HomeMy WebLinkAbout2011-10-19; Planning Commission; ; EIR 09-01|GPA 09-02|ZC 09-02|LFMP 15E|RMHP 96-01D|CUP 09-02|SDP 09-02|HDP 09-02|HMP 09-02|SUP 09-02| - DOS COLINASThee City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: October 19, 2011
Application complete date: February 10, 2010
Project Planner: Shannon Werneke
Project Engineer: Jeremy Riddle
SUBJECT: EIR 09-01/GPA 09-02/ZC 09-02/LFMP 15(EVRMHP 96-OUDVCUP 09-
02/SDP 09-02/HDP 09-02/HMP 09-02/SUP 09-02 - DOS COLINAS - Request
for a recommendation of certification of the Refined No Affordable Housing Site
Alternative of a Final Environmental Impact Report, including the Candidate
Findings of Fact and a recommendation of adoption of a Mitigation Monitoring
and Reporting Program; a recommendation of approval for a General Plan
Amendment, Zone Change, Local Facilities Management Plan Amendment, and
Residential Mobile Home Park Permit Amendment; and a request for approval of
a Conditional Use Permit, Site Development Plan, Hillside Development Permit,
Habitat Management Plan Permit and Special Use Permit for the development of
a 305-unit continuing care retirement community for seniors, including 58
cottages, 166 independent living units, 20 of which will be restricted as affordable
units, a 81-room/95-bed assisted living/congregate care facility, and the relocation
of the Rancho Carlsbad Estates recreational vehicle storage and garden area (from
APN 168-050-36 to APN 209-060-70) on a 46-acre property generally located
north of Sunny Creek Road, south of Cannon Road, east of El Camino Real, and
west of the future extension of College Boulevard Reach "A," in Local Facilities
Management Zone 15.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6825
RECOMMENDING that the City Council CERTIFY the Refined No Affordable Housing Site
Alternative of the Final Environmental Impact Report (EIR 09-01), including the Candidate
Findings of Fact and a Mitigation Monitoring and Reporting Program, ADOPT Planning
Commission Resolutions No. 6826, 6827, 6828 and 6829 RECOMMENDING APPROVAL of
a General Plan Amendment (GPA 09-02), Zone Change (ZC 09-02), Local Facilities
Management Plan Amendment (LFMP 15E), and Residential Mobile Home Park Permit
Amendment (RMHP 96-0ID) and ADOPT Planning Commission Resolutions No. 6830, 6831,
6832, 6833, and 6834 APPROVING a Conditional Use Permit (CUP 09-02), Site Development
Plan (SDP 09-02), Hillside Development Permit (HDP 09-02), Habitat Management Plan Permit
(HMP 09-02) and Special Use Permit (SUP 09-02), based on the findings and subject to the
conditions contained therein.
II. INTRODUCTION
West Living R/E, LLC, has submitted an application for the development of a 305-unit
continuing care retirement community (CCRC) for elderly residents as well as a request to
relocate the existing Rancho Carlsbad Estates RV storage and garden area currently located at
o
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APN 168-050-36 to the subject property. The Dos Colinas project site is located on a vacant 46-
acre parcel in the northeast quadrant of the city (APN 209-060-70) and outside of the coastal
zone. The property is generally located north and east of El Camino Real and south of Cannon
Road. The project site's eastern boundary will ultimately be defined by the extension of College
Boulevard Reach "A" which was previously analyzed and approved pursuant to the Final EIR for
the Calavera Hills Master Plan Phase II, Bridge and Thoroughfare District No. 4 & Detention
Basins (EIR 98-04, SCH No. 99111082).
A Draft Environmental Impact Report (EIR 09-01) was prepared for the Dos Colinas project and
noticed for public review in November, 2010. As discussed in the Foreword to the Final EIR, as
a result of comments received from the public on the Draft EIR with respect to the project's
potential inconsistences with the Habitat Management Plan (HMP), staff is recommending
implementation (with applicant concurrence) of the Refined No Affordable Housing Site
Alternative, which is an environmentally superior alternative to the original project that is
consistent with the HMP. Implementation of the Refined No Affordable Housing Site
Alternative includes the following changes to the original Dos Colinas project which are
reflected in the current project presented for consideration:
• Elimination of an affordable housing site which was originally proposed to be developed
at the northeast corner of Sunny Creek Road and College Boulevard (APN 209-060-68).
As discussed in greater detail below (Project Description), in lieu of developing APN
209-060-68 with a multi-family affordable housing project, the applicant will have the
option of restricting 20 of the independent living units on-site as lower-income
inclusionary units or to purchase 24 units offsite in a combined inclusionary housing
project in the northeast quadrant; and
• Removal of all development on an equestrian property (APN 209-060-71) in which Agua
Hedionda Creek is located.
The combined result of eliminating the affordable housing site and removing development from
the equestrian parcel, including an area located within the Agua Hedionda Creek floodplain, is an
alternative which reduces the environmental impacts associated with the project. Pursuant to the
Final EIR, the project has been reviewed for consistency with the California Environmental
Quality Act and no significant unmitigable impacts were identified. A Mitigation and
Monitoring and Reporting Program (MMRP) has been developed for the Refined No Affordable
Housing Site Alternative to the Dos Colinas project and staff is recommending adoption of the
MMRP. As mitigated, designed, and conditioned, the project is consistent with all applicable
standards and policies; thus, the applicable findings to approve the project can be made.
III. PROJECT DESCRIPTION AND BACKGROUND
The project site consists of a 46-acre parcel of land which ranges in elevation from
approximately 60 to 144 feet above mean sea level (MSL). Generally, the topography of the site
is characterized by two large hills located within the central and eastern portions of the site and
low-lying terrain located in the floodplain along the southern and northwestern boundaries of the
site. Agua Hedionda Creek currently runs from east to west on a parcel adjacent to the southern
boundaries of the project site and Little Encinas Creek runs from east to west on a parcel owned
by Rancho Carlsbad to the north of the project site. The subject parcel is characterized as
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undeveloped land comprised of native and non-native vegetation; large portions of the project
site have been historically used for agricultural purposes.
Land uses surrounding the property include a private recreation parcel developed with tennis
courts and an RV storage area for the residents of the Rancho Carlsbad Estates community as
well as Sage Creek High School, which is currently under construction, to the north; vacant land
approved pursuant to EIR 98-02 (SCH No. 99111082) for the development of the future
extension of College Boulevard Reach "A," two single-family residential subdivisions and a
multi-family mixed income project (i.e., Cantarini Ranch and Holly Springs, EIR No. 02-02,
SCH. No. 2002101081) to the east; the Rancho Carlsbad public golf course, an equestrian area,
and Agua Hedionda Creek to the south; and Rancho Carlsbad Estates, a 504-unit condominium
mobile home park to the west. The project site has an existing General Plan Land Use
designation of RLM (Residential Low-Medium Density, 0-4 dwelling units per acre) and OS
(Open Space) and a zoning designation of L-C (Limited Control). The L-C zone is an interim
placeholder zone for areas where development plans have not been formalized.
The Dos Colinas project consists of the subdivision of the 46-acre site into three parcels which
will be developed with the following land uses: professional care facility, RV storage and
garden area for Rancho Carlsbad Estates, and open space. Each of the proposed land uses is
described in greater detail below. In addition, as further discussed in Section I of the staff report,
the applicant intends to phase the recordation of the tentative parcel map to facilitate the
relocation of the existing RV storage area associated with the development of the extension of
College Boulevard Reach "A" and Detention Basin "BJ."
Parcel 1- Continuing Care Retirement Community
Parcel 1 of Minor Subdivision (MS 09-04) is proposed to be developed with a 305-unit
continuing care retirement community (CCRC) for elderly residents. The CCRC development is
proposed to be located on a lot 35.31 acres in size and includes 58 detached single-story cottages,
166 apartment-style independent living (IL) units, and a 81-room/95-bed assisted
living/Alzheimer facility.
Pursuant to the Carlsbad Municipal Code, the units are classified as a professional care facility
(CMC Section 21.04.295) as well as commercial living units (CMC Section 21.04.093). In
general, a CCRC offers a continuum of care which includes housing and a wide range of
medical, social and recreational services for seniors. As West Living, LLC, intends to maintain
ownership and maintenance responsibilities for the community, the CCRC does not include a
transfer of any real property or interest to the residents. Because there is no transfer of title in
the form of real estate, there are no residential lots; instead, the residents enter into a contractual
agreement which guarantees a certain level of service and health care for an extended period of
time. Further, as a result of this arrangement, the CCRC does not come under the regulatory
jurisdiction of the California Department of Real Estate.
West Living, LLC, proposes to develop a total of 166 independent living (IL) units, consisting of
59, one-bedroom and 107, two bedroom units. The IL units are intended to function as
apartments and will include kitchens and laundry facilities. In order to comply with the city's
inclusionary housing requirements (CMC Section 21.85), 20 of the 166 IL units are proposed to
be restricted as low income affordable units and are designated as such on the project plans. As
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an alternative, the applicant also has the option of providing 24 affordable units offsite by
participating in a combined inclusionary housing project in the northeast quadrant; the
inclusionary housing analysis is discussed in greater detail in Section E below.
The IL buildings are proposed to be centrally located on the project site within three, three-story
buildings. The buildings will be approximately 15-25 feet below the finished surface elevation
of College Boulevard Reach "A" and setback a minimum of 100 feet from the street frontage.
The IL buildings will have a combined floor area of 314,464 square feet and a maximum height
of 35 feet (with non-habitable architectural projections up to 47 feet in height).
Interior recreation amenities include a game room, wine bar, billiards, art studio, gym, salon/spa,
theater, lounge, gift shop, and a computer/internet area. In addition, a total of four recreation
courtyards are proposed in between each of the wings (i.e., west side) of the IL buildings. The
courtyards will be available for use by the IL and cottage residents. Amenities such as putting
greens, a koi pond, bocce ball, a swimming pool and spa, picnic areas, outdoor garden area, as
well as a greenhouse/gardening center will be provided. Each of the courtyards will be accessed
by the residents of the cottages via a pedestrian promenade, which is located to the rear of the IL
buildings. With the exception of emergency fire access, no vehicular access will be allowed
throughout the promenade.
A total of 81 assisted living (AL) units (total of 95 beds) will be located within one, two-story
building, which will be detached from, and located south of the independent living unit
buildings. The two-story AL building ranges in height from 27 to 30 feet (with architectural
projections up to 37 feet in height) and has a floor area of 82,070 square feet. The AL building
will be located approximately 5-10 feet below the finished surface elevation of College
Boulevard Reach "A."
A total of three courtyards are proposed for the AL units. Due to the nature of the care provided
to the residents, the courtyards will only be available for use by the AL residents and will not be
accessible from the exterior perimeter of the building, unless in the event of an emergency. Each
courtyard will be landscaped and include seating areas. Interior amenities for the AL building
include a library, arts and crafts room, a theater, as well as several living/sitting rooms.
Parking for the IL and AL units will be provided by a 278-space surface parking lot and a 54-
space subterranean parking garage located within IL Building #3. While reciprocal parking will
exist between the independent and assisted living unit buildings, surface parking spaces are
proposed directly adjacent to each of the buildings to provide convenient and accessible parking
for the residents, guests, and employees of the community.
A total of 58 single-story cottages, several of which will be attached to create duplexes, are
proposed to be located in three clusters throughout the development (i.e., northern, southern, and
western clusters of cottages). The cottages will have a maximum height of 18 feet and range in
size from 1,150 square feet to 1,650 square feet. A breakdown of the unit types is as follows:
• 4, one bedroom/one bathroom + den
• 11, two bedroom/two bathroom
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• 13, two bedroom/two bathroom + den
• 8, three bedroom/two bathroom
• 22, one bedroom/one bathroom + den designed as duplexes (i.e., total of 11 duplexes)
Parking for each of the cottages/duplexes will be provided by an attached two-car garage. In
addition, a total of 20 guest parking stalls will also be provided and distributed throughout each
cluster of cottages. A number of pocket parks, plazas, and open space with passive recreation
will be provided throughout each cluster of cottages. The park and plaza near the northern
cottage cluster would include a small amphitheater, fountain, seating areas, children's play
structure, flower gardens, trellis, fireplace, picnic tables, and a barbeque area. The open space
with passive recreation near the southern cottage cluster would include a trellis, seating areas, a
pedestrian walkway, fruit trees, and raised decorative planters.
Primary access to the Dos Colinas site will be provided by two private, gated, and signalized
driveways located off of a new extension to College Boulevard, which is more specifically
referred to as College Boulevard Reach "A". While this extension is proposed to be constructed
as part of the Zone 15 development, the impacts associated with the construction of College
Boulevard were previously-analyzed and approved pursuant to a separate Environmental Impact
Report which was certified in 2001 (Calavera Hills Master Plan Phase II, Bridge and
Thoroughfare District No. 4 and Detention Basins EIR 98-02, SCH No. 99111082); therefore,
the impacts associated with the construction of this road have not been analyzed or mitigated as
part of the Dos Colinas project.
In addition, an emergency access driveway through the community which connects to Rancho
Carlsbad Estates via Rancho Carlsbad Drive is proposed adjacent to the southern perimeter of the
RV storage area. The emergency access driveway is intended to provide secondary access to
College Boulevard for Rancho Carlsbad Estates. A private access road for the maintenance of
offsite sewer improvements is also proposed in between the northern cluster of cottages and a
proposed hydromodification basin. The private road will tie into Don Carlos Drive to the north,
which is a private driveway located within the Rancho Carlsbad Estates recreation parcel.
Internal access throughout the site will be provided by a looped driveway located around the
perimeter of the IL and AL buildings, with separate private roads/driveways proposed off of this
road as well as interconnecting walkways for each of the cluster cottages. A pedestrian
promenade with emergency fire access would be located to the rear of the IL buildings. The 28-
foot-wide driveway would include enhanced asphalt concrete paving, areas of accent paving,
entrance walkways, decorative street lights, and safety fencing. A looped driveway for the
northern cluster of cottages which connects to the primary northerly driveway will also be
provided.
To further assist in meeting the daily needs of the residents, West Living will provide a daily
shuttle service. Staffing for Dos Colinas will consist of approximately 180 "full-time equivalent"
(FTE) employees. The facility will run a three-shift operation to provide 24-hour coverage and
care for its residents. The largest shift will consist of approximately 80 people and will staff the
community during the normal weekday period ("business hours"). During the evening shift, the
number of employees onsite will drop to approximately 40 people, while approximately 20 will
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work the overnight shift. Peak street traffic resulting from employees will occur around shift
changes which are anticipated at 7:00 a.m., 3:00 p.m., and 11:00 p.m. Deliveries will typically
include single unit trucks and vans and are anticipated to occur on weekdays with a range of two
to five deliveries per day, scattered throughout the day.
Architecture for the cottages, as well as the IL and AL units incorporates a
Spanish/Mediterranean theme and includes details such as an earth tone smooth trowel stucco,
concrete "S" tile roofing, decorative cornices, architectural towers, stone veneer accents,
trellises, a wide variety of window fenestration with foam trim, as well as decorative railings and
quatrefoils.
As the existing topography includes two large rolling hills up to 60 feet in height located in the
central and eastern portions of the project site, the proposed project includes grading which will
create a flat building pad which is conducive for the development of a professional care facility
for seniors. Grading for the project will be balanced on-site (i.e. no export or import of material)
and will require a total of 583,280 cubic yards of cut and 583,280 cubic yards of fill. The project
grading design incorporates contour grading as well as variable slope gradients. Manufactured
fill slopes with a maximum height of 30 feet are proposed along the western boundary (i.e.
adjacent to cottages); a mixture of cut and fill slopes with maximum height of 20 feet are
proposed along the eastern property line (i.e., adjacent to College Boulevard). Several large
detention basins are proposed to address storm water and hydromodification requirements. The
detention basins are primarily located along the project's western perimeter and will be
encumbered with open space easements. As discussed further in the staff report, grading within
the floodplain is proposed to raise that portion of the RV storage area currently located within the
floodplain (described below) as well as portions of the building pads for the development of the
cottages and independent living unit buildings out of the Agua Hedionda Creek floodplain.
To address noise mitigation requirements, a six-foot-tall masonry noise wall with a landscaped
berm (up to four feet in height) is proposed along the eastern property line (i.e., College
Boulevard frontage). In addition, the noise wall is proposed to wrap around each of the
entrances into the community as well as around the southern property line adjacent to the
southern cluster of cottages for a distance of approximately 210 feet. To take advantage of views
of Agua Hedionda creek to the south, the noise wall in this area of the site is proposed to be a
combination of glass and masonry material. The masonry portion of the sound wall is proposed
to have a decorative finish to complement the architecture in the community and will be
enhanced with landscaping along the entire extent, including the College Boulevard frontage.
Ultimately, the combination of the sound wall and landscaping will assist with screening the
project from College Boulevard.
Parcel 2- RV Storage/Garden for Rancho Carlsbad Estates
Pursuant to a previously-certified Environmental Impact Report for the Calavera Hills Master
Plan Phase II, Bridge and Thoroughfare District No. 4 & Detention Basins (EIR No. 98-02, SCH
No. 99111082), the existing RV storage area for Rancho Carlsbad Estates will be displaced by
the construction of Detention Basin "BJ", a required facility of the City's Drainage Master Plan
as well as a required improvement pursuant to the Zone 15 Local Facilities Management Plan.
As a result, the relocation of the existing RV storage area is required as mitigation (pursuant to
EIR 98-02 and LFMP 15E) prior to the installation of Detention Basin "BJ."
