HomeMy WebLinkAbout1996-01-03; Planning Commission; ; LCPA 94-04|ZC 94-04|CT 94-11|SDP 94-10|HDP 94-09 - MAR VISTAA d REP0 T T I
Item NO.: @
I Application complete date: December 7,1994 I
Project Planner: Jeff Gibson
Project Engineer: Mike Shky
P.C. AGENDA OF JANUARY 3,1996
SUBJEm LCPA 94-04/ZC 9444/CT 9411/SDP 9410/HDP 94-09 - MAR VISTA -
Request for recommendation of approval for a Mitigated Negative
Declaration, Local Coastal Program Amendment., Zone Change, Tentative Map, Site Development Plan, and Hillside Development Permit, to: (1)
change the zoning from Planned Community Zone (PC) and Residential
Density Multiple (RDM) to the One-Family Residential Zone with the Qualified Development Overlay Zone (R-1-7500-Q); (2) subdivide the
property into 49 single-family lots and one open space lot; and (3) allow 8
future second-dwelling units; all on property generally located east of Paseo
del Norte, north of Camino de las Ondas, and south of Palomar Airport
Road, within Specific Plan 203 and Local Facilities Management Zone 20.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 3872,
RECOMMENDING APPROVAL of the Mitigated Negative Declaration issued by the
Planning Director, and ADOPT Planning Commission Resolution Nos. 3873, 3874, 3875,
10, and HDP 94-09, based on the findings and subject to the conditions contained therein.
3876,3877 RECOMMENDING APPROVAL of LCPA 94-04, ZC 94-04, CI' 94-11, SDP 94-
11. INTRODUCTION
The developer proposes to change zoning on two properties to single-family residential,
subdivide the 34.3 acre McReynolds parcel into 49 single-family lots, and provide second
dwelling units to satisfy inclusionary housing requirements. Architectural elevations and
floor plans are provided for the second dwelling units and the project is consistent with all
City codes, policies, and ordinances as well as Specific Plan 203. There are no unresolved
issues associated with this residential subdivision.
111. PROJECT DESCRIPTION AND BACKGROUND
The 34.3 acre McReynold's parcel is located within the Coastal Zone, Specific Plan 203, and
has Residential Medium (RM) and Open Space (OS) General Plan Land Use designations.
The proposed project would include the following major features:
LCPA 94-04/ZC 94-04fCl 34-ll/SDP 94-10/HDP 94-09 - MAR JISTA
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1. A change in the MeReynold parcel’s zoning from the Planned Community Zone (PC)
to the One-Family Residential Zone with the Qualified Development Overlay Zone (R-1-7500-Q);
2. A change in the zoning on the adjacent property to the east (MSP California LLC) from the Residential Density Multiple Zone with the Qualified Overlay Zone (RDM-
Q) to the One-Family Residential Zone with the Qualified Overlay Zone (R-1-7500-
Q);
3. A residential subdivision of the 34.3 acre McReynold’s property into forty-nine (49)
single-family lots, and one 19.24 acre open space lot; and,
4. The designation of 8 lots for future second-dwelling units to satisfy the City’s
inclusionary housing requirements. The second-dwelling units would have exterior
access, be incorporated into the second-story of the primary home, and utilize a
portion of the three-car garage for parking.
The major project improvements would include the following:
1. The construction of local public streets, curbs, gutters, sidewalks and drainage
facilities necessary to service the new lots;
2. A northern sewer line that connects from the property to an existing sewer line located along Encinas Creek and Palomar Airport Road; and,
The construction of a local off-site public street named Cherry Blossom Road from Hidden Valley Road west to the project site.
c
3.
Currently the eastern half of the MeReynolds property is being used for agricultural
purposes. It is also surrounded by open space to the west and north, Poinsettia Community
Park to the south, and similar residentially designated (RM) property to the east. The
majority of the site contains very gently sloping topography that rises from west to east. The western half of the property consists of a finger canyon which continues north and connects with Canyon de las Encinas. The flat buildable areas within the eastern half of the property are rimmed by steep slopes along the west and north. Topographic elevations on the site
range from approximately 52 feet in the canyon floor to 180 feet above mean sea level on
the gently sloping mesa.
The following vegetation types are present on the property:
1. Ruderdagriculture on the gently sloping mesa;
2. Pampas grass, diegan coastal sage mb, and southern mixed chaparral along the
steeper slopes surrounding the mesa to the north and west; and
3. Riparian southern willow scrub, and baaharidmule fat in the bottom of the western
finger canyon.
