The URL can be used to link to this page

Home My WebLink About1973-01-23; Planning Commission; 08; ZC 102 - REQUESTING A PREANNEXATION ZONE CHANGE FROM SAN DIEGO COUNTY A-1 (8) AND E-1 (A) TO THE CITY OF CARLSBAD ZONES R-1 (7500), RD-M, P-C AND C-1, ON 1106 ACRES OF LACITY ·.GF .. CARLSBAD PLANNING DEPARTMENT ANALYSIS FOR JANUARY 23, 1973 TO: PLANNING COMMISSION PREANNEXATION ZONE CHANGE CASE NO. ZC-102 DESCRIPTION OF APPLICATION --The applicant, (RANCHO LA COSTA, a limited partnership) is requesting a preannexation zone change from San Diego County A-1 (8) and E-1 (A) to the City of Carlsbad Zones R-1 (7500), RD-M, P-C and C-1, on 1106 acres of land area, generally located north of Batiquitos Lagoon and west of El Camino Real. The subject property has been presented to LAFCO for annexation (Ref. South Carlsbad Annex. No. 1.15). Applicant has submitted the following zone change request: Zone Densitt No. of Acres P-C 4 DU/Acre 630 R-1(7500) 5 DU/Acre 157 RD-M 8 DU/Acre 130 RD-M lO DU/Acre 145 C-l 12 Sub Total l 074 S. D. G .&E. Easements 32 Grand Total 1106 Acres The applicant has supported his zone change request by the following statements: 1. SUCH a zone change is warranted because 11 the property is suitable for residential purposes in accordance with the General Plan.11 2. SUCH a zone change will be in the interest of furtherance of public welfare because "most of the land is now unusable for other purposes.11 3. THE permitted uses in this proposed reclassification will not be detrimental in any way to surrounding properties because 11 surrounding properties are, in general, vacant.11 4. THE property in this application is more suitable for the proposed zone than theexisting zone because "this land, except for small portions, is not suitable for agriculture because of soil and terrain." -1- ZC-102 5. THE adopted General Plan of the City of Carlsbad recognizes the property described herein for "residential and commercial" use of land.· DESCRIPTION OF PROPERTY-~ -The property under consideration consists of 1106 acres of land area, located north of Batiquitos Lagoon and west of that portion of Carlsbad known as La Costa. The property is currently in the County of San Diego and is presently utilized for agrarian purposes. The terrain is hilly with the majority of the ridges following a north-south direction, with extreme slope conditions describing three natural drainage channels across the subject property. DESCRIPTION OF SURROUNDING LAND USE AND ZONING 1. Land Use -The surrounding land use to the north is agricultural and industrial, to the west is agricultural, to the south is the Batiquitos Lagoon, which is proposed for a San Diego County Regional Park. To the east of the subject property in Rancho La Costa is a combination of low and medium density residential uses and commercial development. 2. Zoning -The property directly to the north is zoned County E-l(A), the property to the south and west is zoned County A-1(8) and to the east is zoned R-1(7500), RD-Mand C-2. ZONING REVIEW --Upon review of the application and completing a site inspection, the Planning Department finds that the proposed zoning districts would present an orderly and logical approach to the development of the property, and would provide an adequate basis for review of Specific Developmental Plans. AFFECTS ON THE GENERAL PLAN -The adopted General Plin designates the subject property for a combination of Estate and Low-Density Residential, and a small portion of Neighborhood Commercial and Tourist-Resort land uses. The applicants' proposal is consistant with the goals and provisions of the General Plan, whereas the PC zoning district is the tool that provides both the City and the developer the flexability to establish interrelated land uses during the con- ceptua 1 planning phases·.