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Because the Dos Colinas project includes the construction of Detention Basin "BJ", the
relocation of the RV storage lot, including a garden area, is included as a component of the
project. Specifically, the existing RV storage and garden area for Rancho Carlsbad Estates is
proposed to be relocated from a parcel (APN 168-050-36) currently located southeast of the
intersection of College Boulevard and Cannon Road and northeast of the existing Rancho
Carlsbad residential community, to proposed Parcel 2 (6.73 acres) of the Dos Colinas project.
The size of the proposed RV storage area, exclusive of the garden, is 2.1 acres and is proposed to
accommodate up to 64 recreational vehicle spaces and 6 passenger/visitor vehicle spaces. The
Rancho Carlsbad community garden is a voluntary use which is not required to be incorporated
as part of the mobile home park community pursuant to the Zoning Code; however, a 2.8-acre
area for a garden has been included as part of the proposed RV storage relocation since it is an
existing use which Rancho Carlsbad would like to retain.
The RV storage and garden lot is proposed to be located along the northwestern boundary of the
Dos Colinas CCRC project, adjacent to a detention basin located in between the RV site and the
northern cluster of cottages. It will be located approximately 40 feet from the existing easterly
property line for Rancho Carlsbad Estates and screened around the perimeter with a decorative
wall ranging in height from six to eight feet as well as landscaping. The grading to support the
new RV storage area would include the placement of approximately 5-6 feet of fill above the
existing grade, a portion of which is currently located within the floodplain.
The lot will be privately utilized by Rancho Carlsbad Estates and is intended to ultimately be
owned and maintained by the residents of Rancho Carlsbad Estates. Therefore, primary access
to the RV storage and the garden plots are proposed to be taken from Rancho Carlsbad Drive and
Don Juan Drive, respectively, both of which are private roads located within Rancho Carlsbad
Estates.
Parcel 3- Preserved Open Space
A 1.21-acre parcel, identified as Parcel 3, is proposed to be created to preserve existing native
upland habitat and to provide an area for on-site habitat-based mitigation for the Dos Colinas
project. The parcel is located along the southwestern boundary of the Dos Colinas project,
adjacent to the Rancho Carlsbad golf course, as well as an equestrian property also owned by
West Living, LLC. The proposed open space parcel will be encumbered with a biological
conservation easement and will be preserved in perpetuity pursuant to the requirements of the
Habitat Management Plan and Carlsbad Municipal Code.
Offsite Infrastructure Improvements
In order to develop the project, a number of offsite infrastructure improvements are required:
Storm Drain. Three offsite alignments are being considered for the construction of a permanent
storm drain for the proposed project. The first option for the alignment of the storm drain would
traverse in a southerly direction from the southern boundary of the professional care facility
through the Rancho Carlsbad Estates golf course (APN 209-060-58) and terminate at Agua
Hedionda Creek. The 2nd alternative alignment for the storm drain would extend from the
southwestern corner of the boundary of the professional care facility parcel, along Rancho
Carlsbad Drive, and also terminate at Agua Hedionda Creek. The final alternative would locate
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the storm drain within existing infrastructure and would avoid the need for a streambed alteration
agreement. While the third option is preferred, an approval from Rancho Carlsbad Estates is
required.
Sewer Improvements/Re-alignment of Access Road. The following improvements are
proposed within the existing Rancho Carlsbad Estates recreation parcel located at the
southwestern corner of Cannon Road and College Boulevard (APN 168-050-35):
• Replacement and re-connection of a section of Don Carlos Drive which is anticipated to be
eliminated as a result of the construction of College Boulevard Reach "A";
• Construction of a sewer outfall primarily within Don Carlos Drive extending from the Dos
Colinas property to the project site property (outfall will cross Little Encinas Creek under the
proposed rip-rap for the storm drain culvert crossing College Boulevard as analyzed and
approved by EIR 98-02, SCH 99111082); and
• Addition of five (5) paved resident parking spaces along the west side of Don Carlos Drive for
the bocce ball and tennis courts, six (6) un-paved (decomposed granite) employee parking
spaces on the east side of Don Carlos Drive, and a truck turn-around.
Summary of Project Applications
The project includes the following legislative actions:
• General Plan Amendment (GPA 09-02) to modify the existing General Plan Land Use
Designation from Residential, Low-Medium Density (RLM) to Residential, Medium Density
(RM) to accommodate the professional care facility as well as the RV storage and garden area
and to modify the location of the existing Open Space (OS) designation at the southern
boundary to preserve the native upland habitat;
• Zone Change (ZC 09-02) from Limited Control to Residential Density Multiple (RD-M) for
the professional care facility parcel, Residential Mobile Home Park (RMHP) for the RV
storage and garden parcel, and Open Space (OS) for the upland habitat parcel; and
The following discretionary applications are also required:
• Local Facilities Management Plan Amendment (LFMP 15E) to reflect the new land use
designations.
• Residential Mobile Home Park Permit Amendment (RMHP 96-0ID) to adjust the boundaries
of Rancho Carlsbad Estates to reflect the addition of the RV storage and garden parcel to the
development;
• Conditional Use Permit. (CUP 09-02) for the professional care facility;
• Site Development Plan (SDP 09-02) for the affordable housing component;
• Hillside Development Permit (HDP 09-02) for the grading of hillsides > 15% gradient and an
elevation differential greater than 15 feet;
• Habitat Management Plan Permit (HMP 09-02) for the removal of sensitive upland habitat.
The project site is also located in a Proposed Standards Area and Consistency Findings are
required pursuant to the Habitat Management Plan; and
• Special Use Permit (SUP 09-02) for development in the floodplain;
The following administrative application is required:
• Minor Subdivision (MS 09-04) to subdivide the existing lot into three parcels for the
following land uses: professional care facility, RV storage/garden, and open space.
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The table below summarizes the proposed permits and the final decision-making authority.
PROJECT
APPLICATION(S)
EIR 09-01
GPA 09-02
ZC 09-02
LFMP 15(E)
RMHP96-01(D)
CUP 09-02
SDP 09-02
HDP 09-02
HMP 09-02
SUP 09-02
MS 09-04
ADMINISTRATIVE
APPROVAL
X
PLANNING
COMMISSION
RA
RA
RA
RA
RA
X
X
X
X
X
CITY COUNCIL
X
X
X
X
X
RA = Recommending Approval
X = Final city decision -making authority
IV. ANALYSIS
The proposed project is subject to the following plans, ordinances and standards:
A. Carlsbad General Plan Residential Medium Density (RM) and Open Space (OS) Land
Use Designations;
B. Residential Density-Multiple (RD-M), Residential Mobile Home Park (RMHP), and
Open Space (OS) Zones (Chapters 21.24, 21.37, and 21.33 of the Carlsbad Municipal
Code);
C. Residential Mobile Home Park Amendment (Chapter 21.37 of the Carlsbad Municipal
Code)
D. Conditional Use Permits (Chapter 21.42 of the Carlsbad Municipal Code);
E. Inclusionary Housing and Qualified Development Overlay Zone (Chapter 21.85 and
Chapter 21.06 of the Carlsbad Municipal Code);
F. Hillside Development Regulations (Chapter 21.95 of the Carlsbad Municipal Code);
G. Habitat Preservation and Management Requirements (Chapter 21.210 of the Carlsbad
Municipal Code);
H. Floodplain Management Regulations (Chapter 21.110 of the Carlsbad Municipal Code);
I. Subdivision Regulations (Title 20 of the Carlsbad Municipal Code); and
J. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code) and
Local Facilities Management Plan Zone 15.
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.
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A. Carlsbad General Plan Residential Medium Density (RM) and Open Space (OS)
Land Use Designations
The existing General Plan Land Use designation for the majority of the Dos Colinas project site
is Residential Low-Medium Density (RLM). The RLM designation typically allows for low to
medium density single-family residential development, with a maximum density of 4 dwelling
units per acre. A small portion of the property located in the southeast corner (0.50 acres) is
designated as Open Space (OS). The proposed project would re-designate a majority of the
property from RLM to Residential Medium Density (RM) to allow for the development of the
CCRC/professional care facility and RV storage and garden area. The implementing R-l zone
for the RLM designation would not allow for the development of a professional care facility;
therefore, the site is proposed to be re-designated to RM as the implementing RD-M zone allows
for the development of a professional care facility with a Conditional Use Permit. As the units
within the CCRC are classified as commercial living units, a density calculation is not required
nor is an allocation of dwelling units from the city's Excess Dwelling Unit Bank. However,
because the project entails a request to change the General Plan Land Use designation from RLM
to RM and the proposed project has been determined to be non-residential, a, total of either 111
or 131 dwelling units will be deposited into the City's excess dwelling unit bank. This number
varies as it is unknown at this time whether the applicant will satisfy the inclusionary housing
requirements onsite (20 units) or offsite (24 units).
The proposed amendment to change the General Plan Land Use designation from RLM to RM
would be compatible with the adjacent RM General Plan Land Use designation for Rancho
Carlsbad Estates, a 504-unit condominium mobile home park. The Residential Medium Density
site will be located in close proximity to a major transportation corridor and the development
will be appropriately setback from both the College Boulevard and adjacent sensitive habitat
areas. Further, the lower scale component of the CCRC development, including the one-story
cottages, as well as several large detention basins, will be located on the periphery of the
development to serve as a buffer from the sensitive habitat. The RM designation for the RV
storage and garden lot will be consistent with the RM designation for Rancho Carlsbad Estates in
that the implementing RMHP zone allows for RV storage and garden accessory uses.
The project applicant is also requesting to re-designate 1.21 acres located in the southeast corner
of the property primarily vegetated with native upland habitat (i.e., mixture of disturbed Diegan
coastal sage scrub, Diegan coastal sage scrub and small component of Extensive Agriculture)
from RLM to Open Space (OS) so the area can be utilized for mitigation and preserved in
perpetuity. As the area proposed to be preserved (1.21 acres) is equal to or greater in area as
well as habitat value, than the existing 0.50-acre open space area (Extensive Agriculture and
minor component of Eucalyptus Woodland) proposed to be re-designated from OS to RM and
also located in the southeast corner of the property, the project is consistent with the Open Space
and Conservation Element. In addition, the City's Habitat Management Plan (HMP) requires
designation of the project's open space habitat preserve areas as Open Space (OS) on the General
Plan Land Use and Open Space and Conservation maps concurrent with development. This
action is consistent with the General Plan Open Space Element and is in accordance with the
intent and purpose of the OS Zone to designate high-priority resource areas as OS at the time of
development.
EIR 09-01/GPA 09-02/ZC <M)2/LFMP 15(E)/RMHP 96-01(D)/CUP 09-02/SDP 09-02/HDP
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
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Page 11
Table 1 below summarizes the changes to the General Plan Land Use designations.
TABLE 1 - PROPOSED GENERAL PLAN LAND USE DESIGNATIONS
Parcel 1
Parcel 2
Parcel 3
Existing
General Plan
RLM/OS (0.50 ac)
RLM
RLM
Proposed
General Plan
RM
RM
OS
Area
(Acres)
35.31
6.73
1.21
Proposed Land Use
Cottages, IL & AL units,
hydromodification/detention basins
RV storage and garden for Rancho
Carlsbad
Preservation of sensitive upland
habitat
As discussed above, the project proposes the development of a professional care facility and an
RV storage/garden area for the residents of Rancho Carlsbad Estates on separate lots, each
proposed to be designated as RM. In addition, a 1.21-acre open space lot is proposed to be
designated as OS to permanently preserve sensitive upland habitat Each of the uses is
compatible and consistent with the intent of the proposed RM and OS General Plan Land Use
designation. As demonstrated in Table 2 below, the project is in conformance with all of the
General Plan objectives, policies, and programs.
TABLE 2 - GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLY
Land Use A City with neighborhoods
that have a sense of
community where the disabled
and the elderly feel safe and
comfortable traveling to daily
destinations.
The proposed continuing care
retirement community (CCRC)
will be privately-gated and will
provide the elderly with a sense
of community. In addition, a
shuttle service will be provided to
address the daily needs of the
residents.
Yes
Land Use Provide for a variety of
housing types.
The CCRC provides a wide range
of housing types for seniors
including detached cottages,
independent apartment-style
living units, including lower
income affordable units, and
assisted living.
Yes
Bo f,EIR 09-01/GPA 09-02/ZC 09-02/LFMP 15(E)/RMHP 96-01 (D)/CU
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
October 19, 2011
Page 12
TABLE 2 - GENERAL PLAN COMPLIANCE CONTINUED
09-02/SDP 09-02/HDP
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLY
Circulation Require new development to
construct roadway
improvements needed to serve
proposed development.
The project will participate in the
finance program to construct the
core and frontage improvements
for College Boulevard Reach "A"
to provide access to the
development. In addition, the
project's internal circulation
provides adequate access and
complies with all applicable city
design standards.
Yes
Noise Residential exterior noise
standard of 60 CNEL and
interior noise standard of 45
CNEL.
The project proposes a noise
attenuation wall along the
project's street frontage to
mitigate traffic noise associated
with College Boulevard. In
addition, the appropriate building
materials will be required to
ensure the interior noise standard
is met.
Yes
Noise Discourage the use of noise
walls in excess of 6 feet in
height as mitigation for noise
along Circulation Element
roadways.
The masonry portion of the
proposed noise attenuation wall
along College Boulevard, a
Circulation Element roadway,
will not exceed a height of 6 feet.
Where a height of greater than 6
feet is required for sound
attenuation, a landscaped berm
has been utilized in combination
with a 6-foot-tall wall to achieve
the noise standards.
Yes
W iEIR 09-01/GPA 09-02/ZC 0^02/LFMP 15(E)/RMHP 96-01(D)/C
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
October 19,2011
Page 13
TABLE 2 - GENERAL PLAN COMPLIANCE CONTINUED
09-02/SDP 09-02/HDP
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLY
Housing Provision of affordable
housing
The Dos Colinas project is
required to either restrict 20 of
the IL units on-site or 24 units
offsite as lower income
inclusionary units. The city's
Housing Policy Team has
determined that income-
restricting 20 units on-site or
purchasing 24 income-restricted
units from another offsite
combined inclusionary housing
project will contribute towards
achieving the city's Regional
Housing Needs.
Yes
Open Space
&
Conservation
Minimize environmental
impacts to sensitive resources
within the City.
The project proposes to preserve
1.21 acres of primarily sensitive
upland habitat as permanent open
space and is consistent with the
city's Habitat Management Plan.
Yes
Open Space
&
Conservation
If open space areas are
adjusted, the proposed open
space shall be equal to or
greater than the area depicted
on the Official Open Space and
Conservation Map
The proposal to re-designate an
existing 0.50-acre of Open Space
characterized as Extensive
Agriculture and Eucalyptus
Woodland to RM will be replaced
by an open space parcel 1.21
acres in size which is superior in
biological value and contains
sensitive upland habitat (i.e.
primarily Diegan coastal sage
scrub, Disturbed Diegan coastal
sage scrub and Extensive
Agriculture). In addition, the new
open space parcel will also be
contiguous to existing open space
as shown on the Official Open
Space and Conservation Map.
Yes
UP 'EIR 09-01/GPA 09-02/ZC 09-02/LFMP 15(E)/RMHP 96-01 (D)/C
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
October 19, 2011
Page 14
TABLE 2 - GENERAL PLAN COMPLIANCE CONTINUED
09-02/SDP 09-02/HDP
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLY
Open Space
&
Conservation
Provide increased setbacks and
establish greenways to create
open space areas separating
conflicting land uses.
The project provides a 1.21 acre
open space parcel as well as a
number of large detention basins
which serve as a land use buffer
between the existing golf
course/equestrian parcel/Agua
Hedionda Creek and the proposed
CCRC. In addition, the basins
will provide a significant land use
buffer between the proposed RV
storage and CCRC site.
Yes
Open Space
&
Conservation
Utilize Best Management
Practices (BMPs) for control
of storm water and to protect
water quality.
The project provides a number of
large detention basins to
appropriately treat the storm
water before it enters the storm
drains. In addition, the project
will conform to all NPDES
requirements.
Yes
Public Safety Review new development
proposals to consider
emergency access, fire hydrant
locations and fire flow
requirements.
The proposed project includes the
construction of an emergency
access driveway for Rancho
Carlsbad Estates, which currently
only has a single means of ingress
and egress on the property. The
Dos Colinas project also includes
a number of fire hydrants and will
be conditioned to ensure that
adequate fire facilities will be
provided on-site.
Yes
EIR 09-01/GPA 09-02/ZC ff()2/LFMP 15(E)/RMHP 96-01(D)/CUP 09-02/SDP 09-02/HDP
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TABLE 2 - GENERAL PLAN COMPLIANCE CONTINUED
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLY
Public Safety Review development proposals
in the Airport Influence Area
to ensure that design features
are incorporated into proposed
site plans which specifically
address aircraft crash and noise
hazards.
The proposed project is located
within Review Area 2 of the
Airport Land Use Compatibility
Plan (ALUCP) as well as the
Overflight Notification Area. A
mitigation measure has been
included to require the
recordation of an Overflight
Notification Notice. In addition,
pursuant to the ALUCP, the
project is located outside of the
60 dB CNEL noise contour as
well as the designated Safety
Zones. Further, the FAA has
issued a Part 77 clearance which
determined that the proposed
project does not cause any
hazards with respect to air
navigation Therefore, the
proposed land use is compatible
with the ALUCP.
Public Safety A city which minimizes injury,
loss of life and damage to
property resulting from fire,
flood, crime, hazardous
material or seismic disaster
occurrence.
