Loading...
HomeMy WebLinkAbout1995-03-15; Planning Commission; ; CT 94-04|PUD 94-03 - POINSETTIA SHORES PLANNING AREA A-1• -APPLICATION COMPLETE DA TE: DECEMBER 12. 1994 STAFF PLANNER: ERIC MUNOZ iJ:Z IJ STAFF ENGINEER: TIM DA VIS Vt(_){ STAFF REPORT DATE: MARCH 15, 1995 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: CT 94-04/PUD 94-03 -POINSETTIA SHORES PLANNING AREA "A-1" -A request for approval of a Tentative :rract Map and Planned Unit Development for 36 single family detached homes on 5,000 square foot minimum sized lots within the 8.4 acre P-C (Planned Community) zoned parcel of Planning Area "A-1" in the Poinsettia Shores Master Plan located north of the Batiquitos Lagoon and east of the railroad right of way, in the Coastal Zone, within Local Facilities Management Zone 9. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution Nos. 3751 and 3752, APPROVING CT 94-04 and PUD 94-03, respectively, based on the findings and subject to the conditions contained therein. Il. PROJECT DESCRIPTION AND BACKGROUND This project is proposing a Tentative Tract Map and Planned Unit Development to develop Planning Area "A-1" in conformance with the Poinsettia Shores Master Plan with 36 detached single family homes. A Tentative Tract Map is required per the Subdivision Map Act to subdivide the property into 5,000 square foot minimum sized lots. A Planned Unit Development Permit (PUD) is required since the project addresses several components of the intent and purpose of the Planned Development Ordinance as listed in Section 21.45.010 of the Zoning Ordinance. Specifically involved are: separate ownership of planned unit development lots, development in accordance with the General Plan and applicable master plan, the allowance of flexibility in project design while providing for essential development standards and the provision of development which will be compatible with existing and permitted future surrounding developments. Accordingly, the project proposal includes subdivision into less than 7,500 square foot lots and the use of private streets. CT 94-04/PUD 94-03 POINSETTIA SHORES P~G AREA "A-1" MARCH 15, 1995 PAGE2 • The site has a General Plan land use designation of RM (Residential-Medium). Per the Master Plan and RM designation, Area "A-1" is allowed a density range of 4-8 dwelling units per acre (du/ac). The proposed density of 4.3 du/ac, therefore, is consistent with the Master Plan. The site itself is essentially flat and has no unique topographic features or significant environmental resources. North of the site is the Lakeshore Gardens mobile home park. East and south of the site is the future Avenida Encinas roadway alignment. West of the site is the vacant land associated with Planning Areas "M" and "B-1 ". The master tentative map for Poinsettia Shores (CT 94-01) approved in August 1994 allowed the mass grading of the master plan property, the construction of the A venida Encinas roadway and related infrastructure to allow the development of individual planning areas. Only finish grading is required to the mass graded site for the devetopment of Area "A-1". The project's finish grading involves 13,900 cubic yards (CY) of cut, 20,600 CY of fill with 6,700 CY of import. The location of Planning Area "A-1" within the Master Plan is depicted on the attached Location Map. The detached single family homes will feature three floor plan types as shown on Exhibits "E" -"G": Plan type A has 2,282 square feet (proposed height 20½ feet); Plan type B has 2,549 square feet (proposed height 26½ feet), and; Plan type Chas 2,760 square feet (proposed height 25 feet). Elevations are depicted on Exhibits "H" -"J". No plan type exceeds two stories. The proposed architecture is contemporary with roof tile, stucco accented with wood trim and a variety of roof planes and articulation so that consistency is maintained with the City's Small Lot Architectural Guidelines (which applies to detached single family homes on lots less than 5,000 square feet). Every unit provides more than the minimum area requirement for a two car garage. An internal 36 foot wide private street will serve the project with guest parking allowed on each side. The overall site plan for the project is depicted on Exhibit "C". The project is designed to meet the City's Noise Policy that applies to new residential development (over 5 units) within the City. Noise barrier wall heights and details (consistent with the project's noise study) are shown on Exhibits "J" and "K". A trail segment consistent with the Master Plan is shown on Exhibits "C" and "J". As also shown on these exhibits, a pedestrian access gate through the noise wall is provided in the northeast comer of the site. This allows pedestrian access to A venida Encinas and the existing commercial retail services of Poinsettia Plaza. The project will take access from A venida Encinas via a private street. Gated entries are proposed and designed into the project consistent with Engineering Department and Master Plan standards. Signage is proposed for the subject planning area near the project entrance in the form of the Village Identity Sign which meets pertinent Master Plan criteria (Exhibits "J" and "K"). The proposed landscape concept (Exhibits "J" and "K") is designed to screen the development along the perimeter and from A venida Encinas; and to promote land use compatibility with adjacent future planning areas. • CT 94-04/PUD 94-03 POINSETTIA SHORES PIANNING AREA "A-1" MARCH 15, 1995 PAGE3 ill. ANALYSIS The proposed project is subject to the following land use plans and regulations: A. Carlsbad General Plan B. Poinsettia Shores Master Plan -MP 175(0) C. Carlsbad Municipal Code, Title 20 (Subdivision Ordinance) D. Carlsbad Municipal Code, Title 21 (Zoning Ordinance), including: 1. Chapter 21.45 Planned Development 2. Chapter 21.85 Inclusionary Housing 3. Chapter 21.90 Growth Management E. West Batiquitos Local Coastal Program (LCP) A. GENERAL PLAN The approval of the Poinsettia Shores Master Plan involved several findings of consistency with the City's General Plan. All development consistent with the master plan is therefore inherently consistent with the General Plan. By providing a product type at or below the approved density for the subject planning area, the master plan's implementation maintains consistency with the General Plan. By supplying residential market rate units per the master plan, the project is consistent with the Land Use and Housing Elements of the General Plan. The master plan was not required to provide any additional open space beyond natural open space areas previously dedicated by the master plan property. Since natural open space dedications are not required of this planning area, this project is consistent with the Open Space Element of the General Plan. By conducting a noise study and designing the project to comply with the City's noise policy for new residential development, the project is consistent with the Noise Element of the General Plan. B. POINSETTIA SHORES MASTER PLAN -MP 175(0) The proposal for Area "A-1" is in conformance with the governing master plan. The master plan allows up to 41 single family dwelling units to be constructed on 5,000 square feet minimum sized lots (36 dwelling units are proposed). The master plan provides certain development standards and design criteria which are complied with and summarized as follows: (1) an 80 foot structural setback is maintained between the homes of Area "A-1" and the mobile home property CT 94-04/PUD 94-03 POINSETTIA SHORES PI.ANNING AREA "A-1" MARCH 15, 1995 PAGE4 • line boundary to the north. Improvements within this buff er area are consistent with the Master Plan (underground utilities, parking, landscaping and a private trail segment); (2) the Lakeshore Gardens mobile home park has been consulted and approves of the proposed landscaping in the 80 foot buffer; (3) an average setback of 25 feet for all homes within the planning area from Avenida Encinas is maintained; (4) minimum lot size is 5,000 square feet; (5) no structures will exceed the 30 feet/two story height limit associated with this planning area; (6) the proposed architecture is consistent with the City's Small Lot Architectural Guidelines. In addition, the Master Plan refers to the PD Ordinance (since a Planned Unit Development Permit is involved). Compliance with the PD Ordinance development standards is discussed in Section D.l of this report. All other aspects of the master plan pertinent to Area "A-1" are complied with by the proposed project including the provision of a trail segment, adequate and appropriate landscaping and the provision of private passive and active recreation areas. C. CARLSBAD l\RJNICIPAL CODE -TITLE 20 Since land subdivision into 5,000 square feet minimum sized lots consistent with the Master Plan is proposed, this project must comply with the Subdivision Map Act and the City's Subdivision Ordinance (Title 20). As reviewed and conditioned by the Engineering Department, the proposed project meets all applicable requirements relating to subdivisions in the City. No serious public health problems will be created by the proposed