposes to all of the above e. Example of various installations are shown in Exhibit III-17 through III-21 inclusive (See pages III-25 to III-27.) Fire Suppression Standards I. There shall be continuously maintained firebreaks of at least thirty feet or greater between structures and native vegetation areas as may be required by the Fire Marshal. Responsibility for maintenance of these firebreaks shall reside with the appropriate homeowner' s association or owners. 2. Clearance of heavily vegetated open space areas containing concentrations of volatile fire fuels shall be cleared for fire suppression purposes as required by the Fire Marshal commensurate with appropriate protection of sensitive environmental habitats. 3. There shall be provided adequate accessibility to open space areas for fire suppression purposes as required by the Fire Marshal through fire vehicle roads or other forms of special access easements. 4. Natural or manufactured slopes shown in Exhibits III-8 through III-16 inclusive which have been cleared and replanted shall be irrigated by a homeowner' s associations, rather than individual property owners, wherever practicable. K. Affordable Housing Section III.L. of this Master Plan has identified those neighborhoods that would be suitable for low or moderate income housing because of their accessibility to necessary services such as shopping and public transit. During the development III -9 review of any of these neighborhoods, the developer and the City should consider the feasibility of developing affordable housing consistent with the Housing Element of the Carlsbad General Plan. Densities of affordable housing projects may be approved above the maximum densities established by this Master Plan through the approval of a Development Plan as described in Section III.B. and if found consistent with the Housing Element of the Carlsbad General Plan. The conditions of approval for such a project shall include provisions that guarantee the ongoing availability of the units to low and moderate-income persons. Mobilehome park development should also be considered within the following neighborhood of this Master Plan: SE-18. When considering mobile-home parks in the RLM areas, the allowable densities may be twice the amount established by this Master Plan. Said mobilehome parks would be processed per requirements established by the City and must be consistent with the Housing Element of the Carlsbad General Plan. A requirement of The City of Carlsbad's General Plan Housing Element is to provide sufficient affordable housing. The Housing Element sets forth goals, policies, and a variety of methods to meet this General Plan requirement, however, specific programs to meet the goal are a product of the continuing development process Citywide. As a part of this process, The Fieldstone Company or successor in interest has agreed to enter into a "Housing Element Agreement" as follows: 1. The City of Carlsbad shall develop a definition of affordable housing using, but not restricted to, the options set forth in the City's Housing Element, which shall include, among other things, the estimated "fair share" of affordable housing which should reasonably be required of all La Costa Master Plans. If it is determined that a fair share contribution to Affordable Housing is to be calculated with reference to the amount of an applicant's property approved for development, the Southeast area of the La Costa Master Plan shall all be included within that calculation. This calculation shall be determined prior to ~pproval of future Master Plans for the Southeast portion of La Costa. Said Master Plans shall require developer's agreement to provide the specified ratio of affordable housing within the Master Plan areas. 2. The City of Carlsbad, with the assistance and cooperation of the Developer, shall compile· an inventory of affordable housing units within the City consistent with the definition of affordable housing to be established in Item 1 above (preceding paragraph). This inventory is necessary to determine future need. 3. All of the foregoing shall be documented in an Agreement between the City of Carlsbad and the Developer. This Agreement shall be recorded as a lien on the Developer's Southeast Master Plan Property to insure compliance. III-10 L. Individual Neighborhood Development Regulations The following individual neighborhood development regulations shall apply when neighborhood development proposals utilize the Development Plan Review Process alternative provided by this Master Plan. 1. Individual Regulations for the Northwest Area (See La Costa Resort and Spa Master Plan (MP 03-02). 2. Individual Regulations for the Southeast Area a. (SE-8) Development should: utilize standard detached single family housing oriented to maximize eastward and westward views; minimize grading due, to underlying rock conditions; utilize step pads above and below the streets with turn-in driveways or other techniques to minimize grading. A Site Development Plan shall be processed pursuant to Chapter 21.06 (Qualified Development Overlay Zone). b. (SE-10) Development should: utilize multiple dwelling unit development in two cluster; provide access to adjacent Stage Coach Park and open spaces; provide neighborhood entrance/exit from Camino de Los Coches. This area is suitable for low and moderate-income housing. Minimum number of dwelling units for this neighborhood shall be 40. Also see Section III.E. c. (SE-11) Previously developed. d. (SE-12) Previously developed. e. (SE-13 A & B) See Section III.E. above and f. below. f. (SE-14) The site development plan for this neighborhood shall be processed concurrent with Neighb,orhood SE-13. Commercial and office uses can be interspersed throughout both neighborhoods. g. (SE-15) See Section. III. E. above. h. (SE-16) Development should: utilize careful grading due to potential archaeological sites; provide dense landscaping and berms for noise attenuation from Rancho Santa Fe Road; utilize view orientation eastward into open space area; provide open space links to Stage Coach Park. This area is suitable for low and moderate-income housing. Minimum number of dwelling units for this neighborhood shall be 108. Also see Section III.E. 1. (SE-17) Development should: carefully plan access from Rancho Santa Fe Road and Camino de Los Coches at locations which will minimize traffic congestion and hazards. III-11 ., .) . J. (SE-18) Development should: utilize standard, detached single family housing on 7,500 square feet and attached single family housing on lots to a minimum of 4,000 square feet with zero lot lines; utilize tum-in driveways to reduce set-backs and minimize grading. k. (SE-19) Same as j. above. 1. (SE-20) Previously developed. m. (SE-21) Previously developed. n. (SE-22) Same as j. above. 0. (SE-23) Previously developed. Individual Regulations for the Southwest Area See Chapter IV of the Arroyo La Costa Master Plan MP 88-1. III -12 ~--·-· 1_,.., Peri meter -::::. fencing Berm General Grading Guidelines View Perimeter fencing hidden from view by berm or III -13 ~View Street EXHIBIT 111-2 General G . roding G 'd 1· u, e ,nes ·l l=- I :/ c(.,o, of slope EXHIBIT 111-4 III -14 Round and rol I shar -P corners EXHIBIT 111-3 \ .r Berm to hide . effects of b visual He" ench ,ght depende required fl nt upon at area EXHIBIT 111-5 Ge:ierol Grading Guidelines ~ ··-----··--- .. t-, ··- \ \ ··-. I -.. t- . -. .. -L. III-15 NOT THIS·.· Continous repetition of lots BUT THIS Revise lot layout to include cpen green area to break monotony of repetitiol'I of lots, The green "slot" should be aligned at terminus of T-intersection to provide a vista • EXHIBIT 111-6 General Grading Guidelines Revised rounded slope .-,, ~ _,.,...,,./"-..Normal slope --- '~ Toe of slope EXHIBIT 111-7 III -16 natural brush I natural brush varies General Grading Guidelines 30' min. 20' min. ✓ 10' setback A. Manufactured slope stabilization and erosion control with natural I ike planting with irrigation system B. Natural slope with removal of fire fuel vegetation -replant with fire resistant natural like planting end irrigate. · EXHIBIT 111-8 30' min. 20' min. j 10• settee -- -Remove existing ncti ve fire fuel vegetation. III-17 Plant end irrigate with ornamental fire resistant native Ii ke p I ants. EXHIBIT III-9 General Grading Guidelines Homeowners' maintenance district varies 30' or greater Manufactured slope planted with natural type plantings ond irrigated so as to emulate native growth. This area should be maintained as part of the natural open space. natural brush J__ Natu~al vegetation to '\ · remain. 30' min. EXHISIT 111-10 ~L-_2_o_'_m_i_n_. ____ ~:..10,...•,...m__,.in..J,:: ~ ,etba,kn varies 1 I A. Slope stabilization and erosion control with natural like planting with irrigation. B,'' Remove existing fire fuel native vegetation. A Plant with fire resistant native 7fl/ __ 8_--;;t"---,-.----..:./.::::_ like planting and irrigate. 71 ;,, EXHIBIT 111-I 1 III -18 Gi,neral G d" re ing G .d 1· u1 e mes Existing I {\ ~••~in, . Notu,ol ,l,.e with I ~ . ~~ ""'°""\ offi,e f "-..-) ' vegetation • uel n,. mhto I «plant wit:t ~ planting a:d ~a~ural Bke irrigate. _«::::1 varies EXHIBIT lll-l2 III-19 natural slope & native brush norural slope & native brush Genernl Grading Guidelines front public street residence Alternate resolution of interface achieves acceptable level of risk, •• intervening public: street and front yard set bock effectively separate structure from brush land ••• street feduces requirement for fuel modification of native brush. EXHIBIT 111-13 pub Ii c street A A. Manufactured slope This resolution utilizes manufactured slope, irrigated-· landscape, to separate structure from brtJshlond exposure. -irrigated greenbelt maintains high plant moisture -land~cape planting to soften slope, prevent erosion B. Low fuel volume here transition from natural to greenbelt EXHIBIT 111-14 III -20 . ·~ EXHIBIT 111-15 natural slope & native brush EXHIBIT 111-16 General Grading Guidelines residence pub Ii c street 3: 1 fuel modification .Alternate resolution of interface ••• fuel modification zone retains islands of native brvshes ••• soil stabilized with fire resistive plant material ••• this solution applicable to hillside areas where soil conditions preclude irrigation of greenbelt. fire f 1 Retain specimen plants of nat_i ve brush • Reseed remainder of 3: 1 slope with either: 1. Low fuel volume plant material such as grasses, alfalfa. 2. Fire-resistive plant material such as salt bushes, rock rose. No irrigation usually required if seeded in foll ·' ·of y8Qr before winter rains. 1,rood ,_,. ·A. v residence l '0' 'j ,f71 III -21 N\anufactured slope -slope stabilization and erosion control with natural like planting & irrigated. B. Natural slope with removal of fire fuel vegetation -replant with resistant natural like planting & irrigated. Note: Provide turnouts, ingress and egress areas on fire rood per Fire N\arshal requirements. --- - Noise Attenuation Guidelines Bermed 30' min. 1 roadway slope +---.,,.._ 100' recommended dense evergreen sc een III -22 \ setback EXHIBIT 111-17 Noise source - - Depressed rood enuot1on Guidel' tnes Noise Att • '· 30' min · 1 • 00' recommended -•~en plant screen III -23 ' '\ ' setback EXHIBIT J.11-IS \ don~ ,he,bb•"Y EXHIBIT 111-19 Noise source -/_ Noise Attenuation Guidelines \_ \ ' 30' min. JOO' recommended evergreen plant screen At schools or commercial buildings -walls facing sound source should have extra insulation and insulated, non-opening or no windows. EXHIBIT 111-20 Residence or school Pork active play Pork pauive · area Evergreen plant screen grade drainage EXHIBIT 111-21 III -24 IV. OPEN SPACE A. Introduction This Master Plan for La Costa designated 228 acres to be set-aside as open space prior to the various amendments, which have removed areas from the plan. These open space areas, as shown on Exhibit IV-1 [on file in the Planning Department], Open Space Plan, provide buffers between residential areas and roads and commercial and public areas as well as define neighborhoods. A system of pedestrian trails will traverse these open space corridors to connect schools, parks and the community core with the housing areas. These trails may connect to a broader citywide circulation system. This Master Plan' ·also includes the improvement of two public parks totaling 51.5 acres. (See the La Costa Resort and Spa Master Plan (MP 03-02) for updated references to the golf course.) The open space trails requirements of this chapter shall be applicable to all areas of the La Costa Master Plan except for the southwest area which has its own detailed open space/trails program delineated in the Arroyo La Costa Master Plan and the Villages of La Costa Master Plan. B. Dedication Approval of development of each neighborhood shall include the dedication of an open space easement over its respective open space area as shown on Exhibit IV- 1 [on file in the Planning Department]. Approval of development of each neighborhood containing a portion of the pedestrian trail shown on Exhibit IV-1 [on file in the Planning Department] shall include an offer to dedicate a public access easement covering that portion of the pedestrian trail located within that neighborhood. This offer to dedicate shall provide that the pedestrian trail shall not be open for public use unless and until the City accepts the offer to dedicate and assumes liability and maintenance responsibility for the pedestrian trail. Adjoining areas, including but not limited to slopes, shall not be included in this offer to dedicate. If the City does not accept this offer to dedicate by a recorded written instrument within· five years from the dat~ ,of recordation of the final map for each neighborhood, the offer-to dedicate shall expire and the owner shall have no further obligation to offer to dedicate or dedicate a public access easement and the use and maintenance of the property shall be governed by the CC&Rs. The width and location of the open space corridors shall be as shown on Exhibit IV-1 [on file in the Planning Department]. A deviation of ten percent(+/-10%) shall be allowed when determining said width and location. The minimum width allowed shall be twenty feet. Additional open space areas may be required within each neighborhood development. IV -1 C. Improvements 1. Landscaping and Grading The landscaping in the open space corridors will be Undisturbed Native Vegetation, Restored Native Vegetation or Fire Control Vegetation as described below. Efforts shall be made to retain existing natural landforms. Wherever grading is necessary the general grading guidelines in Section III shall apply. a. Undisturbed Native Vegetation b. Areas of native or naturalized vegetation to be left in their natural state, as described in Section III. 1) No installation 2) Maintenance a) Litter control b) Firebreaks 3) No irrigation Restored Native Vegetation Areas of native and naturalized vegetation disturbed by construction or grading should be restored to their natural state. Replanting of species like those naturally occurring or which are adjacent with provision to install slope stabilization procedures until permanent plants become established, as described in Section III. 1) Installation a) Temporary irrigation system that would be salvaged or abandoned b) Erosion prevention measures c) Ground cover d) Trees and shrubs 2) Maintenance a) Litter control b) Firebreaks c) Irrigation repair until removed d) First year fertilization 3) Irrigation System For areas of restored native vegetation the use of "rain for rent" type Rainbird sprinklers with aluminum pipe are recommended. With this system, the natural areas are not IV -2 C. trenched and removal of the system leaves the area in a natural condition. Another alternative would be to install permanent systems to assist in additional fire prevention and control. These systems would be used only during emergency periods or extreme drought. Fire Control Vegetation Areas shall be 30' or greater as may be required by the Fire Marshal between structures and the natural areas, as described in Section III. 1) Installation Plant material usage can vary according to the desired effect. It is recommended that plants selected be representative of the natural existing material as far as form, color and· texture are concerned. Specific plant varieties should be selected for their fire resistant quality. a) Generally preferred are shrubs of low growth habit and fuel volume which have low heat output when they bum, can be easily established, and will grow under native site conditions. b) Some low volume and low profile native shrubs that are recommended for the conditions of the site include: • Salvia sonomensis, Creeping Sage • Atriplex gardneri, Gardner's Saltbush • Atriplex cuneata, Castlevalley Saltbush • Atriplex canescens, Fourwing Saltbush Other low growing plants introduced from other countries that are also suitable to reduce fire hazards include: Cistus albidus and C. crispus, hybrid rockrose; Galenia pubescens, green galenia; Mesembryanthemum edule, iceplant; Artemisia caucasica and Atriplex ssp., saltbushes, other than the above. c) Pelargonium peltatum, gazania uni flora, Osteosperrnum fruticosum, iceplant varieties, and Vinca major may be used for color accent. IV -3 2. 