Portions of the Dos Colinas
project site are located in the 100-
year flood plain as well as the
dam inundation zone. The
project is processing a Floodplain
Special Use Permit to ensure that
flood flows are contained and will
not adversely impact other
properties. The proposed project
will raise the RV storage area and
a small area associated with the
independent living units above
the floodplain base elevations. In
addition, to minimize the impacts
from fire hazards, the Dos
Colinas project includes a 60-foot
wide fuel modification zone
around the western periphery of
the CCRC development.
Yes
LT I09-02/SDP 09-02/HDPEIR 09-01/GPA 09-02/ZC 0^02/LFMP 15(E)/RMHP 96-01(D)/C
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October 19, 2011
Page 16
B. Residential Density-Multiple (RD-M), Residential Mobile Home Park (RMHP), and
Open Space (OS) Zones (Chapters 21.24, 21.37, and 21.33 of the Carlsbad
Municipal Code)
The project site is currently zoned Limited Control (L-C). The L-C designation is assigned to
previously-annexed properties and is an interim zone for areas where plans for development have
not yet been formalized. As part of this project, a zone change from L-C to Residential Density-
Multiple (RD-M), Open Space (OS) and Residential Mobile Home Park (RMHP) is proposed.
The RD-M designation will allow for the development of a professional care facility, which is a
conditionally permitted use in the RD-M zone. The analysis for the conditional use permit is
provided in Section D below. The OS designation will allow for the long-term preservation of
upland habitat and the RMHP designation will allow for the RV storage and garden area that is
currently located within the area proposed to be developed with Detention Basin "BJ" to be
relocated to an area directly adjacent to the Rancho Carlsbad Estates community, which is also
zoned RMHP.
TABLE 3 - RD-M, RMHP, AND O-S ZONE COMPLIANCE
STANDARD
Lot Size
Lot width
Lot Coverage
Building
Height
Setbacks
REQUIRED/ALLOWED
RD-M: 10,000 sq. ft. minimum
RMHP: No minimum.
O-S: 0.50 acres
(i.e. existing Open Space)
RD-M: 60 foot minimum
RMHP: No minimum
RD-M: 60% maximum
RD-M: 35 feet
RD-M:
Front: 20 feet
Side: 5 feet
Rear: 10 feet
PROPOSED
35.31 acres
6.73 acres
1.21 acres
2,353 feet at rear of front yard
setback
1,141 feet
17%
18 to 35 feet (with permissible
architectural projections
proposed up to 47 feet for
housing of elevators per CMC
Section 2 1.46.020)
Front: 40' minimum for
buildings and parking.
Side: 32' minimum
Rear: 65' minimum
COMPLY
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
EIR 09-01/GPA 09-02/ZC So2/LFMP 15(E)/RMHP 96-01(D)/CUP 09-02/SDP 09-02/HDP
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TABLE 3 - RD-M, RMHP, AND O-S ZONE COMPLIANCE CONTINUED
STANDARD
Recreational
Space
REQUIRED/ALLOWED
N/A
PROPOSED
Active (i.e., pool, putting
greens, etc.):
44,482 square feet (1.02
acres)
Passive (pocket parks,
plazas, courtyards, etc.):
82,247 square feet (1.89
acres)
COMPLY
Yes
Due to the uniqueness of the continuing care retirement community (CCRC), which includes
three different senior living uses, parking for the proposed CCRC was determined by applying
the following parking standards pursuant to the list of uses outlined in Table A of the Parking
Ordinance (CMC Chapter 21.41):
• Cottages: Housing for Senior Citizens (1.5 covered spaces per unit, 1 uncovered visitor
space per every 5 units);
• Independent Living Units: Housing for Senior Citizens (1.5 covered spaces per unit, 1
uncovered visitor space per every 5 units); and
• Assisted Living: Professional Care Facilities (0.45 uncovered spaces/bed)
Table 4 below provides a breakdown for each component of the project.
TABLE 4- PARKING COMPLIANCE
USE REQUIRED PROPOSED COMPLY
Cottages
North: 40
units
West: 9 units
South: 9 units
1.5 covered spaces/unit plus
1 guest space/5 units
North: 60 covered spaces/
8 guest spaces
West: 14 covered spaces/
2 guest spaces
South: 14 covered spaces/
2 guest spaces
Total: 100 spaces
Yes
North: 80 covered spaces (i.e. 2-
car garage per unit)/ 10 guest
spaces
West: 18 covered spaces (i.e. 2-
car garage per unit)/ 5 guest
spaces
South: 18 covered spaces (i.e. 2-
car garage per unit)/ 5 guest
spaces
Total: 136 spaces
UP IEIR 09-01/GPA 09-02/ZC 0^02/LFMP 15(E)/RMHP 96-01(D)/C
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
October 19, 2011
Page 18
TABLE 4- PARKING COMPLIANCE CONTINUED
09-02/SDP 09-02/HDP
USE
Independent
Living Units:
1 66 units
Assisted
Living Units:
95 beds
(81 units)
TOTAL
REQUIRED
1.5 covered spaces/unit plus
1 guest space/5 units
Covered:
249 spaces
Uncovered/guest:
34 spaces
Total: 283 spaces
0.45 spaces/bed (uncovered)
0.45(95)= 43 spaces
426
PROPOSED
Covered Spaces:
54 spaces (underground garage)
(**please see discussion below)
Uncovered:
235 spaces (open parking lot for
guests and IL unit tenants)
Total: 289 spaces
43 spaces (open parking lot)
468
COMPLY
Yes**
(please see
discussion
below)
Yes
Yes
**As outlined in Table 4 above, while the parking proposed for the independent living units
satisfies the numerical parking standard (i.e., 1.5 spaces/unit and 1 guest space per every 5 units),
only 21 percent of the spaces are covered (i.e. 54-space underground parking garage for 166
units). Staff has researched the parking requirements for similar projects in the community and
determined that the proposed number of covered parking spaces for the independent living units
is comparable. Pursuant to CMC Section 21.42.140(A), modifications to the parking standards
can be made since the minimum numerical requirement is satisfied. In addition, a daily shuttle
service will be provided to address the daily needs for the tenants of the independent living units
who are unable to drive or may not own a car.
C.Residential Mobile Home Park Permit Amendment
In addition to the Zone Change from L-C to RMHP for proposed Parcel 2 as described in Section
B above, the proposed project also includes a request to amend the Residential Mobile Home
Park Permit for Rancho Carlsbad (RMHP 96-01(D)) to reflect the expanded boundaries to
accommodate the relocation of the existing RV storage and garden area.
On January 28, 1997, the City Council approved a request, RMHP 96-01 (Resolution No. 97-44),
to convert an existing 504-unit residential mobile home park, also known as Rancho Carlsbad, to
condominium ownership. Included in the overall boundaries of the RMHP, was an existing RV
storage and garden area located at the southeast intersection of College Boulevard and Cannon
Road(APN 168-050-36).
In November, 2001, the Final EIR for Calavera Hills Master Plan Phase II, Bridge and
Thoroughfare District No. 4 and Detention Basins (EIR 98-02, SCH No. 99111082) approved the
construction of an extension of College Boulevard, known as Reach "A", located in between
EIR 09-01/GPA 09-02/ZC R()2/LFMP 15(E)/RMHP 96-01(D)/CLV 09-02/SDP 09-02/HDP
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October 19, 2011
Page 19
Cannon Road and El Camino Real as well as the construction of Detention Basin "BJ." The
existing RV storage and garden area is currently located where Detention Basin "BJ" is proposed
to be constructed. Detention Basin "BJ" is identified as being required pursuant to EIR 98-02 as
well as a Local Facilities Management Plan (LFMP) Zone 15 requirement. In addition, it is
noted as being an anticipated improvement pursuant to the City's Drainage Master Plan.
As discussed in EIR 98-02 and the LFMP for Zone 15, because Detention Basin "BJ" would
displace Rancho Carlsbad's RV storage area, mitigation measures were required to ensure that
the facilities would be relocated. Specifically, prior to the elimination of the existing 1.5-acre
RV storage parking, the project applicant for Detention Basin "BJ" is required to secure a
minimum 0.24-acre replacement site (exclusive of access roads) for RV storage parking for
Rancho Carlsbad. The 0.24-acre minimum was established based on the minimum RV storage
area required for the mobile home park, exclusive of any driveways. Because the Dos Colinas
project includes the construction of Detention Basin "BJ," the relocation of the RV storage area
is included in the scope of the project.
Pursuant to EIR 98-02, the Rancho Carlsbad community garden is a voluntary use which is not
required to be incorporated as part of the mobile home park community pursuant to the Zoning
Code; therefore, there was not a mitigation measure included in EIR 98-02 which established a
minimum area required to be relocated. However, as the garden area is an existing use which
Rancho Carlsbad would like to retain, the request to amend the RMHP Permit includes a new
area for a garden (2.81 acres) which is adjacent to the RV storage area.
A separate parcel, 6.73 acres in size, is proposed to be created to accommodate both the RV
storage and garden area. The RV storage is proposed to be located adjacent to the eastern
boundaries of Rancho Carlsbad and access will be provided directly through the community.
The proposed size of the RV storage, exclusive of any drive aisles or landscape pockets, is 0.87
acres; therefore, it exceeds the minimum 0.24-acre requirement. Once Phase 1 of the Final Map
is recorded, the applicant intends to transfer ownership of the RMHP lot to Rancho Carlsbad. In
addition, because Rancho Carlsbad has frontage along College Boulevard Reach "A," the
frontage improvements (i.e. landscaping, walls, pedestrian sidewalk) along this area of frontage
have been shown on the RMHP plans. The improvements will be required to be constructed in
association with the development of the RMHP lot. The details for the conditions of the
improvements are incorporated into the amendment to the Residential Mobile Home Park Permit
(RMHP 96-01(0)).
The applicant has met with the Rancho Carlsbad Owners' Association and its Negotiating
Committee and the group is supportive of the location of the replacement RV storage site. The
support of the Committee is outlined in a letter received in response to the Draft EIR. As the
relocated area will comply with the minimum size of 0.24 acres outlined in the mitigation
measures for EIR 98-02, is consistent with the General Plan as well as CMC Chapter 21.37 in
that it is readily accessible and provides convenient access through Rancho Carlsbad, the request
to amend the RMHP and expand the boundaries of the Rancho Carlsbad community to
accommodate the RV storage lot and garden area can be supported.
EIR 09-01/GPA 09-02/ZC Ro2/LFMP 15(E)/RMHP 96-01(D)/CUP 09-02/SDP 09-02/HDP
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October 19, 2011
Page 20
D. Conditional Use Permits (Chapter 21.42 of the of the Carlsbad Municipal Code)
Pursuant to the RD-M zone, a conditional use permit (CUP) is required for a professional care
facility. The proposed Dos Colinas professional care facility provides an alternative for the long-
term residential, social, and health care needs of elderly residents. In addition, it provides a
continuum of care which minimizes the trauma associated with a transfer from one setting to
another. The facility also allows for the provision of social and health care services in an
appropriate State-licensed setting.
Conditional uses such as the proposed professional care facility possess characteristics of such
unique and special form as to make impracticable to be included automatically in any land use
classification. In granting a CUP, certain safeguards to protect the health, safety and general
welfare of the public may be required as conditions of approval. Pursuant to Section 21.42 of the
Carlsbad Municipal Code, CUPs may only be granted when the appropriate findings of fact can
be made. Staff has reviewed the proposed project and found that all the necessary findings can
be made to approve the Conditional Use Permit. The required findings and satisfaction of these
findings are provided in Table 5 below. In addition, as discussed below, as well as in Section B
and Table 4 above, a modification to the covered parking standards for the independent living
units has been requested pursuant to CMC Section 21.42.140(A) and can be justified as the
minimum numerical requirement is satisfied. In addition, a daily shuttle service will be provided
to address the daily needs for the tenants of the independent living units who are unable to drive
or may not own a car.
Due to the conditional nature of CUP uses and the potential for future incompatibilities with
surrounding permitted uses, an expiration date is typically assigned to the project wherein an
extension would need to be submitted to continue the operation of the conditional use. Given the
significant financial investment associated with the development of the Dos Colinas facility, the
extent of the offsite improvements associated with this project, as well as the fact that the facility
will be professionally-managed and maintained, staff is not recommending that the CUP have an
expiration date. However, an annual review of the CUP will still be required to ensure
compliance with the project conditions. Should any issues arise with respect to the enforcement
of the conditions, the project can be referred back to the Planning Commission for further action.
UP iEIR 09-01/GPA 09-02/ZC 0^02/LFMP 15(E)/RMHP 96-01(D)/C
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
October 19,2011
Page 21 ' •
TABLE 5 - CONDITIONAL USE PERMIT FINDINGS
09-02/SDP 09-02/HDP
FINDING PROJECT CONSISTENCY
That the requested use is necessary
or desirable for the development of
the community, is essentially in
harmony with the various elements
and objectives of the General Plan,
including, if applicable, the
certified Local Coastal Program,
specific plan or master plan.
The proposed professional care facility provides an
alternative to the long-term residential, social, and health
care needs of elderly residents. The facility, which
includes a combination of detached cottages, independent
apartment-style independent living units as well as assisted
living, offers a continuum of care to minimize trauma
associated with a transfer and allows for the provision of
social and health care services in a licensed setting. As
discussed within Table 2 of this report, the professional
care facility is consistent with the Residential Medium
Density (RM) General Plan Land Use designation in that it
will provide the elderly with a sense of community. In
addition, the project is consistent with the various elements
and objectives of the General Plan in that the project
permanently preserves sensitive upland habitat and
includes the development of the core and frontage
improvements for the extension of College Boulevard
Reach "A," a prime arterial road pursuant to the
Circulation Element. The construction of College
Boulevard Reach "A" would result in improved circulation
infrastructure and will address the areas future needs. The
project also proposes a noise attenuation wall along the
entire College Boulevard street frontage to mitigate traffic
noise. Finally, the General Plan recognizes the need and
benefit for a variety of housing, including uses such as the
proposed professional care facility for seniors as well as
affordable housing. ^
W-Q t09-02/SDP 09-02/HDPEIR 09-01/GPA 09-02/ZC 0^-02/LFMP 15(E)/RMHP 96-01(D)/C
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TABLE 5 - CONDITIONAL USE PERMIT FINDINGS CONTINUED
FINDING PROJECT CONSISTENCY
That the requested use is not
detrimental to existing uses or
to uses specifically permitted
in the zone in which the
proposed use is to be located.
The proposed project, consisting of a comprehensively-
planned professional care facility located on a 35.31-acre site,
is located adjacent to the future extension of College
Boulevard to the east, a prime arterial road. The closest
existing residential use to the proposed facility is Rancho
Carlsbad Estates, an existing 504-unit senior condominium
mobile home park to the west; however, because an RV
storage/garden area for Rancho Carlsbad Estates, as well as a
number of detentions basins are proposed in between the
professional care facility and the community, there will be no
direct interface between the existing and proposed uses. The
proposed use is compatible with the existing uses in that it also
serves the elderly, is located more than 700 feet away from the
Rancho Carlsbad Estates community and the slopes supporting
the site will be landscaped pursuant to the requirements of the
city's Landscape Manual. In addition, the professional care
facility is proposed to be located adjacent to an existing
equestrian property as well as Agua Hedionda Creek to the
south. A 60-foot-wide fuel modification zone as well as a
1.21-acre upland open space parcel will separate the proposed
single-story cottages from the adjacent properties. Further, the
proposed project will generate less traffic (i.e., 1,090 Average
Daily Trips for professional care use) than if the project were
to be developed consistent with the existing RLM General Plan
Land Use designation (131 single family residential units,
1,310 Average Daily Trips). Finally, the professional care
facility will not involve the use of hazardous materials in
significant quantities, would not create excessive noise, or
involve intensive or nighttime activities that would be
detrimental to surrounding land uses.
W-oEIR 09-01/GPA 09-02/ZC 0^-02/LFMP 15(E)/RMHP 96-01(D)/C
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October 19,2011
Page 23
t09-02/SDP 09-02/HDP
TABLE 5 - CONDITIONAL USE PERMIT FINDINGS CONTINUED
FINDING PROJECT CONSISTENCY
That the site for the proposed
conditional use is adequate in
size and shape to accommodate
the yards, setbacks, walls,
fences, parking, loading
facilities, buffer areas,
landscaping and other
development features prescribed
in this code and required by the
planning director, planning
commission or city council, in
order to integrate the use with
other uses in the neighborhood.
The 35.31-acre project site is adequate in size and shape to
accommodate the proposed uses in that the project fits within the
development envelope without the need for any significant
modifications to the development standards of the Zoning Code.
One modification has been requested to the covered parking
requirements for the independent living units. Specifically, while
the parking proposed for the independent living units satisfies the
numerical parking standard (i.e., 1.5 spaces/ unit and 1 guest
space per every 5 units), only 21 percent of the spaces are
covered (i.e. 54-space underground parking garage for 166 units).
Staff has researched the parking requirements for similar projects
in the community and determined that the proposed number of
covered parking spaces for the independent living units is
comparable. Pursuant to CMC Section 2L42.140(A),
modifications to the parking standards can be made since the
minimum numerical requirement is satisfied. In addition, a daily
shuttle service will be provided to address the daily needs for the
tenants of the independent living units who are unable to drive or
may not own a car.