subdivision. All necessary public facilities and infrastructure improvements, including circulation, drainage, sewer, water and utilities have either • already been provided through the master tentative map (CT 94-01) or are conditions of approval for this project. All required findings per the Subdivision Map Act and the City's Title 20 are contained in Planning Commission Resolution No. 3751 for CT 94-04. D. CARLSBAD l\RJNICIP AL CODE -TITLE 21 D.1. Chapter 21.45. Planned Development In addition to the specific development standards established by the Poinsettia Shores Master Plan (as discussed above) the Planned Development (PD) Ordinance is designated as the implementing ordinance for Planning Area "A-1". All of the required findings for the granting of a Planned Unit Development Permit (governed by the PD Ordinance) are contained in Planning Commission Resolution No. 3752 for PUD 94-03. Below is an overview of the PD standards compared against the proposed project. (a) Density: The number of dwelling units in a planned development shall not exceed the density permitted by the underlying zone. The proposed density of 4.3 du/ac is within the allowed range of 4-8 du/ac per the Master Plan and RM designation. • • CT 94-04/PUD 94-03 POINSETTIA SHORES PIANNING AREA "A-1" MARCH 15, 1995 PAGES (b) Setbacks: (1) Required setbacks from Arterials/Major Arterials/Secondary Arterials. The Master Plan allows a 25 foot average setback from A venida Encinas with a minimum of 20 feet. This project exceeds the standard. (2) Front Yard setbacks. Twenty foot front yard setbacks provided on each lot. (3) Comer Lot setbacks. Ten feet or more provided for comer lot setbacks. (4) All setbacks are measured from the property line, or in the case where individual property lines are not present, at the edge of the street curb or sidewalk, whichever is closest to the structure to the subject setback. Setbacks measured from back edge of sidewalk closest to structure. (5) Distance between single story structures and/or between structures when more than ten structures in a row front or back on a street. Although no standard is given for the distance between two story structures when more than ten in a row front on a street, the average distance between two story structures is twenty feet. The project also complies with the City's Small Lot Architectural Guidelines which prevents monotonous streetscapes and ensures architectural quality and variety. (c) Resident Parking: All units must have at least two full sized covered residential parking maces. All units provide more than the minimum area for a two car garage to accommodate either an additional compact or standard sized car. 72 covered resident spaces are required; 108 covered resident spaces provided. (d) Visitor Parking: 12 guest snaces required; 55 guest spaces provided. (e) All building setbacks from open parking areas shall not be less than five feet: No open parking areas associated with this project; only on-street parking allowed on both sides of 36 foot private streets for guest parking. _ (f) Screening of parking areas: All open parking areas shall be screened from adjacent residences and public rights of way. No open parking areas associated with this project as stated above. (g) Recreational Space: 200 square feet per unit is required. This project exceeds this standard with the provision of 15 by 15 feet of private passive recreation area with each unit (Exhibit "C"), and access to the master plan recreation center - Planning Area "M" (SDP 94-03). CT 94-04/PUD 94-03 POINSEITIA SHORES PLANNING AREA "A-1" MARCH 15, 1995 PAGE6 • (h) Streets: 36 foot private street allowed with parking on both sides. The project proposes the above allowed type of private street to serve the development. (i) Lighting: Lighting adequate for pedestrian and vehicular safety and sufficient to minimize security problems shall be provided. Project lighting is designed and conditioned to prevent illumination onto adjacent properties. A lighting plan subject to Planning Director approval is required prior to final map recordation. (j) Utilities: There shall be separate utility systems for each unit. This will be provided for each unit. (k) Recreational Vehicle storage mace: Planning Area "E" (SOP 94-03) is the designated RV storage site for the Master Plan and subject planning area. (1) Storage mace: Separate storage mace of at least 480 cubic feet (CF) shall be provided for each unit. Each unit provides garage space in excess of the minimum required for a two car garage, satisfying this standard. (m) Refuse areas. Curbside refuse pick up is adequate for this detached single family subdivision, eliminating the need for centralized refuse pick up areas. (n) Antennas. No individual antennas will be permitted. Each project shall have a master antenna or a cable television hookup. No individual television antennas will be allowed; satellite antennas may be allowed as regulated by Section 21.53.140 of the Carlsbad Municipal Code. The project also is consistent with the design criteria outlined in the PD Ordinance. Findings relating to the project's conformance to these design criteria are contained in Planning Commission Resolution No. 3752 for PUD 94-03. In summary, the plan is comprehensive and innovative in that it accounts for the location, constraints (noise) and shape of the site. Adequate usable open space and recreation areas are provided. Buildings are well integrated and the provision for required parking areas and vehicular and pedestrian circulation is made. Being a part of an approved master plan, there will be no disruptive elements introduced into the community by the proposed project. The internal street system is functional while not dominating the site and all common areas are accessible to the future residents and well related to each other. Finally, architectural harmony will be obtained within the area through appropriate building height limitations, perimeter screening/buffering and proper planning of adjacent planning areas. D.2. Chapter 21.85, Inclusionary Housing This project's inclusionary affordable housing requirement is satisfied by the approval and development of Planning Area "D" within the Master Plan (CT 94-10/CP 94-03/SDP 94-08) or • CT 94-04/PUD 94-03 POINSETTIA SHORES PIANNING AREA "A-1" MARCH 15, 1995 PAGE7 the approval of an offsite Affordable Housing Agreement. Either case will result in the provision of 90 affordable housing units, consistent with the Master Plan. A detailed summary of master plan affordable housing provisions is contained in the staff report for Area "D" (CT 94-10). While no units in the subject subdivision are required to be restricted as affordable housing units, the project will be conditioned so that no final map approval will be granted until the on-site project for Area "D" (CT 94-10) receives final map approval; or an off-site Affordable Housing Agreement is approved by the Planning Director and Community Development Director. D.3. Olapter 21.90, Growth Management The proposed project is located within Local Facilities Management Plan Zone 9 in the Southwest Quadrant. The impacts created by the d~velopment on public facilities and compliance with the adopted performance standards are sutnrnarized as follows: FACILITY IMPACTS COMPLIANCE CITY ADMINISTRATION 133 square feet Yes LIBRARY 71 square feet Yes WASTE WATER TREATMENT 36 EDUs Yes PARKS N/A Yes DRAINAGE N/A Yes CIRCULATION 360 ADT Yes FIRE Station No. 4 Yes OPEN SPACE N/A Yes SCHOOLS CUSD Yes SEWER COLLECTION SYSTEM 36 EDUs Yes WATER 7,920 GPD Yes The project is 5 dwelling units below the Growth Management Dwelling Unit allowance for the property as permitted by the Poinsettia Shores Master Plan. Required facilities and services will be available to serve the project and the master plan. All required Growth Management findings are contained in Planning Commission Resolution No. 3751 for CT 94-04. E. WEST BATIQUITOS LCP The approval of the Poinsettia Shores Master Plan in. January 1994 included a Local Coastal Program (LCP) Amendment (LCPA 91-02) for the West Batiquitos LCP which was approved by the California Coastal Commission on May 12, 1994. Coastal Commission's certification of LCP A 91-02 established the Poinsettia Shores Master Plan as the implementing CT 94-04/PUD 94-03 POINSETTIA SHORES PIANNING AREA "A-1" MARCH 15, 1995 PAGE8 • ordinance/document for the West Batiquitos LCP. All development consistent with the master plan, such as the proposal for this planning area, is therefore in conformance with the West Batiquitos LCP and all applicable coastal regulations. A Coastal Development Permit issued by the California Coastal Commission will be required prior to final map approval. IV. ENVIRONMENTAL REVIEW As discussed in the Initial Study for this project (Environmental Impact Assessment Form, Part II), all potential environmental impacts associated with the development of this planning area have already been identified and mitigated to a level of insignificance. Environmental analysis and documentation for the master plan and subsequent planning areas was conducted for the Poinsettia Shores Master Plan (MP 175(0)) and