2) Maintenance a) Litter control b) Irrigation repair c) Fertilization d) Weed and pest control e) Pruning and aborculture f) Irrigation water g) Electricity h) Turf mowing 3) Irrigation System Complete sprinkler systems. All areas shall receive a moisture sensing override at the controller to avoid over- watering and provide plant material with the proper soil- moisture relationship required in the root zone. All sprinklers having potential "run-off' from a higher elevation of sprinkler heads should be supplied with check valves to avoid erosion and wastec;l water run-off. Systems should be designed to operate in the hours 11 p.m. to 6 a.m. Drip irrigation for any area, using the proper system, should be considered if designed correctly. It is recommended only as automatic irrigation and each area, by its merit, should be determined for drip potential. This is the irrigation designer's role in pursuing alternative methods. Bikewavs and Bikepaths All of the arterial streets within this Master Plan shall provide on-street bikeways as required by the City Engineer. Off-street bikepaths shall follow the standards contained herein. The everyday use of the bikeways and other trails as an alternative mode of transportation shall be encouraged through the review of each· ?ubdivision. Bicycle racks and related facilities shall be provided in the community core, parks and similar areas to encourage the use of this transportation mode. B ikeways shall be improved in accordance with the standards established by the California Department of Transportation unless otherwise approved by the City Engineer. A typical cross-section of an off-street bikepath is shown on Exhibit IV-2 3. Pedestrian Trails Pedestrian trails shall be provided within the open space corridors as shown on Exhibit IV-1 [on file in the Planning Department). The trails shall consist of compacted soil cement, suitably compacted native material or decomposed granite four feet in width. The trails shall IV -4 have a constantly curving alignment and shall follow the contours or switch back where required to prevent grades exceeding fifteen percent (15%). Rest stops for relaxation and picnicking shall be located at significant points along the trail or bikepath, such as a viewpoint. They shall consist of areas of approximately two hundred (200) square feet of suitably compacted native material by the topography, small retaining walls. Trees not requiring irrigation shall be incorporated where feasible to provide shade. Rest stops shall be provided along the trails approximately as shown on Exhibit IV-1 [on file in the Planning Department], Open Space Plan. 4. Standards Common to Bikepaths and Pedestrian Trails Construction of the bikepaths and pedestrian trails have several standards in common. Both shall be constructed to provide good drainage. A cross slope shall be maintained with a minimum two percent (2%) grade, with berms and ditches utilized to prevent washouts of cuts and fills. Neither cut nor fill slopes shall exceed 2: 1. Signs displaying the symbol of a pedestrian for pedestrian trails and a bicycle for the bikepaths shall be spaced approximately every 1,000 feet. Trail entrance signs shall be posted at trail entrances and street crossings. For any trail crossing a roadway, a crossing sign warning motorists is to be set 300 feet before the crossing. 5. Uses in General All uses and improvements within the open space corridors shown on Exhibit IV-1 [ on file in the Planning Department] shall be governed by the Open Space Zone (O-S) development standards. Streets may cross open space areas where required to provide internal and external neighborhood access. 6. Maintenance Prior to issuance of building permits for development within the Master Plan, there shall be established a homeowners' association(s) which shall include provision for the maintenance of land and improvements by the association(s). This association(s) shall be created through the CC&R process and be subject to review and approval by the Planning Director as required in Section III.G. IV -5 EXHIBIT IV-2 TWO-WAY BIKE PATH ON SEPARATED RIGHT-OF-WAY 2' min. graded IC' min. w1 t · paved IV -6 V. PUBLIC FACILITIES AND PHASING A. Introduction The following represents the public facilities and services required to support development in those areas subject to this Master Plan. The Public Facilities and Phasing proposed by the La Costa Master Plan have been superceded by the City of Carlsbad's Growth Management Program and the Local Facilities Management Plans for Zones 6, 10, 11 and 12. All necessary public facilities shall be provided per the requirements of these plans. Note: This chart does not complv with current Citv Policies and Growth Control Points. It is for illustrative purposes only. See also the following Master Plans: PHASE I 1. Villages of La Costa (MP 98-01) 2. Rancho Carrillo (MP 139 as amended) 3. La Costa Resort and Spa (MP 03-02) TABLE V-1 NORTHWEST PHASING SCHEDULE NEIGHBORHOOD MAX ARTERJALS PARK DU'S SITES NW-14 --½ of Alga Road & -- ½ Carrillo Way V -1 SCHOOL PUBLIC OPEN SITES SITES SPACE& TRAILS ----Private golf course Note: This chart does not complv with current Citv Policies and Growth Control Points. It is for illustrative purposes onlv. PHASE NEIGHBOR- HOOD I SE-17 SE-18 SE-19 SE-20 SE-21 SE-IO SE-11 SE-12 SE-13 SE-14 TABLE V-2 SOUTHEAST PHASING SCHEDULE MAX. ARTERIALS PARK SCHOOL DU SITE SITES --½ of Rancho ---- Santa Fe & ½ of Mision Estancia 204 ½ of Rancho ---- Santa FE & ½ of Camino de Los Coches 172 ------ I I 6 ------ 212 ½ of Rancho --10 Ac. Santa Fe 100 ½ of Camino de ---- Los Coches ----28 Ac. -- 540 ½ of Camino de ---- Los Coches & ½ of La Costa Ave --½ of Rancho ---- Santa Fe & ½ of La Costa Ave --½ of Rancho ---- Santa Fe V -2 PUBLIC OPEN SITES SPACE & TRAILS --Trail & corridor --Corridor ---- --Trail & corridor --SDG&E Easement ---- ---- ---- ---- ---- Note: This chart does not complv with current Citv Policies and Growth Control Points. It is for illustrative purposes onlv. TABLE V-2 -continued SOUTHEAST PHASING SCHEDULE PHASE NEIGHBORHOOD MAX. ARTERIALS PARK SCHOOL PUBLIC OPEN DU'S SITE SITES SITES SPACE & TRAILS I SE-15 --½ of Rancho -------- Santa Fe & ½ of La Costa Ave SE-16 270 ½ of Rancho -------- Santa Fe SE-23 140 ½ of La Costa -------- Ave. II SE-8 484 ½ of Rancho ------Trail, Santa Fe corridor SE-8 A 64 ½ of La Costa SDG&E & ½of easement Melrose Ave. SE-22 100 --------Corridor V -3 VI. SIGN PROGRAM A. Applicabilitv The provision of Chapter 21.41 (Sign Ordinance) shall apply to the La Costa Master Plan area. City of Carlsbad Council Policy #65 will also apply for signs on public property. VI -1 ERRATA SHEET FOR ITEM #4 July 1, 2009 TO: PLANNING COMMISSIONERS FROM: Van Lynch, Senior Planner SUBJECT: LA COSTA TOWN SQUARE -EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-ll(C)/CT 01-09/CT 08-03/CT 08-07/CP 01-03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08- 01/CUP 08-02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08- 07 1. Staff is providing a new revised Table 2.0-2, Environmental Impacts and Mitigation Measures, which has been revised to include the mitigation measures as stated in Section 6.2.5 of the FEIR which addresses Air Quality and Green House Gas Emissions. 2. Staff is providing a new revised Exhibit B -Mitigation Monitoring and Reporting Program for Planning Commission resolution 6577 which has been revised to include the mitigation measures as stated in Section 6.2.5 of the FEIR which addresses Air Quality and Green House Gas Emissions. 3. Staff is recommending that the Planning Commission revise Exhibit B -Mitigation Measure B-5 of Planning Commission Resolution No. 6577 and Table 2.0-2 Environmental Impacts and Mitigation Measures, of EIR O 1-02: The developer shall provide all project homebuyers a list of invasive plant species (Cal EPPC List: Exotic Pest Plants of Greatest Ecological Concern in California, October 1999 by the California Exotic Pest Plant Council (Cal EPPC)) that should shall not be used in landscaping. Additionally, these species shall be identified in the Covenants, Conditions, and Restrictions (CC&Rs) of the homeowners association as plants to be avoided prohibited in landscaping. Developer shall establish a homeowner's association and corresponding CC&Rs. Said CC&Rs shall be submitted to and approved by the Planning Director prior to final map approval. Prior to issuance of a building permit, the Developer shall provide the Planning Department with a recorded copy of the official CC&Rs that have been approved by the California Department of Real Estate and the Planning Director. 4. Staff is recommending that the Planning Commission add to Exhibit B -Mitigation Monitoring and Reporting Program of Planning Commission Resolution No. 6577 and Table 2.0-2 Environmental Impacts and Mitigation Measures, of EIR 01-02 a new mitigation measure to mitigate the cumulative traffic impacts to the intersection of Rancho Santa Fe Road and San Marcos Blvd, previously identified statement of Overriding considerations for the impacts related: T-1 -The project applicant will pay the project's fair share contribution for construction of intersection improvements at the intersection of Rancho Santa Fe Road and San Marcos Blvd. located in the City of San Marcos. The fair share contribution shall be determined by an approved method of Fair Share contribution and approved by the City Engineer of Carlsbad. 5. Staff is recommending that the Planning Commission revise the heading of LA COSTA TOWN SQUARE -LOT 15, CUP 08-06, Planning Commission Resolution No. 6596: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO CONSTRUCT A DRIVE THRU FACILITY FOR A FINANCIAL INSTITUTION DRUG STORE ON PROPERTY GENERALLY LOCATED NORTHERLY AND EASTERLY OF THE LA COST A A VENUE AND RANCHO SANTA FE ROAD INTERSECTION IN THE SOUTHEAST QUADRANT OF THE CITY IN LOCAL FACILITIES MANAGEMENT ZONE 11. Van Lynch 2.0 Executive Summary Table 2.0-2 Environmental Impacts and Mitigation Measures Implementation of the project would result in a significant short and long term traffic impact. La Costa Town Square Final EIR No mitigation measures are needed, as no significant impact associated with land use hos been identified. 5.2 Traffic/Circulation The following locations will be significantly impacted either directly or cumulatively by the project: • 1-5 Freeway segments in the project area • Rancho Santa Fe Rood (Melrose to Son Marcos Boulevard) • Leucadia Boulevard (Quail Gardens to El Camino Real) • Olivenhoin Rood (El Camino Real to Rancho Santa Fe Road) • Son Elijo Rood (Rancho Santa Fe Rood to Elfin Forest Rood) • Rancho Santa Fe Road / El Camino Del Norte Intersection All locations forecast to operate at deficient levels of service are located outside Carlsbad. Caltrans hos no plans for improvements to the 1-5 segments; and the city of Encinitas does not hove any projects included in their Capitol Improvement Program that would improve the operating conditions along the segments or at intersections identified above. No feasible mitigation measures were identified at these locations. Significant and unmitigated City of Carlsbad July 2009 2.0 Executive Summary eastir~s. T-1. Prior to the approval of the Final Map the developer shall pay the project's significant. fair share contribution for improvements at the intersection of Rancho Santa Fe Road and San Marcos Boulevard in the Marcos Boulevard in the City of San Marcos. The fair share City of San Marcos. contribution shall be determined by the Caltrans Method for Calculating Equitable Mitigation Measures multiplied by the Private Developers Obligations of the intersection improvements as shown in the San Marcos FY 2009-201 O Capital Improvement Project Detail as approved by the City Engineer. Based on above mentioned information the fair share contribution is $24,840.00 (2.3% of $1,080,000.00 . . ,,';f: . 5.3 Air Quali Implementation of the AQ-1. The following measures shall be Significant and project would result in a implemented by the project applicant unmitigated. significant long-term air unless it can be demonstrated to the quality impact. City of Carlsbad that the measures would not be feasible: • The applicant shall require the commercial development operator to operate, maintain and promote a ride-share program for employees of the various businesses. • The applicant shall include one or more secure bicycle parking areas within the property and encourage bicycle riding for both employees and customers. • The office buildings and community shopping center shall be designed to meet the 2008 Title 24 plus 20 percent energy-efficiency standards. • The applicant shall require that all materials handling equipment operated by the businesses within the facility be electric or use non- diesel en ines. 5.4 Noise Implementation of the N-1. During rock drilling, the construction Potentially proposed project would contractor shall implement a portable significant and result in a significant sound attenuation barrier with a Sound unmitigated at short-term impact Transmission Class rating of 15 or more some residences. associated with drillin alon the northern ortion of the City of Carlsbad La Costa Town Square July 2009 2 Final EIR Implementation of the proposed project would result in a significant impact associated with blasting noise. Implementation of the proposed project would result in a significant impact associated with loading dock and delive truck noise. Implementation of the proposed project would result in a significant impact associated with noise related to nighttime use of the outdoor otherin area. Implementation of the proposed project would result in a significant impact associated with HV AC equipment exterior noise. Lo Costa Town Square Final EIR N-2. N-3. N-4. N-5. 2.0 Executive Summary level of the single-family residence at the northern terminus of Sitio Limo adjacent to the project site. The sound attenuation barrier shall remain in place as long as rock drilling activity is occurring adjacent to the existing single-family residence. In addition, prior to initial drilling operations, the rock drill shall be certified to not generate noise levels in excess of 85 dBA at a distance of 50 feet while operated at high idle (maximum governed rpm) under full- load condition durin the test. All property owners within 250 feet of the blasting area shall be notified of the blasting activities (for noise and vibration impacts). This notification shall describe expected period and frequency that the blasting will occur and give a contact phone number for any questions or complaints. All complaints shall be responded to in a method deemed satisfactory to the Carlsbad Plonnin Director. Minimum 12-foot-high sound walls shall be constructed by the applicant along the loading dock areas at Buildings 15, 18,ond21. The outdoor gathering area shall not be used for events between the hours of 10:00 p.m. to 7:00 o.m. When mechanical equipment plans ore prepared, the plans shall be evaluated for the buildings on Commercial Pods 15 through 18 and 21 to ensure that outdoor mechanical equipment noise would not exceed 60 dB CNEL at the ro osed od·ocent residences. 3 Potentially significant and unmitigated at some residences. Less than significant. Less than significant. Less than significant. City of Carlsbad July 2009 2.0 Executive Summary Implementation of the proposed project would result in a significant impact associated with exterior and interior noise on-site. Based on the proven paleontological resource value of the Eocene-age sedimentary rocks, the mass excavation of the commercial portion of the project site has the potential to impact paleontological resources. This is considered a significant impact. City of Carlsbad July 2009 N-6. A 5-to 8-foot-high noise barrier shall be constructed by the applicant at the top of the slope along a portion of Rancho Santa Fe Road. The materials used in the construction of the barrier are required to have a minimum surface density of 3.5 pounds per-square-foot and may consist of earthen berms, masonry material, tempered glass or a combination of these materials. The barrier shall not have any openings or cracks. An interior noise study will be required for second story units on Lots 34 thru 48. 5.5 Poleontolo icol Resources:.; ·· · P-1. As a condition of the grading permit, the developer shall comply with all recommendations stated in the Paleontological Resource Assessment prepared to the project site by Thomas A. Demere, Ph.D., Department of Paleontological Services, San Diego Natural History Museum (February 2001 and March 2007) including the following: • Prior to initiation of construction activities the project developer shall retain a qualified paleontologist to carry out the mitigation program outlined here. A qualified paleontologist is defined as an individual with a M.S. or Ph.D. in paleontology or geology who is familiar with paleontological procedures and techniques. • A qualified paleontologist shall be at the preconstruction meeting to consult with the grading and excavation contractors. • A paleontological monitor shall be on-site at all times during the original cutting of previously undisturbed deposits of high sensitivity formations (undifferentiated Friars/Delmar formations) to inspect exposures for contained fossils. The paleontological monitor need not be on-site during the original cutting of reviousl undisturbed de osits of Less than significant. Less than significant. 