The project exceeds all additional development standards
including setback, lot size, and lot coverage. As discussed in
Table 2 of this report, a sound wall is required around the eastern
perimeter of the development to mitigate the impacts associated
with traffic noise generated by College Boulevard to a less than
significant level. The proposed wall will be decorative and
screened with landscaping. In addition, open space, 60-foot-wide
fuel modification zones and a number of detention basins provide
a substantial buffer between the proposed project and the adjacent
sensitive habitat to the south (i.e. Agua Hedionda Creek riparian
corridor). Further, the lowest intensity professional care use,
single-story cottages, are located on the perimeter of the
development, which provides an additional buffer between the
adjacent sensitive habitat and the proposed two and three-story
independent and assisted living buildings. Landscaping is
proposed around the perimeter as well which will soften any
visual impacts associated with grading the pad for development.
Two loading facilities are proposed to be located along east
elevations facing College Boulevard. The loading facilities are
proposed to be enhanced/screened with a trellis and landscaping.
In addition, the combination of the elevation difference between
College Boulevard and the pad elevations for the AL and IL
buildings, as well as the incorporation of a sound wall with
landscaping screening will assist in fully screening the loading
facilities from public view along the College Boulevard frontage.
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TABLE 5 - CONDITIONAL USE PERMIT FINDINGS CONTINUED
FINDING PROJECT CONSISTENCY
That the street system serving
the proposed use is adequate to
properly handle all traffic
generated by the proposed use.
Primary access to the professional care site will be provided by
two private signalized and gated driveways located off of a
new extension to College Boulevard, which is more
specifically referred to as College Boulevard Reach "A".
College Boulevard is a major arterial road with 102-foot right-
of-way and a raised median. While the core and frontage
improvements are proposed to be constructed as part of the
Dos Colinas project, the impacts associated with the
construction of College Boulevard were previously-analyzed
and approved pursuant to a separate Environmental Impact
Report which was certified in 2001 (Calavera Hills Master
Plan Phase II, Bridge and Thoroughfare District No. 4 and
Detention Basins, EIR 98-02, SCH No. 99111082). As
discussed in the EIR prepared for the Dos Colinas project (EIR
09-01), the Average Daily Trips (ADTs) associated with the
professional care facility do not result in any significant
capacity-related impacts to any road segments or intersections.
E. Inclusionary Housing and Qualified Development Overlay Zone (Chapter 21.06 and
Chapter 21.85 of the Carlsbad Municipal Code)
The City's Inclusionary Housing regulations (CMC Chapter 21.85) require that a minimum of
15% of all proposed units in any residential project be restricted to lower income households.
Based on the project's existing RLM (Residential Low-Medium Density) General Plan Land Use
designation as well as the applicant's request for conversion of a residential land use to a
commercial land use (i.e. commercial dwelling units/professional care facility), the city's
Housing Policy Team (March 17,2011) determined that either a total of 20 on-site or 24 offsite
inclusionary housing units in the same quadrant (northeast) should be provided in conjunction
with the Dos Colinas project; the applicant has agreed to comply with this request.
The Inclusionary Housing Ordinance states that, whenever reasonably feasible, new inclusionary
units should be built on the same development site. However, the Ordinance allows the City
Council to approve an alternative to construction of new units on-site, when it can be
demonstrated by the developer that the alternative supports specific housing policies and goals
and that the goals would be better served by allowing some or all of the inclusionary housing
units associated with one project to be produced and operated at an alternative site. The resulting
linked inclusionary project site is typically defined as a combined inclusionary housing project.
The applicant's primary option is to restrict 20 of the independent living/apartment-style senior
units as lower income inclusionary units which will be rented to seniors at the restricted
affordable rates (i.e., 80% of the Area Median Income). Although the independent living units
are characterized as being a component of the professional care facility, the Housing Policy
Team has determined that the restriction of 20 units as lower income inclusionary units can
qualify as affordable housing and, therefore, can contribute towards achieving the City's
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Regional Housing Needs. Accordingly, the architectural plans for the Dos Colinas project
identify the location and type (i.e. floor plan) of the independent living units which will be
designated as inclusionary housing.
As discussed above, the applicant also has the option to participate in an off-site combined
inclusionary housing project. In the off-site scenario, the Housing Policy Team has determined
that a total of 24 inclusionary units would be required. Implementation of either the on-site or
off-site alternative will require proof in the form of written documentation of this participation in
order to finalize the affordable housing agreement, which is required to be finalized prior to
recordation of the Final Map. The affordable housing agreement is a standard requirement for all
inclusionary housing projects. The approval of the applicant to develop or purchase credits from
a combined inclusionary housing project is subject to City Council approval.
In addition, pursuant to CMC Section 21.53.120, a Site Development Plan is required for an
affordable housing project of any size. Further, the Site Development Plan shall be subject to the
findings outlined in CMC Section 21.06.020 (Q Qualified Development Overlay Zone). The
required findings are provided below.
TABLE 6 - SITE DEVELOPMENT PLAN FINDINGS
FINDING PROJECT CONSISTENCY
That the requested use is properly
related to site, surroundings, and
environmental setting, is consistent
with the various elements of the
general plan, 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 will not
adversely impact the site
surroundings or traffic circulation.
Based on the project's existing RLM (Residential Low-
Medium Density) General Plan Land Use designation, the
City's Housing Policy Team (March 17, 2011) determined
that either a total of 20 on-site or 24 offsite inclusionary
housing units in the same quadrant (northeast) should be
provided in conjunction with the Dos Colinas project. With
respect to the option to locate 20 lower income
inclusionary units on-site, the applicant proposes to restrict
20 of the independent living (IL) units as lower income
senior inclusionary units which will be rented at restricted
affordable rates (i.e., 80% of the Area Median Income).
The units will be evenly dispersed throughout the three
proposed IL buildings, which meet the minimum code
requirements. Further, the on-site inclusionary units will
not be physically discernable from the standard IL units.
Therefore, it will be compatible with the professional care
facility use and will not adversely impact the site
surroundings or traffic circulation.
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TABLE 6 - SITE DEVELOPMENT PLAN FINDINGS CONTINUED
FINDING PROJECT CONSISTENCY
That the site is adequate in size
and shape to accommodate the use.
The 35.31-acre project exceeds all setbacks and is
consistent with the lot size and lot coverage requirements.
One modification has been requested to the covered
parking requirements for the independent living units.
Specifically, while the parking proposed for the
independent living units satisfies the numerical parking
standard (i.e., 1.5 spaces/ unit and 1 guest space per every
5 units), only 21 percent of the spaces are covered (i.e. 54-
space underground parking garage for 166 units). Staff has
researched the parking requirements for similar projects in
the community and determined that the proposed number
of covered parking spaces for the independent living units
is comparable. Pursuant to CMC Section 21.53.120(b),
less restrictive standards, including parking requirements,
can be requested provided the project is in conformity with
the General Plan and adopted policies and goals of the city
and would have no detrimental effect on public health,
safety and welfare. As the project has been found to be
consistent with the General Plan and the proposed request
to provide less covered parking would not affect the
public's health, safety or welfare, the proposed
modification to the covered parking standards for the
independent living units can be supported.
That all of the 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 independent living unit buildings in which the 20 low-
income-restricted units will be located exceed all setbacks
and are consistent with the lot size, lot coverage, and
parking requirements. As discussed in the Environmental
Impact Report prepared for the project (EIR 09-01), a
sound wall is required around the eastern perimeter of the
development to mitigate the impacts associated with traffic
noise generated by College Boulevard to a less than
significant level. The proposed wall will be decorative and
screened with landscaping. In addition, open space, 60-
foot-wide fuel modification zones and a number of
detention basins provide a substantial buffer between the
proposed project and the adjacent sensitive habitat to the
south (i.e. Agua Hedionda Creek riparian corridor).
Landscaping is proposed around the perimeter as well
which will soften any impacts associated with grading the
pad for development.
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TABLE 6 - SITE DEVELOPMENT PLAN FINDINGS CONTINUED
FINDING PROJECT CONSISTENCY
That the street system serving the
proposed use is adequate to
properly handle all traffic
generated by the proposed use.
Primary access to the professional care site, which includes
20 low-income-restricted independent living units, will be
provided by two private signalized driveways located off of
a new extension to College Boulevard, which is more
specifically referred to as College Boulevard Reach "A".
College Boulevard is a major arterial road with 102-foot
right-of-way with a raised median. As discussed in the
EIR prepared for the Dos Colinas project (EIR 09-01), the
Average Daily Trips (ADTs) generated in association with
the professional care facility do not result in any significant
capacity-related impacts to any road segments or
intersections.
F. Hillside Development Regulations (Chapter 21.95 of the Carlsbad Municipal Code)
As the CCRC/professional care facility site contains hillside conditions that include slopes
greater than 15 feet in height with a gradient equal to or greater than a 15% gradient, a Hillside
Development Permit is required pursuant to the city's Hillside Development Ordinance (CMC
Chapter 21.95). A majority of the site has a slope gradient of less than 25 percent. The south
and western portions of the site consist of relatively level, low-lying terrain (i.e., RV storage
area), while two large hills with slopes primarily ranging from 15-40 percent and ranging in
elevation from 59 to 144 feet above mean sea level (MSL) are located within the central and
eastern portions of the site. A few small and isolated pockets of slopes in excess of 40 percent
are located towards the southern end of the CCRC site (in the vicinity of the eastern/southern
cluster of cottages and in between the IL and AL buildings). In order to create a flat building pad
which is conducive to the proposed senior professional care use, extensive grading is proposed
and includes a total of 583,280 cubic yards of cut and 583,280 cubic yards of fill; as the
quantities are proposed to be balanced on-site, no export or import of material will be required.
Pursuant to CMC Section 21.95.140(D), nonresidential projects such as the proposed
professional care facility are not required to comply with the volume of grading and slope height
requirements of the Hillside Development Regulations. However, nonresidential projects
proposing grading between 8,000-10,000 cubic yards per acre or creating slopes in excess of 40
feet in height shall provide written justification for the proposed grading to the satisfaction of the
decision-making body. While the development of the proposed CCRC site does not involve the
creation of slopes above 40 feet in height, the proposed project includes 8,567 cubic yards of
grading per acre, which is typically considered "potentially acceptable." Due to the unique
nature of the topography on-site, which includes two large hills located in the central and eastern
portions of the project site, as well as the fact a flat building pad/topographically level area is
necessary to accommodate the proposed senior professional care facility use, the grading can be
justified.
The project has been designed to avoid the majority of the steep slope areas that exceed 40%.
The largest steep slope area (i.e. 0.35 of 0.50 acres), located at the southwest corner of the site, is
proposed to be preserved in perpetuity as it contains sensitive upland habitat. The steep slope
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areas exceeding 40% on the CCRC site which are proposed to be graded are considered as
"developable" since the slope area amounts to less than 10,000 square feet. The proposed
project would create manufactured slopes at varied gradients (i.e., 2:1, 3:1, 5:1 and 6:1), up to 30
feet in height and 200 feet in length. However, the manufactured slopes would be contoured to
blend in with the surrounding area and would be landscaped consistent with the City's
Landscape Manual to appear natural and aesthetically pleasing. In addition, the architecture
around the eastern perimeter of the project site is proposed to be low profile in nature since the
cottages are all one-story. Further, each of the cottages is adequately setback from the top of the
slope to ensure compliance with the required slope edge building setbacks pursuant to CMC
Section 21.95.120(1).
G. Habitat Preservation and Management Requirements (Chapter 21.210 of the
Carlsbad Municipal Code)
The City of Carlsbad has an adopted Habitat Management Plan (HMP), which is a
comprehensive program that identifies how the city, in cooperation with the federal and state
wildlife agencies, can preserve the diversity of habitat and protect sensitive biological resources
within the city. The HMP identifies the subject site as being located within Zone 15. In
addition, with exception to a small area located within the southern portion of the lot, a majority
of the site is located within a Standards Area. Standards Areas are undeveloped areas within the
city which have not been designated as hardline conservation areas (i.e. properties which are
preserved in perpetuity), but have conservation potential; therefore, goals and standards have
been established in Zone 15 which apply to development proposals such as the Dos Colinas
project. The project site is not located within any designated habitat corridors or linkages areas.
Pursuant to the HMP, the habitat conservation planning (i.e. conversion from standards area to
hardline) requires the processing of Consistency Findings, which are also generally referred to as
"HMP findings." The HMP Findings analyze a project's consistency with the standards outlined
in each zone. The HMP findings for the proposed project can be found within Appendix K2B of
the Final EIR. Pursuant to CMC Chapter 21.210, a Habitat Management Plan Permit is required
for any development project which indirectly or directly impacts natural habitat. As discussed
within the Final EIR, with the incorporation of mitigation measures and compliance with the
HMP, the Habitat Management Plan Permit (HMP 09-02) can be supported. In addition, because
a majority of the project site is located within a proposed Standards Area, concurrence from the
California Department of Fish and Game and the U.S. Fish and Wildlife Service is required.
Pursuant to the Final Environmental Impact Report (EIR 09-01) prepared for the Dos Colinas
project, specifically within Section 6.4 (Refined No Affordable Housing Site Alternative) as well
as the biological resources report (Merkel & Associates, Addendum dated July 26, 2011), the
project site is vegetated with a total of eight different habitat types, but is dominated by extensive
agriculture (35.2 acres), with a moderate amount of unoccupied Diegan coastal sage scrub (1.7
acres) located on the hillsides throughout the northeastern and western part of the study area. No
wetlands are located on the property; however, one wetland community (i.e. coastal valley and
freshwater marsh) and two non-wetland resources are located within the study area boundary
(i.e. in vicinity of offsite infrastructure improvements). These resources are associated with
Agua Hedionda Creek as well as an unnamed tributary to the creek which generally flow from
east to west on a parcel adjacent to the southern boundary of the project site. In addition, Little
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Encinas Creek is located on a parcel located adjacent to the northern property line. Table 7
below summarizes the existing habitat types located within the study area.
TABLE 7 - SUMMARY OF HABIT AT/VEGETATION COMMUNITIES
Vegetation Community
Coastal Valley and Freshwater Marsh
Disturbed Valley Needlegrass Grassland
Diegan Coastal Sage Scrub
Extensive Agriculture
Extensive Agriculture-Sycamore Grove
Eucalyptus Woodland
Disturbed Habitat
Urban/Developed
Total
Onsite
0.0
<0.1
0.0
35.2
0.2
0.1
2.0
1.8
41.1
Offsite
<0.1
0.0
1.7
0.1
0.0
<0.1
0.1
1.2
1.5
Total
<0.1
<0.1
1.7
35.3
0.2
0.2
2.1
3.0
42.6
While no impacts to any wetland communities are proposed, permanent and temporary impacts
to upland vegetation communities would result from the proposed project. Therefore, an HMP
permit and HMP Consistency Findings are required. In particular, impacts to disturbed valley
needlegrass grassland (<0.1 acre of impact) and Diegan coastal sage scrub (0.6 acres of impact)
are considered significant and require mitigation measures to be implemented to reduce the
impacts to a less than significant level. Table 8 below summarizes the permanent impacts
associated which each vegetation community.
TABLE 8 - SUMMARY OF PERMANENT HABITAT IMPACTS
Vegetation
Community
Coastal and
Valley
Freshwater
Marsh
Disturbed
Valley
Needlegrass
Grassland
Diegan
Coastal
Sage Scrub
Extensive
Agriculture
Total
Acres1
<0.1
<0.1
1.7
35.3
Proposed Project - Permanent Impacts (acre)
Initial
Phase
RV
Parking/
Garden
Parcel
0.0
0.0
0.0
7.0
Second Phase
Planned
Senior
Comm.
0.0
<0.1
0.6
27.2
Storm
Drain
Channel
0.0
0.0
0.0
0.0
Sewer
Access
Rd
0.0
0.0
0.0
0.1
Total -
Second
Phase
0.0
<0.1
0.6
27.3
Project
Impact Total
0.0
0.1
0.6
34.3
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TABLE 8 - SUMMARY OF PERMANENT HABITAT IMPACTS CONTINUED
Vegetation
Community
Extensive
Agriculture
- Sycamore
Grove 2
Eucalyptus
Woodland
Disturbed
Habitat
Urban/
Developed
Total J:
Total
Acres'
0.2
0.2
2.1
3.0
42.6
Proposed Project - Permanent Impacts (acre)
Initial
Phase
RV
Parking/
Garden
Parcel
0.0
0.0
0.6
1.0
8.6
Second Phase
Planned
Senior
Comm.
0.0
0.1
1.1
0.1
29.1
Storm
Drain
Channel
0.0
0.0
0.0
<0.1
<0.1
Sewer
Access
Rd
0.0
<0.1
<0.1
0.3
0.4
Total -
Second
Phase
0.0
0.2
1.1
0.4
29.6
Project
Impact Total
0.0
0.2
1.7
1.4
38.3
The total acreage is representative of the cumulative total for onsite and offsite habitat, which is associated
with the infrastructure improvements within the study area boundary (excluding College Boulevard).
2 This community does not meet any of the three wetland parameters and does not function as a wetland
habitat; rather it functions as an element of the surrounding habitat and thus, has been identified as
extensive agriculture.
3 Acreages have been rounded to the tenths.
As discussed within EIR 09-01, project mitigation for impacts to disturbed valley needlegrass
grassland would consist of on-site habitat-based mitigation within proposed Parcel 3 (i.e.
proposed Open Space lot). Parcel 3 is a 1.21-acre site located along the western boundary of the
Dos Colinas site that currently supports Diegan coastal sage scrub (0.95 acres), disturbed coastal
sage scrub (0.13 acres) and extensive agricultural lands (0.13 acres). Mitigation would occur on-
site through the removal of non-native habitat, replacement with native habitat as well as long
term conservation of the 1.21-acre parcel. Consistent with the requirements of the HMP, the
long term conservation of the property would be achieved by encumbering the lot with a
biological conservation easement as well as the implementation of a preserve management plan.