LCPA 94-04/ZC 94-O4/Cl 34-ll/SDP 94-10/HDP 94-09 - MAR JISTA JANUARY 3, 1996
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Vehicular access to the site would be provided by future Cherry Blossom Road which
connects to Hidden Valley Road. Hidden Valley Road is east of the property and intersects
with Camino de las Ondas to the south and Palomar Airport Road to the north.
The project site is located within the boundaries of Specific Plan 203 which covers the 640
acre Zone 20 Planning Area. Specific Plan 203 was approved by the Planning Commission
and City Council in 1993. The specific plan provides a framework for the development of
the vacant properties within Zone 20 to ensure the logical and efficient provision of public
facilities and community amenities for the future residents of the planning area.
The proposed project is subject to the following adopted land use plans and regulations:
A.
B.
C.
D.
E.
F.
G.
H.
lv.
General Plan with Rh4 and OS Land Use Designations;
specific Plan 203;
Carlsbad Municipal Code, Title 21 (zoning Ordinance), including:
1. Chapter 21.52 Zone Change;
2.
3.
4.
Chapter 21.10 One-family Residential Zone;
Chapter 21.06 Qualified Development Overlay Zone;
Chapter 21.85 Inclusionary Housing, and Chapter 21.53, Site Development
Plan required for affordable housing project; and,
Chapter 21.95 Hillside Development Regulations. 5.
Mello II Segment of the Local Coastal Program (LCP);
Carlsbad Municipal Code, Title 20 (Subdivision Ordinance);
Habitat Management Plan: (in process)
Growth Management Ordinance, (Local Facilities Management Plan Zone 20); and,
Environmental Protection Procedures (Title 19) and the California Environmental
Quality Act (CEQA).
ANALYSIS
Staff is recommending approval of this project for the reasons stated in the staff report.
Consequently, this analysis section was developed by analyzing the project’s consistency with
the applicable plans, policies, regulations, and standards listed above and presented through
the use of the following tables and text.
LCPA 94-04JZC 94-O4/Cl 94-11/SDP 94-10/HDP 94-09 - MAII VISTA JANUARY 3,19%
A. CarlsbadGeneralPlan:
The proposed project is consistent with the policies and programs of the General Plan. The
table below indicates how the project complies with the Elements of the General Plan which
are particularly relevant to this proposal.
Land Use
Housing
Open Space
Circulation
1. Proposed residential density of 2.45 dudnet acre is below the
GP designation of RM 4-8 du/net acre and growth control poinl
of 6 dudnet acre; and,
Zone changes from PC and RDM to R-1-7500-Q are consistent
with the underlying GP designation of Residential Medium 2.
Provide 8 dwelling units as second dwelling units and payment of a fee
to satisfl the inclusionary housing requirement.
1.
2.
GP constrained lands are (steep slopes and riparian habitat) protected in 19.24 acre open space lot; and,
City Wide Trail Link No. 29 to be aligned off-site to the east to
minimize California gnatcatcher, coastal sage, and riparian
impacts in the western finger canyon.
Required roadway and intersection improvements, including Hidden
Valley Road from Camino de las Ondas to Palomar Airport Road, are
shown on the tentative map, or included as conditions of approval.
1. Exterior noise levels mitigated to 60 dBA CNEL with 4 foot
2. Interior noise levels mitigated to 45 dBA CNEL with standard
building construction techniques and materials; and,
3. Residential land use is conditionally compatible with land uses
designated within the 0-65 dBA CNEL noise contours of the
airport land use plan (CLUP).
high walls;
Proposed project is required to pay Park-in-lieu fees.
Public Safety Proposed project is required to provide sidewalks, street lights, and I I fire hydrants, as shown on the tentative map, or included as conditions
B. Specific Plan 203:
The proposed project is consistent with the policies of Specific Plan 203. The table below
indicates how the project complies with the relevant requirements of the specific plan:
LCPA 94-04/ZC 94-04/C* 94-ll/SDP 94-10/HDP 94-09 - MAh VISTA JANUARY 3, 1996
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Land Use
Compatibility
Open space is provided along the western and northern slopes,
proposed low density residential is compatible with future residential
(RM) to the east, and there is a roadway and 40 foot buffer between
the residential building pads and the community park to the south.
Circulation See General Plan Discussion under Circulation. In addition, Hidden
Valley Road would have pedestrian sidewalks and bike lanes.
Landscaping
Building Elevations
70% of the lots have three (3) street trees in the front yard, and 30%
of the lots have one (1) tree. All manufactured slopes have
landscaping to prevent erosion and to provide visual screening.
The building elevations of future single-family homes would be
reviewed by the Planning Commission under a Site Development
Plan.
Affordable
Housing
1.
2.
Provide 8 second dwelling units; or
Have option to participate in off-site combined project or
purchase credits in Villa Loma and amend SP 203 to designate
off-site location.