4 La Costa Town Square Final EIR Lo Costa Town Square Final EIR 2.0 Executive Summary zero sensitivity formations (Santiago Peak Volcanics). A poleontologicol monitor is defined as on individual who hos experience in the collection and salvage of fossil materials. The poleontologicol monitor shall work under the direction of a qualified paleontologist. • When fossils ore discovered, the paleontologist (or poleontologicol monitor) shall recover them. In most coses this fossil salvage con be completed in a short period of time. However, some fossil specimens (such as a complete large mammal skeleton) may require on extended salvage period. In these instances the paleontologist (or poleontologicol monitor) shall be allowed to temporarily direct, divert, or halt grading to allow recovery of fossil remains in a timely manner. Because of the potential for the recovering of small fossil remains, such as isolated mammal teeth, it may be necessary to set up a screen-washing operation on the site. • Fossil remains collected during the monitoring and salvage portion of the mitigation program shall be cleaned, repaired, sorted, and cataloged. • Prepared fossils, along with copies of all pertinent field notes, photos, and mops shall be deposited (as a donation) in a scientific institution with permanent poleontologicol collections such as the Son Diego Natural History Museum. Donation of the fossils shall be accompanied by financial support for initial specimen storage. • A final summary report shall be completed and submitted to the Planning Deportment that outlines the results of the mitigation program. This report shall include discussions of the methods used, strati rophic 5 City of Carlsbad July 2009 2.0 Executive Summary Implementation of the B-1. project would result in a significant impact associated with the sensitive plant species on-site. Implementation of the B-2. project would result in a significant impact associated with sensitive wildlife. City of Carlsbad July 2009 sections(s) exposed, fossils collected, and significance of recovered fossils. Compliance with this mitigation measure shall be verified by the City of Carlsbad En ineerin De ortment. Thread-leaved brodioea, Orcutt's Less than brodiaea, and Son Diego thornmint ore significant. narrow endemic species under the Carlsbad HMP; thus additional species- specific mitigation is required prior to issuance of any grading permit for the project. Restoration of habitat for the brodioea species shall be accomplished by the developer and to the satisfaction of the City of Carlsbad Planning Department, through the relocation of bulbs to suitable habitat for these species including the some soil type and microhabitot characteristics as the impacted populations. A suitable open space preserve located within the same geographic region and approved by the City of Carlsbad (with concurrence by the Wildlife Agencies) shall be acquired by the developer for the brodiaea relocation and for San Diego thornmint preservation. An open space acquisition and restoration plan shall be prepared prior to disturbance of these species and shall be submitted to and approved by the City of Carlsbad Planning Deportment. This pion shall detail the relocation procedures to be used along with a 5- yeor maintenance and monitoring ro ram to ensure survival. Clearing and grading operations ore Less than prohibited within habitat where the significant. coastal California gnotcatcher and Cooper's hawks or other native or migratory roptors may be nesting. This restriction shall occur from the January 15 beginning of the Cooper's hawks or other native or migratory raptors breeding season through the July 31 end of the coastal California gnatcotcher breeding season. Clearing mo occur durin this time frame if no 6 Lo Costa Town Square Final EIR Implementation of the B-3. project would result in a significant impact associated with wetland and nonwetland jurisdictional waters on site. The project would result B-4. in a significant indirect project-related impacts associated with the surrounding biological resources. La Costa Town Square Final EIR 2.0 Executive Summary active nests are detected or it has been established that the young have become independent of the nest. A preconstruction clearance survey shall be conducted by a qualified biologist prior to January 15 to make this determination. In addition, removal of any trees occupied by an active raptor nest must be avoided until after the nesting season (July 15). A 200-foot buffer surrounding any active raptor nest shall also be established where no clearing activities shall be allowed until the nesting season is completed (City of Carlsbad 1995a). This measure shall be placed as a condition on the grading ermit. Both creation and Less than restoration/enhancement actions are significant. required by this mitigation measure. Impacts to the ephemeral drainages will be mitigated at a 1: 1 ratio for a total of 0.26 acre. Impacts to the riparian scrub/seep shall be mitigated at a ratio of 3:1 for a total of 0.63 acre. Prior to issuance of a grading plan or other disturbance to the riparian scrub/seep, a restoration plan shall be prepared by the developer and approved by the City of Carlsbad Planning Department (with concurrence by the Wildlife Agencies) prior to disturbance (including grading) of the drainage or basin areas. The plan shall include mitigation for impacts to waters of the U.S. These mitigated areas may be satisfied by contribution to an approved mitigation site, where impacts to state or federal jurisdictional waters (as defined) are mitigated in an ACOE, CDFG, or RWQCB miti ation bank. During construction, trash that could Less than attract scavengers that could prey on significant. sensitive wildlife must be maintained and kept to a minimum. Trash containers with animal-resistant lids must be provided on the site during construction. This measure shall be incor orated into the ro·ect. 7 City of Carlsbad July 2009 2.0 Executive Summary Implementation of the project will result in significant impacts to on-or off-site erosion or siltation. City of Carlsbad July 2009 8-5. The developer shall provide all project homebuyers a list of invasive plant species (Ca/ EPPC List: Exotic Pest Plants of Greatest Ecological Concern in California, October 1999 by the California Exotic Pest Plant Council (Cal EPPC)) that shall not be used in landscaping. Additionally, these species shall be identified in the Covenants, Conditions, and Restrictions (CC&Rs) of the homeowners association as plants to be prohibited in landscaping. Developer shall establish a homeowner's association and corresponding CC&Rs. Said CC&Rs shall be submitted to and approved by the Planning Director prior to final mop approval. Prior to issuance of a building permit, the Developer shall provide the Planning Deportment with a recorded copy of the official CC&Rs that hove been approved by the California Deportment of Real Estate and the Planning Director. 8-6. The homeowners, homeowner associations, and the public shall be informed of ways to ovoid impacts to the conserved resources through a public information program developed in cooperation with the City. The program shall include: • Public information brochure that describes the natural resources and prohibited activities within conserved habitat; and • Landscaping and fuel break planting brochure for homeowners and homeowner associations adjacent to conserved habitat. WQ-1. Prior to issuance of a grading permit, Less than the developer shall prepare and submit significant. for review and approval of the Carlsbad City Engineer, a Storm Water Pollution Prevention Program (SWPPP) to demonstrate that ollutonts will be 8 La Costa Town Square Final EIR Lo Costa Town Square Final EIR 2.0 Executive Summary controlled through compliance with the City of Carlsbad Standard Urban Stormwoter Mitigation Pion (SUSMP), General Construction Stormwoter Permit (Order No. 99-08, NPDES CAS000002), and the General Municipal Stormwoter Permit (Order R9-2007-0001, NPDES CAS0108758). The applicant shall be responsible for monitoring and maintaining the BMP erosion control measures identified below on a weekly basis in accordance with the City's grading and erosion control requirements (Municipal Code Section 15.16. et seq.). The locations of all erosion control devices shall be noted on the grading plans. BMPs that shall be installed include, but are not limited to, the following: • Silt fence, fiber rolls, or grovel bag berms • Check dams • Street sweeping and vacuuming • Storm drain inlet protection • Stabilized construction entrance/exit • Hydroseed, soil binders, or straw mulch • Containment of material delivery and storage areas • Stockpile management • Spill prevention and control • Waste management for solid, liquid, hazardous, and sanitary waste-contaminated soil • Concrete waste management WQ-2a. Prior to issuance of permits or approvals for any public or private right-of-way improvements or site development plans, the developer shall prepare and submit for review and approval of the Carlsbad City Engineer, improvement plans that demonstrate that pollutants will be controlled through compliance with the City of Carlsbad SUSMP and Stormwater Management Program (SWMP). Approval of such plans shall be sub·ect to a determination b the 9 City of Carlsbad July 2009 2.0 Executive Summary Implementation of the project may result in a significant impact associated with water quality. City of Carlsbad July 2009 Carlsbad City Engineer that the proposed project has incorporated the post-development water quality pollution control site design BMPs, source control BMPs, and structural treatment control BMPs identified below into the project design to the maximum extent practicable: • Street sweeping • Inlet basin labeling • Filtering bioretention units • Pervious pavement • Vegetated swales • Detention/infiltration basins • Covered trash enclosures WQ-2b. Project shall be required to show that it complies with the applicable hydromodification provisions of Order R9-2007-0001 and is designed so that post-project runoff flow rates and directions do not exceed pre-project runoff flow rates and directions for applicable desi n storms. WQ-3. In conjunction with the sale, rental or Less than lease of a residence or business property, significant. all prospective owners and tenants shall be notified in writing through Covenants, Conditions, and Restrictions (CC&Rs) that they shall: a. Establish or work with established disposal programs for the removal and proper disposal of toxic and hazardous waste products. b. Not discharge or cause to be discharged any toxic chemicals or hydrocarbon compounds, such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives and other such fluids, into any public or private street or into any storm drain or storm drain conveyance. c. Use and/or dispose of all pesticides, fungicides, herbicides, insecticides, fertilizers, and other such chemical treatments in accordance with federal, State, Count , and Cit re uirements as La Costa Town Square 10 Final E/R Implementation of the project may result in a significant impact associated with listed im aired water bodies. Implementation of the project may result in a significant impact associated with seismic- related hazards. La Costa Town Square Final EIR 2.0 Executive Summary prescribed on their respective containers. d. Employ BMPs to eliminate or reduce surface pollutants when planning any changes to the landscaping and/or surface improvements. Developer shall establish a homeowner's association and corresponding CC&Rs. Said CC&Rs shall be submitted to and approved by the Planning Director prior to final mop approval. Prior to issuance of a building permit, the Developer shall provide the Planning Deportment with a recorded copy of the official CC&Rs that hove been approved by the California Deportment of Real Estate and the Plonnin Director. See Mitigation Measures WQ-2o, -2b, and -3 Less than significant listed above · 5.8 Geolo and Soils :. GS-1. Prior to issuance of a grading permit, a Less than significant final geotechnicol report that addresses site-specific geotechnicol considerations shall be submitted to the City Engineer for approval. The final geotechnical report shall update the recommendations provided in the Compilation of Reports for Lo Costa Town Square (Southern California Soil & Testing, Inc. 2007 and 2009) preliminary geotechnicol report for this project. These recommendations shall address engineering measures for project- specific site conditions which minimize seismic-related impacts, erosion and loss of topsoil, unstable geologic units, or expansive soils. The project construction and maintenance will comply with the recommendations of the final report and any modifications proposed by the Cit En ineer. See Mitigation Measure GS-1 listed above. 11 Less than significant City of Carlsbad July 2009 2.0 Executive Summary associated with erosion and loss of to soil. Implementation of the See Mitigation Measure GS-1 listed above. Less than significant project may result in a significant impact associated with unstable eolo ic units. Implementation of the ?ee Mitigation Measure GS-1 listed above. Less than significant project may result in a significant impact associated with ex ansive soil. Implementation of the project may result in a significant impact associated with dam failure flooding. No significant impact to visual aesthetics and grading has been identified. No significant impact to public services and utilities has been identified. Implementation of the ro·ect would result in City of Carlsbad July 2009 5.9 Hazards H-1. All portions of the development within Less than significant the Ddm Inundation Area of the existing Stanley A. Mahr Reservoir shall receive notification as part of the standard ownership disclosure package and Covenants, Conditions, and Restrictions (CC&Rs) that their property is inside the Stanley A. Mahr Reservoir dam inundation area, and is subject to flooding, resulting in the potential loss of property, in the event of dam failure. Developer shall establish a homeowner's association and corresponding CC&Rs. Said CC&Rs shall be submitted to and approved by the Planning Director prior to final map approval. Prior to issuance of a building permit, the Developer shall provide the Planning Department with a recorded copy of the official CC&Rs that have been approved by the California Department of Real Estate and the Plannin Director. -5.10 Visual Aesthetics/Grodin No mitigation measures are needed, as no significant impact associated with visual aesthetics and grading has been identified. · 5.11 Public Services and UtilitiesA: No mitigation measures are needed, as no significant impact associated with public services and utilities has been identified. GHG-1. The applicant shall implement the followin measures to reduce direct 12 Not applicable Not applicable La Costa Town Square Final EIR the emission of significant quantities of greenhouse gases (GHG). Lo Costa Town Square Final EIR 2.0 Executive Summary be feasible. Certain measures could already be considered components of the project, but are provided here for purposes of completeness. GHG-1 a. Energy Efficiency l. Install efficient lighting and lighting control systems. Site and design buildings to take advantage of daylight. 2. Use trees, landscaping and sun screens on the west and south exterior building walls to reduce energy use. 3. Install light colored "cool" roofs, cool pavements where appropriate, and strategically placed shade trees. 4. Provide information on energy management services for large energy users. 5. Install energy efficient heating and cooling systems, appliances and equipment, and control systems. 6. Limit the hours of operation of outdoor lighting except where infeasible for security reasons. 7. Use solar heating, automatic covers, and efficient pumps and motors for pools and spas at the residential development. 8. Provide education on energy efficiency. GHG-1 b. Renewable Energy GHG-lc. 1. Educate consumers about existing incentives for renewable energy. 2. Install solar panels on carports. Water Conservation and Efficiency 1. Create water efficient landscapes with native, drought-resistant s ecies. 13 City of Carlsbad July 2009 2.0 Executive Summary City of Carlsbad July 2009 2. Install water-efficient irrigation systems and devices, such as soil moisture-based irrigation controls. 3. Use reclaimed water for landscape irrigation. Install the infrastructure to deliver and use reclaimed water. 4. Design buildings to be water- efficient. Install water-efficient fixtures and appliances. 5. Restrict watering methods (e.g., prohibit systems that apply water to non-vegetated surfaces) and control runoff. 6. Restrict the use of water for cleaning outdoor surfaces and vehicles. 7. Implement low-impact development practices that maintain the existing hydrologic character of the site to manage storm water and protect the environment. 8. Devise a comprehensive water conservation strategy appropriate for the project and location. The strategy may include many of the specific items listed above, plus other innovative measures that are appropriate to the proposed project. 9. Provide education about water conservation and available programs and incentives. GHG-ld. Solid Waste Measures l. Reuse and recycle construction and demolition waste (including, but not limited to, soil, vegetation, concrete, lumber, metal, and cardboard). 2. Provide interior and exterior storage areas for recyclables and green waste and adequate recycling containers located in public areas. 3. Provide education and publicity about reducing waste and available rec din services. 14 La Costa Town Square Final EIR La Costa Town Square Final EIR 2.0 Executive Summary GHG-1 e. Transportation and Motor Vehicles 1. Limit idling time for commercial vehicles, including delivery and construction vehicles through the fo))owing measures -signage and provision of power outlets for every two dock doors. Install signs prohibiting diesel trucks from idling for more than five minutes and requiring them to connect to the power outlet to run any auxiliary equipment. 2. Use electric or natural gas equipment at the loading docks. 3. Promote ride shoring programs with future tenants e.g., by designating a certain percentage of parking spaces for ride sharing vehicles, designating adequate passenger loading and unloading and waiting areas for ride sharing vehicles, and providing a web site or message board for coordinating rides. 4. Create car sharing programs. Accommodations for such programs include providing parking spaces for the car share vehicles at convenient locations accessible by public transportation. 5. Provide the necessary facilities and infrastructure to encourage the use of )ow or zero-emission vehicles (e.g., electric vehicle charging facilities). 6. Incorporate bicycle Janes and routes into residential street systems. 7. Incorporate bicycle-friendly intersections into street design. 8. For commercial development, provide adequate bicycle parking to promote cyclist safety, security, and convenience. 