This action would convert the Standards Area to a Hardline Conservation Area. The remaining
impacts to on-site upland habitat can be mitigated through the payment of in-lieu habitat
mitigation fees.
In addition to on-site impacts associated with the development of the continuing care retirement
community as well as the RV storage area, there is also the potential for offsite impacts
associated with the installation of the storm drain (392 sq. ft. or 0.01-acre), which is proposed to
be located either within the Rancho Carlsbad Estates golf course or within the existing roadway
through Rancho Carlsbad Estates and tie in to the streambed for Agua Hedionda Creek. A total
of three alignments/options have been analyzed in the Final EIR; depending on which alignment
is pursued, waters regulated as streambank by the California Department of Fish and Game
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(CDFG) may be impacted. Accordingly, a mitigation measure has been included to require the
development of a 1602 Streambed Alteration Agreement with the CDFG.
Pursuant to the Zone 15 standards, fill is prohibited within the existing floodplain except when
required for the development of Circulation Element roads, Drainage Master Plan facilities, or
other essential infrastructure. Any fill not associated with essential infrastructure is required to
be adequately offset. As discussed within the Project Description, portions of the Dos Colinas
project site are located within the floodplain. Specifically, filling in the floodplain is necessary
for the relocated RV storage lot (2.34 acres, essential infrastructure), emergency access road
(0.55 acres, essential infrastructure) and a small area of the professional care facility (1.05 acres,
nonessential infrastructure). Staff has determined that 2.89 acres of the 3.94 acres is associated
with essential infrastructure. In order to offset the balance (1.05 acres), the applicant has
proposed to count the floodplain creation associated with the construction of Detention Basin
"BJ", which is required in conjunction with the development of College Boulevard. As an
alternative, the applicant proposes to create additional floodplain area on the adjacent equestrian
property in which Agua Hedionda Creek is located. Staff supports either of these alternatives and
the HMP permit has been accordingly-conditioned to address this requirement. The detailed
analysis substantiating this HMP finding can be found in Appendix K2B of the Final EIR.
Pursuant to the biological resources report prepared for the project, no sensitive animals were
identified at the project site. However, because HMP-covered species, specifically the least
Bell's vireo and the Cooper's hawk, were located in the vicinity of the project site, mitigation
measures are proposed to address the potential for direct and indirect impacts. Permanent
impacts to California adolphia, a California Native Plant Society (CNPS) List 2 species would be
incurred as a result of construction of the planned senior community. CNPS List 2 species are
plants that are determined rare, threatened, or endangered in California, but more common
elsewhere per CNPS. In total, approximately 25 California adolphia plants would be removed as
a result of the CCRC. Due to the large population within the southwestern corner of the CCRC
development, the study area supports far greater than 150 individuals. The onsite community is
not expected to represent a regionally significant population and the loss of approximately 25
plants is not expected to have the potential to "cause a wildlife population to drop below self-
sustaining levels; threaten to eliminate a plant or animal community; or substantially reduce the
number or restrict the range of an endangered, rare or threatened species," and thus would not be
significant pursuant to CEQA.
H. Floodplain Management Regulations (Chapter 21.110 of the Carlsbad Municipal
Code)
The western half of the project site, primarily in the area of the proposed RV storage, emergency
access road, and a small area associated with the development of the north cluster of cottages and
independent living units, is located within Zone AE of the Flood Insurance Rate Map No.
06073C0768F, dated June 19, 1997. Zone AE is a special flood hazard area inundated by the
100-year flood associated with the adjacent Agua Hedionda Creek to the south and west, with
base flood elevations determined to range from 60 to 74 feet above mean sea level (MSL). The
project proposes to raise each of the above-referenced areas out of the floodplain a minimum of
two feet above the base flood elevation.
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As the project proposes development in the flood plain, a Special Use Permit is required pursuant
to CMC Chapter 21.110. The SUP is required to ensure that the public health, safety, and
welfare are protected and to minimize public and private losses due to flooding. The required
findings are discussed below.
TABLE 9 - FLOOD PLAIN SPECIAL USE PERMIT FINDINGS
FINDING PROJECT CONSISTENCY
The site is reasonably safe from flooding As discussed in the Environmental Impact Report
(EIR 09-01) as well as the Hydraulic Analysis
prepared for the project (Lyle Engineering, Inc.,
May, 2010), the proposed project is designed to
raise the pad elevations associated with the
development of the RV storage area, emergency
access road, as well as a small portion of the north
cluster of cottages and an independent living (IL)
unit building, a minimum of two feet above the
base flood elevation. In addition, a number of
detention basins as well as an offsite storm drain are
proposed to channelize the floodwater. Therefore,
the site will be reasonably safe from flooding.
The project as proposed has been designed
to minimize the flood hazard to the
habitable portions of the structure.
As discussed above, the habitable portions of the
project currently located in the floodplain,
specifically the northern cluster of cottages and an
IL building, will be raised a minimum of two feet
above the base flood elevation. As a result, the
proposed structures will not be located in the
floodplain.
The proposed project does not create a
hazard for adjacent or upstream properties
or structures.
The proposed project does not create a hazard for
adjacent or upstream properties in that a series of
detention and hydromodification basins are
proposed on-site which offset the floodplain
volume lost by filling in the floodplain. In addition,
the proposed hydromodification basins are sized to
allow for increased percolation to ensure that runoff
from smaller storm events are kept at pre-
development conditions.
The proposed project does not create any
additional hazard or cause adverse impacts
to downstream properties or structures.
The proposed project does not create a hazard to
downstream properties in that a series of detention
and hydromodification basins are proposed on-site
which offset the floodplain volume lost by filling in
the floodplain. In addition, the proposed
hydromodification basins are sized to allow for
increased percolation to ensure that runoff from
smaller storm events are kept at pre-development
conditions.
f 09-02/SDP 09-02/HDPEIR 09-01/GPA 09-02/ZC 0^02/LFMP 15(E)/RMHP 96-01(D)/C
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
October 19, 2011
Page 33
TABLE 9 - FLOOD PLAIN SPECIAL USE PERMIT FINDINGS CONTINUED
FINDING
The proposed project does not reduce the
ability of the site to pass or handle a base flood
of 100- year frequency.
The proposed project taken together with all
the other known, proposed, and anticipated
projects will not increase the water surface
elevation of the base flood more than one foot
at any point.
All other required state and federal permits
have been obtained.
PROJECT CONSISTENCY
The proposed detention basins and offsite
storm drain ensure that the project will not
reduce the ability of the site to handle a 100-
year flood.
As discussed in EIR 09-01 as well as the
Hydraulic Analysis prepared for the project
(Lyle Engineering, Inc., May, 2010), the
proposed project will not increase the water
surface elevation of the base flood more than
one foot at any point.
The proposed project is conditioned to obtain
all necessary permits prior to issuance of the
grading permit for development.
I. Subdivision Regulations (Title 20 of the Carlsbad Municipal Code)
The proposed project entails a request for a minor subdivision (MS 09-04) to subdivide an
existing 46-acre parcel into three (3) lots. In order to facilitate the relocation of the existing RV
storage and garden area currently located at APN 168-050-36, the applicant intends to record the
map in two phases (i.e. units). The Land Development Engineering Division has reviewed the
proposed minor subdivision and has concluded that the subdivision complies with all applicable
requirements of the Subdivision Map Act as well as the Subdivision Ordinance (Title 20). All
minor subdivision design criteria have been complied with, including the provisions for public
access, required street frontage, and minimum lot area. The Land Development Engineering
Division will take action on the Minor Subdivision application subsequent to the City Council's
action on the project.
The project is required to install all infrastructure improvements concurrent with the
development. The developer will be required to offer various dedications (e.g., drainage and
sewer easements, street right-of-way for College Boulevard, etc.) and will be responsible for a
number of public and private improvements including, but not limited to, the construction of the
core and frontage improvements (i.e., curb, gutter, sidewalks) for College Boulevard Reach "A"
and a number of detention basins.
In addition, the project has been designed in accordance with the City's Stormwater regulations.
It has been conditioned to implement Best Management Practices (BMP) for water quality
protection, to comply with the City of Carlsbad Standard Urban Stormwater Mitigation Plan
(SUSMP), Order R9-2007-0001 issued by the San Diego Region of the California Regional
Water Quality Control Board as well as the City of Carlsbad Municipal Code.
t09-02/SDP 09-02/HDPEIR 09-01/GPA 09-02/ZC 0^02/LFMP 15(E)/RMHP 96-01(D)/C
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
October 19, 2011
Page 34
J. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code)
and Local Facilities Management Plan Zone IS.
Pursuant to the requirements of the Growth Management Ordinance, Chapter 21.90 of the
Municipal Code, a Local Facilities Management Plan (LFMP) was approved for Zone 15 in
April, 1990. The LFMP has been periodically amended since the adoption of the plan to address
development and land use changes within the zone. To reflect the proposed change in the
General Plan Land Use designation from RLM to RM for the Dos Colinas project, a Local
Facilities Management Plan Amendment (LFMP 15E) was submitted. As discussed in the Final
EIR prepared for the Dos Colinas project, the facility demands of the build out of Local Facilities
Management Zone 15 were based on a projection of future development within the zone.
Specifically, a total of 3,008 dwelling units were originally projected to be constructed within the
Zone. Including the proposed General Plan land use changes associated with the Dos Colinas
project, which results in an increase in the number of potentially allowable residential units for
the site (i.e. 131 units to 246 units), the current future dwelling unit projection for LFMP 15 is
2,477 units. This number is lower than the originally anticipated future dwelling unit projection
of 3,008 units as several large parcels of land in Zone 15 have either been converted to open
space for habitat conservation purposes (i.e. Carlsbad Highlands property, sale of portion of
Holly Springs to the State Wildlife Conservation Board) or projects have been approved at a
density which is lower than what was originally anticipated (i.e. Cantarini Ranch/Holly Springs).
As a result, the current base residential projection of 2,477 dwelling units and the corresponding
population is less than what was originally anticipated. As described in EIR 09-01, the project
will be in compliance with the required performance standards set forth in the zone by satisfying
the general and special conditions listed in the LFMP. The project's facility impacts are
summarized in Table 10 below.
TABLE 10 - GROWTH MANAGEMENT COMPLIANCE
STANDARD
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer
Water -
IMPACTS
1,060 sq.ft.
565.6 sq. ft.
67,100gpd
N/A
193.7 cfs
l,090ADTs
Station #3 and #5
1.21 acres
N/A
305 EDU
1 67,750 gpd
COMPLIANCE W/ STANDARDS
Yes
Yes
Yes
No park fees required due to
professional care use
senior
Yes
Yes
Yes
Yes
No school fees required due to
professional care use
senior
Yes
Yes
As identified in the Public Services Section of EIR 09-01, all facilities to serve the project are
adequate and no significant impacts have been identified with public facilities. Due to the nature
of the proposed professional care use (i.e. commercial dwelling units), a dwelling unit allocation
from the city's Excess Dwelling Unit Bank is not required. However, because the project entails
EIR 09-01/GPA 09-02/ZC W-02/LFMP 15(E)/RMHP 96-01 (D)/CW 09-02/SDP 09-02/HDP
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
October 19,2011
Page 35
a request to change the General Plan Land Use designation from RLM to RM and the proposed
project has been determined to be non-residential, a total of either 111 or 131 dwelling units will
be deposited into the City's excess dwelling unit bank. This number varies as it is unknown at
this time whether the applicant will satisfy the inclusionary housing requirements onsite (20
units) or off site (24 units).
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 and legislative applications for the
proposed project. To determine the scope and content of environmental issues to be addressed in
the EIR, city staff issued a Notice of Preparation (NOP) on November 21, 2009, distributing it to
all Responsible and Trustee Agencies, as well as other agencies and members of the public. A
total of nine written responses were received from various public agencies and residents in the
community.
In order to increase opportunities for public input, City staff also held a public scoping meeting
on December 10, 2009. 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. Members
of the public were invited to ask questions regarding the proposed project and the environmental
review process, and to comment in writing on the scope and content of the EIR. Written
comments received during the 30-day review period for the NOP are included as Appendix A of
the Final EIR.
After consideration of the foregoing, city staff developed a detailed scope of work for the EIR.
The EIR analyzed the following areas of potential environmental impact:
1) Land Use
2) Transportation/Circulation
3) Air Quality
4) Greenhouse Gas Emissions
5) Noise
6) Biological Resources
7) Cultural Resources
8) Geology/Soils
9) Paleontological Resources
10) Hazardous Materials and Hazards
11) Grading and Aesthetics
12) Hydrology/Water Quality
13) Population/Housing
14) Public Services and Utilities
Additionally, the Draft EIR included other sections required by CEQA such as an Executive
Summary, Project Description, Project Alternatives, Cumulative Impacts, Growth Inducing
Impacts, Significant Irreversible Environmental Changes, Unavoidable Significant
Environmental Impacts, and Effects Not Found to Be Significant.
EIR 09-01/GPA 09-02/ZC W-02/LFMP 15(E)/RMHP 96-01(D)/CUP 09-02/SDP 09-02/HDP
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
October 19, 2011
Page 36
The Draft EIR was made available for public review through the issuance of a Notice of
Completion, which established a comment period of 45 days, extending from September 27,
2010 through November 10, 2010. In addition, the Draft EIR was available for public review on
the City's website and complete copies were also available for purchase, with or without the
Appendices, through the Planning Division. Comments from all public agencies, organizations,
and individuals via mailings and newspaper publications were solicited on the information
contained within the Draft EIR. A total of 12 comment letters were submitted. Among the
comment letters received was a joint letter from California Department of Fish and Game and the
U.S. Fish and Wildlife Service (collectively referred to as "wildlife agencies") on November 10,
2010, and a letter from Preserve Calavera on November 5, 2010. Responses were prepared for
each of the letters and are included in the Final EIR. The response letters were also mailed to the
between September 23-28, 2011; the response also provided notice of the availability of the Final
EIR.
As discussed in the Foreword to the Final EIR, as well as Section II of this staff report, as a result
of comments received from the public on the Draft EIR with respect to the project's potential
inconsistences with the Habitat Management Plan (HMP), specifically from the wildlife agencies
and Preserve Calavera, staff is recommending implementation of the Refined No Affordable
Housing Site Alternative, which is an environmentally superior alternative to the original project
that is consistent with the HMP. The Final EIR includes an expansion of the analysis in the
Alternatives section (Section 6.4) to further support City staffs recommendation to implement
the Refined No Affordable Housing Site Alternative.
Implementation of the Refined No Affordable Housing Site Alternative includes the following
changes to the original Dos Colinas project (i.e. project which was presented in the Draft EIR)
and are reflected in the current project presented in the staff report for consideration by the
Planning Commission and City Council:
• Elimination of an affordable housing site which was originally proposed to be developed
at the southeast corner of Sunny Creek Road and College Boulevard (APN 209-060-68).
As discussed in the staff report, in lieu of developing APN 209-060-68 with affordable
housing, the applicant will have the option of restricting 20 of the independent living
units on-site as lower income inclusionary units or 24 units offsite; and
• Removal of all development on an equestrian property (APN 209-060-71) in which Agua
Hedionda Creek is located.
The combined result of eliminating the affordable housing site and removing development from
the Agua Hedionda creek floodplain/equestrian parcel is an alternative which reduces the
environmental impacts associated with the project. Pursuant to the Final EIR, the project has
been reviewed for consistency with the California Environmental Quality Act and no significant
unmitigable impacts were identified. A Mitigation Monitoring and Reporting Program (MMRP)
has been developed for this Alternative and staff is recommending adoption of the MMRP. The
MMRP is also attached to the Planning Commission Resolution for the EIR. Because all of the
potential environmental impacts can be reduced to a less than significant level with the
incorporation of mitigation measures, overriding findings are not required. The CEQA Findings
of Fact are attached to the Planning Commission Resolution for the Final EIR.