Site Design The layout of the subdivision does not impact steep slopes, the streets
are curvilinear, and there are adequate buffer areas from the open
C. Zoning Ordinance:
1. Zone Change:
The requested Zone Change covers the McReynolds property and the adjacent
property to the east, owned by MSP California LLC. MSP California LLC currently
has tentative map applications in process with the City for single-family residential
subdivisions on this property (APN 212-040-32, and 36).
The zoning on the McReynolds property would be changed from the Planned
Community Zone (PC) to One-Family Residential with the Qualified Overlay Zone
(R-1-7500-Q). The zoning on the MSP California parcel would be changed from Residential Density Multiple with the Qualified Overlay Zone (RDM-Q) to the One-
Family Residential Zone with the Qualified Overlay Zone (R-1-7500-Q). Both
properties contain the Residential Medium (RM) General Plan Land Use designation
and are topographically isolated from surrounding land uses to the west, north, and
east.
The proposed zone change on both properties does not affect the potential range of
residential land use types that would be allowed, since the PC, RDM, and R-1-7500
Zones all permit single and multi-family residential development. However, the
LCPA 94-04/ZC 94-04/C1 94-11/SDP 94-10/HDP 94-09 - MAh JISTA JANUARY 3,1996
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change in zoning to R-1-7500 does affect the type of development standards applied
to the future residential development. In addition, the proposed single-family land
uses are consistent with the underlying RM General Plan density range of 4 to 8
ddacre for both properties.
Changing the zoning to R-1-7500 on both properties would ensure the following:
i. That single-family development on the two properties is consistent with
R-1-7500 single-family residential development standards (i.e. setbacks
and building height);, and,
ii. One zone change for both properties would consolidate the number of
necessary Local Coastal Program Amendments (LCPA). Rezoning
related to land use regulations within the coastal zone which occur
after the certification of a local government’s local coastal program
require an LCPA in order to become effective.
2. One-Family Residential Zone (R-1-7500):
The developer (McReynolds) is proposing to subdivide their property into single- family lots, therefore, the following table summarizes the project’s compliance with
the standards of the R-1-7500 Zone:
Lot Size (Min.) 7,500 Square Feet 7,570-35,298 SF
Lot Width 60 Feet 60-100 Feet
Second Dwelling Unit I 640 Square Feet 640 !Square Feet
Size
Garage Size & 2nd Unit Two Car Garage - 2O’X
One Additional S~ace
Two & Three-Car Garages
Parking u)’
40 Percent I To Be Determined with I Future SDP Lot Coverage
Future SDP
30 Feet & Two-Story I Building Height
Panhandle Lot:
AccessLength -
Accesswidth -
Buildable Area -
150 Feet Max.
20 Feet Min.
8,000-10,000 SF
70-140 Feet
20 Feet
23,100-34,ooO SF
n r'
LCPA 94-04/ZC 94-04/Ca 94-11/SDP 94-10/HDP 94-09 - MAh VISTA JANUARY 3, 1996
Setbacks:
Front - Street Side -
Side - I Rear -
To Be Determined with
20 Feet Future SDP 10 Feet
10% of Lot Width
20% of Lot Width
The developer is also proposing Lots No. 19 and 31 as panhandle type lots. The two
lots are justified based on the irregular configuration of the buildable area of the
overall parcel. The lots are located along the northern edge of the bluff and take
advantage of the curving topography in this area of the property. The panhandle lots
are located along the perimeter of the site and at the end of cul-de-sac streets and
would not adversely affect public street access to surrounding properties. The project
has been appropriately conditioned to ensure that the panhandle lots comply with the
access, parking, setback, and drainage provisions of the code.
3. Qualified Development Overlay Zone:
The Q-Overlay Zone has been added to the McReynold's zone change request due
to the property's location adjacent to the Poinsettia Community Park to the south,
the existing Qualified Development Overlay zoning on the property directly east
(MSP California LLC), and the fact that portions of this site are visible from Palomar
Airport Road which is listed as a potential scenic corridor in the General Plan. At
this point in time the developer is not planning to construct homes on the lots,
therefore, the Q-Overlay Zone would require that a Site Development Plan (SDP)
be approved by the Planning Commission prior to approval and issuance of building
permits for the homes. The SDP would show the floor plans, placement of the
homes on the lots, building height, and the architectural elevations of the homes.