9. Create bicycle lanes and walking paths directed to the location of schools, parks and other destination oints. 15 City of Carlsbad July 2009 La Costa Town Center EIR -Response to F. Lane Letter Electricity Demand Long range public utility planning is based on serving land uses designated by the general plans of local agencies. The project site has been designated for urban development for many years and electrical facilities are available to the site, including two 230kV lines and one 138 kV line (EIR pg 5.11-14 ). The issues required to be addressed under CEQA are whether the project would: • Result in substantial adverse physical impacts associated with the provision of new or physically altered transmission facilities; • Result in a substantial increase in demand upon existing sources of energy; or • Require the development of new energy sources. The EIR (pg 5.11-16) concludes that the existing gas and electric infrastructure located within or adjacent to the project site would provide adequate service to the proposed project. As such, the project would not result in substantial adverse physical impacts associated with the provision of new or physically altered local electrical infrastructure or substantially increase energy demand. Water Demand The City's CEQA thresholds are whether a project would: • Not meet the LFMP performance standards that "line capacity to meet demand, as determined by the appropriate water district, must be provided concurrent with development" and "a minimum 10-day average storage capacity must be provided prior to any development;" or • Require the construction of new water facilities or reclaimed water facilities, the construction of which may cause significant environmental impacts. The EIR (pg 5.11-8) states that OMWD has stated that there is currently sufficient storage capacity in the District system to serve its needs and that the district has plans to provide for an average 10-day storage capacity based on ultimate buildout of the district and in accordance with the district's capital improvement program and Comprehensive Master Plan. Urban Decay The potential for store closures to result in "urban decay" is analyzed in Section 5.10 of the Draft EIR and is based on a market analysis of the proposed retail center performed in June 2008 and updated in February 2009. The CBRE study estimated sales for the commercial uses and the amount that would be generated by market area residents and determined that there would be sufficient sales to support the project. The 2009 update was required by city staff to examine the current national recession and whether the project would worsen any negative economic conditions in the local retail sector and be the cause of urban decay. The study and update concluded that whether or not the La Costa Town Square opens, there are likely to be some store closures in the project's market area and it will take longer to find new tenants than would be the case under normal economic conditions. Market-area store closures have been affected by national retail chain closures and by older grocery stores that had been underperforming before the economic downturn and lacked size and amenities to compete with newer grocery stores. The CBRE study concluded that while the national economic conditions will continue to impact the local market area, the more favorable local demographics in the project's market area can be expected to sustain local retail demand and ultimately draw new businesses to the area as the economy improves. • • • 1 Civic Center Drive San Marcos, CA 92069-2918 June 30, 2009 Mr. Van Lynch Senior Planner City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, California 92008 Re: Response to Comments -EIR 0 1-02 Telephone 760.744.1050 FAX: 760.591.4135 La Costa Town Square: SE Corner of Rancho Santa Fe Road and La Costa Avenue. Dear Mr. Lynch, Thank you for providing the City of San Marcos a copy of the Response to Comments (RTC) and Overriding Considerations contained in the La Costa Town Square (LCTS) Final EIR 0 1-02. The City is writing to request a correction to the Final EIR (Response to Comments and Overriding Considerations) to include recognition of an adopted City of San Marcos Capital Improvement Project (CIP) for the intersection of San Mru:cos Boulevard and Rancho Santa Fe Road. The LCTS project will add a cumulative impact to the intersection which will experience an increased delay and operate at Level of Service (LOS) F by the year 2030. The City of San Marcos requests a mitigation measure to mitigate the project cumulative impact in the form of a fair share contribution to the City CIP project for the intersection. The City greatly appreciates your efforts in inclusion of the above correction and mitigation measure in the Final EIR, and looks forward to working with you and the applicant in implementing the requested mitigation. If you have any questions, please contact Susan Vandrew Rodriguez in our Planning Division at (760) 744-1050, extension 3237. Sincerely, Jerry Backoff Planning Division Director cc: Charlie Schaffer, Development Services Director Michael Edwards, City Engineer Sassan Haghgoo, Deputy City Engineer Susan Vandrew Rodriguez, Associate Planner Van Lynch From: Sent: To: Subject: Dear Mr. Lynch, Frances Rygiewicz [FrancesR@hzs.com] Wednesday, July 01, 2009 2:37 PM Van Lynch Comments for Public Hearing on July 1 regarding La Costa Town Square Development Thank you for clarifying and answering my questions in regard to this proposed development. I am an 11 year resident of Carlsbad and live at 7700 Corte Promenade, Carlsbad. My home is located directly across the street from·the proposed development site on the south side of La Costa Avenue, east of Rancho Santa Fe. My overall impression of this version of the development is that it has been carefully considered and re designed as information and economic factors have evolved over the years. The EIR states that there are negative impacts from this development in the areas of noise, pollution and traffic that can not be fully mitigated. It also identifies that even so this is a relevant and appropriate development for the area and in line with the broader goals of city development. A statement that I can fully understand and appreciate. However, the fact that these areas cannot be fully mitigated and that even so the development should be approved does not mean that some additional care to the surrounding neighborhoods should not included in the final development project. My request today is that one such additional condition be included and that is the the wood fence on La Costa Avenue, between Rancho Santa Fe and Calle Timeteo (approx a 100yrd length) be replaced by the developer with a more robust sound controlling and secure structure. My reasons for this request are: 1. This stretch of La Costa is directly opposite one of only two exit methods from the upper level of the proposed development that will allow drivers to proceed either way on Rancho Santa Fe Road. (there are multi access in methods but limited out access) 2. This access driveway will have a four way traffic signal on La Costa Avenue, where there is currently no signal, causing traffic build up etc. 3. A review of the site plan will also show that there is a concentration of restaurant and other pads located in this area that will be one of the target activity areas for the development. All of these facts would indicate that this will be a high traffic area, with considerable noise and consistent activity. The location of this access point directly across from the On The Park housing development is going to heavily impact the environment of the homeowners in this geography. Given that this development is accepted by the planning commission, with full awareness of it's negative environmental impacts, it would seem to be wholly appropriate to require that an upgrade to this construct be a requirement for proceeding and pinpointing mitigation activities. Given the expected traffic and noise levels and the concentration of vehicles stopping and starting in this vicinity, along with the positioning of this access point at the top of the hill, allowing all the noise to roll down over our homes, it is clear that this is a specific point of impact on the larger community that can be addressed and as such should be addressed. Please also bear in mind that once the additional office development at Calle Timeteo is completed there will be peak time traffic impacts at this new signal as office staff move in and out of the area, further compounding the noise and pollution impacts of the On the Park Homeowners. I may be contacted at 760 944 6305 for any additional details or questions. I thank you for taking my request into consideration and regret that I am unable to attend tonight's meeting in person. Frances Rygiewicz Director Product Management and Sales (800) 287-8014 ext 811 (760) 822 3735 cell 1 / Mr. Van Lynch City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 COJ'-.!SULT Civi'l Engineering O Su-rveying June 30, 2009 J.N. 001025 Hand Delivered RECEIVED JUN 3: 2009 CIT'( OF CARLSBAD PLANNING DEPT RECENEO RE: Planning Commission Hearing July 1, 2009 -gM~lfem!4;\La Costa Town Square JUN JO 2009 CITY OF CARLSBAD PLANNING DEPT Van: Attached is our response to Mr. Lane's comments dated June 27, 2009. PNO/pm Encl. 01Day Consultants !nc. 277 0 Lokst· Aver,ue \/\/est. Suite 100 Carlsb2d. Caiifo:-r1ia 92010-1.3609 Very truly yours, O'DU;F-NTS, INC. PatrLN. O'Dl President C-rnail: oday@odayconsu!tants.con1 \/\iebsite: v,r-Nw.cdayconsulta11ts.con1 Tei: 760.931.7700 Fax: 760.931.86,S0 TO: FROM: CC: DATE: RE: MEMORANDUM Honorable Marty Montgomery, Chair Members City of Carlsbad Planning Commission John E. Ponder, Esq. Pat O'Day Van Lynch June 30, 2009 Response to Comments from Fred Lane dated June 27, 2009 La Costa Town Square Project Planning Commission Hearing, July l, 2007, Agenda Item 4 This memorandum is intended to supplement the City of Carlsbad's ("City") Response to Comments to the Draft Environmental Impact Report for the La Costa Town Square Project ("Project"), which previously addressed the electricity demand, water supply and urban decay issues raised by Mr. Lane in his letter to you dated June 27, 2009, attached hereto as Exhibit A. As expressed in his letter, we appreciate Mr. Lane's support for the development of the Project and hope this will provide the additional clarification he seeks. I. Electricity Demand Mr. Lane requests additional analysis of whether or not the Project has a cumulative impact on electricity supply and demand over the next 20 years and should be required to exceed the state's Title 24 energy efficiency requirements in the building code. Mr. Lane encourages the City to require the Project to be constructed as a U.S. Green Building Council Leadership in Energy and Environmental Design ("LEED") certified green building with on-site solar panels. First, it is important to understand that the U.S. Green Building Council, while a respected source of green building standards, is not a regulatory-setting agency or the only source of ideas on sustainable building design. The Project embraces sustainable energy-saving features described as Air Quality Mitigation Measure AQ-1 on pp. 6-27 and 6-28, which includes the following: 1. Install efficient lighting and light control systems. Site and design buildings to take advantage of daylight. 1 ( 2. Use trees, landscaping and sun screens on the west and south exterior walls to reduce energy use. 3. Install light colored "cool" roofs, cool pavements where appropriate, and strategically placed shade trees. 4. Provide information on energy management services for large energy users. 5. Install energy efficient heating and cooling systems, appliances and equipment, and control systems. 6. Limit the hours of operation of outdoor lighting, except where infeasible for security reasons. 7. Use solar heating, automatic covers, and efficient pumps and motors for pools and spas at the residential development. 8. Provide education on energy efficiency. 9. Educate consumers about existing incentives for renewable energy. 10. Install solar panels on carports. Therefore, the Project has been conditioned to go beyond merely "building to code" as Mr. Lane described it and makes use of solar panels as an energy source. Second, it is important to understand that "building to code" in California is an important part of the state's overall strategy for reducing the a project's direct, indirect and cumulative impacts of energy. Executive Order S-20-04, California's Green Building Executive Order, put in motion the State of California's Green Building Action Plan, which requires that the State agencies with responsibility for building standard amendments (California Energy Commission and Building Standards Commission) to develop building code amendments to ensure that "all proven, cost-effective, and achievable energy and resource efficiency, health and safety technologies and design practices are considered and employed i.n new non-residential buildings, with the goal to increase efficiency by 20% by 2015 compared to the Title 24 non-residential building standards adopted in 2003." (Green Building Action Plan§ 2.3.1.1; emphasis added) Each updated version of the Title 24 standards creates greater and greater energy efficiency in non-residential buildings in a manner that is "achievable", rather than ad hoc requirements for commercial buildings to use solar panels. The state agencies follow a thoughtful, informed and public rulemaking process to arrive at its energy efficiency standards. II. Water Supply Mr. Lane requests that the EIR provide additional analysis of the Project's impacts on water demands in a time of scarcity and encourages the' City to require on-site water reclamation. 2 First, we believe it is important for the City to keep the water demand of new development projects in their proper perspective. According to the San Diego County Water Authority ("CW A"), which supplies the water to the Olivenhain Municipal Water District ("OMWD") that services the Project, new development is responsible for less than 1 % of the region's water demand. Stopping all new development is not going to solve the current short- term water shortage, and may have consequences on the area's economic development. In fact, approval of new development projects may have no conflict with existing water users at all because OMWD's emergency drought measures prohibit the water district from issuing new water meters if the drought worsens. Therefore, the City is not making the final decision on whether this project is goihg to be issued water meters. A Project approval i~ just saying the Project can move forward, but may not be constructed unless water supply levels are appropriate under existing laws. In reality the Project will not be constructed right away. By the time it needs a water meter, there may not be a drought. Second, beyond the short-term drought, the Project's long-term water supply over the next 20 years has been planned for because the project was included in OMWD 2007 Urban Water Management Plan ("UWMP"). Third, under CEQA, the Project's water use is so minor that is not considered a major "water demand project" because its water use is less than 250,000 gpd (ie. the equivalent of a 500 unit residential project). (CEQA Guidelines section 15155(a)(l)). The EIR estimates the Project's water use to be 186,000 gpd. In terms of the adequacy of the EIR, one indication of whether or not the Project will have a significant impact on water supply must be whether or not the Project even qualifies as a "water demand project." The City is entitled to look to such state law definitions irt CEQA in analyzing a project's impacts under CEQA. Forth, just because there are emergency drought backstops in place, the long-term water supply has been planned for, and state law does not consider it a major "water demand project" does not mean a new development project should be wasteful in its approach to water use. We believe this is a "water-wise" project. Page 6-28 of the EIR describes some of the measures the Project is required to take to promote water conservation and efficiency as follows: 1. Create water efficient landscapes with native, drought"".resistant species. 2. Install water-efficient irrigation systems and devices, such as soil moisture- based irrigation controls. 3. Use reclaimed water for landscape irrigation. Install the infrastructure to deliver and use reclaimed water. 4. Design buildings to be water-efficient. Install water-efficient fixtures and appliances. 5. Restrict watering methods (e.g., prohibit systems that apply water to non- vegetated surfaces) and control runoff. 3 6. Restrict the use of water for cleaning outdoor surfaces and vehicles. 7. Implement low-impact development practices that maintain the existing hydrologic character of the site to manage storm water and protect the environment. 8. Devise a comprehensive water conservation strategy appropriate for the project and location. The strategy may include many of the specific items listed above, plus other innovative measures that are appropriate to the proposed project. 