EIR 09-01/GPA 09-02/ZC ff()2/LFMP 15(E)/RMHP 96-01(D)/CUP 09-02/SDP 09-02/HDP
09-02/HMP 09-02/SUP 09-02- DOS COLINAS
October 19, 2011
Page 37
ATTACHMENTS:
1. Planning Commission Resolution No. 6825 (EIR 09-01)
2. Planning Commission Resolution No. 6826 (GPA 09-02)
3. Planning Commission Resolution No. 6827 (ZC 09-02)
4. Planning Commission Resolution No. 6828 (LFMP 15(E))
5. Planning Commission Resolution No. 6829 (RMHP 96-01(D))
6. Planning Commission Resolution No. 6830 (CUP 09-02)
7. Planning Commission Resolution No. 6831 (SDP 09-02)
8. Planning Commission Resolution No. 6832 (HDP 09-02)
9. Planning Commission Resolution No. 6833 (HMP 09-02)
10. Planning Commission Resolution No. 6834 (SUP 09-02)
11. Location Map
12. Background Data Sheet
13. Local Facilities Impact Assessment Form
14. Disclosure Statement
15. Reduced Exhibits
16. Final EIR for Dos Colinas, dated September, 2011 (previously distributed; copy on file in
the Planning Department)
17. Local Facilities Management Plan Amendment 15(E), dated October 19, 2011;
18. Exhibits "A" - "S" (Minor Subdivision, MS 09-04), dated October 19, 2011 (previously
distributed; copy on file in the Planning Division)
19. Exhibits "A" - J" (Hillside Development Permit, HDP 09-02), dated October 19, 2011
(previously distributed; copy on file in the Planning Division)
20. Exhibits "A" -"G" (Residential Mobile Home Park Permit, RMHP 96-0ID) dated
October 19, 2011 (previously distributed; copy on file in the Planning Division)
21. Exhibits "A" - "KK" (All Architecture for Senior Development), dated October 19, 2011
(previously distributed; copy on file in the Planning Division)
22. Exhibits "A" - "T" (Landscaping for Senior Development), dated October 19, 2011
(previously distributed; copy on file in the Planning Division)
23. Exhibits "A" - "C" (Landscaping for RV Storage/Garden Parcel), dated October 19, 2011
(previously distributed; copy on file in the Planning Division)
24. Minor Subdivision DRAFT approval letter (Minor Subdivision, MS 09-04)
W07 TO SCALE
SITEMAP
Dos Colinas
EIR 09-01 / GPA 09-02 / ZC 09-02 / LFMP 15 (E) / RMHP 96-01 (D) /
CUP 09-02 / SDP 09-02 / HDP 09-02 / HMP 09-02 / SUP 09-02
CASE NO:
ACKGROUND DATA SHEET
EIR 09-01/GPA 09-02/ZC 09-02/LFMP ISfEVRMHP 96-OKDVCUP 09-02,
SDP 09-02/HDP 09-02/HMP 09-02/SUP 09-02
CASE NAME: Dos Colinas
APPLICANT: West Living R/E. LLC
REQUEST AND LOCATION: Request for a recommendation of certification of the Refined
No Affordable Housing Site Alternative of a Final Environmental Impact Report, including the
Candidate Findings of Fact and a recommendation of adoption of a Mitigation and Monitoring
and Reporting Program; a recommendation of approval for a General Plan Amendment, Zone
Change, Local Facilities Management Plan Amendment, and Residential Mobile Home Park
Permit Amendment; and a request for approval of a Conditional Use Permit, Site Development
Plan, Hillside Development Permit, Habitat Management Plan Permit and Special Use Permit for
the development of a 305-unit continuing care retirement community for seniors, including 58
cottages, 166 independent living units, 20 of which will be restricted as affordable units, a 81 -
room/95-bed assisted living/congregate care facility, and the relocation of the Rancho Carlsbad
Estates recreational vehicle storage and garden area (from APN 168-050-36 to APN 209-060-70)
on a 46-acre property generally located north of Sunny Creek Road, south of Cannon Road, east
of El Camino Real and west of the future extension of College Boulevard Reach "A," in Local
Facilities Management Zone 15.
LEGAL DESCRIPTION: That portion of Lot "B" of Rancho Agua Hedionda in the
County of San Diego, State of California, according to Map thereof No. 823, filed in the Office
of the County Recorder of San Diego County, November 16, 1896.
APN: 209-060-70 Acres: 46.0 Proposed No. of Lots/Units: 3
GENERAL PLAN AND ZONING
Existing Land Use Designation: RLM and OS
Proposed Land Use Designation: RM and OS
Density Allowed: n/a
Existing Zone: L-C
Density Proposed: n/a
Proposed Zone: RD-M, RMHP. and OS
Surrounding Zoning, General Plan and Land Use:
General Plan Current Land Use
Site L-C RLM, OS Vacant/undeveloped
North RMHP, RD-M RM
South L-C
East R-1.0.5-Q,RD-M, OS
West L-C, RMHP
RLM, OS
RLM, RMH, OS
OS, RLM, RM
RV storage area, high school
under construction
Equestrian uses
Vacant/undeveloped
Golf course, mobile home park
Revised 01/06
LOCAL COASTAL PROGRAM
Coastal Zone: | | Yes [^ No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: I I Yes [X] No Coastal Development Permit: I I Yes 1X1 No
Local Coastal Program Amendment: | | Yes [X] No
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A
Existing LCP Zone: N/A Proposed LCP Zone: N/A
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 305
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, N/A
Negative Declaration, issued N/A
Certified Environmental Impact Report,_
X. Other, Draft Final Environmental Impact Report, September, 2011
Revised 01/06
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Dos Colinas - EIR 09-Q1/GPA Q9-02/ZC 09-2/LFMP 15(EVRMHP 96-
OKDVCUP 09-02/SDP 09-02/HDP 09-02/HMP 09-02/SUP 09-02
LOCAL FACILITY MANAGEMENT ZONE: 15 GENERAL PLAN: RLM and OS
ZONING: L-C
DEVELOPER'S NAME: West Living R/E, LLC
ADDRESS: 5796 Armada Drive, Ste. 300, Carlsbad, CA 92008
PHONE NO.: (760) 602-5850 ASSESSOR'S PARCEL NO.: 209-060-70
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 305 commercial dwelling
units/senior professional care facility, 46.0 acres
ESTIMATED COMPLETION DATE: Unknown
A. City Administrative Facilities: Demand in Square Footage = 1,060 square feet
B. Library: Demand in Square Footage = 565.64 square feet
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 67,100 gpd
D. Park: Demand in Acreage = N/A
E. Drainage: Demand in CFS = 193.7cfs
Identify Drainage Basin = B
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 1.090 APT
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 3 and 5
H. Open Space: Acreage Provided = 1.21 acres
I. Schools: N/A
(Demands to be determined by staff)
J. Sewer: Demands in EDU 305 EDU
Identify Sub Basin = E
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 167.750 GPD
L. As the units are defined as commercial dwelling units, a total of 111 (if inclusionary units
are designated onsite) or 131 residential units (if inclusionary units are provided offsite)
will be deposited into the City's Excess Dwelling Unit Bank.
DISCLOSURE Development Services
STATEMENT Planning Division
CITY OF p <|/A\ 1635 Faraday Avenue
(760)602^610
www.carlsbadca.gov
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, titles, 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 Dublidv-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person J?A/f f2.fwi54C/4 Corp/Part
Title P/2£-S/£e.i(jT _ Title
Address £~?4& dZKAD^ fltL #?QQ Address £?3& A(Z»<4PA 0A.
C##L*/*>*tf), GXJ , ^z0oQ CAKU&4&, CA
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, titles, 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.)
Person 0tf/u {2.t»i#4c/± _ Corp/Part
Title P/LtttfiZ/JT &P- Mt#jU*C&l Title
Address Ae««*P/t £ji.£&& Address T7#£ Aeu«sH)4 S)r2-.-# '•?<
P-1 (A) Page 1 of 2 Revised 07/10
L -
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.
Non Profit/Trust Non ProWTrust
Title Title
Address Address
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?
Yes I n No If yes, please indicate person(s):_
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
7^.^^ *u« ^r/. T^L^
Signature of owner/date ' Signature of applicant/dateignature
Print or type name of owner Print or type name of applicant
Signature of owner/applicarffs agent if applicable/date
Print or type name of owner/applicant's agent
P-1 (A) Page 2 of 2 Revised 07/10
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 0942/HDP 09-03/HMP 09-02
MINOR SUBDIVISION MS-09-04
DOS COLINAS SENIOR SITE
CITY OF CARLSBAD, CALIFORNIA
VtC/MTYMAP
LEGEND
CMS we srnp> UAI
U*M(0_E
f-nsrwc iwm HA
pffwosto oauFJffszr TO sr wrrpi
GENERAL DESIGN NOTES
TJ cEHrrmiMt smrrr firv
PROPOSED PFTAWIVG Mil
PROPOSED STOW DRAW - PVftlC
fSET SHEET 4 ro* iOCAHOH)
' • COR ICCtnC
c*iicur fsrt s
PARKING SUMMARY: COTTAGES NORTH - 40 UNITS
««T
TOTAL
flEQUIftED
<8
pnovioeoMNAOES • BO
90
PARKING SUMMARY: COTTAGES WEST- 9 UNfTS
PARKING SUMMARY: COTTAGES SOUTH - 9 UNITS
'" *tsiotim*i Toiii. "
ou"'
TOTAL
niQumio
"
1*
MWVIDIO
II
PARALiEl • 3
23
PARKING SUMMARY: 95 ASSISTED LIVING BEDS AND
166 INDEPENDENT UV1NQ UNITS
"WEfWOWIUWJJ.0
AMIS ttOUVINO TOTAL
TOTAL
REQUIRED
m
J2«
PnOVIOED
OF Crai) A Vf PARALLEL • J3'HANWCAPPEO (HCl OtlfOTl • II
*»
131
PARKING SUMMARY: OVERALL TOTAL
OVERALL TOTAl
GENERAL NOTES
1. TOTAL CROSS SIT «EAr «.C -"Of
CCLLEGE BLW) AREA: 2.73 AOCS
NTT SITE AREA- <J.« AWES (OTOSS AREA - Cai.ET* ELW;
NET OEmiTMflLE AflEA: <l. I AOlfS (PER C>RAtNrs UAP)
2, IOTAL W. PARCTLS; Ji jarcirirvrML ASS/SftD LIVINu PARCEl (PCL If - J
HOW PAKK/KV PMKINC/CAmXN fPO. Jj -*• CTT» SPACE l£5H'> /PO. JJ
PfAL NO. OF LWirS JOS COWCRCIAL DWELL"* UHlfS fMllPFS » A
BLOC1 IflH OMteRCIAt D"TLL"«C UNITS ( INOLUQGS TO A/FCHOABLC UBLOC fli cowemyiL OPELL/W wirs-ices- M ctwerciAL WELLI«; LNifs
.SSETSCTI'S PARCH. N&GEX: 2QB-060-rO
LAND (jSE: VACANT
CEWfML PLAN G&ICMTItf* "L« CO-* OU/*C)
— • OJ/AC)
PARCEl 1 : HLU (0-* OJ/AC)
PARCEL 3 : «> (0-4 OJ/AC)
: flW (<-S VJ/At:)
.. _ . M(4-e OJ/AC)PARCEL J : OS fO=EN SPACEj
LC (LIMITED ctrtffa.tc (Liuira? covrwoLjrtrj COVTTKL;ffED C OL)
KD-M (ff^lOENTIAL O&filTr - UJ.TIPLE)PARCEL 2 : «W (BFSIOENriAL UOBItE Wilt f
PAffOEL J :
ZCTC:
I. (HO Tain fSCF LLC TKAFTIC flE
BEVISED LfTCT (MTED <-J?- 1 1}ILOfW COtCTAtZ-: APFHOX 9.0 A&ES (!?.0* CT Lrr PABCEI i
ALL SfflEEr DESIGNS. STREET LIGHTS. AND FIW HYCHANTS 9«LL COSFWM TO
Ciri- or CAO.SBAO OESICN STANDARDS AH} AS KEQJIXEO BY TIC CUT EfKltfER.
ALL EA5EWTS SHALL BE PROVIQEU fTP. ffEUOVCD. CUIfCLAIlCP OR RELOCATED
AS REOUIRfD flf f>C Cirr ENCIHEER. PUBLIC UTIll TIES AH} nfl
DISTRICTS.
,ITI£S StALLCOvrotW INTERVALS: 2, ".IS»CD WAGES X1T APPTOfflMrT OM.K AW SlA£rr
INAL OESICN CDNSISfENf fI TH Tff CITY'S SUBSTANT
SOUS REPORT PREPARED BY: SfXjntRN CALIfVflNIATESTtm. BATES O'-OOIHG ATC WEE WANTING 9IALI. SE INSfALLED PEff Ttf CAW.SSAO
. AffJSCAPINS SKLL A(.SD Ct»«,r »l W T>C UIT'CATIOH lCASl/i£S Crw tiff oo-ot AW sECcme»*7iiTIOHS cr rt BICLOCICTL JEOWCAL &EPCP
HJ FILL SLCTS NOT TO EXCEED 2: I.uvirs wr BE" BUILT PWICT* TO FIHAI UAP KtcwpAncw ir ffrc/f icTED Br rtf cirr EUCHRE* AHJ PLAWNC OIKECTCP.
SEE LAW3SCAPE PUW HW PEPI«cre» WLL * TVT LOCATIONS.AVCTACE StUEH GENERATICTt .097 *"TO frOT J03 ECTJ's;
Ptjr«LE WrER onM'O IS 8<. 7 CPU
flRE FLO* CEVAW; ?.900 CTWnt INXfVNXNT LIVINC AM} nt XSS/SfED L/VIM: SUILOIMTS ABC
TO fit SPRI^M.E]|JED.
IT IS INT&CEO THAT UJLTIPIE FINAL WPS MY BE fILETJ IN ACCWOAfCE
ISlCNS OT ARTICLE * OP SEtTICM SBtSB. I OF nc SieDHTSlOV»«ss WAOEU Lors.
LB3AL DESCRIPTION
PtylTIQN OF lot ~B~ IN HANCHO ACUA HEOIONOA, IH THE CITY Of CARLSBAD. IN IH£ COUNTY
OF SAN DIEGO, STATE OF CALIFORNIA. ACCORDING TO UAf THERECF NO. fl^J. FILED IN INE
pmCE OF THt COUNTY RECORDER OF SAN D/ECO COUNTY NOVCUSt* 16, 1096.
OWNER /APPLICANT
tcsr SCNICW L*
flftfUJL IABIL I FT (X»FAffY
S796 ARWADA Oft.. SUITE 3OO
: CA BXKO
-792-I
1
HUNSAKER& ASSOCIATES
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
SHEET
1
OF
19
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01(D)/LFMP 15(E)/CUP 0942/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
PORTION OF PRIVATE ACCESS DRIVEWAY 'OTYPICAL PRTVATE aesioerfTvu.
PRIVATE DRIVEWAYS "G
PORTION OF PRIVATE DRIVEWAY '£'
W/LI.D. PERVIOUS GUTTER
POtVATE fOOJfCT
PORTION OF PRIVATE DRIVEWAYS "A'& 'D
TVPKM. PRIVATE ACCtMDatVtWAY
PRIVATE DON CARLOS DRIVE
PORTION OF PRIVATE DRIVEWAYS "A' & 'D'
nwou. PWVATE .
PORTION OF PRIVATE DRIVEWAYS "C', '£' & "Q
W/LI.D. PERVIOUS GUTTER CROSS SECTKW^rHVDflO«O«FIC4 HOW BA5/N WO. »
PORTION OF PRIVATE ACCESSDRIVEWAY "O"
mrvxTF HESOENTUI
PORTION OF PRIVATE DRIVEWAY IP'
. PfVVATK
PRIVATE DRIVEWAYS W A "O'
EMERGENCY ACCESS DRIVE V & V mau.pmtremxxmM unww/irW/ LI.D. PERVIOUS GUTTER PRIVATE DRIVEWAYS '(/PORTIONS OF PRIVATE DRIVEWAY'G'
EMERGENCY ACCESS DRIVE V
@ FIRE TRUCK HAMMERHEAD AREASPORTION OF PRIVATE DRIVEWAY 'G
MWATK nemoBrmv.
PRIVATE DRIVEWAY "K"
MINOR SUBDIVISION MS-09-04
HUNSAKER&ASSOCIAT1:S DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
PROPOSED PUKJC STREET
COLLEGE BOULEVARD. PPIVATE OESioeMva. OTWEWAY
PORTION OF PRIVA TE DR/VEWA Y V
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
MODIFIED PRIVATE PEDESTRIAN RAMP (A)
DETAIL
MODIFIED PRIVATE PEDESTRIAN RAMP (A)
PLAN VIEW
SIDEWALK UNDERDRAIN TO GRASSY SWALETYPICAL CROSS SECTTONA-A
-(ptiMTto smrwNc;
MODIFIED PRIVATE PEDESTRIAN RAMP (B)
DETAIL LI TYPICAL MODIFIED ROLLED CURB TO
TYPE 'Q' CURB TRANSITION DETAIL
STANDARD
TYPICAL PARKING DETAIL
MODIFIED 4- ROLLED CURB SECTION
j
MODIFIED PRIVATE PEDESTRIAN RAMP (B)
PLAN VIEW
mm- Pfp to» TCWfKlO"! Hrt
KF L^WKMfT PUN!
NOTE: WHWTF STWFf CWB WKPS TO H-«k€ mwwfto DOMfS
3'RIBBON GUTTER
COLLEGE BLVD./CANNON ROAD
SIGNALIZED INTERSECTION
COLLEGE SLVD./P/WATE DWK V*'
SIGNALIZED INTERSECTION
COLLEGE BLVD./PRIVATE DWY. V
SIGNALIZED INTERSECTION
PREPARED 8Y:
HUNSAKERS & ASSOCIATES
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
3
OF
19
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 0942/HDP 09-03/HMP 09-02
PUBLIC UTILITY LEGEND
PUBLIC UTILfTIES
COLLZGB BOULXVAAD
,
PflftMTE STORM DRAIN
PRIVATE STORM DRAIN LEGEND
OPE/V SP/1CE EASEMENTS a BIOLOGICAL CONSERVATION EASEMENT
PREPARED BY:
HUNSAKER
& ASSOCIATES
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA 19
MS 09-04/QPA 09-02/ZC 0&02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
SLOPE EDGE BUILDING SETBACK INDEX
NORTH COTTAGES
UNIT JJ REAR GARAGE SETBACK
•PLEASE SEE ARCHITECTURE. SETBACK IS TAKEN FROM 2 LOCATIONS.
ONE FROM THE PORCH AND OWE FROM THE GARAGE.
TOP OF SLOPE. SETBACK SECTION 'A,-A.'' • TYPICAL
SCALE: t" - 10'
NOTE: AS LONG AS A 1.0' MIN. OISTAN« IS MAINTAINED.
THE TOP OT SLOPE SETBACK REQUIREMENTS AHE MET.
17.9'* ACAML
UMT 2J REAR PORCH SETBACK
•PLEASE SEE ARCHITECTURE SETBACK tS TAKEN FROM 2 LOCATIONS.