the master tentative map (CT 94-01) resulting in the issuance and approval of Mitigated Negative Declarations. Since all applicable mitigation measures have either been completed or designed into the project (i.e. noise attenuation and noise policy compliance), no environmental impacts will result from the proposed development of this planning area. Therefore, a Notice of Prior Compliance was issued and duly noticed on January 30, 1995. V. SUMMARY AND RECOMMENDATION The proposed project is in compliance with the Carlsbad General Plan, Poinsettia Shores Master Plan, West Batiquitos LCP and Carlsbad Municipal Code, Titles 20 and 21 as described in this report. Therefore, staff recommends approval of CT 94-04 and PUD 94-03, based on the findings and subject to the conditions contained within their respective resolutions. A TI ACHMENTS 1. Planning Commission Resolution No. 3751 2. Planning Commission Resolution No. 3752 3. Location Map 4. Environmental Impact Assessment Form, Part II dated January 24, 1995 5. Notice of Prior Compliance dated January 30, 1995 6. Background Data Sheet 7. Disclosure Form 8. Local Facilities Impact Assessment Form 9. Reduced Exhibits "A" -"K" 10. Exhibits "A" -"K", dated March 15, 1995. ENM:vd:lh ,_,.,~- \ \ \ F 8-1 A-4 K BATIQUITOS LAGOON POINSETTIA SHORES P.A. A-1--CT 94-04/PUD 94-03 ENVIRONMENTAL IMPACT ASSE§MENT FORM -PART B (TO BE COMPLETED BY 1HE PLANNING DEPAR'IMENT) CASE NO.. CT 94-04/PUD 94:03 er 94-0S/PUD 94-04 DA TE: JANUARY 24. 199S BACKGROUND 1. CASE NAME: Poinsettia Shores -Plannin1 Area-, "A-1· and ·A-Z- 2. APPLICANT: KaiR Poinsettia Cou,oration 3. ADDRESS AND PHONE NUMBER OF APPLICANT: 7220 Avenjda Enema., -Suite 200 C.arlsbad. CA 92008 (619) 931-9100 4. DATE EIA FORM PART I SUBMITI'ED: ..... N_.o.._v .. em .... ber ...... __ 4.._, ..,.1994.......__ __________ _ s. PROJECT DESCRIPrlON: Two plannina areas within the Poinsettia Shores Master Plan· (1) Area • A-t • coDSj;stina of 36 sinaJe family detached homes on s,ooo sq, ft, minimum sized lots on 8.4 acres and <2) Area • A-2· consistina of 49 sinde family detached homes on s,ooo sq. ft, minimum sized lots on 10.s acres. Both plannina areas are conss.,ni with the Poinsettia Shores Master Plan ENVIRONMENTAL IMPACTS STATE CEQA GUIDELINES, Olapter 3, Article S, section 15063 requires that the City conduct an Environmental Impact A~ent to determine if a project may have a significant effect on the environment. The Environmental Impact A~ent appears in the following pages in the form of a checklist. This checklist identifies any physical, biological and human factors that might be impacted by the proposed project and provides the City with information to use as the basis for deciding whether to prepare an F.nvironrnental Impact Report or Negative Declaration. * A Negative Declaration may be prepared if the City perceives no substantial evidence that the project or any of its aspects may cause a significant effect on the environment. On the checklist, "No• will be checked to indicate this determination. * An EIR must be prepared if the Qty determines that there is S1.1hstantial evidence that any aspect of the project may cause a siiOWfrlP& effect on the environment. The project may qualify for a Negative Declaration however, if adverse impacts ate mitigated so that environmental effects can be deemed jrutj gnifigmt. These findings are shown in the checklist under the headings •YES-sig• and •YES-insig• respectively. ~: If "YES-sig• is checked, the project is not necessarily required to prepare an EIR if the significant effect has been analyzed adequately in an earlier EIR pursuant to applicable standards and the effect will be mitigated; or a "Statement of Overriding Considerations• has been made pursuant to that earlier E1R. A discussion of potential impacts and the proposed mitigation measures appears at the end of the form under DISCUSSION OF ENVIRONMENTAL EVALUATION. Particular attention should be given to discll§ing mitigation for impacts which would otherwise be determined significant. --PHYSICAL ENVIRONMENT Wll..L niE PROPOSAL DIRBCTL Y OR INDIRECTLY: YES YES NO (sig) (mlig) 1. Result in unstable earth conditions or increase the exposure of people or p1operty to geologic hazards'? 2. Appreciably change the topography or any unique physical features? 3. Result in or be affected by erosion of soils either on or off the site? 4. Result in changes in the deposition of beach sands, or modification of the channel of a river or stream or the bed of the ocean or any bay, inlet or lake? 5. Result in substantial adverse effects on ambient air quality? 6. Result in subc;tantial changes in air movement, odor, moisture, or temperature? _x_ 7. Substantially change the course or flow of water (marine, fresh or flood waters)? 8. Affect the quantity or quality of surface water, ground water or public water supply? _x_ 9. Substantially increase usage or cause depletion of any natwal resources? _x_ 10. Use substantial amounts of fuel or energy? -..A_ 11. Alter a significant archeological, paleontological or historical site. structure or object? -2- BIOLOGICAL ENVIRONMENT wn..L 1HE PROPOSAL DIREC'IL Y OR INDIRECTLY: YES YES NO (sig) (msig) 12. Affect the diversity of species, habitat or numbers of any species of plants (including trees, shrubs, grass, microflora and aquatic plants)? _x__ 13. Introduce new species of plants into an area. or a barrier to the normal replenishment of existing species? _x__ 14. Reduce the amount of acreage of any agricultural crop or affect prime, unique or other farmland of state or local importance? _x.__ 1S. Affect the diversity of species, habitat or numbers of any species of animals (birds, land animals, all water dwelling organisms and insects? _x__ 16. Introduce new species of animals into an area, or result in a barrier to the migration or movement of animals? _x__ BUMAN ENVIRONMENT WILL THE PROPOSAL DIRECll.. Y OR INDIRECTLY: YES YES NO (sig) (msig) 17. Alter the present or planned land use of an area? _x__ 18. Substantially affect public utilities, schools, police, fire, emergency or other public services? _x__ -3- HUMAN ENVIRONMENT Wll..L TiiE PROPOSAL DIRECn Y OR INDIRECTLY: YES YES NO (sig) (mlig) 19. Result in the need for new or modified sewer systems, solid waste or hazardous waste control systems? _L 20. Increase existing noise levels? _x_ 21. Produce new light or glare? _x_ 22. Involve a significant risk of an explosion or the release of hazardous substances (including, but not limited to, oil, pemcides, chemicals or radiation)? _x_ 23. Substantially alter the density of the hllDWl population of an area? 24. Affect existing housing, or create a demand for additional housing? 25. Generate substantial additional traffic? _L 26. Affectexistingparkingfacilities,or create a large demand for new parking? _x_ 27. Impact existing transportation systems or alter present patterns of circulation or movement of people and/or goods? 28. Alter waterborne, rail or air traffic? _L 29. Increase traffic huaJds to motor vehicles, bicyclists or pedestrians? _x_ 30. Interfere with eme,pncy response plans or emergency evacuation. plans? _x_ 31. Obstruct any scenic vista or create an aesthetically offensive public view? 32. Affect the quality or quantity of . existing recttational opportunities? -4- MANDATORY FINDINGS OF SIGNIFICANCE Wll..L nm PROPOSAL onmcn. y OR INDIRECTLY: 33. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wild- life speci~ cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or en- dangered plant or animal, or eliminate important examples of the major periods of California history or prehistory. 34. Does the project have the potential to achieve short-term, to the dis- advantage of long-t~ environmental· goals? {A short-term impact on the environment is one which occurs in a relatively brief, definitive period of time while long-term impacts will endure well into the future.) 35. Does the project have the posgble environmental effects which are in- dividually limited but cumulatively considerable? ("Cumulatively con- siderable• means that the incremental effects of an individual project are considerable when viewed in connection with the effects of past projects, the effects of other cunent projects, and the effects of probable future projects.) 