HomeMy WebLinkAbout1975-06-11; Planning Commission; ; ZC 156 - REZONING OF OPEN SPACE, PIO PICO AND BUENA VISTA LAGOON• ' CITY OF CAR LSBA D
PLANNING DEPAR TMENT ~ STAFF REfQRT
June 11, 1975
TO: PLANNING COMMISS ION
FROM: PLANNING DEPARTMENT
REPORT ON: ZONE CHANGE 156 NEW PUBLIC HEARING ON PIO PICO
PARK AND BUENA VISTA LAGOON EAST OF INTERSTATE 5
CONTINUED HEARING ON SDG&E HOLDI NGS TO BE REZONED
TO OPEN SPACE (0-S)
APPLICANT: CITY INITIATED
I . REQUEST: The Planning Commission of the City of Carlsbad
has initiated the rezoning to 0-S of various schools, parks,
lagoons, beach areas and other sites designated on the land
use plan as open space areas. All of the land proposed to
be rezoned to 0-S is located within the Carlsbad City limits.
At the Planning Commission hearing of May 13, 1975, the
Planning Commission recommended approval of Open Space (0 -S)
zoning for most properties described in ZC-155 and ZC-156.
Not included were the Pio Pi co Park Site (exhibit 2, dated
May 13, 1975), due to an omission of notification of several
property owners as a result of remapping and renumbering of
County Assessor's Maps and the SDG&E properties (center and
upper Agua Hedionda Lagoon areas -SDG&E Land directly ad-
jacent and to the south of the upper Agua Hedionda Lagoon
(Exhibit 13, dated 5-13-75) and an approximately 3700 feet
long strip of beach area beginning directly adjacent and to
the south of the entrance to the Agua Hedionda Lagoon,
exhibit 15). Upon request of a representative of SDG&E, the
Planning Commission granted a 30 day co ntin uance to June 11,
1975, in order to al low SDG&E an opportunity to further
evaluate the impact of 0-S zoni ng on this land.
It has come to our attention that in the process of sending
notices to some 1400 property owners affected by zone change
155 and 156, property owners around the Buena Vista Lagoon
east of I-5 were not notified . We would therefore respect-
fully request and recommend that the Planning Commission
also cons i der this area (Exhibit 9, dated 5-13-75) as part
of this public hearing.
II. RECOMMENDATIONS:
Zone Change 156 -Staff recommends that the above described
properties as shown on Exhibits 2, 9 and 13 (inc l uding all
of SDG&E land) dated 5-13-75 and attached hereto be APPROVED
FOR REZONING to Open Space {0-S) based on the following
justifications:
1) Thfs zone change t s justified because it wt ll i mplement
t he goals and objectives of the General Plan of the
City and provide for open space and recreational uses
which have been deemed necessary fo r the aesthetically
attractive and orderly development of the community.
2) This Zone Change will make the Land Use Plan and Zoning
Map consistent, which is a mandatory requirement under
t he provisions of the California Government Code (Section
65860).
3) The permitted uses in this proposed classifi cation will
not be detrimental in any way to surrounding properties
because the areas to be rezoned are now developed as
pa rk sites, beach areas, or are proposed to be developed
a s active or passive recreational areas or will remain
as visual open space areas which will be of great benefit
t o residents of the City of Carlsbad.
4) Th e properties in this application are more suitable for
t he proposed zone than the existing zone because open
space (0-S) zoning will more acc urately reflect existing
and proposed land uses of thes e properties.
Recomm e nded Conditions of Approval:
None
III. ALTERNATIVE CONSIDERATIONS FOR SDG &E LAND SOUTH OF AGUA
HEDIOND A LAGOON: AND BEACH AREA SOUlH OF ENTRANCE TO AGUA
HEDIOND A.
San Diego Gas and Electric has now requested that the land
to the south of the Agua Hedionda Lagoon and the beach area
between the ocean entrance to the Agua Hedionda and the
northerl y limits of the Tierra Del Oro subdivision be ex-
c luded f rom Open Spa ce zoning.
As the Pl anning Commission is aware, no action would result in
11 inconsi s tency of the General Plan and the Zoning Map 11 since
all of this area is now shown as Open Space on the Genera l
Plan, bu t is zoned P-U (except for the beach area which has
no zoning). It should also be noted that SDG&E was aware of
this land use designation on the General Plan especially since
one of their representatives was assigned to the Land Use
Advisory Committee whose express pu r pose wa s to make land use
recommendations to the Planning Commis s ion . It may therefore
be assume d that SDG&E has in effect made a committment regard-
ing the Open Space land use of their property a t t he time t he
Land Use Element was adopted by the City .