9. Provide education about water conservation and available programs and incentives. Finally, with regards to reclaimed water, page 5.11-14 of the EIR states that installation of reclaimed water lines for landscape irrigation is a standard requirement for projects of this scale in order that the alternative irrigation system is available for connection when reclaimed water service is extended to the project area. La Costa Town Square looks forward to the day when reclaimed water service is available to the area so this required ori-site infrastructure can be put to good use. III. Future Economic Impact Mr. Lane requests that the City explore requiring the Project to post a bond or other "insurance" against future deterioration, such as requiring the zoning to revert to a non- commercial or public use if the property l;,ecomes a financial or physical drain on the City and its residential neighbors. Our concern with Mr. Lane's request is two pronged. First, Mr. Lane is projecting his personal experience with urban decay in another community in California where he lived for 35 years and speculating that the same result will occur at the La Costa Town Center. Although CEQA does not require the City to address mere speculation about such impacts, the City has gone through a thoughtful and professional analysis of the market place to make sure it understoodwhether there was a significant urban decay impact from the Project. The City properly concluded in the EIR that there was no urban decay impact from the Project. The City's existing Response to Comment on the Draft EIR adequately addresses the issue as follows: Response DD3: Urban Decay is described as "a chain reaction of store closures and long-term vacancies, ultimately destroying existing neighborhoods and leaving decaying shells in their wake." This recent environmental impact was examined by CBRE Consulting Inc. specifically for the La Costa Town Square Project. The Draft DEIR Appendix K -Economic Impact Report of October 2008 and subsequent Addendum to same dated February 10, 2009 by CBRE Consulting 4 Inc, addressed the subject of urban decay. CBRE specifically addressed its market analysis in the 2009 Addendum as it relates to the current national recession. The Addendum examined the unemployment rates for the cities of Carlsbad and Encinitas; the San Diego County's retail vacancy rate increases; the vacancy rates for the three CB Richard Ellis submarkets; and the development of the Bressi Ranch Center. Additionally, the report ex'amined several larger stores that have closed such as Linen's n Things outlet, a Circuit City store, a Von's grocery store, Albertson's supermarket, a Home Depot Expo store, and beyond the market area, the closure of Mervyn' s department stores. The local grocery store closings were underperforming before the downturn in the economy (Vons and Albertson's in Encinitas) primarily because these two retail spaces were outdated. This is why the Bressi Ranch Center has attracted new retail tenants despite the recession. The demographics of the project area, including higher than average per capita incomes, relatively low unemployment rates, and the projected household growth are expected to increase local demand and ultimately draw new business to the ·area as the economy improves. The report determined that the recent increase in store vacancies is independent of the planned development of La Costa Town Square shopping center. Moreover, the closure of large retailers such as Mervyns and two older supermarkets is likely to provide new demand for the proposed Center while reducing the potential impacts of diverted sales. CBRE concluded that the market area has maintained many of the advantages that make it attractive to developers and new tenants and reaffirm its conclusion that the development of the Center is not expected to result in urban decay in the City of Carlsbad or the surrounding market area. Second, when there is no significant environmental impact from urban decay, CEQA does not allow the City to impose a mitigation measure, such as posting a bond. Mere speculation about an environmental impact does not create the constitutional nexus for the City to impose this mitigation measure. In particular, the CEQA Guidelines state, "Mitigation measures must be consistent with all applicable constitutional requirements, including the following: (A) There must be an essential nexus (ie. connection) between the mitigation measure and a legitimate governmental interest. Nollan v. California Coastal Commission, 483 U.S. 825 (1987); and (B) The mitigation measure must be "roughly proportional" to the impacts of the project. Dolan v. City of Tigard, 512 U.S. 374 (1994). Where the mitigation measure is an ad hoc exaction, it must be "roughly proportional" to the impacts of the project. Ehrlich v. City of Culver City (1996) 12 Cal. 4th 854." (CEQA Guidelines section 15126.4(a)(4)). 5 Ironically, requiring La Costa Town Square to post security against urban decay would only serve to drive up rents and drive away the prospective tenants needed to prevent urban decay. Finally, with regards to rezoning the property to a non-commercial or public use in the event the property becomes a financial or physical drain on the City and its residential neighbors, the City already has such rezoning authority and should retain the flexibility to exercise its authority to rezone the property to its highest and best use in the unlikely event the Project is unsuccessful. In conclusion, thank you for considering these additional clarifications to Mr. Lane's additional comments. I hope the factual and legal explanations provided herein help allay Mr. Lane's concerns. 6 Exhibit A Letter from Mr. Fred Lane to City of Carlsbad Planning Commission June 27, 2009 [Letter Provided on Following Page] 7 3011 Garboso Street Carlsbad CA 92009 June 27, 2009 Honorable Marty Montgomery, Chair and Members of the City of Carlsbad Planning Commission: RE: Proposed La Costa Town Square Agenda: July 1, 2009, Item 4 INTRODUCTION We live a few blocks'from the proposed project and support the development · of La Costa Town Square to provide shopping opportunities closer to our home. However, we are concerned about substantial deficiencies in the Environmental Impact Report. The report has determined a major 82-acre retail, commercial and residential development will have no significant impact on electricity demand or water supply. Therefore, no mitigation measures are proposed. We are equally concerned that the Report, and accompanying staff recommendations, do not address the issue of future deterioration of the shopping center and the protection of the surrounding residential communities from that deterioration. We unsuccessfully raised these issues in our written comments to the Draft Environmental Impact Report. We respectfully direct the Planning Commission's attention to these concerns. DISCUSSION I. ELECTRICITY DEMAND The Environmental Impact Report declares there is no significant impact from the project to public services and utilities or electricity demand, and, therefore, no mitigation measures are needed. 1 If electricity supplies were truly abundant now and for the foreseeable future, there would be no need for new electricity generation plants, controversial transmission lines to connect to distant generation sites, or Smart Meters which are needed to " ... save energy which saves natural resources and reduces the ne~d to build new power plants or other equipment". (SDG&E.com/smartmeterlbenefits). There would be no concern about aging power plants and re-siting requests, deteriorating and inadequate national grid systems, nuclear power waste depositories, "zombie" appliances, or increasing rates and tariffs for consumers facing summer black-outs. An adequate analysis would place the project in the context of available electricity supply and demand over the next 20 years, and acknowledge the cumulative impact of a large commercial, retail and residential development. The EIR consultant responds Title 24 state requirements.will apply to the project and be sufficient. Title 24 sets MINIMUM energy efficiency standards for new construction. "Building to code" is required. Carlsbad can do better. RECOMMENDATIONS 1. Require the latest technology for "green buildingn certification for the commercial and retail enterprises. The City should require adherence to the recommendations of the U.S. Green Building Council and its Leadership In Energy and Environmental Design ("LEED") standards for high-performance, sustainable buildings. 2. Require the installation of on-site solar electricity generating systems for the commercial and retail facilities. On-site solar generation technology is available and feasible. We have it on our home. It is time for new shopping centers to add to the supply of electricity instead of increasing the demand. 2 II. WATER SUPPLY The Environmental Impact Report finds the project will have no significant impact on water supply and, therefore, no mitigation measures are required. If our water supply were stable and predictable for years to come, there would be no need for desalination plants, or for conservation measures and rate increases that are being imposed on households, or for yellow cards to distribute to your neighbors because " ... our region is facing a serious water shortage." (SDCWA yellow cards). And there would be no reason for farmers to cut down their mature orchards for lack of water. An adequate analysis would acknowledge the fact that the project is located in a semi-arid climate with limited annual rainfall that is presently in the throes of a prolonged drought. All of the water in our area is imported through long aqueducts from the Colorado River water basin or the State Water Project. The demands and legal restrictions on both sources are increasing, while the supply is diminishing. Drought, pollution, and urbanization exact an increasing toll on those supplies. The EIR consultant indicates if water cannot be supplied, the local water district can deny service. What happens then to all the new buildings, fountains and landscaping? RECOMMENDATION The creditability of the Report -and of the City -would be enhanced by admitting a major shopping center will increase water demands in a time of scarcity. Mandatory mitigation measures should be proposed, including on-site water reclamation. Ill. FUTURE ECONOMIC IMPACT The shopping center should be a success ... but for how long? In approving a large retail project. how will the City prot~ct the surrounding residential neighborhoods from future decay of the center -an event that can be precipitated abruptly by the closure of the proposed single anchor retail store or the large grocery? 3 In Carlsbad, the proposed "La Costa Town Square" is unique because it i.s almost entirely surrounded by homes. Even one of the two major access roads, La Costa Avenue, is primarily a residential street between El Camino Real and Rancho Santa Fe Road. The established and new residential neighborhoods that are around and near the proposed shopping center are beautiful. The homeowners have significant property investments that have been maintained their value, in sorrie areas, for more than 35 years. Many shopping·centers change substantially in a much shorter time. A few years ago, new enclosed air-conditioned malls devastated downtown retail stores and restaurants. Now, such maUs are obsolete -anchored by empty stores and shuttered shops. What begins as a sparkling commercial magnet deteriorates into rodent-infested vacant buildings surrounded by empty parking lots filled with weeds, litter, and criminal activity. We have personal experience with this tragedy from 35 years of residence in another California community. Shopping centers (both open and enclosed), once· new and popular, withered and rotted from a combination of mismanagement and anchor-store closures. Nearby residential values were adversely impacted, and driving distances for customers increased as they went to the latest new mall farther away. The situation is acknowledged in the letter from the CBRE consultants as they describe ... " ... what constitutes the environmental impact known as urban decay. The leading court.case on the subject, Bakersfield Citizens for Local Control v. City of Bakersfield {2004) 124 Cal.App.4th 1184, 1204, described the phenomenon as 'a chain reaction of store closures and long-term vacancies, ultimately destroying existing neighborhoods and leaving decaying shells in their wake.'" (emphasis added) RECOMMENDATION The City of Carlsbad should direct their consultants to explore a financial vehicle for the developer to submit a bond or other uinsurance" against future deterioration. Perhaps the zoning could revert to a non-commercial or public use if 4 the property becomes a financial or physical drain on the City and its residential neighbors. The neighborhood should be protected from the downside of commercial development. CONCLUSION A progressive charter city like Carlsbad -a leader in areas such as municipal wastewater reclamation and community services -can work in cooperation with the developer to make the proposecfshopping center a starydard-bearer for an environmentally appropriate, neighborhood-friendly facility that will maintain its value for decades. As its neighbors, we would welcome such a development. Yours truly, F. Lane 5 Civil Engineering • Surveying July 9, 2009 Delivered and Emailed RECEIVED Mr. Van Lynch, Project Planner JUL 1 0 2009 CITY OF CARLSBAD PLANNING DEPT City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 RE: La Costa Town Square Dear Von: Please share the following thoughts regarding requiring solar panels on the commercial buildings in the La Costa Town Square Project: 1. Solar energy is not yet viable for commercial and retail type projects. 2. There is no shortage of electrical energy from the San Diego Gas and Electric Company. 3. This project was designed to meet all bf the City of Carlsbad design standards and there are no standards requiring solar use. 4. It is an unfair burden to require this project to use solar energy when no other project had been given this requirement. 5. The project's buildings will be designed and built to be converted to solar if and when solar energy becomes more advanced and economically viable to the owner or developer. Thank you again for your consideration. PO/lh R:\Look\Lindsay\Typing\Letters\Pat's\090709 _ VON LYNCH.doc O'Day Consultants Inc. 2710 Loker Avenue West. Suite 100 Carlsbad. California 92010-6609 Very truly yours, O'DP~ TANTS, INC. Pat O'Day President E-mail: oday@odayconsultants.com Websita: www.odayconsultants.com Tel: 750.931.7700 Fax: 760.931.8680 ERRATA SHEET FOR ITEM #1 July 15, 2009 TO: PLANNING COMMISSIONERS FROM: Van Lynch, Senior Planner SUBJECT: LA COSTA TOWN SQUARE -EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-ll(C)/CT 01-09/CT 08-03/CT 08-07/CP 01-03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08- 01/CUP 08-02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08- 07 1. Staff is providing a new revised Table 2.0-2, Environmental Impacts and Mitigation Measures, which has been revised to include the mitigation measures as stated in Section 6.2.5 of the FEIR which addresses Air Quality and Green House Gas Emissions. 2. Staff is providing a new revised Exhibit B -Mitigation Monitoring and Reporting Program for Planning Commission Resolution 6577 which has been revised to include the mitigation measures as stated in Section 6.2.5 of the FEIR which addresses Air Quality and Green House Gas Emissions. 3. Staff is recommending that the Planning Commission revise Exhibit B -Mitigation Measure B-5 of Planning Commission Resolution No. 6577 and Table 2.0-2 Environmental Impacts and Mitigation Measures, of EIR O 1-02: The developer shall provide all project homebuyers a list of invasive plant species (Cal EPPC List: Exotic Pest Plants of Greatest Ecological Concern in California, October 1999 by the California Exotic Pest Plant Council (Cal EPPC)) that should shall not be used in landscaping. Additionally, these species shall be identified in the Covenants, Conditions, and Restrictions (CC&Rs) of the homeowners association as plants to be avoided prohibited in landscaping. Developer shall establish a homeowner's association and corresponding CC&Rs. Said CC&Rs shall be submitted to and approved by the Planning Director prior to final map approval. Prior to issuance of a building permit, the Developer shall provide the Planning Department with a recorded copy of the official CC&Rs that have been approved by the California Department of Real Estate and the Planning Director. 4. Staff is recommending that the Planning Commission add to Exhibit B -Mitigation Monitoring and Reporting Program of Planning Commission Resolution No. 6577 LA COSTA TOWN SQUARE -EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01- 09/CT 08-03/CT 08-07/CP 01-03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-0 I /CUP 08-02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07 July 15, 2009 Pa e 2 and Table 2.0-2 Environmental Impacts and Mitigation Measures, of EIR 01-02 a new mitigation measure to mitigate the cumulative traffic impacts to the intersection of Rancho Santa Fe Road and San Marcos Blvd, previously identified as a Statement of Overriding considerations for the related impacts: T-1 -Prior to the approval of the Final Map the developer shall pay a fair share contribution for improvements to the intersection of Rancho Santa Fe Road and San Marcos Blvd. located in the City of San Marcos. The fair share contribution, per the Caltrans Method for Calculating Equitable Mitigation Measures has been determined to be $24,840.00 based on a 2.3% cumulative impact of the project traffic through the intersection and the Private Developers obligations ($1,080,000) of the intersection improvements as shown in the San Marcos FY2009-2010 Capital Improvement Project Detail. Project fair share contribution to be adjusted at time of payment based on the Engineering News Record (ENR) Index. 