HomeMy WebLinkAboutLCPA 87-02; Car Country Expansion; Local Coastal Program Amendment (LCPA)DATE :
TO:
FROM:
SUBJECT:
I.
APPLICATION SUBMITTAL DATE: AUGUST 6, 1987
STAFF REPORT
NOVEMBER 4, 1987
PLANNING COMMISSION
PLANNING DEPARTMENT
GPA/LU 87-1. ZC 87-2. SP-lS(C1. CT 87-3. =PA 87-2. (=PA 87-2F1 . LF?W 87-3(21 . AGRICULTURAL PRESERVE NO. 76-1 CONTRACT AMENDMENT - CAR COUNTRY EXPANSION Request to approve a 35 acre expansion of the
existing car dealership facilities located south of
Cannon Road, east of Paseo del Norte, north of
Palomar Airport Road in Local Facilities
Management Zone 3.
RECOMMENDATION
That the Planning Commission recommend APPROVAL of the Negative Declaration issued by the Planning Director,
RECOMMEND that the City Council amend the contract
establishing Agricultural Preserve No. 76-1 and also ADOPT Resolution No's. 2689, 2690, 2691, 2692, 2693, 2694, and 2695 recommending APPROVAL of GPA/LU 87-1, ZC 87-2, SP-l9(C), CT
87-3, LCPA 87-2 (LCPA 87-2F), LFMP 87-3(2) to the City Council based on the findings and subject to the conditions contained therein.
I1 . PROJECT DESCRIPTION C BACKGROUND
The proposed project is a 35 acre eastwardly expansion to the
existing Car Country. The proposed expansion would create 13
lots which would back up to the existing dealerships.
Although the proposed development is relatively
straightforward, there are seven complex discretionary
actions which must be approved prior to development
occurring. These include the following:
1. General Plan Amendment
2. Zone Change
3. Local Coastal Plan Amendment
4. Agricultural Preserve No. 76-1 Contract Amendment
5. Specific Plan Amendment
6. Tentative Tract Map
7. Amendment to Local Facilities Management Plan for Zone 3
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The proposed General Plan Amendment will change the site's
designation from RM, 4-8 du's/acre to RRE, Extensive Regional
Retail. The proposed Zone Change will change the site's
zoning from E-A (Exclusive Agricultural) and R-A-10,000
(Residential Agricultural, 10,000 square foot minimum lot
size) to C-2-Q (General Commercial with a Qualified Overlay).
The Local Coastal Plan Amendment will modify the three existing development options provided for this property under the Mello I1 segment of the Local Coastal Plan.
The amendment to Agricultural Preserve No. 76-1 Contract will
adjust the boundaries of the contract to allow for the
expansion of Car Country. This amendment will also propose
additional uses that can be permitted within the Agricultural
Preserve subject to the approval of a Conditional Use Permit. The Specific Plan Amendment will establish development standards for the additional 35 acres being added to Car Country. The proposed tentative tract map will divide the site into 13 lots which will gain access from a public street system. The amendment to the Local Facilities Management Plan for Zone 3 will revise the information contained within the Zone 3 Plan to consider impacts on public facilities created by the expansion of Car Country.
Due to the number of complex and varied actions, the staff report will be divided into four sections with a separate
issues and analyses discussion for each section. The four
topic areas are as follows:
A. General Plan Amendment and Zone Change
B. Local Coastal Program Amendment and Agricultural
C. Specific Plan and Tentative Tract Map
D. Local Facilities Management Plan Amendment for Zone
Preserve No. 76-1 Contract Amendment
3.
I11 ANALYSIS
A, General Plan Amendment and Zone Chancre
Plannina Issues
1) Is the proposed land use designation of RRE the most appropriate for the site?
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CAR COUNTRY EXPANSION
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2) Would uses permitted by the proposed land use designation be compatible with existing and future
land uses?
3) Is the proposed zone change to C-2-Q and the uses allowed within this zone consistent with the proposed RRE General Plan designation?
Discussion - General Plan Amendment
The project site currently has a General Plan
designation of Residential Medium (4-8 du/ac). Staff is
recommending that the land use designation be changed to Extensive Regional Retail (RRE). Although designated as a multi-family residential area, the subject site is not appropriate for residential development for several reasons. The site is located just outside the Airport Influence Area and will be impacted by noise from
aircraft leaving Palomar Airport. In addition to the negative noise impacts, residential development would also be subject to the adverse visual impacts of looking down into the existing car dealerships. Any residences located in this area would also be impacted by loudspeaker noise and lighting from the existing car dealerships.
Staff has recommended the General Plan designation of RRE for a number of reasons. This designation is appropriate for establishments dealing in large, low
volume, high cost items for which customers are willing to travel greater distances. The proposed location near Interstate 5 is ideal to meet the access needs of such a use. The highly successful existing Car Country is
located to the west of the site. It is also suitably separated from residential areas. To the east and the south, the site is buffered by land which is designated by the Williamson Contract for agricultural purposes. The proposed land use change will provide an appropriate type of development for this area of the City.
