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HomeMy WebLinkAboutLCPA 86-02; Seapointe Carlsbad; Local Coastal Program Amendment (LCPA)t ir APPLICATION SUBMITTAL DATE : AUGUST 0" 1985 STAFF REPORT DATE : AUGUST 13, 1986 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: GPA/LU 85-9/ZC-338/LCPA 86-2- SEAPOINTE CARLSBAD (CITY OF CARLSBAD - Request for General Plan Amendments, Zone Changes and Local Coastal Plan Amendments for an area bounded by Palomar Airport Road, Interstate 5, Poinsettia Lane and Carlsbad Boulevard, plus that area bounded by Poinsettia Lane, Ponto Road, Carlsbad Boulevard and the AT&SF Railroad. I. RECOMMENDATION That the Planning Commission ADOPT Resolution Nos. 2587, 2588 and 2589 recommending APPROVAL of GPA/LU 85-9, ZC-338 and LCPA 86-2 per staff's recommendations to the City Council based on the findings contained therein. 11. PROJECT DESCRIPTION This report recommends six amendments to the General Plan and seven zone changes on land within a 340 acre area located as described above. The existing and proposed General Plan designations are shown on Exhibit "B" and the existing and proposed zoning designations on Exhibit "C" . Exhibit "D" lists all of the proposed changes. This project was originated by a request from Community Partners for a General Plan Amendment from RMH, Residential Medium High 8-15 du/ac to 0, Office for a 10 acre parcel within the above- mentioned area. Staff had concerns about making a recommendation on this request because of the uncertainty of future land uses in this portion of town. To aid staff in making decisions on this project as well as other properties in the area, the applicant was willing to provide the City with funds to hire a consultant to prepare a detailed land use study of the area shown on Exhibit "A". The firm of Austin-Hansen-Fehlman was hired by the City to complete this study which was known as the Seapointe Carlsbad Study. The consultant examined the constraints and opportunities of this area and made a number of recommendations for General. Plan Amendments, Zone Changes and Local Coastal Plan Amendments. This study also makes numerous recommendations for setbacks, access points, landscape requirements and other development and design criteria that will aid in future decision-making when these properties are developed. c The discussion section of this report will examine the Subareas (Pl-P4) (as shown on Exhibit B) that the Seapointe Carlsbad study recommended for either General Plan Amendments, Zone changes or Local Coastal Plan Amendments. In some areas, there were no changes recommended. 111. ANALYSIS Planning Issues 1) Are the proposed land uses appropriate for the sites? 2) Is the proposed zoning consistent with the General Plan and Local Coastal Plan designations on the property? 3) Are the proposed land use and zoning designations consistent with surrounding land uses and zoning? Discussion SUBAREA PI KEY MAP This study area is divided into two major sections, the Bankers/Life parcel to the north and the Lusk property to the south. The Bankers/Life parcel, approximately 36 acres in size is located south of the sewer plant. The Lusk property is located north of Poinsettia, east of the railroad, and west of Avenida Encinas. BANKERS/LIFE Existing Proposed General Plan Zoning Local Coastal Plan RM R-1-10000 Medium Density Residential PI/O PM/O Planned Industrial/ Off ice Staff is recommending a zoning of PM/O on this property. The area adjacent to the waste treatment plant is proposed for industrial development and will serve as a buffer between this use and residential/commercial uses to the south. Through a specific plan, office uses will also be permitted on the site and will function as a transition between the industrial and residential uses. At the present time, the alignment of Avenida Encinas has not been established. If it is located through the western portion of the site, staff could support the use of planned industrial uses on the west side of the street. This use would function as a further buffer from the railroad. -2- The proposed changes would also require an LCP amendment from the present Medium Density Residential designation to Planned Industrial/Office. The Local Coastal Plan is being amended to add a separate category for office uses. There are no coastal resource issues on this site and the proposed designation PI/O is consistent with Coastal policies. LUSK - Staff is recommending the following changes on this property: Existing Proposed General Plan Zoning Local Coastal Plan RM R-1-10000 Medium Residential RM/O RD-M/O Medium Residential/ Off ice Office uses are proposed at the north end of the site and to wrap around the east property line along existing Avenida Encinas. This would create a balanced street scene with property to the north and provide a buffer from the approved car dealerships to the east. Multi-family residences are recommended for the remaining area