5. Staff is recommending that the Planning Commission revise Planning Commission Resolution No. 6581 (Commercial Map) to add a new traffic improvement and sidewalk conditions as follows: A. Prior to the approval of the Final Map the developer shall pay a fair share contribution for improvements to the intersection of Rancho Santa Fe Road and San Marcos Boulevard located in the City of San Marcos. The fair share contribution, per the Caltrans Method for Calculating Equitable Mitigation Measures, has been determined to be $22,752 based on a 2.05% cumulative impact of the project traffic through the intersection and the Private Developers Obligations ($1,080,000) of the intersection improvements as shown in the San Marcos FY 2009-2010 Capital Improvement Project Detail. Project fair share contribution to be adjusted at time of payment based on the Engineering News Record (ENR) Index. B. Developer shall prepare and process improvement plans and, prior to approval, shall execute a City standard Subdivision Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public signal improvements. Said improvements shall be installed to City Standards to the satisfaction of the City Engineer. More specifically, these signal improvements include but are not limited to constructing a new fully actuated traffic signal including all appurtenances and traffic signal interconnect conduit and cable at the intersection of La Costa A venue and Levante Street. Developer shall install the traffic signal only with written authorization from the City Engineer. Developer shall pay the standard improvement plan check and inspection fees. Improvements listed above shall be constructed within 18 months LA COSTA TOWN SQUARE -EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01- 09/CT 08-03/CT 08-07/CP 01-03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-0 I /CUP 08-02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07 July 15, 2009 Pa e 3 of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. The developer/owner may be eligible for partial reimbursement from the City. A reimbursement agreement must be approved by the City prior to the final map recordation. C. This condition would added to Cond. No. 44 of PC Resolution 658 l (Commercial): Interconnect the traffic signals along Rancho Santa Fe Road between San Elijo Road and Camino Alvaro by constructing approximately 3,600 linear feet of 2-inch conduit with twisted-pair conductor between Camino Alvaro and Camino de los Coches. With approval of the City Traffic Engineer, wireless communication devices can be used in lieu of the 2-inch conduit and twisted-pair conductors. D. The sidewalk along the southerly side of Rancho Santa Fe Road between La Costa A venue and Paseo Lupino shall be located non-curb adjacent to the satisfaction of the City Engineer. 6. Staff is recommending that the Planning Commission revise Planning Commission Resolution No. 6582 (Residential Map) to add a new traffic improvement condition as follows: Prior to the approval of the Final Map the developer shall pay a fair share contribution for improvements to the intersection of Rancho Santa Fe Road and San Marcos Boulevard located in the City of San Marcos. The fair share contribution, per the Caltrans Method for Calculating Equitable Mitigation Measures, has been determined to be $744 based on a 0.07% cumulative impact of the project traffic through the intersection and the Private Developers Obligations ($1,080,000) of the intersection improvements as shown in the San Marcos FY 2009-20 IO Capital Improvement Project Detail. Project fair share contribution to be adjusted at time of payment based on the Engineering News Record (ENR) Index. 7. Staff is recommending that the Planning Commission revise Planning Commission Resolution No. 6583 (Office Map) to add a new traffic improvement condition as follows: Prior to the approval of the Final Map the developer shall pay a fair share contribution for improvements to the intersection of Rancho Santa Fe Road and San Marcos Boulevard located in the City of San Marcos. The fair share contribution, per the Caltrans Method for Calculating Equitable Mitigation Measures, has been determined to be $994 based on a 0.09% cumulative impact of the project traffic through the intersection and the Private Developers Obligations ($1,080,000) of the intersection improvements as shown in the San Marcos FY 2009-20 IO Capital LA COSTA TOWN SQUARE -EIR 01-02/GPA 01-02/MP 149(R)/LFMP 87-1 l(C)/CT 01- 09/CT 08-03/CT 08-07/CP 01-03/PUD 08-09/HDP 01-05/SDP 01-03/SDP 01-04N 08-02/CUP 04-18/CUP 08-0 I/CUP 08-02/CUP 08-03/CUP 08-04/CUP 08-05/CUP 08-06/CUP 08-07 July 15, 2009 Pa e 4 Improvement Project Detail. Project fair share contribution to be adjusted at time of payment based on the Engineering News Record (ENR) Index. 8. Staff is recommending that the Planning Commission revise the heading of LA COST A TOWN SQUARE -LOT 15, CUP 08-06, Planning Commission Resolution No. 6596: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO CONSTRUCT A DRIVE THRU FACILITY FOR A FINANCIAL IN8TITUTION DRUG STORE ON PROPERTY GENERALLY LOCATED NORTHERLY AND EASTERLY OF THE LA COST A A VENUE AND RANCHO SANTA FE ROAD INTERSECTION IN THE SOUTHEAST QUADRANT OF THE CITY IN LOCAL FACILITIES MANAGEMENT ZONE 11. Van Lynch La Costa Towne Square Comments and Concerns: Ron Dechter & Nancy Curry -3325 Caho Way I watched in wonder as the developer of La Costa Towne Square made their presentation. I wondered why, now in 2009, there was only one mention of green technology? (the efficient watering of outdoor vegetation). Why was there no suggestion of conforming to LEED standards? Why here in sunny southern California is there is no solar proposed for either heating of water or generation of electricity? Why is there no suggestion of using natural lighting either from Solatube type technology or orientation of buildings combined with proper sized and angled overhangs? Why, with the plethora of new and established green building materials, are none being used? Why at a time when the supply of potable water in the world is making it an increasing precious resource and California in particular facing consecutive years of drought and now in a Stage 2 Alert is there no mention of water conserving devices such as waterless urinals and grey water systems? Why are two fountains allowed to use potable water that is sprayed into the air on hot sunny days allowed (if you wanted to pick a way to evaporate as much water as possible you could hardly find a better way then aerating it on a hot dry day)? Why is there no plan to put solar panels on the lights in the parking lot (the technology is similar to the lights that people buy at Costco and put in their front and back yards)? Why is solar electric dismissed because it has a 12 year payback and will only provide enough electricity for lighting (as if the amount of electricity needed will not added up to thousands of kilowatt hours)? Don't they plan for the buildings to stand for more than 12 years? How about instead of a water wasting fountain, a work of art be commissioned from a local artist? How about instead of a water wasting fountain the developers put in a garden that is both beautiful and educational featuring local xeriscape? Comments on La Costa Town Center Nancy Curry and Ron Dechter -3325 Caba Way I have many concerns about this project. First and foremost is "why this project is moving forward now when we are in a global and local recession?" Is there a need for the types of business establishments that are planned for this mall? According to "Yahoo maps," within five miles to the north, west and south of the intersection of La Costa & Rancho Santa Fe Roads there are: ► "Restaurants" 144 hits. In other words there are 144 eateries within a five mile radius. ► "Groceries" 20 hits. ► "Clothes" in brought up 80 choices. As a community, how can we justify a new mall when there are so many choices, so many thriving businesses, and so many businesses that are just barely making it in this economy? Where is the "community" in this "Community shopping center?" ► Is there a real park? or just a long stretch of grass between the Center and the housing called "green space?" ► Is special parking planned for "Families with Children," Hybrid cars, scooters, & other alternative vehicles? Really secure spaces for bikes, children & teen type scooters? ► Can safety be a real priority? Can we have an overpass for pedestrians, bikes, and scooters to safely cross Rancho Santa Fe? And why is the pedestrian entrance and plaza be in the second faze? I thought walking was being encouraged. ► Could there be shuttles between locations for elderly, families with children, others in need? ► Can we connect shopping and reading? Is there a library drop box? A self service paperback book exchange? A "Reading Park" with green space, shade, benches and quiet (how many malls have "quiet" and think of how much we all need that, especially in public places)? A La Costa Town Center book club, a year round children's reading program, a teen reading 'challenge, etc'? Can the developer involve the Library in planning rather than confrontation? ► Teens will come to hang out. It's just down the street from the High School and it's a mall. What else can be planned or designed for Teens and Tweens that will be "cool" yet provide an alternative to "hanging out." The developers said they can "sit and drink coffee." That's not reality or the reality we want to create. ► Can the Central Plaza be less concrete and more creativity? Nancy Curry and Ron Dechter Page 1 of 4 7/14/2009 ► Why is the design "European/Tuscany"? Why not get creative with a "Southern California Flair?" We don't need to be hum-drum or have another Mission-type fa9ade. But we can be uniquely La Costa. After all, people all over the world know La Costa for La Costa Resort and Spa and the Four Seasons and now Lego Land. We know how to be distinctive while still being Southern California. Our "mall" should be cutting edge in design! ► Is there a Community Room? A place for the Chamber of Commerce? Visitor's Bureau? Advertising for other Carlsbad destination points and activities? ► Is there a place where frazzled parents can go with children during shopping trips that will afford children creative space to let off energy and give parents respite? You want parents to keep shopping, not give up and go home when the kids get antsy. This space needs to address the needs of children of differing ages. ► What kind of cultural program could be designed for the project? Let's involve the Arts Council and develop programs to fit the size of the La Costa Town Square performance space. ► Can this be a model "Green Shopping Center?" Why shouldn't it be? ► How can this become a model of creative development for other communities to emulate? Water should be a primary factor in all planning and development decisions in California, San Diego, and Carlsbad. We are in an expected long-term draught (currently stage 2 but potentially much worse). La Costa Town Square is expected to use 202,717 gallons of water per day! La Costa Town Square is expected to use approximately 74 millions gallons of water per year! Traffic: I hope other residents will address the increase in traffic congestion this development would have on our major arteries and residential streets. Traffic from San Marcos and San Elijo that would not currently access 1-5 from La Costa Avenue will be funneled down it. Drivers are already having trouble turning from residential streets onto La Costa Avenue. This project will make it much worse. People trying to avoid tie-ups on La Costa Avenue will use residential streets like Cadencia as "short cuts." The "solution" to the Levante problem will not work effectively since it doesn't account for the traffic that backs up when people are unable to make a right turn onto Rancho Santa Fe Road. Nancy Curry and Ron Dechter Page 2 of 4 7/14/2009 In addition to those who attended the Planning Commission meetings, 25 residents plus my husband and myself showed up at a meeting at our house on a Tuesday morning at 10 am to view the developers plans and raise issues and concerns. (That's 10 am on a work day!) While the developer's Public Relations person kept wanting to show us slides of the property, we wanted to ask questions. It was very frustrating. We raised many concerns and we have seen little change in the plans based on community concerns rather than straight economic concerns. Some of the concerns raised were air quality, noise, light, property value decline for houses above the project, beautification of property (from above, at the Paseo Lupino entrance, and parking lots on the north end of the project), landslides in the area, water runoff, effects of blasting (several reported cracks and other problems on their property as a direct result of blasting for the "new" Rancho Santa Fe Road that were not addressed by the city), entrance signs as tall as the traffic light we can already see from our homes, declining property values and the number of houses "for sale." Additional questions addressed the height limits for building since the developer spent months(!) adding dirt and grading the 5.6 acre parcel to raise it up. Since the grading for the small parcel took many months, we are suspicious of the developers statement at the last Planning Commission meeting that the grading would only take about 2 months. According to the "Retail Market Trends United States" by Grubb and Ellis Research for summer of 2009 shows that the vacancy rate in malls ended the quarter at 7.9 percent, its highest level of the decade. However, the EIR Economic Report for the La Costa Town Square talks about a vacancy rate of 1.0 to 3.9 percent. The Economic report is Ol,Jt of date. In our community alone, we are aware of the recent closures of the following retail stores: Home Depot Expo, Linens N Things, Circuit City, Comp USA, and Vons. We are sure there are others. It was recently reported that many stores in San Marcos have gone out of business and the shops planned for San Elijo Hills have not been built. However, the EIR says La Costa Town Square will have no impact on the revenue of surrounding retail outlets. This is hard to believe. Nancy Curry and Ron Dechter Page 3 of 4 7/14/2009 This is our community and while there have been meetings where we have been allowed to express our concerns to the developer and the planning department, we think the community has not really had a full hearing like the one you are giving us now. I grew up in a town with a real town center. It was built around a square park, called "the green." The square had large and small stores, some with offices above, a church, small eateries, and a sizeable bus transfer station. There was parking around the square so that it was easy to get to stores, etc. and there was parking behind many of the stores to facilitate easy reach of their stores (no carrying packages distances to a single large parking area). Traffic moved slowly around the Square with traffic lights at each corner making walking and crossing the streets safe. There were paths throughout "the green" to allow people to walk efficiently from one side of the town center to the other, but also paths that meandered. There were lots of park benches, chess/checkers tables, several creative places for supervised children's play, and monuments to veterans and town "fathers." Feeding off from "the square" were side streets with lots of smaller bu~inesses and some large stores, the movie theater, and the library. The center of town was the place where people came to relax or to walk to other shopping in a less stressful manner. We had celebrations for Veteran's Day, Memorial Day, Fourth of July, and other holidays. It was a true Town Square, not a "shopping mall with a clock tower." We appreciate the time commitment it takes from all of you to serve as our Planning Commission. We also appreciate your sincere effort to understand and addres.s our concerns, suggestions, and our questioning as to whether this project should move forward in this or any other fashion at this time. Thank you very much. Nancy Curry and Ron Dechter Page 4 of 4 7/14/2009 Van Lynch From: Leif Gihbsson [clgihbsson@sbcglobal.net] Tuesday, July 14, 2009 4:35 PM Sent: To: Manager Internet Email Cc: Van Lynch Subject: La Costa Town Square Manager, We are writing about our opposition to and concerns regarding the La Costa Town Square project. I'm sure you have heard all of this before, but we want to go on record about: 1. The size of the project. 2. Several years of construction, ( trucks, dirt, noise, unhealthy air, blasting, cracks in sidewalks and driveways). 3. Displacement of animals (we already have enough from other building sites). 4. The use of water we don't have. OMWD asks each ofus to save around 13 gallons of water a day and this project will use 186,000 gallons a day. 5. Del very trucks to all of the businesses, (the most direct route is La Costa Ave. which has only one east bound lane on a long strech of the road. It is already difficult for cars to merge into larger streets where there are no traffic lights. The added traffic to and from La Costa Town Square will make this even more difficult. 