Discussion - Zone Change
Staff is recommending that the site's existing zoning of E-A, (Exclusive Agriculture) and R-A-10,000 (Residential Agricultural, 10,000 square foot minimum lot size) be
changed to C-2-Q (General Commercial with a Qualified Overlay). The C-2 zone is the implementing zone for the
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RRE General Plan designation. The existing Car Country
has a General Plan designation of RRE and zoning of C-
2. The Q Overlay requires Planning Commission approval of a Site Development Plan prior to any development on this site. This requirement has been included in the Specific Plan for this area which is also being considered at this time.
B. mal Coastal Plan Amendment and Atmicultural Preserve
No. 76-1 Contract Amendment
Plannina Issues - Local Coastal Plan Amendment
1. Will the proposed amendment further the goals of Coastal Resource Management as outlined in the
Coastal Act of 1976 as implemented throughout the
Mello I1 Segment of Carlsbad's Local Coastal
Program?
Discussion - Local Coastal Plan Amendment
The present Local Coastal Program (LCP) calls for the maintenance of agricultural uses on the 482 acre area
which includes the Car Country Expansion. The area is
labeled Wixed-Use" development on the last page of
Exhibit RIC1t. To accomplish this, three options (A, B,
and C) for the ultimate development of the area are
provided.
A. The first option allows each existing legal parcel
to develop according to the requirements of '@Designated Coastal Agricultural Lands" in the Mello I1 segment of the LCP. Essentially this option restricts uses to agriculture and related activities.
B. The second option basically allows low density residential land use of .l-2 du/ac. This
development is to be clustered along existing roads
within each parcel to allow agricultural use on the remainder of each parcel.
C. The third option requires a lgMaster Plan" for
development of the 482 acre area. The intent of the "Master Plan" is to ensure the long term viability of agriculture. The Waster Plan" option allows 90 acres of "mixed-useI1 residential (12
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du/ac) and general commercial development to be clustered on the southwest corner of the area with this remaining land to be dedicated to long term agricultural production.
The proposed amendment is attached as Exhibit 'vCg' and
changes the three development options in the following ways :
A. In the first option, additional agricultural and
ancillary land uses were added as permitted uses.
Also added were some agriculturally-related land
uses which would be allowed with a conditional use
permit. These additional land uses came from the
Agricultural Preserve No. 76-1 contract or were suggested by the land owners' representative. Also added was reference to the Airport Influence Area.
B. The second option (B) was eliminated. It was felt
that this option, which planned according to existing parcel lines and not comprehensive planning analysis, removed the ability to appropriately plan for both the long term viability of agriculture and the ultimate health, safety, and general welfare of potential residents.
C. The third option (Mixed-Use) is proposed to be
restricted to:
1. Increase the developable acreage from 90 acres to 137 acres. This action will eliminate
confusion as to the amount of land that is
developable and that which will be preserved
for long-term agricultural use. The 137 acres is the amount of land that is currently not subject to the Land Conservation Contract (Williamson Act). Therefore, this action is required to provide consistency between the LCP and the contract.
2. Identify the acreage to be preserved as agriculture as that which is currently under Williamson Contract with the City (345 acres).
3. Require either a Specific Plan (i.e, Car Country Expansion SP-lS(C)) or a Master Plan
to initiate the agricultural preservation requirements of this LCP policy. (A Master
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CAR COUNTRY EXPANSION
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.
Plan is required for the development of the
remainder of the property.)
4.
5.
6.
7.
Restricts development to locate adjacent to
existing roadways and on land least suitable for agriculture.
Requires agriculture uses to remain for as long as feasible and establishes the criteria
for feasibility determination.
Establishes special requirements to ensure
long term compatibility between agriculture
and other uses.
Pursuant to Government Code, Section 51257
adjusts the boundaries of the developable land
and of the land designated for agriculture. The proposed additions to the LCP (attached,
Exhibit "C") are shown in bold type. In all, the amendment allows the landowner, City, and Coastal Commission to more clearly fulfill the intent of the Coastal Act and Carlsbad's Local Coastal Plan by more consistently and comprehensively outlining the development potential of the area.
Plannina Issues - Amendments to Agricultural Preserve
1. Is the proposed amendment pursuant to the provisions of Section 51200 et.seq of the California Government Code?
2. Is the amendment consistent with the goals of
Carlsbad's General Plan, Local Coastal Program,
(LCP) and initial Land Conservation Contract No. 76-l?