36. Does the project have enviroometttaJ effects which will cause s11bstantial adverse effects on human beings. either directly or indirectly? -S- YES (sig) YES (msig) NO DISCUSSION Of ENVIRONMENTAL EVALUATION ' . PROJECT BACKGROUND AND ENVIRONMENTAL SE'l"l'ING This project involves two planning areas c•A-1• and •A-i■) within the Poinsettia Shores Muter Plan located west of Interstate 5, eaat of Carlsbad Boulevard and north of Batiquitos Lagoon in the southwest quadrant of the City (Location Map attached). Planning Area •A-i■ (8.4 acteS) is designated for up to 41 detached single family residential units; 36 units are proposed. Planning Area •A-2• (10.5 acteS) is ~gnated for up to SO detached single family residential units; 49 units are proposed. Reduced exhibits are attached showing the proposed development for each of the subject planning areas. The project area has been maa graded with the approval of the Poinsettia Shores Master Tentative Map (CT 94) in August 1994. Approval of CT 94--01 followed the approval of the Poinsettia Shores Master Plan (MP 175-D} in January 1994. Each of these approvals (CT 94-01, MP 175-D) involved Mitigated Negative Declarations which set forth the environmental mitigation measures required for the mass grading of the master plan property and development of the individual planning areas. Prior to the Poinsettia Shores approvals, the master plan property was known as the Batiquitos Lagoon Educational Park which was approved ·with the certification of an Environmental Impact Report (EIR 84-03). All environmental impacts associated with the. development of the master plan property have been identified. Based on all environmental review and documenta~ the master plan contains required environmental mitigation measures on a planning area by planning areas basis. 'The development proposals for PA's "A-1• and •A-2• are in compliance with the masta-plans's mitigation requirements. This subsequent, planning area level, "Initial Study• is intended to supplement the existing environmental documents covering the master plan property. Pertinent mitigation measures have either been already completed or have been considered{tmplemented in the project's design. Because of this, no new environmental impacts will result from the approval and development of these planning areas and this project will be determined to be found in prior compliance with existing environmental review and documentation. Construction and development pursuant to CT 94--01 will provide the • necessary infrastructure to allow the development of the master plan's planning areas including PA's •A-t• and •A-2•. This includes the construction of Avenida Encinas (a Circulation Element roadway per the City's General Plan) with a new bridge over the railroad tracks and a new intersection with Carlsbad Boulevard, mass grading of the site and required drainage facilities. Required grading for the development of the subject planning areas will require a grading permit, however, only consists of final finish grading of mass graded areas. Since the approvals of the existing Mitigated Negative Declarations for the Poinsettia Shores Master Plan, the City, in September 1994, certified a Final Muta Environmental Impact Report for an update of the General Plan. The certified Master EIR (and all referenced environmental documents) is on file in the. Planning Department. 'The Master EIR (MEIR) serves as the basis of environmental review and impact mitigation for subsequent projects Cltywide that are cmsistent with the General P1an. Subsequent projects under the Master EIR for the General Plan 'include the approval of development plans which implement General Plan land use designations including tentative maps, planned development permits, condominium permits, site development plans and other land use permits. PHYSICAL ENVIRONMENT 1. As documented in EIR 84-03 and the Mitigated Negative Declantions for MP 175(0) and CT 94-01, the site is not located near any active faults and no geologic conditions exist that would constrain the development of the subject planning areas or increase the exposme of people or property to geologic -6- huards. Development of PA •A-1• will involve approximately 13,900 cubic yards (c.y.) of~ 20,600 c.y. of fill with 6,700 c:y of import; PA •A-i■ involves 22,000 cy of cut, 18,800 c:y of fill and 3,200 cy of export. All grading will be pursuant to standard grading permits issued by the Engineering Department. 'Ibis ensures that the project has proper erosion control measures and conforms with the City's Master Drainage Plan. 2. The master plan propertf is mostly flat except for the lagoon bluff areas which has not been altered through mass grading. The subject planning areas have been mass graded to accommodate refined finished grading at the planning area level and have no unique physical features associated with them. 3. Mass grading associated CT 94-01 included drainage facilities and temporary detention basins to prevent the erosion of soils on or off the site. In addition. the subject planning areas will be conditioned to comply with the Oty's Grading Ordinance and standard landscaping and erosion control measures to prevent soil erosion as well as adverse soil erosion offsite into Batiquitos Lagoon. . 4. Development of the subject planning areas will not affect the natural sand movement patterns of the nearby coastal littoral area. No changes will occur to the clwmels or any streams of the Batiquitos Lagoon. 5. Previous environmental documentation for the site including the Mitigated Negative Declarations for Poinsettia Shores discus.,ed air quality, however, these discussions have now been superseded by the Air Quality Section (5.3) of the General Plan Update Master EIR (MEIR). Implementation of the updated General Plan, including projects in the Poinsettia Shores Master Plan, will result in increased gas and electric power consumption and vehicle miles traveled. In tum, increases in the emwion of carbon monoxide, reactive organic gases, oxides of nitrogen and sulfur, and suspended particulates will result. These aerosols are the major contributors to air pollution· in the City as well as in the San Diego Air Basin. Since the San Diego Air Basin is a •non-attainment basin•, any additional air emmions could be considered significant. Therefore, continued development to Citywide buildout consistent with the General Plan, as partially represented by the development proposals for the subject Master Plan planning areas, will have impacts on the air quality of the region. Because of this, the checklist on page 2 is marked •significant• for this item. However, the certification of the ~ by City Council Resolution No. 94-246, included a •Statement of Overriding Considerations• for Air Quality Impacts. This • Statement of Overriding Considerations• applies to all subsequent projects covered by the MEIR, inlcuding projects in the Poinsettia Shores Master P~ therefore, no further environmental review of air quality impacts is required. 6. Approval of the subject planning areas will not impact or substantia11y change air movements. odor, moisture or temperature. Standard grading conditions and procedures will minimi7.e ~ impacts during grading and construction phases. 7. The project will not have any impacts on the physical dynamict of the Batiquitos Lagoon or Pacific Ocean. Drainage infrastructule bas been provided by CT 94-01 and the project will be subject to a grading pennit so that c.ompliance with the City's Master Drainqe Plan and the drainage section of the Local Facilities Management P1an for Zone 9 (which covers the master plan property) will be maintained -7- and no enviroomeotal impacts will result. This is also consistent with the existing Mitigated Negative Declatations fm Poinsettia Shores. 8. No significant surface waters exist on the mass graded planning area sites. In addition, ground water resources are not associated with the master plan property or planning area sites as noted in the existing Mitigated Negative Declarations. Appropriate drainage facilities are provided in conjunction with the infrastructure associated with CT 94-01 to accommodate the increases in surface nlllOff and NDOff velocities resulting from development induced impervious surfaces and reduced absorption rates. Drainage from roofs, streets, driveways, slopes and yards within the subject planning areas would constitute a potentially significant impact to water quality due to urban pollutant runoff. However, the project will be conditioned to comply with all grading permit requirements including provisions of the National Pollutant Discharge Elimination System (NPDES) so that any potential water quality impacts including impacts to the Batiquitos Lagoon will be reduced to below a level of significance. This is also consistent with the existing Mitigated Negative Declarations aw;ociated with the master plan and master tentative map. 9. The Mitigated Negative Declaration for CT 94-01 documents the lack of any significant natural resources on the site and the previous use of the site for agriculture; the conversion from former agricultural uses to urban uses as been mitigated prior to the final map approval of CT 94-01 consistent with that project's Mitigated Negative Declaration through the payment and bonding of appropriate conversion fees. 10. Fuel and energy will be used during the grading and construction phases of this project in the form of gasoline and fuel. This will be a short term impact that will not create a significant adverse impact to fuel and energy resources. 