· A point of clarification must be made at this time. Annexations have historically combined the functions of zone change and master plan adoption, however, each process requires a distinct action on behalf of the City, and the dovetailing process occurs at the master plan stage. It is the intent of the Planning Department to separate these functions to provide adequate time for the de- veloper to prepare a master plan for the entire 1106 acres. The recent revision of the P-C zening·-0rdinance provides for master and specific plans to be placed on the property within one year of assigning the zoning designation. Albeit, the applicant has indicated a density of four (4) dwelling units per acre on the P-C portion of this zone change request, and the General Plan recognizes that particular area for a maximum density of two (2) units per acre, we need not consider the density prpposal at this point in time. The Master Plan requirement of the P-C zone will establish among other things, the acceptable density provision. Therefore, in view of the permitted uses of the requested -2- zoning districts as applied to the land use d~signations of the General Plan, the Planning Department finds that they are consistant with the goals and objectives expounded therein. ENVIRONMENTAL IMPACT CONSIDERATION The applicant has submitted the required Environmental Assessment. The Planning Department has approached the review of the assessment from the standpoint that the action of placing a new zone on the property does not significantly impact the environment. However, the zoning districts other than P-C would provide the potential for a significant change in the environment, if the physical configuration of the lot would permit the development of the permitted uses contained in· the zoning district. The P-C zone itself requires that a master plan be filed on the - property within one year from the time of granting the zone. The filing of the • master plan on the P-C portion of the proposed annexation will require an in- depth Environmental Impact Report which addresses itself to the potential of the proposed development. The same approach will be taken with the R-1, RD-M and C-1 portions in that, at the time of the required subdivision (to. permit feasible development) an in-depth environmental review will be initiated. After placing the requested_ zoning on the property it is impossible to significantly develop the property without either obtaining a grading permit or subdividing the land. Each of these City entitlements requires that an Environmental Impact Report be submitted. It is at this point in time that an adequate and meaningful Environmental Assessment can be made. A direct correlation of the benefit derived to the amount of negative expenditures, is impossible to ascertajn at the zone change stage. At thi~ instant, we can be assured that if the property develops ,.some types of City services wi 11 be required. However, the scope and scale of such services would only be specu- lation, based on the maximum potential of the zoning district~ The problem that confronts the Planning Department is one of gathering sufficient evidence to make an adequate determination. It is quite evident that the de- velopment of this 1100+ acres will have a substantial effect. However, a definitive proposal of development must be presented in order to assess its potential environmental impact. It is for the following reasons that the Planning Department has determined that the proposed preannexational Zone Change will have a 11 non-significant11 impact on the environment: • • l. The change of zone itself will not facilitate significant development. 2. Major development of the property can not be accomplished without first submitting master and/or specific development plans or tentative sub- division maps, all of which will require environmental impact consideration on behalf of the applicant and the City. -3- ZC-102 3 .. The permitted uses of the proposed reclassification. are consistant with the goals and provisions of the General Plan. The Planning Commission should be aware that th~ applicant h~s agreed to prepare a Master Plan of development for the entire 1100+ acres, and will submit the required Environmental Impact Information at that time. RECOMMENDATION: The Planning Department recommends that the Planning Commission consider granting approval of this zone change application. QQ[)yt. DAVID D. MEYER, Planning Assistant January 17, 1973 cc: Planning Commission City Manager City Attorney Fi re Department Engineering Dept. Applicant. i f ANN'#K.Ai!CN (MAGiB~ Cl#/41,0PM!Ni P~.4N MAP application by; 51-iow,119 Zones RANCHO LA COSTA, a limi feo' p v1rfnership DRAWE!< ''.A 1 ' I-ILJniington Beach {'al, 9elP48 Scale:/''=-2000' SOUTH BAT ENGi NEBR iNG CORPORATION J C::::, ~ 304 TEJON PLACE C:::, J PA L OS VERDES ESTATES CALIFORNIA 90274 ~ (213) 375-2556 772-1555 .-;;.a RAYMOND L. QUIGLEY R.C.E. 7191 ,Qev. Udn. to 9 73