to keep community character with commercial uses and also to support these uses. This type of housing is also designated for the beach area by the Land Use Element of the General Plan. Staff believes that clustered multi-family residences would be most appropriate in this area so that noise impacts from both the railroad and Poinsettia Lane could be reduced by locating the dwelling units away from these noise sources. The zone change and General Plan amendment will necessitate a Local Coastal Plan amendment from Medium Density Residential (4-8 du's/ac) to Medium Density Residential/Office. General Commercial is the most appropriate designation for an office use. The present agricultural overlay will remain on the property and will require mitigation by the property owner prior to d ev e 1 o pme n t . For more details see Section P-1 of the Seapointe study. SUBAREA P-2 This is a 3.4 acre parcel at the southeast corner of Palomar Airport Road and Carlsbad Boulevard. It is bounded on the east by the AThSF Railroad and on the south by the Solamar Mobile Home Park. -3- Staff is recommending the following changes on this property. General Plan Zoning Local Coastal Plan Existing Proposed RMH RD-M Open Space/Parks TS CT-Q Visitor Commercial Staff is proposing a General Plan designation of Travel Service (TS) and a zoning designation of Commercial Tourist with a Q Overlay (CT-Q) to be placed on this property. The use of these classifications would allow the site to be developed with a hotel, motel, or restaurant use and possible accessory uses which would be integrated with the overall project. The area is proposed to have a Q Overlay which requires that a comprehensive, cohesive site development plan be approved prior to development of the property. Due to the close proximity to both the freeway and the beach, this site is an appropriate location for Travel Service types of uses. The above-mentioned changes will also require an amendment to the Local Coastal Plan. The present designation is for Open Space/Parks and calls for 800 RV parking spaces. There are no sensitive coastal resources on this parcel. The beach at this location is mainly cobblestones and accessed only by a dirt path. For this reason, as well as the attendant traffic congestion which would be created, an RV park site is an inappropriate use at this location. Preliminary talks with the Coastal Commission have indicated they would agree to tourist serving commercial uses at this site. For more details, see Section P-2 of the Seapointe study. KEY MAP This subarea consists of two sections known as the Community Partners property at the north and the La Costa Downs subdivision to the south. community Partners This 9.4 acre site, long and narrow in shape, is bordered by Carlsbad Boulevard on the west, Solamar Mobile Home Park on the north, the AT&SF Railroad tracks on the east, and the substandard La Costa Downs subdivision to the south. Approximately 3.0 acres of the site is considered buildable and is presently under agriculture. The remaining acreage consists of the Canyon de Las Encinas River channel, wetlands, and steep slopes. -4- . Staff is recommending the following changes on this property: General Plan Zoning Local Coastal plan Existing RMH R-1-10000 Medium High Residential Proposed OS and RMH OS and RD-M Open Space/ Medium Bigh Residential Staff has proposed that the northern salt water marsh/river channel have both a General Plan and zoning designation of Open Space (OS). The southern section would retain the RMH classification but be zoned RD-M. Staff is recommending RMH/RD-M on the southern portion of the site to maintain compatibility with the two mobile home parks and the unbuilt, small lot subdivision, La Costa Downs. Staff feels if the site were zoned for Office use, it would constitute "spot zoning" and would not be as compatible as RMH/RD-M would be with the surrounding residential uses. This land use designation presently extends south to Poinsettia Lane. The change in zoning and General Plan designation to OS on the northern portion of the site will also necessitate an amendment to the Local Coastal Plan. This change would be from Medium High Density Residential (1 0-20 du/ac) to Open Space/Parks. This is in keeping with coastal policies for preserving sensitive coastal resource areas which include wetlands and other environmentally sensitive resources found on the adjacent slope areas. The southern section of the site will maintain its existing LCP designation of Medium High Residential. For more details, see Section P-3 of the Seapointe study. La Costa Downs Subdivision Staff is recommending the following changes on this property: Existing Proposed General Plan Zoning Local Coastal Plan RMH R-1-10000 Medium High Residential RM No Change Medium Resident i a1 The present zoning on this site is R-1-10000 and the General Plan designation is RMH (8-15 du/ac). Staff is proposing the zoning to remain