4. Chapter 21.85 Inclusionary Housing, and Chapter 21.53, Site Development
Plan:
The project would have 49 single-family lots and an inclusionary housing requirement
of 8.647 dwelling units which must be affordable to lower income households. The
developer is proposing to satisfy this housing requirement by designating, onsite, 8
lots for future second-dwelling units. The second-dwelling units would have exterior
access, be incorporated into the second-story of the primary home, and utilize a
portion of the threecar garage for parking. The remaining .647 fraction of an
inclusionary dwelling unit would be satisfied through the payment of a fee equal to
the fraction (.647) times the average subsidy needed to make affordable to a lower-
income household, one newly constructed typical housing unit. The applicant has
also requested the option to purchase credits in Villa Lorna or participate in an off-
site combined affordable project, and the project has been conditioned to require
compliance with Council Policies 57 and 58 prior to City Council approval of an
Affordable Housing Agreement to allow the off-site option.
LCPA 94-04/ZC 94-04/C1 94-ll/SDP 94-10/HDP 94-09 - MAk JISTA
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The Carlsbad Municipal Code requires a Site Development Plan for any affordable
housing project of any size. The Site Development Plan for this project indicates
which 8 lots would be designated and deed restricted for second-dwelling units. The
plans also include prototypical preliminary floor plans and building elevations to illustrate the parking arrangement and how the second-dwelling units integrate into
the primary homes. If, at a later date, the developer desires to build a different type
of primary home/second-dwelling unit or change the designated lots, a Site Development Plan Amendment must be approved by the Planning Director.
The project has been conditioned to require an Affordable Housing Agreement that would be submitted for review and approval by the City prior to final map approval.
The Affordable Housing Agreement is a legally binding agreement between the
developer and the City which provides the specific details regarding the phasing and
implementation of the affordable housing requirements of Specific Plan 203 and
subsequent conformance with the City's Housing Element.
5. Hillside Development Regulations:
The project site contains slopes of 15% or greater and an elevation differential
greater than 15 feet, therefore, a Hillside Development Permit is required. The table
below indicates how the project complies with the requirements of the Hillside Development Regulations:
Slope Height 30 Feet 25 Feet Max.
Grading Volume 0-7,999 cubic yds/acre 3,100 cubic yds/acre
Contour Grading Variety of Slope Direction Manufactured Slopes
& Undulation Follow the Edge of the
Bluff
Slope Screening Landscaping Combination of Trees,
Slope Setback
Shrubs, & Ground Cover
30 - 60 Feet Not Quantified - 15 Foot
Recommended
Follow Contours Curvilinear Streets That
D. Mello I1 Segment of the Local Coastal Program:
The project is located in the Mello I1 Segment of the Local Coastal Program (LCP) and
complies with the plan as follows:
LCPA 94-04/ZC 94-04/C1 94-ll/SDP 94-10/HDP 94-09 - MAI( nSTA
JANUARY 3, 1996
1. The requested zone change for both properties would consolidate the number of necessary Local Coastal Program Amendments (LCPA). Rezoning related
to land use regulations within the coastal zone which occur after the
certification of a local government's local coastal program require an LCPA
in order to become effective. The proposed Local Coastal Program
Amendment is consistent with all applicable policies of the Mello I1 segment
of the Carlsbad Local Coastal Program. The zone change would maintain
consistency between the General Plan and zoning as mandated by California
State law and the City of Carlsbad General Plan Land Use EIement, in that
the One-Family Residential Zone (R-1-7500) is consistent with the Residential
Medium (RM) General Plan Land Use Designation.
2. The project is located within the Coastal Resource Protection Overlay Zone. Currently there are two proposed alternative alignments for the construction
of the off- site sewer line (as shown on Exhibit "B"). Alignment "B" would impact riparian habitat and 25% + slopes containing coastal sage scrub habitat
located in the small drainage that flows to the north. Sewer Alignment "A"
would impact steep slopes and disturbed habitat. One of these sewer
alignments to the north and down the slope would be required because the
District Engineer has determined that it is not desirable or practical to sewer
the northwest portion of this property via a sewer line to Hidden Valley Road.
The elevation in this corner of the site is substantial lower than the eastern
portion of the property, therefore, a 43+ foot deep sewer line would be
required in order to connect with the already approved sewer line in Hidden
Valley Road.
Due to the site's topographic constraints, a sewer line to the north is the only
feasible alternative, therefore, Alternative "A" is the least environmentally
damaging alternative. The Overlay Zone permits development and grading
on slopes over 25% in order to provide utilities and access to developable
areas of the project site if there is a no less environmentally damaging
alternative. The project satisfies this criteria, and in all cases, biological
mitigation is proposed to offset any impacts to sensitive habitat, (See
discussion under Section F, "Habitat Management Plan").
3. The project will be conditioned to provide adequate drainage, siltation, and
erosion control facilities as part of the approved grading permit. The grading operation would be limited to the summer construction season, April 1 to
October 1.