6. LIGHTS, We don't need the sky lit up at night so we can't sleep. (The enviromental report says businesses will be asked to use as few lights as possible -only for security purposes - but of course every business will want lighs for security. And TWO gas stations that stay open late. Lights, lights, lights. An article in the newspaper recently stated that 25% of business locations in Carlsbad are empty and are expected to remain so until 2013. Is this a time to build more? We live at 3315 Cabo Ct. We see the locationofthe project from our house. We've lived here for 23 years and have gotten along very well without 2 gas stations, restaurants, shops, a dept. store, and a supermarket in the neighborhood. The area is inundated with these things, who needs more? Sincerely, Cleo and Leif Gihbsson 1 Leticia Trevino From: Sent: To: Subjec~: Hi Leticia, Kira Linberg on behalf of Manager Internet Email Wednesday, July 15, 2009 10:19 AM Leticia Trevino FW: Public Testimony La Costa Town Ctr July 15 Here is the first one. Please print a copy for each planning commissioner for tonight's meeting. Some more are on their way. Thanks! Kira From: Patricia Bleha [mailto:pcb@sbcglobal.net] Sent: Tuesday, July 14, 2009 9:05 AM To: Manager Internet Email Subject: Public Testimony La Costa Town Ctr July 15 You should reopen the public testimony regarding the proposed La Costa Town Center development at Wed. July 15 meeting of the Carlsbad Planning Commission. Pat Bleha Carlsbad resident Leticia Trevino From: Sent: To: Subject: Kira Linberg on behalf of Manager Internet Email Wednesday, July 15, 2009 10:19 AM Leticia Trevino FW: Planning Commission/La Costa Town Square Project From: Faye [mailto:divinemizm@gmail.com] Sent: Tuesday, July 14, 2009 3:50 PM To: Manager Internet Email Subject: Planning Commission/La Costa Town Square Project I have been a property owner and tax payer in Carlsbad for the last 30 years. During those years I have seen many changes to Carlsbad and La Costa. Most of them have been good and I have supported those decisions. However, the La Costa Town Square project is not a project that should be approved. The concerns are as follows: 1. The traffic on La Costa A venue has become impossible and often impassable. Until improvements are made to this street, the situation will continue to worsen. And to believe that the addition of a synchronized traffic light at Levante and Rancho Santa Fe Rd as a solution to the worsening problem is ridiculous. The City needs to fix the current traffic problems on La Costa Ave. before the Planning Commission moves forward and compounds it with bigger traffic problems. (Frankly, those poor people who live on the private streets (DeHesa St) close to Rancho Santa Fe will never be able to get out of their street. And that neighborhood has been paying their taxes since 1978) 2. Blasting and flying dirt. We all survived the blasting and years of unhealthy air during the grading of La Costa Oaks. SDG&E was washing the power lines every other week to keep them clean and functioning. The blasting cracked areas in my poured concrete patios and driveway--brand new in 2002. Noone from the developer's side or the City's offices EVER notified me that blasting would occur. Nor did I EVER hear of any remedy for the damage that we suffered. We did our own repairs. Now the developer of La Costa Town Square is going to start blasting again. Those new homeowners of La Costa Oaks, who have now spent a fortune to do improvements to their property, will suffer the same effects to their properties. And those of us who suffered the damages earlier will be going through it AGAIN! Is the City going to assume the liability for cracked patios, driveways, foundations for the blasting which is coming?? You will recall that the blasting caused several hillsides to fail adjacent to the old Rancho Santa Fe Road. Is the City and developer ready to assume the risk for those properties again? The dirt and flying debris in the air from the grading and prepping of this project will cause many unhealthful air problems. Children and adults with asthma will need to be warned. Will the City undertake these issues? How about the homeowners increased water usage in trying to keep their properties clear of the particulate landing on their houses, their new solar panels, their pools and roof top heaters. Ah yes, we are in a Phase 2 water shortage so we can't clean up our own properties due to lack of water, even though this project, by their own statement, will use almost 200,000 gallons per day. 3. This project is too late. I know that there has been commercial development slated for this location for almost thirty years. I remember when the proposals first came out. But, that does not mean that every square foot of La Costa needs to be paved over with parking lots, traffic lights, more grocery stores, more coff eee shops, more gas stations. If this project had been built at the time that the rest of La Costa Oaks was being built, it might have been successful. Right now, the neighbors don't want it and won't support the stores that are there. And to expect that the neighborhoods will be threatened with construction for years, as this project will 1 be phased, is untenable. Noone wants this project to move forward except the developer, and possibly the Planning Department. 4. It appears that the Planning Department has not been as forthcoming with information as they could have been. They are quite defensive when they take an inquiring phone call. Their answer to inquiry or complaint is, "Well, the information is all posted on our website." If you are an older taxpayer in La Costa with no computer ability, apparently you don't have the right to know what's coming. While the developer did schedule public outreach meetings, there were only two. Those meetings were held two consecutive nights at Stagecoach Park. If one was unable to attend either school night evening, your voice was not heard. And frankly, there was no real opportunity to offer negative comments while at those meetings. Negative comments were quickly rebuffed. This is a project that will affect hundreds of households in established and newer neighborhoods of La Costa, and affect several other cities. This is the only project that is due to be placed in the CENTER of an existing residential area, whether or not it was zoned commercial 30 years ago. It would seem that the Planning Department, as representatives of the taxpaying public, would want to offer many, many more opportunities for public outreach on this proposed project than they have. The fact that the Planning Department scheduled THIS hearing before this commission for July 1, one day before a long holiday weekend, leaves many to believe that some type of subterfuge is at play. We have been told that the Public Comment period before the Planning Commission is now closed. Those who could not attend on July 1 are out of luck. People want the opportunity to express their complaints and concerns about this project, but no adequate public forums have been scheduled. You owe it to the taxpayers of La Costa to offer up more public meetings, to provide adequate time to address the concerns, and offer the developer and Planning the opportunity to respond to these problems, long before a vote authorizing changes to the City's Master Plan and other variances are voted on. There has not been adequate public outreach on this project to vote upon it now. This project is unnecessary. There are already too many vacant commercial properties in Carlsbad and Encinitas. Too many households will be negatively impacted. Too many years of stress for the current taxpayers of this area. It will bring too much traffic, too much noise, too much dirt, unnecessary big box shopping, hurt our environment, too much lighting, unnecessary gas stations (with constant illumination in the middle of a residential neighborhood), and a ridiculous sixty foot clock tower that will be erected directly in the middle of the view corridor of homeowners who paid a lot premium to have a superior view.(And have the property tax bills to prove it.) Frankly, we have survived in La Costa for 30 years without this development. Many others believe that they can survive easily without it as well. What are you doing to beautiful La Costa? One of the many concerned La Costa residents 2 Leticia Trevino From: Sent: To: Subject: Kira Linberg on behalf of Manager Internet Email Wednesday, July 15, 2009 10:20 AM Leticia Trevino FW: JUiy 14 Plan Comm Public Testimony Reopen From: Patricia Bleha [mailto:pcb@sbcglobal.net] Sent: Wednesday, July 15, 2009 10:14 AM To: Manager Internet Email Subject: JUiy 14 Plan Comm Public Testimony Reopen You must reopen Public Testimony on La Costa Town Square proposed project because of its scope and huge traffic effect on the community. Patricia Bleha Carlsbad resident 1 Leticia Trevino From: Van Lynch Sent: To: Wednesday, July 15, 2009 2:45 PM Leticia Trevino Subject: FW: Van, a pros/cons letter for tonights La Costa Town Square meeting LT: FYI. Van From: Lorinda [mailto:lorindy@pacbell.net] Sent: Wednesday, July 15, 2009 2:43 PM To: Van Lynch Subject: Van, a pros/cons letter for tonights La Costa Town Square meeting This is a long message that you may wish to print out. If I can make it to tonight's meeting, I will read it aloud. If I cannot be there, I would greatly appreciate it if you would read it aloud in its entirety. I think this letter points out where we need to be on this issue, without undue emotion or panic. In essence: I am strongly in support of the Town Square but adamantly opposed to any further residential development. We must place a moratorium on residential development until housing prices stabilize upwards and all foreclosures and short sales are absorbed and off the market. You have my permission to use this letter in promotional mailings or advertising, but ONLY if printed in its entirety. The first part (above the line) is a summary of the development, and need not be included in any mailings. Project Description: The project site is generally located on the northeastern corner of La Costa Avenue and Rancho Santa Fe Road. The proposed La Costa Town Square project involves the construction and operation of a mixed-use project that includes an estimated 284,897 square foot community shopping center, 55,000 square foot Office space, 64 single-family detached residential units, and a 9.8 acre multi-family residential site. Contact: Van Lynch, Senior Planner, Carlsbad Planning Department 760-602-4613 or vlync@ci.carlsbad.ca.us. The local community shopping center is made up of 131,400 sq ft that includes restaurants, shops, banks, two gas stations, retail, small kiosks, 55,000 sq ft grocery and a 98,500 sq ft department store. The project includes a 64 lot single-family subdivision The 9.8 acre pad located on the westerly side of Rancho Santa Fe is proposed to be land use designated as Residential High density, which would allow a multi-family residential project of up to 128 units. To Whom It May Concern, Regarding the proposed La Costa Town Square, July 2009 I realize that the City needs the revenue from taxes and developer fees that will be generated by this plan, but the financial benefit is offset by the negative impact the overbuilding of residential development will have on our community. Property values are falling due to the blight of foreclosed homes which sit on the market for up to 6 months before finally being sold at a price far below the original mortgage amount. If we continue to build new homes, the incentive for buyers 1 to take the foreclosed and resale homes off the market will be nil, and will result in a further erosion of property values, and reduction in property tax revenues, not to mention further crowding of our already congested roads. The addition of 64 large homes (with an average of 8 cars per 4-bedroom residence), plus another 128 condominiums (with an average of 3 cars per unit) would add close to 1,000 daily commuters to our neighborhood streets. We don't need more cars on our streets, we don't need more residential crowding. We don't need a further erosion of property values. Why is it necessary to cover every inch of land with a house? Do we want to become the quagmire that is Los Angeles, or do we pattern our city after Santa Barbara ... a picturesque community where housing density is kept at a minimum, where shops, grocery stores, and city amenities are all within walking distance with a shuttle to outlying areas, and where property values are high due to scarcity of inventory? It is not the responsibility of La Costa to accomodate everybody who wants to live in La Costa. Many people would dearly love to live in Rancho Santa Fe, but you don't see that community building high-density development to the detriment of the country atmosphere just to be fair to everyone who wants to live there. When you can afford the area you want to live in, you move there. This leads me to the commercial portion of La Costa Town Square. I am strongly IN FAVOR of this commercial development. We need less residential development and more commercial development to create jobs for our local teenagers and adults. I highly doubt that a grocery store or even a box store will draw traffic from San Marcos, Escondido, Oceanside or even Encinitas. Why should it? Those communities have their own box stores and grocery stores. The commercial portion of the plan could actually reduce traffic on our roads (as well as reducing our girth) by encouraging residents to walk to the grocery store rather than driving down La Costa Avenue or Rancho Santa Fe Rd. to El Camino real to shop. One gas station is enough, but we could sure use another Post Office. Perhaps the City could give tax rebate incentives for Carlsbad employers to hire Carlsbad residents, and add a "road use tax" to the employer who hires more than 5% of its employees from out of Carlsbad zip codes. Idealistic, perhaps, but it would be wonderful for residents. It would reduce traffic and create a walkable community. I love the idea of the Town Center .... Aviara has it's own center within walking distance. Does Aviara have a glut of traffic? No. La Costa needs this center as much as it does NOT need any further residential development. Sincerely, Lorinda Pate La Costa Resident 2 Leticia Trevino From: Van Lynch Sent: To: Wednesday, July 15, 2009 3:06 PM Leticia Trevino Subject: FW: La Costa Town Square -----Original Message----- From: Ron Bolton [mailto:boltonmusic@roadrunner.com] Sent: Wednesday, July 15, 2009 3:02 PM To: Van Lynch Subject: Re: La Costa Town Square Dear Mr. Lynch, I've been a North County resident for 35 years (20 years in La Costa) and it truly saddens me to hear of another unnecessary mall proposed in our neighborhood. I realize that tax revenues must be appropriated but our neighborhood and most area residents would greatly appreciate you considering more of a community development project with homes, instead of retail stores/ mall. It's funny how "progress" always seems to benefit a small minority of business owners at the expense of local residents. My wife & I moved to Carlsbad 20 years ago to enjoy the best that North County living had to offer. Carlsbad was our "Dream Community". As the years have passed, it seems that our lifestyle has eroded in the name of "progress". I know you have a difficult job ahead of you but please put residents first and consider the bullet points below: * Retail sales are declining and commercial vacancies and commercial loan defaults are on the rise * Water is in short supply * More wastewater running off of large concrete parking areas would run right down the mountain into the ocean and further pollute out beaches (Carlsbad's biggest selling point) * Property values have already taken a devastating hit in our area * More traffic, noise, and light pollution aren't positive attributes for our neighborhood (which includes some multi-million dollar homes) * Carlsbad was once famous for our great beaches and casual lifestyle. Do we really need another "Starbucks", "Subway", or "Ralphs" in La Costa? * Carlsbad residents love Carlsbad because it has less of the ''homogenization" that seems to be needlessly occurring everywhere. Mr. Lynch ....... Please help save what we love about Carlsbad !!! Your consideration will be greatly appreciated. Sincerely, 1 Ronald Bolton 2 ~~}) Page 1 of 1 Gretchen Early ------------~-j~·d:f'-,,-._ ----------------------- From: Bryan Selby [theselbyfamily@y~,J~io.com] Sent: Thursday, July 09, 2009 8:19 F~lfi:i To: Gretchen Early ·~-~ _ Subject: Re: La Costa Town Center )Vii . I am the head of marketing for a pharma~i~litical company and would be happy and very capable to speak publically in favor of this project. : 1i!f , '~')' <,{ ; ·ki:?< Bryan Selby tt ;:'.f. -~ ____________ __;.c··~'~}~~/._ -------------- From: Gretchen Early <gearly@aspen-pi 6'8:~om> To: Bryan Selby <theselbyfamily@yahoo,s'.,ii ,1> Sent: Thursday, July 9, 2009 9:20:49 Al\:;;;n '. Subject: RE: La Costa Town Center Bryan, Thanks for your support. We may call on~~'1i to support us at the Council Hearing in August. ;:.t;;fi' Thanks, Gretchen Early Webster Project Development ASPEN PROPERTIES 8799 Balboa Avenue -Suite 270 San Diego, CA 92123 (858) 268-8901 Ext. 120 gearly@aspen-prop.com Note new e-mail address -------------~"if(-'-~---------------- From: Bryan Selby [mailto:theselbyfamil/@!i~hoo.com] Sent: Wednesday, July 08, 2009 9:38 Pfy!fl'.:f To: Gretchen Early Subject: La Costa Town Center "{;f: '·.\··;;:,. I very much support this project and look f~,ward to dinning and shopping there often. Good luck in the permit process! · ·, Bryan Selby 7260 Circulo Papayo Carlsbad, ca 92009 7/10/2009 Page 1 of 1 Gretchen Early From: Michael Mewborn [paccoastonfda1;~@yahoo.com] Sent: Tuesday, July 07, 2009 8:48 PM :·,,f" To: Gretchen Early Subject: Follow up Hi Gretche11, It was nice to meet you for the brief hi1{i,ient back at the Commission meeting. Please give me a call tomorrow so we ca11 touch basi!) I have a few suggestionsfr0111 some 'ifihe neighbors for mostly restaurants they'd like to see in the Square. Let me know how yoii iv_1J11ld like to receive them & I will pass them along. "): ._.·,:, Have a good day, Mike Mike Mewborn Real Estate Co11sulta11t The Mewborn Team www.mewbornteam.com (858) 205-2000 · · · · Your Coastal San Diego Real Estate Ex,TJert 7/8/2009 Grefchen Early From: Sent: To: Kathleen Sawyer [ksawyerhome@,~~)too.com) Tuesday, July 07, 2009 8:25 PM Ju Gretchen Early Subject: Fw: La Costa Town Square Upda\f\' Dear Gretchen >: Page 1 of 2 ' ,.