as it is and the General Plafi designation to be lowered to RM (4-8 du/ac). Staff realizes the two designations of R-l- 10000 and RM do not appear to be compatible; however, the situation that exists is unusual. The small lot (6,000 sq. ft.) -5- configuration necessitates an R-1 designation; however, the small lot size would make it impossible to stay within the General plan category of RLM (0-4 du's/ac). A 6,000 square foot lot would mean a density of 7.2 du/ac. For this reason, staff proposes the next designation of RM (4-8 du's/ac). This change will necessitate a corresponding Local Coastal Plan amendment from Medium High Density (8-15 du/ac) to Medium Density (4-8 du/ac). The reduction in density will still maintain consistency with present coastal policies, will not have any damaging affects on coastal resources and will still allow the existing lots to be developed with single family homes. For more details, see Section P-3 of the Seapointe study. SUBAREA P-4 KEY MAP This site is 43 acres in size and divided approximately into thirds. The northerly property, owned by Lusk, is divided from the southern areas by Poinsettia Lane. Northern Third Staff is proposing the following change to this property: Existing Proposed General Plan Zoning Local Coastal Plan RMH PC Medium High Residential RMH RD-M-Q Medium High Residential Staff is proposing to rezone the property to RD-M-Q and leave the land use designation at RMH. Basically, this is just a "cleanup" zone change due to the fact that the area was previously a part of the old Occidental Master Plan which is no longer applicable. The proposed zone change will not affect the land use nor the density, but will ensure that when the property is developed, a comprehensive plan will be implemented and approved for the entire site prior to development. Informal requests for an RH land use designation have been discussed between staff and the property owner. Staff cannot support a request for higher density due to the fact that higher density, by its very nature, means larger building masses which would obstruct views of the ocean. No LCP amendments will be required with the above-mentioned zone change. -6- Southern Two-Thirds This subarea is presently vacant and relatively level on the northerly section of the site. The southerly one-third (known as "Ponto") consists of mixed housing and industrial uses. Staff is recommending the following changes on this property: General Plan Zoning Local Coastal Plan Existing RMH PC Medium High Residential Proposed TS/RMH CT-Q/RD-M-Q Visitor commercial/ Medium High Residential Staff is proposing a combination zone of CT-Q/RD-M-Q and a split General Plan designation of TS/RMH. The major reason why staff assigned a combination zone and split General Plan designation for this site was because of the uncertainty over what type of development will take place in the immediate area. The Batiquitos Educational Park Master Plan has an approved commercial site of 6.8 acres which wraps around the "Ponto" area. The uses on this site will be "directed toward the neighborhood - Plan area". A maximum of 44 residential units will be permitted above the ground floor of these commercial uses. Staff bel'ieves similar land uses in the Ponto area would promote compatibility between the two areas. The two project areas would also compliment each other by providing more moderate accommodations, more customers for nearby restaurants and other commercial uses and also more support for beach-oriented vacationers. This would be the only commercial beach area between Palomar Airport Road (if that site is approved) and Encinitas. * commercial needs of the residents and employees of the Master The proposed General Plan amendment and zone change would also require a Local Coastal Plan amendment from the present Medium High Density Residential to Visistor Commercial/Medium High Density Residential. This is consistent with the Coastal Act by providing visitor commercial areas at a site which is close to the beach and the State beach campgrounds, as well as located at the terminus of a freeway beach exit. The Local Coastal Plan recreation policy calls for mixed use residential and recreation commercial across from the State park. Carlsbad's recreation commercial designations includes golf courses, horse stables and other uses not appropriate on this site. The tourist commercial designation is more appropriate at this location but will require a further amendment to the text of the Local Coastal Plan. The present Agricultural Overlay will remain on the property and will require mitigation by the property owner prior to development. For further details, see Section P-4 of the Seapointe study. -7- . Circulation Seapointe Carlsbad has extremely favorable external access since it is bounded on the west and south by major arterials, on the north by a prime arterial and on the east by an eight lane interstate freeway. The traffic