4. The project contains vacant non-prime agricultural land containing Class I11
and IV soils and is located in the coastal Agricultural Overlay Zone (Site 11).
The Mello I1 LCP requires mitigation when non-prime coastal agricultural
land is converted to urban land uses. The project would be conditioned to
comply with the LCP mitigation option provided when projects are located in Site 11, which requires the payment of an "Agricultural Conversion Mitigation
Fee" to the California Coastal Conservancy.
LCPA 94-04/ZC 94-04/C1 94-ll/SDP 94-10/HDP 94-09 - MAk VISTA
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E. Subdivision Ordinance:
The proposed tentative map would comply with all the requirements of the City's
Subdivision Ordinance, Title 20. Currently there are no public roads or intersections to
serve the project site, therefore, the developer must extend public off-site street
improvements to connect to the existing circulation network. primary access to the property
would be provided by future Cherry Blossom road which connects to Hidden Valley Road.
In order to comply with the City's cul-de-sac policy the developer is also required to
construct a second off-site road connection for emergency access purposes to the parking
lot of Poinsettia Community Park to the south (see Exhibit "B").
To mitigate drainage impacts from the project site, the developer is required to provide
adequate drainage, erosion control, and urban pollutant basins. To comply with Water
Quality standards, City grading and erosion control requirements, and the requirements of
the Mello I1 segment of the Local Coastal Program, the developer is required to install
permanent and or temporary siltation/retention basins at the downstream end of all
proposed storm drain pipes.
F. Habitat Management Plan: (in process)
Future Cherry Blossom Road which would lead from Hidden Valley Road, through the MSP
California LLC property, to the project site would impact approximately 0.05 acres of
disturbed coastal sage scrub habitat (CSS). Because the off-site CSS habitat is regarded as
disturbed and the remaining high quality CSS habitat in this area would be preserved, the
project is conditioned to mitigate the 0.05 acre CSS impact by acquiring, for preservation,
comparable quality habitat at a ratio of 1:l. The developer is proposing to mitigate this
impact by purchasing, for preservation, .OS acres of Coastal Sage Scrub habitat within the
high quality, coastal sage scrub area found in the Carlsbad Highlands mitigation bank
(subject to the approval of the U.S. Fish and Wildlife Service and the California Department
of Fish).
The construction of Cherry Blossom Road in this area is the least environmentally damaging
access alternative. It provides primary access to an otheMrise landlocked area that is
surrounded by steep slopes and high quality CSS. It would result in the loss of 0.05 acres
of disturbed CSS habitat, therefore, prior to the issuance of a grading permit, the City may
have to authorize this project to draw from the City's 165.70 acre (5%) CSS interim take
allowance. The take of 0.05 acres of CSS habitat from the MSP California LLC property
will not impair the ability of the City to implement it's draft Habitat Management Plan
(subregional NCCP). Interim CSS habitat losses that are incurred before completion and approval of a subregional NCCP/Carlsbad Habitat Management Plan (HMP), must be
approved by the City and the United States Fish and Wildlife Service. A procedure has
been established which allows the City to benefit from the 4(d) rule. This procedure
includes: establishment of the base number of acres of coastal sage scrub habitat in the
subregion, calculation of the 5% for the interim habitat lass, and cumulative record keeping
of all interim habitat losses. The City has calculated that 5% of the base acreage of coastal
sage scrub in Carlsbad is 165.70 acres. As of August, 1995, 19.38 acres have been taken.
LCPA 94-04/ZC 94-04/C a 94-llBDP 94-10/HDP 94-09 - MAh aSTA JANUARY 3,19%
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The loss of coastal sage scrub due to the Mar Vista project (0.05 acres) would result in a cumulative habitat loss of 19.43 acres for the HMP area once all the approved loses have
been taken. This loss does not exceed the 5% guideline of 165.70 acres.
The habitat loss has been reduced or mitigated by the design of the project, in that the
Cherry Blossom Road alignment is the most sensitive in terms of habitat and slope impact
as follows:
1. The 0.05 acre take area is located outside of any Preserve Planning Areas
(PPA);
2. The habitat loss will not preclude connectivity between areas of high habitat
values since this area is not included as a part of a Linkage Planning Area
(WA);
3. The habitat loss will not preclude or prevent the preparation of the Carlsbad HMP in that the area is not a part of a LPA, makes no contribution to the
overall preserve system and will not significantly impact the use of habitat
patches as archipelago or stepping stones to surrounding PPAs.