OWE FROM THE PORCH ANQ ONE FROM THE GARAGE.
TOP OF SLOPE SETBACK SECTION 'A.-A,'' • TYPICAL
SCALE; t1 - 10'
NOTE: AS LONG AS A 7.0' WIN. DISTANCE IS MAINTAINED.THE TOP OT SLOPE SETBACK REQUIREMENTS ARE MET.
PUWIAfl
UNIT ZS'SETBACK
TOP OF SLOPE SETBACK SECTION 'B-B'' • TYPfCAL
SCALE: 1" * ID-
MOTE: AS LONG AS A 7.0' WIN DISTANCE IS MAINTAINED.THE TOP Of SLOPE SETBACK REQUIREMENTS ARE "ET.
0.7 /V
21*" •••-—•^
UNIT IB SEtBACK
TOP OF SLOPE SETBACK SECTION 'D-D1' • TYPICAL
SCALE: I' - 101
NOTE: AS LOND AS A 7,0' MW. DISTANCE IS MAINTAINED,TWE TOP OT SLOPE SETBACK REQUIREMENTS ARE MET.
SLOPE EDGE BUILDING SETBACK
WEST COTTAGES
SLOPE EDGE BUILDING SETBACK INDEX
WEST COTTAGES
SLOPE EDGE BUILDING SETBACK INDEX
SOUTH COTTAGES
SCALE: I' - 10'
NOTE: AS LONG AS A 6.1' MIN. DISTANCE IS MAINTAINED.
THE TOP Of SLOPE SETBACK REQUIREMENTS ARE MET.
SLOPE EDGE BUILDING SETBACK
SOUTH COTTAGES
TOP OF SLOPE SETBACK SECTION 'C-C1 • - TYPICAL
SLOPE EDGE BUILDING SETBACK
NORTH COTTAGES
PREPARED BY:
HUNSAKER
& ASSOCIATES
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA 19
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFUP 15(E)/CUP 09-02/SUP 09-02/SDP 0942/HDP 09-03/HMP 09-02
MINOR SUBDIVISION MS-09-04
FOR CONTINUATION SEE SHEET 8
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
6
OF
19
MS 0944/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
i>
PREPARED BY:
HUNSAKER& ASSOCIATES
FOR CONTINUATION SEE SHEET8 FOR CONTINUATION SEE SHEET9
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
SHEET
7
OF
19
MS 09-04/GPA 09
~] FOR CONTINUATION SEE SHEET 6
SUBDIVISION i ! ' r-, ipppn ~^r
BOUNDARY '
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
SEE SHEET 6 K^^^im^^^^^mK^^M^^S^^^ri • SSi i^^lNfa-^VS^yP^l-X^ -. ^-S.«EM AWJKD "TO*" NwwrtT/uifcswcr f«tI^wsoA^mJ •:/• . •"
MINOR SUBDIVISION MS-09-04
r»/"\o r*/~\i IKIAO
; l ~^t;ssisj;siss?K , TJ^fT1! ~
1 ••nfMT.«4yf**nM)MJ '' \' ^! ' Hjj cotCTCT V dmnjg t nctra fair. . ' iHs
i5'^fesS^S^ , i||".1 ^;fMt* MIMN oranvondoS • -• . : ! i
un OUDUIVIOIWIX mo-u
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
g"*"' .--r^tf*&yjiiA»ii7-:riigag^^^ *^_,_
CONTINUATION SEE SHEET 10
JVfS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
FOR CONTINUATION SEE SHEET6 FOR CONTINUATION SEE SHEET 7
UBdMSlON80UNDARY
SUBDIVISION BOUNDARY
\
nrtPOKH «'(*-»
UNDERGROUND PARKING DETAIL
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIAFOR CONTINUATION SEE SHEET 11
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02mj mr-w/uryi uy-v£/Hs u:
CONTINUATION SEE SHEET 8
&•>• ••<3KV\\A\v ifw/#s />:" x .\fe\
"MS']jfe4";syJi?5S£iiwffiWSSMiFSS'-ffipfiKffl
MINOR SUBDIVISION MS-
COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA[^Ofl CONTINUATION SEE SHEET
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 0942/HDP 09-03/HMP 09-02
CONTINUATION SEE SHEETS
SUBDIVISION BOUNDARY
SUBDIVISION\:m
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIAFO/? CONTINUATION SEE SHEET 13
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
FOR CONTINUATION SEE SHEET 10
' •
rr'iSSfe I jj | iffiSiVSi
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
/' '-^
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (Dj/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
CONTINUATION SEE SHEET
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIAFOR CONTINUATION SEE SHEET 14
MS 09-O4/QPA 09-02/ZC 09-02/RMHP 9641(D)/LFMP 15(E)/CUP 0942/SUP 0942/SDP 09-OZ/HDP 09-03/HMP 09-02
FOR CONTINUATION SEE SHEET 13
s. X 368S9KP
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
DOS COLINAS
RECORD BOUNDARY AND ENCUMBRANCE PLAT
COLLEGE - BOULEVARD-
EXISTING BOUNDARY AND ENCUMBRANCE EXHIBIT
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
EXISTING EASEMENTS AND lOD's
.
/i\ A* GtstMMrrot nw: VTUTZX KKS n'— « *?u ftior i" « JCiiwyr mioTts oa" MV oroo MI AW a
i or ivcm ow* tffxn. AICW AW M
nromMHir OMT7EP
/\ AV cunffrr nw ncwtor or mrew >WB *o»mi *M*___
ar cw^ra) cowffv rtooo caan. asatcf. V (*TW"*- mwmA *
Tra* mauc owwcr AW MXXMV '
r ffc orroro
X\ *i Guanr ro omraurr wrawnunOTOMrc HWTMII <Mc~— ndffKi JM) Mtzorw wvasx moxxn **S 1 1. AMI-
taniMwr no, x>er~atoi)eeo cr orno*. f. , ~n n«n (r ax an cr OMJBVI * MMCTVI
r CMTITD
AW oaofMtnm fueuc JBKTT. ffgu: tffury AHO
_. _n n* otr or OVUIMA A MMcmt. eammm.Arnrrx. M i4frrm.ru nrr or MD IAW AI mow AW oesowressw ODCUWM:
v ounr Kiuww
> xor-axxm of crno*
^ tent mm nuauyto * rrt OOOMXT
xor-uouu or omon. ATOMS.UK ** M*ra# wrtw uturr ca twnrav MCTWNTS uc AW AWOM LMTTD iMt/n* O»*WIT.
A* euoor ror '•cxct «*<n
/ai\ A* ou
- '•£•ivrx
/i\ AW CU— '_*»! L*
* n*uc t^unci MUD* rt
•« "•« ** •** «™«>*MWMH9 W (X7«3«(
s *> nio* or. MI aroo oa HO tttrrwc a
.. * MMF cr MV orso
H MC QTPff OF MB O
X\ -w EUDDTT n* «uu atwMcr nmaa namo WWCN u' — * ram*Otr HO. noo-otatu or crmn wcero * nww orOWM A KMCm OTKWnM
,o\ ;«* oaoatr rv* mmmtnt nrcuc AW MM naixes A leva' — ' access ro AW rmw MO mt^r ntanai <m M, jnw At ic
TOTS J» Ba^jjaeanfHtma^jrsifittsttfiaK itn
/i\' - l 17. »J7 « POTMOff Mft JOO?-O
ion a Know HO. xof-itoan AW ALSO tujano nrnxirr iz xn- -~ ff MO. teae-eniat cr cmw. voans.
Mt oanmff_m_ne L*B twowowc OMMTI AW MCDENIWnmm ffanoeo ocmax 3 tut * soar «si HUF SH tr amo*aeons w aw* or MH am ou *w (ucmc COWMK
of mart (t[ inrV(jn< fjtufjr ^ ffiim^n foot nf /fag}
. m euaoffCT «iv uo uaonraMi cnjnjran«7>« wm MT
ff. r*« AS fsmupa M ifTir or arov *fam%°!£5i an swOfTO OU Ml OfCtJK QDVWir
' " WW " **
MM AWUUWO OWTMP( CUT OWIMM AW 9HM
Afig
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
^"™ i* ™cr i/™r» ** """r <* Mil ttwimr H MT . . \ < n » i v • >ta u tr \
PHASED PARCEL MAP
£LISTING BOUNDARY & ENCUMBRANCE NOTES
AND UNIT PHASING
PREPARED BY:
MHUNSAKER
& ASSOCIATES
"S^ SS^Z«».~
MINOR SUBDIVISION MS-09-04
DOS COLIN AS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
SHEET
16
OF
19
MS 09-04/GPA Q942/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 0942/SDP 09-02/HDP 09-03/HMP 09-02
Y\
PROJECT TOTAL. = 46.0 AC.
PROPOSED PARCEL LINE EXHIBIT
HUNSAKER& ASSOCIATES
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
17
OF
19
MS09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 1S(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
\wy/x x
T \
.'••3 28' EMERGENCY FIRE ACCESS:_j^ j (PRIVATE ACCESS ROUTE)
3.00 1 1 . DO i I— _47.00 25.01)
P (M| BUS -40 r»i
Width : 7.00 Width B 5U
Track : 6.00 irock • n.5n
Sleering Angl» ' : .51.6 Siterinq ^9i* . li.o
LARGE CAR CALTRANS 404.5F DETAIL
NOTTOKAl* NOTTDIQIU
PREPARED BY:
fflll HUNSAKERiaSt & ASSOCIATES
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CARLSBAD, CALIFORNIA
^
SHEET
18
OF
19
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
- f 00-VT? FLOODPLAIN LINE (FEMA)
CHANNEL FLOWLINE
100-YR FLOODPLAIN LINE EXISTING (LYLE)
100-YR FLOODPLAIN LINE PROPOSED (LYLE)
FLOODWAYLINE EXISTING (LYLE)
FLOODWAYLJNE PROPOSED (LYLE)
«
1
FLOODPLAIN EXHIBIT
MINOR SUBDIVISION MS-09-04
DOS COLINAS
SENIOR LIVING SITE
CITY OF CAHLSBAD, CALIFORNIA
19
OF
19
MS 0944/GPA 09O2/ZC 0942/RMHP 96-01 (D)/LFMP 1S(E)/CUP 0942/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
HILLSIDE DEVELOPMENT PERMIT / CONSTRAINTS MAP
Carlsbad, California
HILLSIDE DEVELOPMENT PERMIT
CONSTRAINTS MAP
DOS COLINAS
CITY OF CARLSBAD. CALIFORNIA
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (Dl/LFMP 1S(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
^
SENIOR LIVING SITE
PROJECT EARTHWORK SUMMARY
SECTOR
Senm Living sl*
> Ofsto (Den Carlos Accmi Road)
Totit Picket Ortdtng B«linc«
. North
• South d Brldoo
. EwiFtonMaeROW
• Remedial
Cotewi eomward SuMatal
BJ Bathi
Torn 1) Infrntruttitr* Subtolil
CUT
311. .WO
330
«1.<60
531.«0
?00
960
l»,<20
B.600;;.«»
200700
tB.MO
2:7.2*0
CUT •
375 9BO
230
583390
U3.2BO
600
960
tlt.IIO
IO.OOC
96.390
202.170
IB.i'TO
7M.710
r,.L
>n.i.;ou
30
5B3.2BO
)BJ,7BO
2.300
3.030
i1.?10 "
5KO
7.030
__2 5.310
a30,710
GRADEDAREA
(AC)
38 7
0.4
3 1
10
98
2.0
58
HILLSIDE DEVELOPMENT PERMIT
CONSTRAINTS MAP
DOS COLINAS
CITY OF CARLSBAD. CALIFORNIA
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 0942/SUP 09-02/SOP 09-02/HDP 09-03/HMP 09-02
LEGEND
[ "I 0-15X SLOPES AC - J1.6 (68.7X)
• ".- 2|| 15X-25X SLOPES AC - tO.J (22.4X)
AC - J6 (7.8X)j 25X-40X SLOPES
BJHW GRADING LIMITS SO AC
OUTSIDE GKADfNO UUITS 0.6 AC
| 40* * GRE47ER SLOPfS AC - 0.5 (1.1X)
HJHIN GRADING UUtTS .15 AC
OUTSIDE GRADING UHIT5 .35 AC
SLOPE ANALYSIS
PREPARED BY:
HUNSAKER
&ASSOOATES
HILLSIDE DEVELOPMENT PERMIT
CONSTRAINTS MAP
DOS COLINAS
CITY OF CARLSBAD, CALIFORNIA
los Collnas - HDP Senior Site SM 03,dw(,l»'JO-53-?On'l£"M
SHEET
3
OF
10
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (Dj/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
^C'V)/ Wfa v f- \
' .,<•••_
?—o
LEGEND
0-13* SLOPCS
j I5X-25X SLOPED
AC -
C - IO.J (22.4X)
/(C - J.6 f7.MJ
M7H/N GRADING UUITS JO /4C
ouraw cs/inw uwre 0.5 AC
40* A CfJEATUt SLOPES AC - O.S (l.tX)
WWW GRADING UMITS .15 AC
GRADING L/M/7S -J5 ^C
SLOPE ANALYSIS
PREPARED BY
HUNSAKER
& ASSOCIATES
HILLSIDE DEVELOPMENT PERMIT
CONSTRAINTS MAP
DOS COLINAS
CITY OF CARLSBAD. CALIFORNIA
3
OF
10
MS OS-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-Q2/HDP 09-03/HMP 09-02
VEGETATION COMMUNITIES
SOUTHERN SYCAMOfltALDER RIPARIAN WOODLAND
SOUTHERN WtLOW SCRUB
COASTAL AND VALLEY FRESHWATER MARSH
-"•'.••' \ NON-VEGETATED CHANNEL
CONCRETE UNED FLOODWAY
COAST UVE OAK WOODLAND
DISTURBED VALLEY NEEDLEQRA99 GRASSLAND
EMEOAN COASTAL SAQE SCRUB
DISTURBED OIEQAN COASTAL SAQE SCRUB
555 .i DISTURBED DIEQAN COASTAL SAQE SCRUB-BACCHARI8 DOMINATED
SYCAMORE QHOVE
EXTENSIVE AGRICULTURE
EUCAJLYFTU8 WOODLAND
DtOTURBED HABITAT
|"j»,..".i UnBAN/DEVELOPED
BIOLOGICAL OVERLAY
HILLSIDE DEVELOPMENT PERMIT
CONSTRAINTS MAP
DOS COLINAS
CITY OF CARLSBAD. CALIFORNIA
HUNSAKER
& ASSOCIATES
MS 09-04/GPA 09-03/70 0942/RMHP 9641(D)/LFMP 15(E)/CUP 09-OS/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
KEY MAP
PROJECT CROSS
UN i cine newer! noR/ic
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 0942/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
140
120 -
100 --•
80
60 --
40
140 QJ
120 Z
100 =£
80 O
60 <£
40 IE
140 QJ
120 ^
100 ^
80 O
60 ^
40 IE
IL DLDC.
PAD^t
/rI
/ EXISTING GROUND
.:•...••-"
PW
. r
P05SO-GROL
---\
>AO=90.J\Vvt ^jf-
TT:
l-f.7
CXIS1 ING GRC
1
P/1D-K
CO
UNO
5.5
IRTYARO
- -
ri
—PVTr-DWY-
'L-.BLDG. /....
\fc
pA°-g°9
/
I___J_PA 3=9M
— p
SECTION A-A
HORZ SCALE: 1"=30'
VERT SCALE: 1" = 30'
«n| cot
C
MINING WALL
RlfARO
5ECTI
K I_Li---
ON A-
, r
IL BLOC 2
AGO
i
|
NTINLJATIO
/T-—BWY—-K"-
" "T^i
IL BLOC J
PAO--84 7 CO IRFYARD
/— EXISTING GROUND
N
HORZ SCALE: 1"=30'
VERT SCALE: 1" = 30'
AD=I029\ "3-702-9-
PVT. 0
^_J^
VY ^N" "
D=;OJ.J 1
r/
SOUNOWALL
SECTION A-A CONTINUATION
HORZ SCALE: 1"=30'
VERT SCALE: 1" = 30'
PVT. DWY
PREPARED BY:
•Hi KUNSAtCERKam & ASSOCIATES
•sis S=^"
"C"
PRO,vseo GROU.
X-
m....y
140
120
100
80
60
40
PROJECT CROSS SEC1 o MATCHLINE MATCHLINEHILLSIDE DEVELOPMENT PERMIT
CONSTRAINTS MAP
DOS COLINAS
CITY OF CARLSBAD. CALIFORNIA
40
20
00
30
30
W
«
20
00
30
30
40
1
3
SHEET
6
OF
10
MS 0944/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 0942/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
140
120
100
80
60
40
140
120
100
80
eo
40
LU
ir_l
-^
O
<;
140
120
100
80
60
40
PROPO
O
>EO GROUND
•ISTINC GROU
Ar -
s
ND — ^
PARCEL
(
? - RV PAR
^COTI
<ING
r»M D n
L/PP,
__WEST t5"^
^-PW. 0
p/^aS\5
IVY "0"
:..-. fvr-ovn
[ —| PAD\=85.6
-•G"
HORZ SCALE: 1" = 30'
VERT SCALE: 1" = 30'
' PX°~9Q
kS"-":-'-: — -
"""""
^^^
°~^
: •••••"-^10_£/J_J
._._H-.._ ffoiy ..e.