11. EIR 84-3 for the former educational park master plan identified four archeological sites within the master plan property; three were determined to be significant. Follow up data recovery efforts were carried out by archeologist Brian Smith and summarized in the report, "The Archeological Excavations of Cultural Resources at Sites W-84, W-88, W-95, W-97 and W-2251• incorporated herein by reference and on file in the Planning Department. One of the sites had human rem.aim which have since been reinterred in an open space area within the master plan with the coordination and direction of a qualified Archeologist and Native American Coordinator. This was done in compliance with the mitigation measures of EIR 84-3. As concluded in the above referenced report, the sites are no longer considered significant. As documented in the Mitigated Negative Declarations for MP 175(0) and CT 94-01, further mitigation to allow mas grading of the rnasttt plan property and planning area development involved the retention of an archeologist and paleontologist to monitor the mass grading effort. As part of the implementation of the approval of er 94-01, all cultural ~ce monitorings have been completed in compliance with applicable Oty regulatials and policies. No potential exists for adverse significant impacts to cultural resources from grading or development of the roaster p1an or the subject planning areas. F.nsuring the monitoring of cultural resources during mass grading of the site (through CT 94-01) bas occurred with regards to Planning Area •A-19 and •A-2•. No historical sites, structures or objects are associated with the master plan site or subject planning areas as documented in previous environmental reviews for the area. -8- BIOLOGICAL ENVIRONMENT 12/13. The. Mitigated Negative Declarations for MP 175(0) and CT 94-01 outline the lack of sensitive biological teSOWtes on the master plan site. Sensitive biological resources are JimW to the lagoon and bluff areas or other sites lorated offsite from the subject planning areas. Consistalt with the existing Mitipted Negative Declarations, the development of the subject planning areas will not adversely impact any biological resources. No plant species exist onsite, therefore, bmiers to the normal replenishment of existing species will not be created. Project tandscaping associated with the subject planning areas will be the only plants introduced into the area. Project level landscaping and ~iated erosion control does not constitute a significant environmental impact. Biological impacts resulting from the consttuction of major inftastructure (drainage alignments and facilities) have already been identified and mitigated with CT 94-01. 14. The Mitigated Negative Declaration for CT 94-01 outlines the historical use of the master plan site including the subject planning areas for agriculture. Pursuant to that project and &B>Ciated environmental review, all outstanding agricultural cooversion fees have been paid or bonded for with the mas., grading allowed with CT 94-01. No further mitigation measures are required and no impacts to agricultural areas or farmlands of importance will result from the development of the subject planning areas. As also outlined in previous environmental documents for the site, onsite soils are mostly Marina loamy coarse sand (MIC) which is not considered -prime• agricultural lands per the Williamson Act definition. 15/16. As discussed in the Mitigated Negative Declarations for MP 175(D) and CT 94-01, there is minimum habitat value for animal species in the project area which has been recently mass graded. The exception would be the animal biodiversity associated with the lagoon and adjacent wetland areas which will remain open space and are located offsite and away from the subject planning areas so that there will be no impacts to the habitats or diversity of sensitive animal $peCies &B>Ciated with Batiquitos Lagoon; or their natural patterns of movements or migrations. The biological resources of the lagoon will not be impacted by the development of the planning areas within the master plan. Domesticated animals in the form of household pets will likely be introduced into the area by future residents; however, this will not significantly impact the diversity or habitat of animal species. HUMAN ENVIRONMENT 17. The project will not alter the plamwl land uses of the subject sites as designated by the General Plan and Poinsettia Shores Masta Plan. Land uses and densities proposed for the subject planning areas are consistent the master plan. 18. The project is located within 7.one 9 per the Oty's Growth Management Ordinance. As documented in the Mitigated Negative Declaration for CT 94--01, development of the master plan including the subject planing areas will not adversely impea any public services or facilities. The project is consistent with the City's Growth Management Ordinance and the Local Facilities Management Plan for 1.one 9. Public service and facility impacts, and financing, have been accounted for with the final map approval of CT 94-01 to accommodate the master plans's residential/planning uea development. In addition, the applicant has entered into a schools agreement with the School District to mitigate school facility impacts. -9- 19. Previous environmental reviews have documented the lack of a need for new or modified solid waste or hu.ardom waste C0lltJOl systems. Infrastructure needs including sewer alignments and service have been accounted for with er 94-01. This project will receive standard conditiom of approval ensuring adequate sewer service. 20. The Poinsettia Shores Master Plan, which implements the mitigatim requirements of the Mitigated Negative Declaration prepared for MP 175(0) on a planning area by planning area basis, requires that every residential planning area be subject to a noise study that ensures compliance with the Oty's noise policy. In accordance, PA's •A-1• and •A-2• have been designed to attenuate noise levels impacting their projects in conformance with the City's noise policy to reduce noise impacts to below a level of significance. The approval and development of the subject planning areas will not increase existing noise levels to a level of significant environmental impact • 21. Through the site design and conditions of approval for the subject planning areas, no light or glare will be directed offsite to adjacent planning areas or outside of the master plan property. Lighting within planning areas will be low intensity and shielded from upward retlectiom. New light associated with the development of the subject planning areas will not be a significant environmental impact. 22. The finish grading and construction proposed for the subject planning areas will not involve the application, use or disposal of hazardous materials or substances so as to create a significant environmental impact. 23. The approval and development of the subject planning areas will not substautiaJJy alter the density of the human population of the area since only the densities already allowed by the General Plan and· the Poinsettia Shores Master Plan are proposed. The allowed densities associated with this project are also consistent with the City's Growth Management Program and the Zone 9 Local Facilities Management Plan (LFMP). The proposed densities of 4.3 du/ac (•A-i■) and 4.7 du/ac (A-2) are within the Residential Medium {RM) General Plan designation emblished by the master plan for the subject plamung areas. The RM designation allows a range of 4-8 du/ac, with a Growth Control Point of 6 du/ac. ' 24. The project proposes to construct market rate residential dwelling units on PA's "A-1• and ,.A-2• consistent with the governing master plan. Exiqing housing stocks in the City will not be impacted by this project. There will be no demand for additional housing cieated· by the development of the subject planning areas. This project will supply housing units; not create a need for additional housing. 25. The development of the subject planning areas will increase traffic in the area. However, as discussed in the Mitigated Negative Declaration for MP 175(0). the muter plan at buildout will generate approximately half of the traffic associated with the former educational park master plan as documented in the applicant's traffic study by Urban Systems Associates Inc., dated May 17, 1993. In addition, the project will comply with the circulation improvement requirements of the master plan (MP 175-D) as well as the muter tentative map (CT 94-01) and the Local Facilities Manaaement Plan for Zone 9 so that local traffic impacts would be mitigated to below a level of significance. While the Mitigated Negative Declarations and previous envimnmental documents that exist for Poinsettia Shores evaluated circulation h:npects, those discussiom have now been superseded by the Circulation Section (5. 