4. Mitigation for the loss of the 0.05 acres of CSS will be in the form of the
acquisition of habitat credits as discussed above. The loss of habitat on the
MSP California LLC property will not appreciably reduce the likelihood of
the survival and recovery of the gnatcatcher;
5. The habitat loss is located in a disturbed area that is directly adjacent to
Hidden Valley Road and the Poinsettia Community Park, therefore, large
blocks of habitat will not be lost and fragmentation will not occur; an,;
6. The habitat area being impacted is at the periphery of a larger CSS habitat
area; it is not in the center where the loss of habitat would be more
important.
G. Growth Management:
The proposed project is located within Local Facilities Management Plan Zone 20 in the Southwest Quadrant of the City. The impacts created by this development on public
facilities and compliance with the adopted performance standards are summarized as
follows:
CITY ADMINISTRATION 198.17 square feet Yes
LIBRARY 105.69 square feet Yes
WASTE WATER TREATMENT 57 EDU Yes I
LCPA 94-04/ZC 94-04JL1 94-ll/SDP 94-10/HDP 94-09 - MAk VISTA JANUARY 3, 1996
DRAINAGE Basin 3 YeS
CIRCULATION 538 ADT Yes
FIRE Station No. 4 YeS
OPEN SPACE 5.14 acres YeS
SCHOOLS CUSD YeS
SEWER COLLECIION SYSTEM 57 EDUS Yes
WATER I Yes
The project is 63.48 dwelling units below the Growth Management Dwelling Unit allowance
of 120 dwelling units for the property as permitted by the Growth Management Ordinance.
Surplus dwelling units (63.48) that are not used by the developer are placed into a City bank
of excess dwelling units. The City can allocate these dwelling units to residential projects
that exceed the growth control point (Density Bonus) in order to provide affordable housing.
H. Environmental Review:
The project site is located within the boundaries of Specific Plan SP 203 which covers the
640 acre Zone 20 planning area. The certified Final Program EIR 90-03 for Specific Plan
203 addresses the potential environmental impacts associated with the future buildout of the Zone 20 Specific Plan area and is on file in the Planning Department. Use of a Program
EIR enables the City to characterize the overall environmental impacts of the specific plan.
The Final Program EIR contains broad, general environmental analysis that serves as an
information base to be consulted when ultimately approving subsequent development
projects (i.e. tentative maps, site development plans, grading permits, etc...) within the
specific plan area. The City can avoid having to "reinvent the wheel" with each subsequent
development project by analyzing, in the program EIR, the regional influences, secondary
effects, cumulative impacts, and broad alternatives associated with buildout of the planning
area. The recommended and applicable mitigation measures of Final EIR 90-03 are included as conditions of approval for this project. Per the requirements of Final EIR 90-03
additional project specific environmental studies, including biological analysis, have been
prepared. These studies provide more focused and detailed project level analysis and
indicate that additional environmental impacts beyond what was analyzed in Final EIR 90-03
would result from implementation of the project.
In addition to the Final EIR for Specific Plan 203, more recently the City has certified a
Final Master Environmental Impact Report for an update of the 1994 General Plan. The
Master EIR sewes as the basis of environmental review and impact mitigation for projects
that are consistent with the plan, including projects within Specific Plan 203.
LCPA 94-04/ZC 94-04/C1 94-11BDP 94-10/HDP 94-09 - MAk VISTA JANUARY 3, 1996
PAGE 13
Per the recommendations of Final EIR 90-03, a Mitigated Negative Declaration was issued
for this project to evaluate the additional environmental impacts created by the two off-site
sewer lines and the access road from Hidden Valley Road. The Planning Director has
determined that the project could have a significant effect on the environment, however,
there would not be a significant effect in this case since the mitigation measures described
in the attached EIA-Part I1 have been added to the project. ”his decision was based on
findings of the EIA-Part 11, an evaluation of Final EIR 90-03 and Master EIR 94-01, a
biological survey and impact study, a geotechnical report, soils report, amustical study,
traffic report, and field surveys by staff.
The project’s Mitigated Negative Declaration was originally submitted for public review on
February 1,1995. The State Clearinghouse (SCH #95021007) public review period closed
on March 6,1995. The document was revised and recirculated for public review based on
comments received from the State Coastal Commission and the Fish and Game Department,
a change in the project description, and an update to the project’s biological impact analysis
and the Initial Study Checklist. The developer has added an alternative sewer line and
stormdrain alignment “A” for the project from Vista las Ondas, through Lot No. 19, and
north to the existing easthest sewer line in Canyon de las Encinas. In response to State resource agency comments regarding impacts and the level of analysis, an updated Biological
Survey and Coastal California Gnatcatcher Survey has been submitted with the project which
further analyzes the environmental impacts of the project, sewer and stormdrain alignment
“B”, and the new sewer and stormdrain alignment “A” as shown on the Mar Vista Tentative
Map.