·, __ ,,-._-.,.: .. -: I am a home owner in La cos,~a:)oaks (3 years) and have lived in nu states and communities ove~0tije last 20 years. One thing I like about car\~~Ad is the small town feel this commu gives people. unfortunately/At\~ dont have great services versus ot pl aces I have lived and cl e'a;13;l y you have an opportunity to make a I think you need to make La\;:ppsta Town square a destination area. big ... you need something th3,t\people will drive to. Gas stations, drug stores are not what wtll'.attract people. You need premium re entertainment, premuim groq~~~ like Bristol Farms (we have Henrys Jimbo's which have no sizzl~Ji, Get a BJ's, PF changs, che~s'e'. cake Factory, chop House, Bone Fi sh Wild Wings, and ESPN Zone. ;;' Ann Taylor, Pottery Barn, cij~{e and Barrel, Nordstron Rack, white Premium Jewelry, and other ,Jremium retailers is critcal. When I think of places like)t;he Irvine spectrum, Kalidescope, Gen Common (Geneva Ill), UTC, aq~tFashion Valley is what this area ne Pl ease think big r<,;; John sawyer '' 760-632-1427 ---on Tue, 7/7/09, The Mewhcirn Team <mmewborn@gmail.com> wrote: From: The Mewborn Team <mrn{vi.born@gmail.com> subject: La Costa Town SqtH~re update To: ksawyerhome@yahoo.com>'{F Date: Tuesday, July 7, 200$;/ 3: 10 PM Dear La Costa Oaks Neighbor, As you may know, the City of Carlsb,;tj Jield their planning commission meeting last Wednesd 1st to discuss La Costa Town Square. A}Lpromised, here is the update on the project. Pat O'Day -the general contractor ofih~'ixoject -ran the presentation. The project was started 1972. This is the third revision. As p.11tofthe project, the developer is paying $9.SM toward reducing traffic. · Some of the restaurants interested in (·qrrting to our neighborhood are: 7/8/2009 Page 2 of 2 St. Tropez Bakery and Bistro, The Chi>{,\fouse, The Daily Grill. Tonuny Bahama has expressed interest in being one of the retail store',. The developer expects to have a drug store and two gas stations -one with a car wash. · As of right now, Vons has the lead p<:Y~Lihh to be the grocery anchor. We have heard from a number of neighbors that they would really lo/f10 have a Bristol Farms for their daily fresh dinners. Some of the neighborhood participant{:equested The Cheesecake Factory, PF Changs, Ruth's Chris, and Souplantation. ·•· ·· Our estimate was that about 70% of tl1e fl~endees were for the project and about 30% against it. Although it does look like the project '3/ilLgo through, the developer DOES want to hear what we think. They do want to be able to go tb prospective tenants and show our feedback. If you have an opinion, PLEASE cont:ic!the developer and let them know what you would or would · not like to see in your neighborhood. · Please contact Gretchen at Aspen Propiriies at gearly@aspen-prop.com to express your opinions and desires. Also, please visit our blog and leave l::J1rifoents under the La Costa Oaks Neighbors page. We will forward all compiled information to (in:t.-:hen. Also, to log in to see La Costa Oaks pr~mcrties for sale or run a property search, you have a V1P password already set up. · · Usern)1iq¢: ksawyerhome@yahoo.com Pass\\brtt: @light Please SA VE this email with your uf:er;iiame and password. If you have any real estate questions or problems with the site, please contacl1is at (858) 205-2000. We look forward to serving ALL of your real estate needs! ··.· ,;,; Sincerely, Mike and Amy Mewborn The Mewborn Team www.coastalluxurysandiego.com Richard Realty Group -The Mewbcif~1)'eam 6986 El Camino Real Ste H, Carlsbad, CA 920C9, Tel:Mike -(858) 205-200 I Fax:866-465-0389 .. · Email: mmewborn@gmail.com Website:http://www.mewbornteam.com/ ;·f You have received this email because /,ii r :pvided your email address to The Mewborn Team, most likely in the course of a business activity. If you do ·,1i,t,:i1ant to receive any more mailings, you will be removed by clicking here. 7/8/2009 Page 1 of 2 Gretchen Early -------------~.•·······.,,..· ------------------------ regi wensel [regiwensel@hotm.Jli;;{om] From: Sent: ;::;)II:;~, ( Tuesday, July 07, 2009 4:41 PM;)d To: Gretchen Early Subject: La Costa Project Hi Gretchen, My name is Regi and I am a 45 yeat ;md woman. I am a flight attendant and as you can imagine I have seen i'i ··. just about every city in this country:'•);(veral times over:). I've seen developed areas that totally appeal to the · it people and reap the rewards, and, 1Jf,seen developments that just threw some things into a block of land and they : i· sit there empty with their commercj.~JJ~al estate for lease signs and a car, here and there, in the parking lot. ?Fifi We live just a few blocks from whe~q\~his developement will be taking place and are very pleased that the area Vi\' : is going to be developed. As I am s4'•f, you have noticed there really is nothing in the area where the local residents ' · can walk to and congregate, have a' Qfre dinner, do some shopping, or just have a place to walk to catch a movie and He.: dinner or enjoy having a cup of coff~n1while visiting with other La Costa residents. '· My hope would be that this doesn't}~,);, into something where you just simply go to get gas or grab a few things ?j ·· .. • · at the grocery store by driving in, P.P\~ipg, grabbing whatever, and getting out as quickly as you can. But rather '.\I. a beautiful area that gives us that ir\'iting feeling that makes us want to walk to it and really enjoy the atmosphere ... that was created by your developin~J:tJ;am. We also have a home in the North Pt{f,,:~nix area and we have two shopping centers, about 12 miles apart from each other, thai:{,:(,me to mind. One, was developed into a beautiful shopping area with waterfalls, huge\fir;:~place, a stage for performing, with lots of shops, movie theater, restaurants, and it to~fly beckons for people to go there and enjoy themselves and spend, spend, spend:\·· The other however did not capture thit.feeling. Sure it has shops, restaurants, and a movie theater but it did not create . ;;;;,. an inviting atmosphere where it saiqLft1ey, come here and enjoy yourself, grab some lunch, go to a movie, or buy that shirt you :hi see in the window". The first is alw,1\{hcrowded with people spending time as well as money and the second is like a ghosffiwn with just a casual car or two driving through. I truly hope that going to all this expl!1Jse you make an area where we "want" to go to just to be in an environment that is :,:{ a beautiful, comfortable, enjoyable pl~\:e to go. I am more than happy to go to a well thought out development and drop >f. $50-$100 or more when they have ~mi~ the extra and made it someplace special. But, if it's just another corner, with , ic;' a place to get gas and some milk, nilrn~ep on driving tit I find that "special" corner that somebody made sure was a little ·. ,a;.: bit of everything ..... ambiance, coN;enience, special. 7/8/2009 thanks so much for the time and sincerely, Regi Wensel 7432 Circulo Sequoia Carlsbad, Ca 92009 Windows Live™ SkyDrive™: Get 25 7/8/2009 Page 2 of 2 are putting into this project. -------------------· ····~----····· free online storage. Get it on your BlackBerry or iPhone. Page 1 of 1 Gretchen Early _______________ {J!).f:~:'. -------------------------- Cary Fredricks [cary@fredrick,;~{tric.com] From: Sent: .-~··;:;;~/;. Tuesday, July 07, 2009 2:59 Pl-A::\,; ;·:J1~~.·tl To: Gretchen Early ,;}, Subject: La Costa Town Square . <{: Good afternoon Gretchen, .· ,i' I for one would love to have a Vons in otNijt~ighborhood Possibly a Roberto's Taco shop how about a Starbucks or a Roy's or some sort of Sushi/Just my two cents ',: ·;::?:' Regards, Cary Fredricks ph.(760)436-9172 fax(760 )436-0544 Statement of Confidentiality: This message aYi~J:h{1y attachments may contain confidential information. It is solely for the use of the intended recipient. If you a(;t1~ft an intended recipient, you are hereby notified that you received this email in enor. The inforn1ation may also'b,jfonfidential and/or legally privileged. Any use, review, disclosure, reproduction, distribution, copying of, or re!fr:~c'i:.on, this email and any attachment is strictly prohibited. If you are not the intended recipient, please immediatel/lli1ufy the sender by reply email and delete this message and any attachments. Thank you for your cooperatior{\;f:? :.~Jf>ir . ~'.-" ,;;., :/:~.:;;~:-'. Email is covered by the Electronic Communi1:i1t(dns Privacy Act, 18 USC SS ~: ~:\·.:~· 2510-2521 and is legally privileged. 7/8/2009 Gretchen Early From: Karen_Lopez@cymer.com Sent: Tuesday, July 07, 2009 9:19 To: Gretchen Early Subject: La Costa Town Square Hello Gretchen -I live in La Costa Oaks some information {and your input. Thank you for 'listening' . ...,,,,n::irn SUGGESTIONS grocery store -high end market like restaurants -Cheesecake Factory, PF . other -do-it-yourself-pottery (like Color NOT A SUPPORTER FOR gas stations -I understand you plan to 7/8/2009 Page 1 of 1 to provide my input on La Costa Town Square. I got another neighbor and she said you are looking for more Lopez ~rms or Whole Foods Ruths Chris, Sushi, St.Tropez, frozen yogurt ... I'd like zero, but worst case, only 1 Gretchen Early From: Sent: To: Subject: lraustin@roadru~ .. ~¢\l.com Tuesday, July 07'.;2()09 4:17 PM Gretchen Early >,< i. Hi we have beenc'qi}cerned of traffic congestion and also selfishly concerned the new center at Lacosta will b10:::i:_our ocean view from our home in La Costa Oaks. I don't feel we need another shoppinf i:ef1ter however if one does get built all of my friends And myself included would LOVE a 1Jillpplantation. Thank you. sent from my Verizon wireless Blat:kfforry 1 Gretchen Early From: Bryan Selby lth~>~,:;,lihvt!'lmilv((J)Vl'! Sent: To: Gretchen Early Subject: La Costa Town Center I very much support this project and permit process! Bryan Selby 7260 Circulo Papaya carlsbad, ca 92009 7/9/2009 Page 1 of 1 to dinning and shopping there often. Good luck in the ,::);~- \~i,\~: iti,~} t<:rn _G_re_t_c_h_e_n_E_a_r_ly ________ ___,)~~, .. · ------------------------- From: Sent: To: Subject: Hi Gretchen, B Diamond [bdia',6B\id@roadrunner.com] Tuesday, July 14 ggog 10:20 AM Gretchen Early · ':;;: La Costa Town E gLl\ire ;., :.J we met at last the planning commt)lij on meeting last week and I wanted to share with you ideas we feel would be successful <'rr,: the new center. we live in La Costa Oaks and it wi 11 be an easy walk for us to enjoy ~&i~estaurants and shops. , ···';s'·•'- ;.,:.y.tf,, · ~\~f!0~Zt~0 h;~:: style healthy co,A(t'ng, including grilled chicken, wraps, soups and salads. X;i; Fine dining, perhaps Italian and/,>:JifContinental. seafood restaurant, serving fresh ;ffsh For chain restaurants, we'd love t~i'fsee a PF changs and California Pizza Kitchen we and many of our neighbors beli\i,Ib having two gas stations is clearly over-kill and not appropriate for a center of this 'q,i/llity, not to mention the toxic exposure issues. Thanks for considering our input,;i~: Bonnie Diamond 760-436-5010 bdiamond@roadrunner.com 1 EDAWlnc 1420 Kettner Boulevard, Suite 500, San Diego, California 92101 T 619.233.1454 F 619.233.0952 www.edaw.com July 15, 2009 Mr. Van Lynch City of Carlsbad Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 Dear Mr. Lynch, EDAW AECOM Subject: Letter from Law Offices of Everett L. Delano Ill Re: La Costa Town Square EIR EDAW staff has reviewed the comments from Mr. Delano, which concern perceived deficiencies in the La Costa Town Square EIR. A brief summary of each point raised by Mr. Delano is provided below, followed by our response in relation to statements in the EIR or provisions of the California Environmental Quality Act (CEQA). "The EIR's discussion of land use impacts is insufficient. The EIR fails to discuss the difference in open space from that required by the La Costa Master Plan." Response: The open space design of the La Costa Master Plan and the project is described on page 5.1.9 of the EIR and illustrated in Figure 5.1-3a. The figure shows that the Master Plan includes a total of 4.4 acres of open space and the project proposes approximately 5.6 acres of open space. Therefore, the project is in compliance with the Master Plan. "The EIR fails to provide an adequate discussion of noise impacts." Response: Page 5.4-13 of the EIR describes the results of off-site traffic noise modeling shown in Table 5.4-6 and states that an increase in noise level by 3 dBA or less would be less than significant if it occurs where the existing noise level exceeds the 60 dBA threshold. The only location where 3 dBA is exceeded is at a commercial driveway on La Costa Avenue east of Rancho Santa Fe Road and, because commercial use is not a noise sensitive land use, the impact at this location is less than significant. "The EIR incorrectly applies the standards for hillside protection in the City's Hillside Development Regulations." Response: Consistency with the Hillside Development Regulations is evaluated on page 5.1-20 of the EIR and describes the locations where grading standards are exceeded. The Hillside Development Regulations allow the applicant to request modification of the grading standards and provide justification for consideration by the City Council. Unusual circumstances of the site are described on pages 5.1-20 and -21 of the El R, on page 19 of the staff report, and on page 16 of the "Candidate Findings and Statement of Overriding Considerations." The EIR concludes that no significant land use or visual aesthetics/grading impact would result from the proposed project grading. Mr. Van Lynch City of Carlsbad July 15, 2009 Page 2 'TTihe EIR fails to provide adequate mitigation for several traffic impacts ... [t]he California Supreme Court has ruled that an agency may not avoid analyzing and mitigating the impacts of its project merely on the basis that it did not have the authority to address such impacts." Response: The EIR does not avoid the responsibility to analyze traffic impacts in areas where the City has no authority to mitigate the impact, specifically within the cities of San Marcos and Encinitas and within Caltrans' 1-5 right-of-way. Table 5.2-20 of the EIR provides the results of traffic analysis conducted on arterials outside Carlsbad that the project's traffic would impact; and Table 5.2-19 analyzes project impacts on 1-5 segments. The 1-5 segments are currently operating at LOS F and most of the San Marcos and Encinitas segments impacted by the project are projected to operate at LOS E or F without the project in year 2030. In addition, Table 5.2-26 identifies improvements needed to reduce or mitigate project impacts to facilities within these jurisdictions. Lacking the statutory authority to accomplish these improvements, CEQA Section 15091(a)(2) allows the City to find that mitigation is "within the responsibility and jurisdiction of another public agency." Facts supporting this finding are on pages 26-28 of the "Candidate Findings and Statement of Overriding Considerations." "Similarly, the EIR fails to provide further mitigation for air quality or for noise impacts." Response: Air Quality -The project's significant impact of CO and PM10 emissions results from commercial traffic. Draft findings on page 38 of the "Candidate Findings and Statement of Overriding Considerations" state that avoiding significant CO and PM1 O emissions impacts would require reducing vehicle use from 25,516 ADT to 6,000 ADT. This level of mitigation would not be feasible. Noise -The only noise impact not fully mitigated is from blasting; and mitigation measures to reduce drilling and blasting impacts are provided on pages 5.4-16 and -17 of the EIR. Draft Findings are provided on page 39 of the "Candidate Findings and Statement of Overriding Considerations" of why it would not be feasible to fully mitigate noise impacts from blasting. "[T]he EIR's discussion of blasting mitigation is insufficient. Informing purchasers at the time of escrow will do nothing to mitigate impacts associated with blasting." Response: The letter incorrectly states that "informing purchasers at time of escrow" is proposed. Mitigation measures on page 5.4-16 and -17 of the EIR for impacts to existing residences are: N-1 Portable sound wall during drilling N-2 Notification prior to commencement of blasting "The EIR also illegally defers mitigation. Measure N-6 requires interior noise study but does not say when or what is to be done if noise exceeds applicable standards." Response: Mitigation Measure N-6 (EIR page 5.4-17) requires that studies be conducted to demonstrate adequate noise attenuation if two-story dwellings are proposed to be built within the project on lots 34 through 48 adjacent to Rancho Santa Fe Road. The proposed project's conditions of approval require that this study be conducted prior to building permit issuance for homes on these lots. "The EIR fails to discuss reasonable and feasible mitigation for potential flooding Impacts ... " Response: Mitigation Measure H-1 on EIR page 5.9-14 for potential flooding from dam failure is the same as was required for the adjacent development east of Camino de los Coches. EDAW I AECOM Mr. Van Lynch City of Carlsbad July 15, 2009 Page 3 "The EIR fails to discuss possible solar panels and other ways in which to mitigate greenhouse gas emissions." Response: Mitig:;,ition measures to reduce greenhouse gas emissions are provided on EIR pages 6-27 through 6-30 and include use of solar panels and other feasible methods that would be considered for inclusion in project plans during each phase of project development. "Inadequate Alternatives Analysis" Response: Mitigation of all project impacts would require adoption of the No Commercial Development alternative that was rejected as infeasible because "it does not meet several core objectives of the project..." (see EIR page 7-5). CEQA Guidelines Section 15126.6 states that " ... the EIR need examine in detail only the [alternatives) that the lead agency determines could feasibly obtain most of the basic objectives of the project." Deletion of the commercial component would not meet the project's basic objectives. Of the alternatives analyzed in detail, the .environmentally superior alternative is identified as Biological Open Space alternative, which is analyzed on pages 7-12 through 7-16 of the EIR and would replace the single-family neighborhood with biological open space. The analysis concludes that "development according to this alternative would not meet certain basic objectives of the proposed project. The Alternative ... project would not increase the City's tax base for residential uses as much as the proposed project, and would offer a lesser range of housing types, styles and price levels." Yours sincerely, Jerry Mclees, AICP Senior Environmental Planner EDAW !AECOM