ELEV-
ROW
to
'^'-••'-
140
120
100
80
60
40
SECTION B-B CONTINUATION
HORZ SCALE: 1" = 30'
VERT SCALE: 1"=30'
LLJ 140
? 120
•3- 100
080
< 60
^ 40
LOtVf/?/esr BASIN -HYDROMOO
LOWER
^ HMff
WEST BASIN
7 OlIAIITY..
PROPOSE
"^S
0 GROUND -
'W. 0/WVF "(
EXISTING
\
\
WOUND —^
IL BLOC <
7 -
OURTYARD PAD=84.7 & PARKING
/~\ I — /•>~l~lx^fcl y**» <^\
LU 140
——- r=v -- ? 120
O 80
<; eo
^ 40
LJJ
X
O
SOUND WALL-
C,'D GROUND
PARKING
INC GROUND
, \ '
\ \
^^
."."_
ow
COLLEG
tt-ft.
ft
BOULEVARD
t3±83
1
?Cw
120
100
80
60
SECTION C-C CONTINUATION
HORZ SCALE: 1" = 30'VERT SCALE: 1" = 30'
HORZ.SCALE: 1"=30'
VERT SCALE: 1" = 30'
PROJECT CROSS SECTIONS
n HUNSAKER
j&ASSOaATES
HILLSIDE DEVELOPMENT PERMIT
CONSTRAINTS MAP
DOS COLINAS
CITY OF CARLSBAD. CALIFORNIA
7
OF
10
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-OZ/HDP 09-03/HMP 09-02
140
ion •--
100
80
60
40
140 UJ
120 ^
100 33
80 0
eo <;
40 -^
140
120
100
80
en .
40
SOUND mu. -\ ROW
FXIS HNG
GROUND" \
'vl .:
\_
y
• PVT. - DRIVE-
S'. PARKING
COLLCC
• Lit
SECT
11
BOUl.E-VARi
106.8 ....
'ION [
--
F
LOWER WtWATER C
ROPOSED GR
~sr BASINuAurr
EX
ROW
)-DC(3NTIIS
' --
IUATKDN
'JUNO -y
\
I5TING GROU
- 140
-- 120
100
- 80
- 60
40
HORZ SCALE: 1'=30'
VERT SCALE: 1" = 30'
PR IPOSED GRO INI) -\ I""1
— *^^^ GEN
N
AD
** "
EXISTI G GROUND -
. BLDG ?
OURTYARD
y
y
«. BL
|- -PAt)-
C 'DRIVE- "B'
JO '
I BLOC 1 C1URTYARD
PVT
|L
1
DRIVt
PAP
SECTION D-D
SOUND WALL^\
__^^^ f ROPOSED GROUND ~\
DG 2
S6.Z 1
E.
SE
PVT, OR
IS TING CROL
CTIO
VE \*
N E-E
&ENTRY -,
'81. 7
PROPOSED
HORZS
VERTS
y ROW- -=' V d
Ctct
TJU
\
\
7-.-DRIVS.-::
GROUND — '
>iLE: 1" = 30'
kLE: 1" = 30'
. £ .. ROW -
'ETjr 'BOO 'EVARD "~
ELF:V=12.
....
VERT SCALE: 1" =
HOR2 SCALE: 1" =
o •
30'
30
PREPARED BY:nHUNSAKER&.ASSOC1ATBS
•"• ' - \
r " •
'
•--•.".:"-"'
PROJECT CROS
UJ 140
_ 120
X 100
0 80
< 60
^ 40
«
140
120
100
80
60 ^
40 ^
S SECTIONS
HILLSIDE DEVELOPMENT PERMIT SHEET
CONSTRAINTS MAP 8
DOSCOLINAS OF I1 0 *CITY OF CARLSBAD. CALIFORNIA ' u j
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
EXISTING GROUND -v
^-~^^ -^ •-- u^H""
1 20 " j- -•-•:--"- \PAO-=-!-!5-.i~-\ ~PAtl~1-l-5:0 M/-Z —
--•••" / PVT JR/VE "0" \ |ClOi».
luu _...•- / PVT. ORIVi "C"
on .. •••'"' PROPOSED GROUND —>oU ,--• ' ' "~ "' " "" """ ~ — — " — " —
SECTION F-F
HORZ SCALE: 1" = 30'
VERT SCALE: 1" = 30'
H 4n III RETAINING WALL-, ROW H ROWIHU UJ ' --..— ,•—_• -- -- — | V SOUND Vt1:ll-\ "' ' ,' ' " ""
~2L -^ ALZ"""~ r~^ — "^ \ \1 20 _ -Hf-\ , -nnrrrYATtn- ~r-^*tz — \ "I cotcece- loate&m- -y^^
_l UUXi.\ oAa 1050 1 awfi:- ..-L...J ^ ELEV* -rt.OS
'"^ IE / PVl DRIVE '"[-"• 1"
80 O / * PAm'NG /I PROPOSED 7ROUND — ' /
on r^ j EXISTING GROUND—'
SECTION F-F CONTINUATION
HORZ SCALE: 1" = 30'
VERT SCALE: 1" = 30'
EX EXn 6' SOUND WALL-^. ROW ROW•( A A . _. ,L nfj 4 ' pfpu \
'^U | CHAIMINK \ | |
; FENCl'-. PROPOSt'D GROUND- \ } i
mr - ! gf'ilj ^(^0.^ |TO»'Sjlwo-'flJ.J f^°'°J-6-V^^i;0agCf BQ'JLEYAM L*. -•UO - - ~ r— -—• «^r"— x^- ..-—„..,-.— - --- -- -•-> f-^^ggfe r /
^^ EXISTING GRIUNQ—/
SECTION G-G
HORZ SCALE: 1" = 30'
VERT SCALE: 1" = 30'
_ 120_l~r i oo
O on80
«
-:1 ----- 120
— -- 100
140
i oo ^H
PROJECT CROSS SECTIONS
PREPAREDBY: HILLSIDE DEVELOPMENT PERMIT SHEET
[flnll HUNSAKER CONSTRAINTS MAP 9
•g^™ DOSCOLINAS OF |
*"^ TiT"^l»»-. CITY OF CARLSBAD. CALIFORNIA '^ j
MS 09-04/GPA 09-02/ZC 09-02/RMHP 96-01 (D)/LFMP 15(E)/CUP 09-02/SUP 09-02/SDP 09-02/HDP 09-03/HMP 09-02
- 100-YR FLOODPLAIN LINE (FEMA)
CHANNEL FLOWUNE
- 100-YR FLOODPLAIN LINE EXISTING (LYLE)
100-YFI FLOODPLAIN LINE PROPOSED (LYLE)
- FLOODWAYLINE EXISTING (LYLE)
FLOODWAYLINE PROPOSED (LYLE)
4
FLOODPLAIN EXHIBIT
HILLSIDE DEVELOPMENT PERMIT
CONSTRAINTS MAP
DOS COLINAS
CITY OF CARLSBAD. CALIFORNIA
SHEET
10
OF
10
RMHP AMENDMENT 96-01 (D)
RESIDENTIAL MOBILE HOME PARK PERMIT (96-01)
AMENDMENT FOR RANCHO CARLSBAD MOBILE HOME PARK
DOS COLINAS-RV STORAGE SITE
AND GARDEN RELOCATION
CITY OF CARLSBAD, CALIFORNIA
VICINITY MAP
OVERALL LOCATION MAP
LEGEND
f»smic sronv w^w -
O smetf L
OP-HAP {ENEKY
(Astmtr uncut fs
cractixw*. no* AH
nosnw ENM#CI no
ABBREVIATIONS
PUBUC LmUTJES AND DISTRICTS
UNIFIED SCHOOL C
flOW UN£
ITJf OF WALLBOTTOM or H
CPAOE BREAKfOIHt Of INIERSECflON (V.C)
PAO CICVAItON
NET SO FT.aooo PLAIN
VERTICAL CURVt
UAHHOLE
D CONCREfE PIPE
KEY MAP
SCALE: I' - 200'
GENERAL NOTES
ACRES' MS*INC/GARDEN (PIKCEL 2 f « 09-O
TOTAL (BOSS SI TE AR
ffT SITE AREA:
TOTAL W. PWCCI.S I-TOTU. NO. OF iwirs- o
ASSESSIWS PKffCEL MJWCR PORTION OT 209-OBO-70oriSTim; cEWJMi PL-"* OCSiiTwnov ffl.w fo-' OU/AC)
PmPOSR) CCNERAL PLAN OFSICT*tHOM fiU (»tS. »€D. «-« CW
EXISTING LAN} USE: VACANTEJrrsriM: ZONING LC (LIMITED CONTOOL)PTOTCgP ZONING «W fSESKWrMl «B'Lt HWC PARK )
LFtf ZOHE: fO*C ISAVfXAfX OAlir rRAfTIC N/A
TOTAL BUILD"* COVERAGE: 0 ACWCENT OF LAHJ5C4PINS: 12. SXNUWEP or nv SPACES PROYIOES si m SPACES, e CAR SPACE
BEDUIWD SOWT FOOTAGE fyCUJSIVE OF ACCESS ROAD fVSWNf
LAfC USE MITIGATION IOSLW ^D, ? FOQ EIR Sf-Ol: 10.15*PBOTOSED SOWME fWJMCE EVW (MWJEV R.OfS- "TWCW. |?
PROPOSO) SQUARE FOOTAGE GABJXHS ON.K APtmx. SI. 700 SF
SOWAE fmrACE Or EXISTING (2MDCV KOfS' APPDQX . il, saySOUARE FOOTACE or EXISTING RV STORAGE A^A- Atrmx. 91.
SOWWC FVOfACE OF EXISTINC RV STORAGE AREA(EXCLUSIVE Or DRIVE AISLES t LAH3SCAPE POCKETS)- APPRQ*
PROPOSED TOTAL SOJARE FOQTAtf OF ENTIRE f* RV AReAHtfVSET} SETH4IW/NC CTN SPACE AREAS- or^m* rS.990SQJARE roOTAtX Of tMWJitU RV AREA
(EXCLUSIVE OF ORIVE AISLES * LAtOSCAtf POCXEtS): XfTsouw FVOTAGE OF
Arrmx. 91.370 Sf
2S. SQUARE FOOTAGE CF E : AFftXJx. 7.830 ?
GENERAL DESIGN NOTES
ALL SURFACE IIPRWOfNTS, STR&.T LIGHTS. AH} FIKE mrjPANrsSMIL Cannon TO CITY OF CARLSBAD corm STANDARDS AND AS
REWIRED BY nf CITY ENGtfftX.
ALL. EASEMENTS 9#LL BE PROVIDED FOT. REWVED. OUITTJ.Ail£V0* SCLOMTEC AS SEW'IED B»- rw: Cl Tr fNGIfER. PLEl 1Curwjncs Ate rtfiR APPROPRIATE DISTRICTS,
-ILL PROPOSED UTILITIES SHALL 6E (JCPTCTOl/O.
COHTM INTERVALS 1/10 FEJT
TORWMIW PREPARED fl* PHOTOTOOeD'C. n.OWN (0-J7-OS
AtC GRADING AS SHOTN ON US Q9-O4riw(SNED owes *flF Ar*mxinATE on.' AW staler rt>
CHANGE AT FINAL DESIGN CONSISTENT WITH THE CITY'S SUBSTANT
COWTWIMNCE "GL'Cr,
LAfCSCARINC AtC THEE PLANTING SMALL BE INSTALLED PfB rW
CAffLSBAt) C.<WSCW HAHJM..OJT AH} riLL SLtr^s SMLL nor EXCEED i- >.SEE LAHtJSCAf^ njtH nf t»l*C7Eff 'AI.L AIC F&fX CtMILS.PMOINC 4f*7 IMOOtTC 1/riL ( TIES fD £F COf^ETED tW CBS Ctt l»SITE «S 09-O4 W?IVi«rt SET*» AH} WATER AH) 5TOTT (.IC»"SSKW ON R./IW FD BF CCTCfdCtf »'W rMIS "JO^Cr.
»
LEGAL DESCRIPTION
PROPOSED P<ll?ca ? OF MS OP-0< SEIHC A PC"nan Of LOT
HANOKI ACUA HEDKNOA. ACCOHOtHC TO HAP mFTCOT «O B* WF omcE or me COUNTY fferaror* or S^N D^ECO rou
NOVEMBES 16. IOW. TOCETHfm mm PAOCELS I, J, J ANO •
PAHCEL MAP NO. 17983. "LED IN WF OTTICE OF THE COUNTY
RECORDER OF SAID SAN OtfCO COUNTY. All IN fH£ CITY Of CCOUW7T OF SAN OlfGO, STATE OF C-tLirCTM^.
OWNER /APPLICANT
PREPARED BY:
RESIDENTIAL MOBILE
HOME PARK PERMIT
AMENDMENT 96-01 (D)
DOS COLINAS
CITY OF CARLSBAD, CALIFORNIA
SHEET
1
OF
RMHP AMENDMENT 96-01 (D)
' •SjijOmDDlTlipN^L:\;
INJjjJMATION $E£ MINOR
SUijjjjlj(ON< MAPMS-OdW
' inwiHaro BE COMPLETED raj MS
INCLU6IM3THE MASS OFtADED PAD
a'iip^cSmtita.si.oi'Es FOmtiem
RESIDENTIAL MOBILE
HOME PARK PERMIT
AMENDMENT 96-01 (D)
DOS COLINAS
CITY OF CARLSBAD, CALIFORNIAFOR CONTINUATION SEE SHEET3
RMHP AMENDMENT 96-01 (D)
FOR CONTINUATION SEE SHEET2
SUBDIVISION
BOUNDARY
RESIDENTIAL MOBILE
HOME PARK PERMIT
AMENDMENT 96-01 (D)
DOS COLINAS
CITY OF CARLSBAD. CALIFORNIAONTINUATION SEE
RMHP AMENDMENT 98-01(0)
FOR CONTINUATION SEE SHEET 3
UlJI^Ij U , .ji bcwR^wwAkjy: ;
SUBDIVISION :) "\"^S7til 1
FOR ADDITIONAL
INFORMATION SEE MINOR
SUBDIVISION MAP MS-09-04
(ALL GRADING TO BE COMPLETED PER MS
09-O4 INCLUDING THE MASS GRADED PAD
AND SUPPORTING SLOPES FOR THE RV
PARKING LOT)
CALTRANS 404.5F DETAIL
\ 'i SUBDIVISION^.:'r r^*~»/ ikin A r»\x v v." ?V
RESIDENTIAL MOBILE
HOME PARK PERMIT
AMENDMENT 96-01 (D)
DOS COLINAS
CITY OF CARLSBAD, CALIFORNIAFOR CONTINUATION SEE SHEET 5
RMHP AMENDMENT 96-01 (D)
/ FOR CONTINUATION SEE SHEET 4\:\ \ ^
5 SUBDIVISION*^.on/lAloylDV- v
>fa"osfD «! "w ijwnwr sfnj —o
I'mwiT t«ftw L« fD JWMtf "TrVJ "*
SUBDIVISIONM
-4 .
RESIDENTIAL MOBILE
HOME PARK PERMIT
AMENDMENT 96-01 (D)
DOS COLINAS
CITV OF CARLSBAD, CALIFORNIA
RMHP AMENDMENT 96-01 (D)
1^1 v FOR CONTINUATION SEE SHEETS >f
BOUNDARY ;^
^A ? ^\*iff """wwisto »• MW —'• -/ 'I; sew) HMfcl MUL
^ DON CARLOS DRIVE (PVT.)
W ~
run r*QfC'/tNo p/tfuw
nSFM
umna.ic Mti\
/ o"
/ f.
/TO**_flf;miHirf o/e;i- 'P»u*5irOTi njrw un^NC ",-,ifS M.PWV1SED
_. PRIVATEFOR ADDITIONAL
INFORMATION SEE MINOR
SUBDIVISION MAP MS-09-04
09-O4 INCLUDING THE MASS OftADED PAD
AND SUPPORTlflO SLOPES ffORmERV
PARKING LOT) ' .\' '
(t) POFmON OF PRIVATE ACCESS DRIVEWAY "O" „ PORTION OF PRIVATE ACCESS DRIVEWAY
Bf PARKING LOT-PORTION OF EDGE CONDITION
AT VEGETATED SWALE
RV PARKING LOT-PORTION OF EDGE CONDITION
., AT2' WIDE CONCRETE GUTTER
7TP/C/AL PRIVATE DRIVEWAY CROSS SECTIONS
RESIDENTIAL MOBILEHOME PARK PERMITAMENDMENT 96-01 (D)HUNSAKER& ASSOCIATES
DOS COLINAS
CITY OF CARLSBAD, CALIFORNIA
RMHP AMENDMENT 96-01 (D)
EXISTING EASEMENTS NOTES RECORD BOUNDARY AND ENCUMBRANCE PLAT
w -m
T at** onar*af. cunon snom MNRM ttt mnv—en i»f no f*M( «ra> — "<rn~miatM or emcwo*jroTO
A (Mr ft Kor f7«i mar tar or amon WCCHK
x^\ DBTNC noo' Duewr m s*» atw ou 4 QICTXC oa'—* vsunvi MMKH to, tun n toem tan, nur n or am
A3 wm> en rv tne&
/V\ CMTTC U.OB' iMpffir m M* I*M au * arrmc oa
A
DO8COUNA8SENIOR LMNQ SITE
EXISTING BOUNDARY AND ENCUMBRANCE EXHIBIT
PREPARED BY:
HUNSAKER
(& ASSOCIATES
RESIDENTIAL MOBILE
HOME PARK PERMIT
AMENDMENT 96-01 (D)
DOS COLINAS
CITY OF CARLSBAD, CALIFORNIA
>HEET
7
OF
7