7) of the Genaal P1an Update Fmal Master EIR (MEIR); especially with regards to regional traffic impacts. Implementatioo of the updated General ~ including projects in the Poinsettia Shores -10- Masts Plan, will result in increased traffic volumes. Roadway r.gments will be adequate to accommodate bui1dout traffic; however, 12 full and 2 partial intersections will be severely impacted by regional throu~ over which the City bas no jurisdictiooal control. these generally include all 1-5 freeway intercbanae areas and major intersections along C.arlsbad Boulevard includin1 the intersection of C.arlsbad Blvd/Avenida Encinas which is associated with this master plan _propertf. Even with the implementation of roadway improvements, a number of intersections Citywide are projected to fail adopted Growth Management performance standards at buildout. Mitigation measures have been recommended in the MEIR to reduce circulation impacts. These include measures to ensure the provision of circulation facilities concurrent with need and provisions to develop alternative modes of transportation such as trails. bicycle routes, sidewalks and pedestrian linkages. The diversion of regional through-traffic from a failing Interstate or State Highway onto City streets creates impacts that are not within the jurisdiction of the Oty to control. While local traffic impacts for the subject planning areas can be mitigated to below a level of significance, regional impacts associated with the development and buildout of the master plan in general are still considered cumulatively significant because of the failure of intersections at buildout due to regional through-traffic. Therefore, the checklist on page 4 is marbd •significant• for this item. The recent certification of the General Plan MEIR, by Oty Cowicil Resolution No. 94-246, included a "Statement of Overriding Considerations• for Circulation Impacts. This •Statement of Overriding Considerations• applies to all subsequent projects covered by the MEIR, including projects within the Poinsettia Shores Master Plan. Therefore, no further environmental review of circulation impacts is required. 26. No existing parking facilities will be affected by the buildout the master plan inch~ing development of the subject planning areas. The parking demand created by each pJanning area will be accommodated by the provision of required parking spaces and facilities within each planning area. 27. Infrastructure a.BXiated with CT 94-01 including the Avenida Encinas roadway will provide alternative circulation routes which could alter the present patterns of circuJation or the movement of people and/or goods. The subject planning areas will contribute to the buildout of the master plan which will impact transportation systems and nearby intersections identified in the General Plan MEIR. Because of this, the checklist on page 4 is marked •significanr' for this item for the same reasons as discussed above under #25 of this Initial Study. 28. The master plan site and subject planning areas are outside of the McClellan-Palomar Airport influence area so no impacts to or from air traffic will result. No waterborne traffic occurs in the vicinity and the operations of the railroad right of way will not be impacted by the approval and development of the subject planning areas. 29. The master plan circulation system as well as the design of the subject planning areas will include standard provisions for transportation systems accommodating vehicles, with bicycle Janes and sidewalks for pedestrian movements, so that there will be no increased traffic huards to motor vehicles, bicyclists or pedestrians. There will be no significant conflicts with competing modes of transportation. 30. As documented in the MP 175(0) Mitigated Negative DecJaration, no impacts to City emergency response plans will result from buildout of the master plan including the development of the subject -11- plannin1 areas. In addition. the subject planning ueas .have been reviewed by all peninmt Oty departments to ensure that there will be no impacts to any mJerlfflCy respottse procedures or evacuation plans. 31. Previous mviJmrnfflta) documentation, including the MP 175(D) Mitigated Negative Declaration, does not identify any potential significant aesthetic or visual impacts associated with the development of the subject planning sueaa. Development of the proposed project will not obstruct any scenic vistas or create an aesthetically offensive public view. 32. No impacts to the quality or quantity of existing recreational opportunities will be created by the development of the subject planning areas. Residents of PA's •A-1• and •A-2• will have acces., to the master plan recreation center, PA •M' (SDP 94-03), in addition to the private recreation area as.,ociated with wtlt. -12- ANALYSIS OP VIABLE ALTERNATIVES TO 1JiE PROPOSED PROJECT SUCH AS: a) Phased development of the project, b) alternate site designs, C) alternate scale of dev~ d) alternate uses for the site, e) development at some future time rather than now, f) alternate sites for the proposed project, and g) no project alternative. a) Planning area phasing will not offer superior environmental benefits since proposed land uses are consistent with MP 175(0) and major infrastructure and mass grading as been provided with CT 94-01. b) Alternate site designs were analyzed during the processing of the subject planning areas, however, the proposed site plans meet all development standards and design criteria as required by the master plan. c) The proposed scale of planning area development is consistent with the allowed dwelling units and permitted land uses for the subject planning areas. d) N/A e) Development at some future time, although feasible, would not be environmentally superior since all potential environmental impacts have been identified and mitigated. All approvals, infrastructure and mitigation of potential environmental impacts are in place or have been completed to allow the approval and development of the subject planning areas at this time. f) The subject planning areas are specifically designed for the implementation of the Poinsettia Shores Master Plan. Relocation of the project to another site is neither logical nor neceswy. g) The no project alternative would leave the subject planning area undeveloped which is not consistent with the master plan or City's General Plan. -13- PETERMINADON (To Be Completed By 1be Pltooma Department) On the basis of this initial evaluation: I find the proposed project COULD NOT have a significant effect on the environment, and a NEGA TIVB DECl..ARA TION will be prepared. _x_ I find that although the proposed project could have a significant effect on the environment, there JllLL tfil'.l:. be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR/Mitigated Negative Declaration pursuant to applicable mndards and (b) have been avoided or mitigated pursuant to that earlier EIR/Mitigated Negative Declaration. including revisions or mitigation measures that have been imposed upon the proposed project. Therefore, a Notice of Prior Compliance has been prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project.· A Mitigated Negative Declaration will be proposed. • I find the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. Date Signature Date Planning Director LIST MITIOA TING MEASUV.., (JF APPLICABLE} -14- APPLICANT CONCURRENCE WITH MITIGATING MEASURF:$ ENM:11 nns IS TO CP.RTIFY THAT I HA VE REVIEWED nm ABOVE MITIGATING MEASURES AND CONCUR WITH nm ADDfflON OP THESE MEASURES TO nm PROJECT. Date Signature J-, 24, 1995 \ \ \ F B-1 A-4 K BATIQUITOS LAGOON POINSETTIA SHORES P.A. A-1--CT 94-04/PUD 94-03 P.A. A-2--CT 94-05/PUb 94-04 hl l h l hl l l l l /J i Cl £-, I 0 .. I I ~! I ~- u: ◄~ ~ I. .. & f i ' li t I bl I • • Pt l f I ' I I I I I 0 IJ I J I J U! ul ~L t • .. . . nb • 1- 9 1 1 1 1 1 : I di l l ! le 1 12 I 11 1 I I I I .. . . . . . . . . . . . . . . . . . : ~r . : VI •e ~ 10 ul J j J j I I .. I ~ I -- .. . I •I I ; p I "' t: ; w :z : "' .. ., 00 "' I I .. . . ~c a a • .. , E- : ~ t. > : : , .. . . w A. w :i : : Il l .: ·" ? · - • t. : : ( T }' ;_ - _ , ... . •• · ·_ . ~ · ~- · • • f I I I I • hl l l h 1r 1 1 U , I II II II ns ~~ ~ ~~ : ~l : j• • • u Ii I _. : ~ : : : : : = ~ - 1 ' -~ - ! 1· I ! I II ~ I II ! I; '1 1 , :! ! 1 r t I ~ I • • !1 1 1 1 .. 1 II , ; l -• I ~! I u: ◄~ ~ I ll • & t I I HI WI • • f~ I I I . . . I . I I I . (! ) L: ~ • 'l " l l b ;1 1 1 1 : lel H I I I I I I Iii VI ~! ~ .. . 91 I 1, IJ , II , . . , ll I . I I r . : ! 'I ! I ! I I I , .. !I ~ .. ; I I I Ii i 11 1 . II __ ... 1 1 (D •I ; p I I • • I . I I j - - .. :- : : : : : : - -· -~ / / l • • I I I I - I • • ·- IPTXCI or couL1Tio• IJ-----~-----~~ Natl to: State Cl•ri~. 1400 1 h Street,.._ 121. S.Craanto, CA 95114 • u/445·0613 ProJct Title: POJNRJTIA s,r, · P\MIJNi WM •A·]• NI •A·Z-••• IIO'fm Belows LHd AtlncY: CITJ 9f MM Contact P9"Clf'I: ...,e..,1,.1c .... MQZ ...... -. ____ _ StrNt Addi' ... : 2075 W HUM DIIVE Phone: <619) 431·1161 X 4441 Cfty: CARLSUQ Zfps pg ecu,ty: .... SM ..... Rr.aJ.-EGQ-.. __________ _ ···················~----------------------------------------------------------------------------------------------------·····--PIO.IECT UICATIC:W: Cou,ty: SM DIEGO Cftyllleer•t ~·ty~ _CAl_ .. u_uo __________________ _ crou StrNta: FUJUBE AYEUDA ENCJW MP CARLSUQ ll)1) Total Acr•: _1,..8,..9,.__ _________ _ Aaa .. aor's Parcel IO. 216·140·27. 32. l3 S.Ctfon: ____ Twp. ____ 1.,..: lae: Wfthfn 2 NH .. : state 11VV t: JNTEISJATE 5 wat.,.,..,.: MUCNUQI Wi'l'!ff,CIFJC 0CEAfl Airports: Raf lways: ... IIC......,TD ____ Schools: DOalEIIT TYPE _NOP SIJS:lpl wnt/Sl&l9eqaa,t DTIIEll: _ Early eon. _ .... o.c EIR CPrfor SCI No.) -=--- ..L_ Other PBJQI aJflLIAlfCE _1101 EA Draft Ell FOUi _ Joint Doe1a1nt _ FfNl Docullnt Other _____ _ Draft EIR LOCAL ACTIC:W TYPE _ GeNral Plan Update General Plan AN!...,,, _ General Plan El-,t _ C~ity Plan DOEUIIIIEIIT TYPE _ Specfffc Plan _ Neater Plan _ Pl...i Unit Dewlas-ant _ Site Plan Uni ta _.as.._ __ Acr• 11.9 Rezone Prezone __ Use Penaft ..L_ Land Dfvfafon C~fvfafon, Parcel Nap. Tract Nap. etc.