The recirculated Mitigated Negative Declaration was again sent to the State Clearinghouse,
Coastal Commission, Department of Fish and Game, and US Fish and Wildlife Service for
public agency review, and no comments were received. The project has been conditioned
such that prior to approval of a final map, all applicable state and federal resource agencies
must be consulted, applicable permits must be obtained, and a final biological mitigation
program must be approved.
After the Recirculated Mitigated Negative Declaration was sent out for public review the project’s zone change request was expanded to include the 56 acre MSP California LLC
parcels located directly east (APN 212-040-32, and 36). In accordance with Section 15164
of the CEQA Guidelines an addendum has been added to the Recirculated Mitigated
Negative Declaration to consider this minor addition to the project’s description. The two
requested zone changes are considered minor because the changes do not affect the General
Plan residential (RM) land uses on the properties. Changing from one type of residential
zoning (PC & RDM) to another type of residential zoning (R-1-7500) affects the type of
development standards that are applied to the future residential development. In this case,
the proposed R-1-7500 Zone is a more restrictive residential zone than the existing PC and
RDM Zones, therefore, the zone changes have no significant adverse effect on the
environment and can be considered a minor technical change to the project’s description.
LCPA 94-04/ZC 94-041C1 94-11/SDP 94-10/HDP 94-09 - MAk VISTA
JANUARY 3, 1996
PAGE 14
ATI'ACHMENTS
1. Planning commission Resolution No. 3872
2. Planning Commission Resolution No. 3873
3. Planning Commission Resolution No. 3874
4. Planning Commission Resolution No. 3875
5. Planning commission Resolution No. 3876
6. Planning Commission Resolution No. 3877
7. Location Map
8. Background Data Sheet 9. Local Facilities Impact Assessment Form
10. Disclosure Form
11. Full size Exhibits "A" - "J", dated January 3,1996.
- BACKGROUND DATA SHEET -
CASE NO: ZC 94-04LCPA 94-04/CT 94-11/SDP 94-10/HDP 94-09
CASENAME: MARVISTA
APPLICANT: CHRISTA MCREYNOLDS
REQUEST AND LOCATION Zone Change to R-1-750042.49 Single-Family Lots. 8 Second Dwelling
Units, & one 19 acre Own Space Lot
LEGAL DESCRIPTION Parcel C of Parcel Map No. 2949, in the City of Carlsbad, County of San
Diego, State of California, filed in the office of the Countv Recorder of San Diego County, Aueust 9,1974,
as File No. 74-216632 of official records
APN 211-040-14 Acres 34.3 Proposed No. of Lots/Units 50 Lots & 57 Units
GENERAL PLAN AND ZONING
Land Use Designation Residential Medium
Density Allowed 6 Du/Acre
Existing Zone pC Proposed Zone R-1-7500-Q
Density Proposed 2.83
Surrounding Zoning and Land Use: (See attached for information on Carlsbad’s Zoning Requirements) Zoning Land Use
Site PC hiculture -
North OS Vacant
South PC Park
East RD-M-Q hiculture
West OS Vacant
PUBLIC FACILITIES
School District Carlsbad Water District Carlsbad Sewer D.,trict Carlsbad
Equivalent Dwelling Units (Sewer Capacity)
Public Facilities Fee Agreement, dated
57 EDU
November 7.1994
ENVIRONMENTAL IMPACT ASSESSMENT
- X Mitigated Negative Declaration, issued October 3. 1995
Certified Environmental Impact Report, dated
Other, JV
fl .1
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: COSTA DO SOL - CT 92-01(A)/PUD 92-01(A)/SDP 93-04(A)/SP 203(A)
LOCAL FACILITY MANAGEMENT ZONE: 20 GENERAL PLAN: RM ZONING pC
DEVELOPERS NAME GREYSTONE HOMES INC.
ADDRESS: 495 EAST RINCON. SUITE 115. CORONA. CA 91719
PHONE NO.: (714) 273-9494 ASSESSORS PARCEL NO: 214-140-40
QUANTITY OF LAND USEIDEVELOPMENT (AC., SQ. FT., DU): 29.2 GROSS ACRES/119
DUS ESTIMATED COMPLETION DATE. NIA
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
K.
L.
City Administrative Facilities: Demand in Square Footage = 413.7
Library: Demand in Square Footage = 220.6
Wastewater Treatment Capacity (Calculate with J. Sewer) N/A
Drainage: Demand in CFS = NIA
Identify Drainage Basin = N/A
Park: Demand in Acreage = 0.83
(Identify master plan facilities on site plan)
Circulation: Demand in ADTs = 1190
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. = NO. 4
Open Space: Acreage Provided - 4.3
Schools: YES
(Demands to be determined by staff)
Sewer: Demand in EDUs - 120
Identify Sub Basin - NIA
(Identi@ trunk line(s) impacted on site plan)
Water: DemandinGPD - 26,400
The project is 53.3 units below the Growth Management Dwelling unit allowance.