There are however, alternative actions which may be considered
by the Pl a nning Commis s ion for application to the land so uth
of the Ag ua Hedionda Lagoon:
l) E-A, Exclusive Agricultural Zone: The primary intent
and purpose of this zone is to provide for agricultural
uses which are customarily conducted in areas which
are not yet appropriate or suited for urban development.
A variety of agricultural uses are allowed in this zone
including accessory uses such as a farmhouse, guest house
and other structures considered as an accessory use to
farming. This zone ca n be considered as being consistent
with the Open Land Use category of the General Plan and
would allow additional flexibility to SDG&E for the use
of this land.
2) Ame ndment of the Land Use Eleme nt : A second alternative
(considered least desirable) would be an amendment to
the Land Use Element either initia ted by the Planning
Commission or by San Diego Gas and Electric to reflect
another land use category. The most logical land use
category would be Public Utility (U) category which is
already applied to the SDG&E property west of I-5. The
major disadvantages would be a reduction of total open
space area by some 254 acres, a decline in agricu ltural
use and possible future development of this land by a
use which is related to the SDG&E's primary function,
i .e., the supply of power and energy.
Based on the above less desirable alternatives, the
Staff therefore recommends that the Planning Commission
cons ider rezoning of this property to Open Space only.
IV. BACKGRO UND: ZC-156
A) General =T~ere are 5 sites proposed to be rezoned to Open
Space. Their locations, approximate s ite areas and
existing zoning are as follows:
( 1 )
(2)
Pio Pico Park Site (approx. 0 .76 ac), located
easterly of Pio Pico Drive, northerl y of Knowles
Avenue and southerly of Buena Vista Avenue. (Exhibit 2)
Zoning: R-1-7500 One-Family Residential.
Buena Vista Lagoon (a~prox. 42 ac), located east of
Interstate 5 , north of Jefferson Street (E xhibit 9)
Zonfng: R-A-10 Residential Agricultural.
(3) Agua Hedionda Lagoon (Upper Lagoon Area -approx
189.l ac. and Center Bay Area -approx 20.3 ac)
lo cated east and west of Interstate 5. (Exhibit 13)
Zoning: PU Public Utility
(4) San Diego Gas and Electric Lands (approx. 254.8 ac),
located east of Interstate 5 and adjacent to and south
of Agua Hedionda Upper Lagoon Area (Exhibit 13)
z On i n g : p U-pub 1 i C u ti 1 i ty .
-3-
B)
C)
(5) Beach Area (Approx. 37 00 feet -owned by SDG&E)
extending from the entrance to Agua Hedionda to
the northerly limits of the Tierra Del Oro subdivision
bounded on the east by the westerly right of way line
of Carlsbad blvd . and excluding therefrom approximately
1060 feet of Carlsbad State Beach area beginning
approximately 677+ feet south of the entrance to
the Agua Hedionda Lagoon, (exhibit 15, dated 6-11-75).
Zoning: Unzoned and R-T Residential Tourist.
Legal Descriptions: Since in several instances detailed
legal descriptions of these properties are not readily
ava ilable the City Attorney has recommended that rezoning
be accomplished by adoption of a map and locatio nal property
description.
General Plan Consideration: All of the above properties
have been designated on the Land Use Plan as Open Space.
Although the areas proposed to be rezoned to Open Space
requ ire little or no explanation as to existing or pro-
posed uses; i.e., Pio Pico Park, Lagoons and Beach areas,
the SDG&E land to the sout h requires an explanation as
to its present use:
A portio n of this property (a strip of land 400' wide)
is traversed by transmission lines originating at the
power plant. The major portion of the property is
presently used for agricultural purposes and is antici-
pated to be used as such well into the future. Approx-
imately 100 acres adjacent to the Lagoon is expected to
be developed as a regional park area.
V. ENVIRONMENTAL IMPACT CONSIDERATIONS:
Due to the nature of this reclassification, it has been
determined that a De c laration of Negative (Non-Significant)
Environmental Effect is warranted.
Reasons fo r Negative Declaration:
(1) Rezoning of above described properties t o Open Space
(0-S) Zoning is mandatory under the provisions of Section
65860 of the Government Code requiring the consistency
of t he zoning ordinance with the General Plan, and
implements the goals and objectives of the City of Carlsbad
General Plan .
(2) Rezoning of above described properties to Open Space (0-S)
will ensure their continued use as visual and recreational
open spaces deemed necessary for the aesthetically attract-
ive and orderly growth of the communi ty.
(3) Rezoning of the above properties will not cha nge present
or proposed land uses in the vicinity of each subject
property or the present or proposed use of the subject
property.
MB/vb 5-29-75 Attachments: Exhibits 2, 9 , 13, 15
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