> Amuatfon = RedawlQfant Coastal Pet'llft ..L_ Other _.,,,, __ _ -water Fact l ftfN: Type ----MGD ---..L_ R"fdentfal: 0ffic•: Sq. Ft. Acr• ___ Ellplayoaes __ _ -Tr-.portatfon: Type _______ _ Caaaercfal: lnclatrial: Euational Sq. Ft. AcrN Ellplayoaes __ _ Sq. Ft. Acr• Ellpl~ __ _ -Nfnfftl: NfNral -------Powr: Type ____ watts W.te Tr .. tiaant: Type _______ _ Recr .. tional ______________ _ Naurdoua W..t•: T~ _______ _ Other: ______________ _ PIIO.ECT ISSI.ES DISCIIISB II DGalEl'T Aesthetfc/Yfaual = Agricultural Land ..!,_ Air Quality ..L_ Archaeological/Historical ..L_ Coutal Zane _ Drain._e/A.baorptfon _ Eeoncafc/Joba Fiscal -Flood PlafrvFloodf"I -Sc:hoole/Unfwnftf• _ For•t Land/Ffr• Hazard __ Septfc Syat- -Geologfc/Sef•tc _ s-r Capacity -Mineral• --sot l El'Olllan/CCllllplCtfan/Gradf"I ..L_ IOfM _ SOl fd W..te _ Populatfan/Nouaf"I lalance _ Toxfc/Nuardoua _ P\Gltc ServfCN/Fectlftf• ..L_ Trafftc/Cfrculatton _ Rec,...tfan/Parta __ v..-tatfon Present Land UN/Zanf ....... l Pl• 11N _ water Guel tty _ water ~ly/ GrCU1d water _ wetland/Riparian _ Wildlife _ Growth lnducf"I ..!,_ Lancue . ..L_ c.a,tatfw Effect _Other ___ _ THE PROJECT JS SUIJECT TOT. IIEGUIISEITI Of UIID UII DESIGNATIONS 0, TIii POIN.TTIA SNORES MITEI PLAI. Projct Dacrfptfcn TWO (2) PUNNING AREAS WITHIN THE POINSETTIA SlaES MSTEI PW: (1) •A·1•; 36 DETACHED SINGLE FMILY IDES ON 5,000 SQ. FT. LOTS. (2) •A·2•; SANE Al •A-1• M WITH 49 UIIITI. IOTH PUIIIIIN AIIEAI AH COIIIIITEIIT WlTI Allf\.lCAIU MITER PUii l'tlOVlSlONI/IECIJlREMENTS. IIJ1'E: Clearinghouae Nill uatgn fdlntfffcatfon l'tUllben for all ,_, projects. If a SCN l'Ullber already ufsta for a project (e.g. froa a Notfce of Pr1P9ratfon or prevfoua draft doaaanO pl .... ffll ft fn. llevisad Octooer 1989 Cit of CarlSbad ..___--==:-~:;....,,.,1~--:=.---=-- Planning Dcpar-tment PVBLIC NOTICE OF PRIOR ENVIRONMENTAL COMPLIANCE Please Tab Notice: The Planning Department has determined that the enviroomental effects of the project described below have already been considered in conjunction with previously certified environmental documents and. therefore, no additional environmental review will be required and a notice of determination will be tiled. Project Title: Poinsettia Sh9rea -Planning Atta's •A•t• and •A-2• Project Location: Poinsettia Shores Master Plan, north of Batiquitos Lagoon and east of the railroad right-of-way. Project Description: "A•t• consists of 36 detached single family homes. •A-2• consists of 49 detached single family homes. Minimum lot size for both P1anning Areas. is 5,000 square feet. Justification for this determination is on tile in the Plannin1 ~ Community Development, 2075 Las Palmas Drive, Carls~ California 92009. Comments from the public are invited. Please submit comments in writin1 to the Associate Planner, Eric Munoz, in the Planning Department within thirty (30) days of date of publicatiaL DATED: CASE NO: JANUARY 30, 1995 CT 94-04/PUD 94-03 -PA • A-1 • CT 9,J-05/P{JD ~ -PA •A-2• APPLICANT: POINSETI'IA SHORE.S -PLANNING AREA'S •A-t• AND •A-2• PUBLISH DATE: JANUARY 30, 1995 -BACKGROUND DATA SHEET- CASE NO: CT 94-04/PUD 94-03 CASE NAME: Poinsettia Shores Planning Area "A-1" APPLICANT: Kaiza Poinsettia Coa,oration REQUEST AND LOCATION: Thirty-six {36) single family homes on 5,000 square foot minimum sized lots consistent with the Poinsettia Shores Master Plan. LEGAL DESCRIPTION: Lot 1 of CT 94-01 in the City of Carlsbad according to Map No. 13181, as filed in the Office of the San Diego County Recorder. APN: 216-140-32,33 Acres _.8 ...... 4 ______ _ Proposed No. of Lots/Units ... 3 .... 6 ____ _ (Assessor's Parcel Number) GENERAL PLAN AND ZONING Land Use Designation --R-=M"""--_ Density Allowed 4-8 du/ac Density Proposed 4.3 du/ac Existing Zone PC Proposed Zone -=PC--=--- Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site North South East West PUBLIC FACILITIES PC RMHP PC PC PC Vacant (PA "A-1") Lakeshore Gardens Mobilehome Park A venida Encinas A venida Encinas Vacant (PA "B-1" and "M" School District Carlsbad Water District Carlsbad Sewer District Carlsbad -=~------Equivalent Dwelling Units (Sewer Capacity) ..... 3 .... 6 _______________ _ Public Facilities Fee Agreement, dated __ D_e .... c __ em ......... be-r~9 ........ 1 __ 9~9_4 ___________ _ ENVIRONMENTAL IMPACT ASSESSMENT _ Negative Declaration, issued ___________________ _ _ Certified Environmental Impact Report, dated _____________ _ Other, Notice of Compliance issued January 30. 1995 EM:vd --a - ~,.,. _c....;;,_.·_, t__,_y____,;;,;;;;o f Car Is bad -:;.e 1,1 ,d,t·••t4•& ,,;,,rq, ,, DISCLOSURE STATEME.'lT AP0UO.NrS ST.:.7cMENT' OF QISCLOSU~E OF CERT.S.IN OWNERSHP INTE,;ESTS ON Ml. APPU~TIONS ~ICH WtU. ~ouu.e OISCi-ETiONAAY ACT'ION CN TI-IE ?Afff OF THE CITY COUNOL. OR J.NY APPOINTED SOARO. COMMISSION OR COMMITiE:. (Please PrrnrJ The following information must be disclosed: Ust the names and addresses of all persons having a financiaJ interest in tne application. I<aiza Poinsettia Corooration 7220 Avenida Encinas. Suite 200 Carlsoaa, CA 92009 2. Owner List the names and addresses of ail persons having any ownership interest in the property involved. Kaiza Poinsettia Corporation 7220 Averu.da Encinas sw.te 200 Carlsbad, CA 92009 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names an= addresses of all individuals owning more than t 0% of the shares in tne ccrpcration or owning any paru,ersr.:;: interest in the partnership. • Saioa. California, Inc. 7220 Avenid~ -i=ncinas ·suite 200 CarJsbad, CA Q?QQ9 4, If any person identified pursuant to (1) or {2) above is a non-profit organization or a trust. list tne names anc addresses ot any person serving as officer or diredor of the non-profit organization or as trustee or cenefic:ary of the trust. FR.M00013 8/90 Disclosure Statement (Over) Page2 s. Have you had more than $250 worth of business transacted with any member of City staff. ecar=3 Commissions. Committees and Council within the past twelve months? Yes _ No _ If yes. please indicate person(s) ____________________ _ ~,,defined u: • Any individual. firm. coi:iattt11rsnip. joint venture. auociation. social club. fratemal organization. corporaraon. 11tate. m .. st. receiver. syndicate, ltlia and any otl"ler counry, crty and county. city mun,c1pa!ity, di11ne1 or ou,e, potilic&I ~DC1iv11ion, or any omer ;ro1.,o or comt:11nat10n ect1ng u a unrt • (NOTE: Attach additionaJ pages as necessary.) Signature of applicant/date Print or type name of owner Print or type name of applicant CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILmES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND Th1PACT ASSESSMENT: FILE NAME AND NO: Poinsettia Shores Planning Area "A-1" -CT 94-04/PUD 94-03 LOCAL FACILITY MANAGEMENT ZONE:_9_ GENERAL PLAN: ____ RM ______ _ ZONING: PC -Poinsettia Shores Master Plan DEVELOPER'S NAME: Kaiza Poinsettia Co1:p0ration ADDRESS: 7220 A venida Encinas, Suite 200, Carlsbad, CA 92009 PHONE NO.: (619) 931-9100 ASSESSOR'S PARCEL NO.: 216-140-32, 33 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): ....;:8::.:...4__,a...,.c=re=s _____ _ ESTWATED COMPLETION DATE: _______________ _ B. Demand in Square Footage = 71 C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = NIA Identify Drainage Basin = B (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 360 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 4 H. Open Space: Acreage Provided -NIA I. Schools: NIA (Demands to be determined by staff) J. Sewer: Demand in EDUs -36 Identify Sub Basin -NIA (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD -7,920 GPD L. The project is 5 units below the Growth Management Dwelling unit allowance. EM:vd EASEMENT NOTES; mll lllllflln illWI JU iw:....:AD: • .. ,.. -Ill 71)1, l"G )al.Oft 11/l '!II ,. -,oc,co f/t41.i-11~1.011 5/l. ., .. oa:as ,OC,CO f/'4 7ol-115J",o,t 'll.r"• " --'lt4 11-21•:u,.011 7/11,'N 21 ..... -f/N 17-0,IU?,011 212'/17 -,oc,a, ,,,_ 7.f-,i!J!O !,'3,"'• PARKING SUMMARY; -"""""" ,MKN:: 72 101 VISl'fOftl'AltlCN:! 12 5!1 (Ote-STJlttf ,..DC;) lOTM.: ---.r-"""TIT YIGt~'HtMAP = ....,,. -...... --- GENERAL NOTES; ~ll'NICll.MO. ,,....., ..... -- SAN DIEGO NORTHERN RAILROAD -----:--; • ----~---==-=--=---=-~-==~-- 211-1~-».-» l'C (,o,r,$['ffl,l SHOltCS WASltR ~ IIC (~ IHOlll3 WASITJI PVN). [)DSJ11111i000M.l'Url0DION,l,notril .. ~ GDIEIW. "-#II D(SIGJ-.TDI -----• .,..m oisnacr ..... -. ,1,vOlriG( twl.Y TIWTIC """ ""° NIJll9DI 0, LOTS NIJlllatJt or I.MIT'S "°""" -,OU,,ct ($0: c;lt,t,DINGNW.'l'S'S) ~ t.NFl£D SOOlLDISTJIICT CNt1.SN litUNICPAL ..._TP 0l5Tll1Cl' CMI..A,,ll MUNIC)PJll ,.,;rt,t 0ISTJtCT ,.. 1.4.C.c.llOSS le IICSIDCN1W. UJfS t OPtK sP-.a. um 1 f'ttMIITt ST11£[T LOT JI L01'S ,. 4.3 0.U./ACRl' Vk-LO ~ SUfNt'l'S DATED t-11-90 ~~ ·c,;:· ~ 1·-.n:r / ~~J~,: KEY MAP SCM.E-,~. 200' GRADING ANALYSIS; THISSfft,..tSc,w)(t)IJHOCJltTM[~ OIF MAS'l'tlt TDITATM: ...,., C.T. "'-01 ,.,.,.._ r.JIAONCitOflT1115~--M[,A.1NVOL'ICS: CUT: tl.toO CY . 