JG..kc
1
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WIU REQUIRE
DJSCRETIONARY ACTION ON THE PART OF THE CFp/ COUNCIL, OR ANY APPOINTED BOARD, COMMJSSION OR COMMllTEE.
(Please Print)
The following information must be disclosed:
1.
2.
,
4.
AR Rli c a nt
List the names and addresses of all persons having a financial interest in the application.
lsta M. McRevnolds - ustee
2316 Calle Chiquita
La Jolla, California 92037
~~ ~ ~~~ ~___ __ ~~~~
Owner
List the names and addresses of all persons having any ownership interest in the property involved.
MrRpvnnl ds Fmi 1 v Trust.
dated February 21, 1989
c/o Christa M. McReynolds - Trustee
2316 Calle Chiauita
La Jolla, California 92031
If any person identified pursuant to (1) or (2) above is
of all individuals owning more than 10% of the shares
partnership.
If any person identified pursuant to (1) or (2) above
Alan -Ids - Trustee
20 Rock Port Lane
Los Altos, California 94024
a corporation or partnership, list the names and addresses
in the corporation or owning any partnership interest in the
is a non-profit organization or a trust, list the names and
addresses of any person serving as officer or director of the non-profit-organization or as trustee or beneficiary
of the trust.
FRM0007 4/91
2075 Las Palmas Drive * Carlsbad. California 92009-1 576 '0 (61 9) 438-1 161 @
*isclosure Statement
(Over)
Page 2
Have you had more than $250 worth of business transacted with any member of City stae Boards,
Commissions, Committees and Council within the past twelve months?
Yes - No If yes., please indicate person(s)
1 Person ir dedned as: 'Any Individual. flrm, coputnonhlp, Jolnt v.nhrrr. .uoci.tlon. w~kl club, fraternal organiz.sUon, corporation, estate, trust, receiver, syndicate, thir and any other county, city and county, city municipdity, dl.trM of other p0litk.l rubdivinion, or any other group or combination
acting BS a unit'
(NOTE: Attach additional pages as necessary.)
Signature of Owner/date 'J Signature of applicant/d&
Christa M. McReynolds - Trustee
Print or type name of owner
Christa M. McReynolds - Trustee
Print or type name of applicant
1M0007 4/91
DISCLOSURE ST,4TEMENT
The following information must be disclosed: v,qy 2 6 5?35
1.
2.
3.
4.
.. 1 APPlicant '1"
List the names and addresses of all persons having a financial interest in the application.
. -- -_
MSP CALIFORNIA, L.L.C.
Marcus S. Palkowitsh
650 South Cherry Street, Suite 435
Denver, Colorado 80222
MSP CALIFORNIA. L.L.C.
David M. Bentley
21 3573 East Sunrise Drive. Suite 3
Tucson. Arizona 85718
- Owner
List the names and addresses of all persons having any ownership interest in the property involved.
MSP CALIFORNIA. L.L.C. MSP CALIFORNIA, L.L.C.
Marcus S. Palkowitsh David M. Bentley
Denver, Colorado 80222 Tucson, Arizona 85718
650 'South Cherry Street, Suite 435 3573 East Sunrise Drive. Sutp 37 1
If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names ana
addresses of all individuals owning more than 10% of the shares in the corporation or owning any pannerfnip
interest in the partnership.
If any person idoMod pursuant to (1) or (2) abovm is a non-profit organization or a trust, list the names and
addresses of any person serving as otflcer or director of the nonprofit organization or as trustee or beneficiary
of the trust.
FFtM00013 8/90
2075 Las Palmar Drivo Carlsbad. California 92009-4859 (819) 438-1 lG1
Disclosur~ Statement
{Over)
Page 2
5. Have you had mcre than $250 worth of business transacted with any member of City staff, i3car:s Commissions. Committees and Council within the past twelve months?
Yes - NO^ it yes, please indicate person(s)
- 18 dofind as: 'Any individual. firm. copuurorrhip. 10iM vomro. auocmtIon. wcid club. frrmd orgmuabon. corporation. ostato (rut.
roco~vor. ryndicio. thm ana any otkw county. cy and couny. cy municip.ly. dirtnet or othor po1mc.l rubdwiaion. or any otnor groa or
cornoinraon rcaog u r una'
I
I
I
(NOTE: Attach additional pages as necessary.)
Marcus S. Palkowitsh
Print or type name of Owner -.
Marcus S. Pwsh Print or type name of applicant
... .
Woo013 8/90