analysis demonstrates some future capacity problems at intersections along the arterial streets and at the freeway ramps. Such problems will exist with or without the uses proposed in the land use study. Mitigation of the problem locations has been suggested in the land use study, and is deemed to be reasonable and practical. As projects are approved, there should be conditions imposed which will give assurance that in the proper phasing and at proper time, the project will be required to implement its fair share of the needed mitigation. LCP If the Planning Commission determines that the above LCP amendments are warranted and, therefore, necessary to implement the City's Local Coastal Program, it should establish the State mandated six week review period. During the period which would begin on August 13, 1986 and end September 24, 1986 all interested parties including other agencies would have the opportunity to comment on the merits of the proposed amendments. Staff would then return to the Planning Commission on October 1, 1986 with a summary of the comments received. The Commission would determine whether modifications to any of the proposed LCP amendments are warranted and forward its recommendations to the City Council for final action. - Overall, staff believes the proposed changes will create land uses which are more compatible with existing land uses and with coastal policies. Safeguards have been incorporated into the zoning and General Plan designations to ensure that development will be compatible and well integrated with surrounding projects. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on July 5, 1986. -8- ATTACHMENTS 1) Planning Commission Resolution Nos. 2587, 2588 and 2589 2) Vicinity Map and Study Area 3. Exhibits "B" - "D" dated June 30, 1986 4. Environmental Document, dated July 5, 1986 5. Seapointe Carlsbad Land Use Study 6. Traffic Study -9- EXHIBIT A 6-30-86 STUDY AREA City of Carlsbad I ZC-338 SEAPOINTE CARLSBAD - EXlSTlNG/P.--,OPOSED GENLRAL PLAN (P-2) / Change TS Change os to to 1 ,! \ ,NO CHANGE ;', bty of Carlsbad I, EXH 6-3 lBlT B 0-86 -1 RMH-KESIDEMTIAI. MEDIWHIGH' (8-15 dq/ac) Os-OPmJ SPAclE SEAPOINTE CARLSBAD I GPA/LU 85-9 EXlSl AJGIPROPOSEL ZONING ( P-2 1 (P-3 4 \NO CHANGE EXHIBIT C Change to CT-Q hange to 0 /" ) Change to RDM \ CHANGE TO PM/O /CHANGE TO RDM-Q P.4 hange to I i' !I it City of Carlsbad 'I 6-30-86 P M I ' I \I ,NGE TO RDM-O/ U-PUBLIC UTILITIES -INDUSTRIAL C-I-COMMERCIAL-LT C-2-COMMERCIAL-HEAVY CT-Q-COMMERCIAL RDM-RESIDENTIAL-MED RMHP-MOBILE HOME PARK R- 1 - 1 0-SINGLE FAMILY PC-PLANNED COMMUNITY SEAPOINTE CARLSBAD I ZC-338 * 1 - E' ?BIT "D" JLIrE 30, 1986 REQUESTED ACTIONS I. General Plan Amendments Subarea P-1 North South Subarea P-2 Subarea P-3 North Middle South Subarea P-4 North Area South 11. Zone Changes Subarea P-1 North South Subarea P-2 Subarea P-3 North Middle South Subarea P-4 North South RM RM RMH RMH RMH RMH RMH RMH R-1-10000 R-1-10000 RD-M R-1-10000 R-1-10000 R-1-10000 PC PC 111. Local Coastal Plan Amendments Subarea P-1 North * South Subarea P-2 Subarea P-3 - North Middle South Subarea P-4 North South Medium Residential to Medium Residential to Open Space/Parks to Medium High Res. to Medium High Res. to Medium High Res. to Medium High Res. to Medium High Res. to to to to to to to to to to to to to to to to to PI/O RM/O TS os No Change RM No Change TS/RMH PM/O RD-M-Q CT-Q os RD-M No Change CT-Q/RD-M-Q RD-M-Q Planned Industrial/ General Commercial Medium Residential/ General Commercial Visitor Commercial Open Space/Parks No Change Medium Residential No Change Visitor Ccmunercial/ Medium High Res. IV . Off ice The addition of an office category to the Local Coastal Plan as follows: This classification designates areas which are compatible and environmentally suited to office and professional uses, including some canpatible and supportive related commercial uses. This land use could be placed along major arterials without creating adverse conditions which are associated with strip development, and can be used as buffers between commercial areas and residential uses. * Keep Coastal Agricultural Overlay DEVELOPMENTAL SERVICES LAND USE PLANNING OFFICE NEGATIVE DECLARATION 1200 ELM AVENUE CARLSBAD, CA 92008-1989 (619) 438-5591 PROJECT ADDRESS/LOCATION: South of Palomar Airport Road, west of Interstate 5, north of Poinsettia Lane, including the Ponto area. PROJECT DESCRIPTION: Six General Plan Amendments and seven zone changes for the area as described above. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Planning Department. Justification for this action is on file in the A copy of the Negative Declaration with supportive documents is on file in the Planning Department, City Hall, 1200 Elm Avenue, Carlsbad, CA., 92008. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. DATED: July 5, 1986 CASE NO: GPA/LU 85-9/2C-338 APPLICANT : Seapointe Carlsbad PUBLISH DATE: July 5, 1986 Planning Director ND 4 11/85