'U: :10,600 CY._ IIIIPOlll'T: 1,700 CT. BENCHMARK; LOT OC.Cllll"'°N: 5TAl'60M0 DISC S£t nuSH • UST COMdJI ON ltOlll'nl ""1fWENT OF" [AST BRIDGt LOCATlON: APP1tOX JOO rttT 5()UT'l-t or 50Vf\,; CIIITln' TO CAltl..Sa-D STATt PA/ff(. .0 n:tT lA$T OIF CD(T£/tLJN(OI" NQRl'W 60Vf,,l(l CA.Rt..$fMD "-"'°· Ott POHTo ~en 9RIOGC ti10.,..,9111 lt[COffD fqow a.o«tH COUlffi' V£1mCAL co,,rnitOI,. DllA, 1()()1(, PA<,[ 1J5 NO. 0C 0167 ll.EVATIOf,,I; !JO~ll.5.L 9 SHEET OF 3 SHEET~ C.T. 94-04 P.U.D. 94-03 TENTATIVE MAP FOR POINSETTIA SHORES PLANNING AREA A-1 LEGEND; '"""""""'-- CXISTlNCCONTOUltS .,..,,.....,.,,_ ()(!SnNG S(\lllfJI ....... 1,1 "· C:Xl$TINCST~ORMN PIST'!IIIG NIC ~ 0USTM.STil£CTUCHT -.a>roa PffOPOS[D~t()C!)lr(t()UttS PIIOf"OSCDW.T[JtWAIN l'flOPOS(DS('WER-•111.H.. l"tlOPOSCDSTOlllii~•c:.O. _,,.,.....,, ei ---l.1 a ---sc-==- """""""""""""" '"'"""" =°~~(2:1 W.U:) ~ y .>U-" !P'AOPOS{D5POTfi.C\IATlON c:o,.cR("I[ a.otK RCT...,...,.. •ALL ~~(u-t) ~ICWQlllrOftt(l,ll,IN fttOPOSm f'llll ~ ,ooPOSO)sn,m......, ____ ,,_ '""'"' ,-()IS(.....O:•AU. "1Sl"TOIII ~---. LEGAL DESCRIPTION; = ----L..!!....L_ ': LOT 1 OI CML.SBAD TJtlr,C1 M-01. IN n'4[ OTT 0r ~-• ccu,.tr'f OF SAN [)r(GO. 51'.lTt OF CAl..lf"OIII""'-~ TO .....,. THOl'tor NO u,a,. n1.to IN TMC on,a: OF Tl4E cc;u,m 11cC01tOOt OI s..N occ:o c:ov,m-Ott .JIH.J/l,Rf 21. ,ns. or OfllCW. U'CXl«OS ■· CIVIL ENGINEER /LAND SURVEYOR: 0°0\"TCOIISul.l~. NC. 722(l.lY[fr$(frrlC~. Sit 204 CAlt..SB,lrO. CA. 12001 OWNER/SUBDJY]DER; Miz,t, ~ CORf'OR,lTION. A CAUFl:)RNIA co,tJIOfl,t,TlON 7220 A'-OIG\ CNCIIIIAS. STE 200 ~.CA.12009 RCV,S(O,O e.,995 FlfV'SEOJM :?7, 1995 •~S[0.,11111 1995 llfV1S[OOC1 1996 ll[\IIS(t)JUfll("1ll6 ll(\•'<S[O WAIi !lllf• ""-""""-=.~ .... =--- ~-1-nl Fl81Clft .. ,._,,. 0 /S,...~ lxooo<,., J.L_ '"" -""<...llll (',,,I-I~·-•~-__ILL_ ~C-...l .AZ....lNIJmf ....s =":u-z-r.: -Ts_l""!J..f:CT ..... li.Jl'..12.. ..ci•oCJ U:.llll1 ; :.~~:;····-.. I cr...c;1N£c1< or 1.10R1<. ~-_:'.:::.."" .JL... dlJ-t__..PATE,_l_~.pt -~ ~~!lo-CJ#.Y_/!._ '1'tl-J101• EXHIBIT "A" i i !r l'Yf'ICAL SCCTIOH -oasnHG WIHDROSC CIRCLE ,,.,.,,,, ANO AVCHIDA CHCIHAS OH-SITC (NIIJC) ""'"' .,....,..,.,,,, .If. A ~ \ ·--..c-.ooa M/CA.L SCCDPH -QICBGCHCY ACCCSS """" STRUT I COOl(IIIU't•..:::::mrASDOf I • W ' ' ! ! ..,. ..... (.,,,,.., ... ,.,., r:mc:.u sccnOH -PBfYAT£ mar .. ...,. STR££1S A, F, G, H ~i ~J"~'"'jJ" A k ., CUllnU C ( .,.,,....., M(;C".= U.MOD'l'OIO.......CN' IIe#C4l $CCDPN -A.YOflQA. CHQNA.S .,..., . c·· i I ' ti -['-J_ y I, ; !'is.¾~¾---::r :: ti 11 ,·,I ;:ti 1ou,.1. 101.0NO •• ' TYPICAi. LOT ORAINAGI: 0£TAIL O()sc.ii..l l(JTL LOT111'11J.5Ullf.r.c(~Olt ~'51: ALl[Jllr,;l,ft ""CA OA¥cS ll(t);rAIL.Slflo-{~ BENCHMARK; OCSCJbP'TIOtll: ST~ OISC S£T ~ ~ EAST CO'INOt 01<1 MCMtn. .aBLITTiltNT or CAST "'10C.C LOCAT101i: ~-lOO ra, S0UTl1 OF 50UTl1 [lrrlTR'r 10 ~ ST.&T[ P.tlb( -0 F"[[l Wt 0, C[NT[JIUli[Of"li0lfTH80UtwDCARI..S8AD k\lD °"' Po,,tTO stRat BRIOC( ..0 .&?&82 lt[(X)ltD r-llOM: ~ COUfriT'r vomtAI.. CCWl1lOI. 1)1,1.& IOOK. P.&G( ll!I NO. 0C DU? tL£\'AT101i: ~-!l!>ll ... SL Si-iET 2 OF SHEETS oJl,t(S[,l,Jl[AS~l(DIPI.Nll,(1DIII M0M£JIIU9!t-lOS lt[YIS(O '11 I. I"~ iltfV.~0.-:1 :ffl ll~~OC"l ,,.._ ~-,,... C.T. 94-04 P.U.D. 94-03 LOT AREAS lO'fNO LO'fJl<(J,/Sf) ' ,,., ' -' ,.,. . "" ' -I ""' ' ,.., I ,,., I .,. " "" " "" " -" .,. " -" """ " ..., ,, ""' " .... " .... .. -" "'' " ..,, " ..., ,. "" " "" " ""' " ""' " "" " -" ""' " -" -" -" -" -" , .. -" 172.lC11/0.JIL -" JIClJ./0.1.-C. -• -Nllt.&1t5 (IJIOI PG IIIC1Tt:,..._Tl:Jflll'.tT!WIJ.a: "stl'IN,T[rJJff ~-- H8101!!95 .. ,._,,. t'; 0 /<,..~ u'""'" ..Ji._~" --...at>. u 1111'•-••• __11.L_ lC'-' 1,S_St,OWIL c::;N~uLi ...... i ts ..a.A:c1oar-'-._'1'.12._..m<Gll:.lQJ.J_ ., .. ,:.: ;_:.-:::·~::•: ~iis•·~ [NGl"[(R rY w(JR.:, b/(...~--ite~~1~ "-I' •,J•<~o:•1"'-"''I•':-. EXHIBIT "B" en ,_ w w ::c en '< ! ' M oo l' l I I '< ! ' ~ .. . c, , Cl ) 0 .. E- - Q l' l •. u~ ti c. . w ::c en ,i -- - . e I e a -- - - - - - - I I. ! ~ . il ~ ~ !g ~' :: ~- -, :, 1 • u~ I I 1 ·I J 5 r-~ ... , _ j '' · ~ •1 j ~ ~ i ~ -! i n ~.,,,, NIMl"'f c:,1/C.. CJ PLANA 1.A1FT U-11./1 SECOND FLOOR PLAN . . . • 6'o' !.ol 6IDB ~ it. II :::1 • ii li1 'I' :A ·~-► -16"111r,• =.:z =-==----~ r----1 ' MYJ','e) ~ -~ ~· ~- • ___ j ~Ch'lL [S'[S~ PLAN A 2282 S.F. FIRST FLOOR PLAN . • • .... ~ ~ Jl('AL.:1/C'"al'-r rLI7 I I 4 I LEGEND , .... •-..,. ---p. ,.. .... •·-•· -••----•·-----.. , .. ~ , .•. -.-...- PLANNING AREA A-1 AND A·2 THE VILLAGE OF DEAUVILLE II !il ~ en r:.:1z. ~ 0 0 ~ ~ ~ en 8 ~I µ;1 2 ~ ~ ~c ~ I=.,_ i 1 Ol"6 EXHIBIT "0" -· · - - 39 ' / J ~ W ~ =~ . ~ ~J . J 1 L I V ~ NO L L V l l O d l l O O VL L L : l ! i N I O d 4 S3 : H O H S VI U 3 : S N I O d : -~ ~ .. .. .. "' ti l i ,$ : ,\ ff i E . ,, I >< ~~ : , , ' ~ ~ .~ , ~ . .. ~ 'l t ~- l I I :_ 'I GJ I I I I t ' .. e□IJ r , +. ~ ~ (' ; -· ,: ' V ~ k i. J ~ , . . . ' Ii i r ~i .. .. •• . _L - ! =- ., ~ ~ ~ ~ ~- - · · - - - " - - - - · · - - - - t! ~ #eQW •· PLANC 0 SECOND FLOOR PLAN 9""' --~ LEGEND L• -•· -•--•--•--•--••----••------.,.-----.... UL•- t-o' l"Wl._"). I • '"' r-J ~ ~·=· 'flN~ ri ~,.J \( ~-, • ~/ .-~ ' ~-- F-t _A'U)t.. 1"x11jl,!1 ~ ----- 1 I §!-• ~ /ti/#. I : llli ... • ~~iiT; ~0 u r ijl , 1 , ~---.-ill 0 ~-c=.1 i.:11 ...... --..._; . .,., _J -,._ -A ~-~~~- "> I~ [SP. t ' ~ t li! ~ PLAN C 2760 S.F. FIRST FLOOR PLAN SCALE: u.-.1,_, ~ I 4 I PLANNING AREA A-1 AND A-2 THE VILLAGE 01' DEAlMLLK n r• Jj !l■ t;a;.J ~6 00 ~ ~ 0 ~ =:t: ~ 00 8 ~, ~ :5 µ:l i 00 ~ 0 ~ as..'1fliiii ~-....,_ ...,...,_ 'i 3 01'6 EXHIBIT "f" ~ [l ml ffl LEFT ELEVATION nn;+I,"""' """'''' ~ ... ~-·--...... ~..._ .. .._ ~ .......... -..-~ ~ .............. ___,,. ... _ -......... _ .............. ~---...... ....... ....... ......__. ................................. ... ---....ooma ...,......_...,.,_,_._......._ -__________ ...._ ........ ..,,,.... ---.... ~ .. ,..__ ... ...aac .......... ~ .. ...___ -..._.. __ ,_...__ anw...-.., _ __. ... _..__..,_.. RIGHT ELEVATION EE~ 83 83 8 PLAN A FRONT ELEVATION B REAR ELEVATION IC&l.a:ur-r..r ~ • • • aa.a..-,.. __ ...,, __ ~- ♦--·==-♦ --~ --------I."=. __ _ □-- [I] BmB PLANNING AREA A-1 AND A-2 THE VIIL\GK 01' DEAUVILLK II m hi en tl ~ 0~ ffi i 8 :s ~ ~ l2 rx1-rn ~ • '14. ~ ~,~ _., -i 40P6 EXHIBIT "G" LEFT ELEVATION DIKcM, nmw Nt:Jllltf I -........ _ .................... ..... -........... _,..... .... -______ ._._.... ... ~ -........ _.. ............. ~-------. --...................................... .._ ---............... ..., ..... ..... -~------..... --~ --................ ---. =-...qa ...... ..., ............. ...., _____ ....., --.., ______ __.~ J'' ,,, ......., n 8 8 BB RIGHT ELEVATION PLAN D FRONT ELEVATION ICAU : u.-.a•-r r-,..-r--, I 4 I C0LOfl LEGEND ,._ --"" --<S>- 0 -- 0~- ~ --~ --___ ...,. ____ ___ .. __ --· BB □ EEEI me! REAR ELEVATION PLANNING AREA A-1 AND A-2 THE VILLAGE OF DEAlMLLE II r• J! !le a~ ~ ~ 00 rzl ~ ~ . 0 I'.! _, ::i:: ~ 00 ~ 8 :s ~ ~ m rzl i5 w ~ ~ ....... -i 50F 6 EXHIBIT "H" LEFI' ELEVATION ftlll;H. ..... llt1Rlt91 ---------....... ----- ,..,..._ ..... __. ................ ~ ..... --.... -----.... _.. ... ..__ ..................... .-..--... -~ ................................... .._..._ -........................ ..__ -----------~----.. ~ .... -------...... .-.. ...... ---. ~-----,.._,_ ... _ ...... _. .... ..._ B RIGHT ELEVATION rn ~ B EB Er- -L PLANC FRONT ELEVATION m ICAL&: Uir■a•..-r'L..r--1 I I 4 I 00l0R USOIND ,._ __ ,;,, --~- ~ -- ~ =-------~ --~ -----------·----------- BBl BB lwl EDB REAR ELEVATION PLANNING AREA A-1 AND A-2 THE VILLAGE Ofl' DEAUVJLLE JI r• Ji, !l ~ ~ Ui tl i§ 0 ~ ~E rn 8 El r:i:i g ~ ~ .... _ .. 4{,.~ ~ -.L -i 60P6 EXHIBI .. . : o cJ ::: i p. ; : ' -:---~~- 1 11.0CluNOli.li IAIUlll:M1 WALi. l::1.fVAUUN _.,..,.. .,,. c;.&a•••• •oi.r•~':- 11•••· •ou ._,,.., •• ••••• • ~ co•c•■n wu■ ,it0t■, AU .oo• •••u. •• ••u~•• ,ia. WU~ IIIAU •• a •o.,.. •• ., ........ . 4 WOOD GATE AT NOISE BARRIER WA~-~-•-0 ...... . u·■ 12"' CANTIRIIA a TONI eli:IGI---- COLOII W/ 8110Nl■ LITTIRIHG ~--~· _..._::~~_.. .... _fflM.._. ?:::f =i~;-~·:-... / .. ·,-::=::.=:.:.~ ' ; ., ..... '. . .. ___ -. . . ·. •• •• •• ·--· f'. .. , · : '. · j ss9=,-@~~~:;:;;:;;.;.,2:.~•'---~ • ~i!iiCt.~;;i;;::;;;_~"' [~ .~ ' :::.':! . .-::,;::~ ... U.titru L ~:::.":::.-~.-1.r •··-~· ~-~ -n ~·--~~-.. --~~i-~~~:5:::--=:~::-~i= •. • G)-t/\MJ,!.!!..lliJlillt ~.:::;~:~ .. (!.'t:o~•• UA"I fO CONfOIU& ~ ....... , .... ""11._l"l_llt:ltt-t.llTtl,,_J"1<u lUNt,.ll>1t.,.-Tff .r-.aoo..'"JUAl.uoo.;.,.u• (3 B-RK:.ltt. \ 111·1••111"SU,1A,U'S-IUO<t1CAI •·••·111·1u1.wnUN&1,o,,,u1.....,..nr1 f1l_A.J"fUlAl~IN1tl~ ::~-; .... g..,,~:~.~= ~.!!:.~ . SOI II) 81.lll"K ~u:no .... 1N01i.t: !_U.~!!ll! MH10SCAUi . :--; ; /11-; ---,·. ····~-...... , ; I ' ~ / ,·-···-~-- SCALE 314": 1'· o• ~ .... ,,. /:,'\ .. ~, u D i.::: ~ i :;i: iii t !J•i "'~~ l,,;; Q 33 II l ~~ Pt~ :i:3 J .. <II "' 'I-- t~\~tlV.J~ 8&mn',.',!~ HNU . ........... t;:-v ,\j;: -_,,,,,uu, .. , ... u ........ ---I CROW~ ! ~!\J~":l !t:.f'l~lL~,:""'·L MtlLPINGS 7 COMMUNITY lllENTITY ~IC.ti e:Ll;IIATIQN SCALI": 112•;: 1'•o• I ~ ; \ SIGH PLAN VIEW .,,.Ji; i= "F1"1 .... ,, '··:c..--·~·----··: . .1; 11·~··..--,-~ ··~ _ , l::=_ __ ----I j_ ~ ~ l----· -H·. --·-----.J MAX. ELIEVA.flON (a.) VILLA~I!! IDENTITl' __ §J9,,-. , __ LANDSCAPE CONCEPT PLAN POINSETTIA SHORES,AREA A-1 PL-2 EXHIBIT "K"