Discussion - Amendment to Agricultural Preserve
In 1965, the State Legislature added Section 51200 et.seq. to the Government Code. Section 51200 et.sea. (known as the Williamson Act) authorizes local jurisdictions to establish a Conservation Contract. Landowners within a preserve may enter into a Land Conservation Contract with the jurisdiction to restrict
their land to agricultural or open space uses whereby
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tax assessment of their land will be based on its restricted use rather than on its fair market value. The terms of the contract require the land use to be
restricted for a specified period of time (10 years).
There are monetary penalties for premature cancellation
of the contract.
In 1976, the City entered into a Land Conservation Contract with the Carltas Company to establish a 345 acre Agricultural Preserve. The contract has an automatic renewal clause such that unless a nonrenewal
notice is filed, the contract will not expire. Instead,
the contract will always be for ten years.
The amendment proposes two changes to the Land Conservation Contract No. 76-1 between the City and
Carltas Company. First, it proposes a boundary
adjustment to allow for the expansion of Car Country;
second, it proposes additional uses that can be
permitted within the agricultural preserve subject to
the approval of a conditional use permit.
Section 51257 of the Government Code was amended in 1985 to allow for boundary adjustments of existing agricultural preserves providing certain findings, to amend the contract, can be made by the City and the
California Coastal Commission to approve the boundary adjustment. In general the findings focus on the requirements that the boundary adjustment will not diminish the long-term preservation and viability of agricultural lands.
Specifically the following findings must be made :
1. There will not be a reduction of the amount of acreage under contract as of January 1, 1985.
2. The land added to the contract is at least equal in size, agricultural suitability and fair market value as the land being removed from the contract.
3. At least 50% of the land presently subject to the contract will remain subject to the contract.
4. The boundary adjustment is located within an incorporated City within a county with a population in excess of 1,500,000.
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5. The contract affected by the adjustment has been in
effect for at least 10 years.
6. The adjustment is consistent with the General Plan.
7. The land added is contiguous with land either under contract or owned by a single family.
8. The proposed adjustment is consistent with the
findings that are required for cancellation of the
contract.
There were 345 acres under contract in 1985. Approximately 30 acres for the expansion of Carlsbad Car
Country are proposed for removal from the contract,
although the entire expansion area includes 35 acres. The exact amount of acreage will be added to the contract as a result of this boundary adjustment. Therefore, there will be no net reduction in the amount of acreage under contract. Also, the 30 acre rrswap'l
means that 92% of the land presently under contract will
remain under contract after the adjustment.
As part of the swap proposal the City required the applicant to submit proof that the land being added to the contract was at least as suitable for agriculture as the land removed. Submittals were received from the
Agricultural Advisor for the Cooperative Extension of the University of California and a local flower grower. These submittals indicate that not only is the land to be added as suitable for agriculture as the land removed, it is perhaps some of the best agricultural
land adjacent to the preserve.
The applicant did not submit any appraisals, so that it is difficult to compare the fair market value of the two
parcels. However, the fair market value is probably similar. If anything, the value of the parcel added could be added higher than that of the parcel to be
removed for several reasons. The parcel to be removed
has been designated for agriculture by both the LCP and city zoning. The parcel to be added is designated for development in the LCP and carries a residential zoning designation. Both parcels are currently designated
Residential Medium Density (4-8 durs/ac) by the City's
General Plan.
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CAR COUNTRY EXPANSION Paue 9
With respect to the other required findings, the Land
Contract has been in effect since 1976 (eleven years).
Also San Diego has a population in excess of 2.2
million. The land to be added is contiguous with the
remaining contract land. Finally, there is no request
to cancel any portion of the contract.
The proposed boundary adjustment is consistent with the
goals of the General Plan, LCP, and original Land
Conservation Contract. The documents all include a goal
of the long-term preservation of agricultural lands. It is the stated intent Section 51257 (Government Code) to allow boundary adjustments ...llwithout diminishing the quality and quantity of land subject to agricultural preserve contracts and without imposing cancellation fees on the landowners concerned. If the boundary
adjustments were not made, then the City's goal of
expanding Car Country would result in both the reduction
of land under contract and in the imposition of
cancellation fees.
Finally, the proposed amendment fulfills the intent and
requirements of Carlsbad's Local Coastal Program and the initial Land Conservation Contract for Agricultural Preserve No. 76-1 by helping implement a "Master Plan"
for the long-term agricultural use of the Land
Conservation Contract No. 76-1.
C. SDecified Plan and Tentative Tract Hap
Planninu Issues
1) Does the specific plan implement the intent of the
General Plan (RRE) and the C-2-Q zone?
2) Are the standards in the specific plan adequate to
ensure a high quality auto park compatible with existing Car Country?
Does the proposed tentative subdivision map satisfy
all requirements of the Carlsbad Zoning and
Subdivision Ordinances and the State Map Act?
3)
Discussion - Specific Plan
The proposed Specific Plan establishes development regulations for the Car Country expansion area. The intent of the Plan is to ensure that the expansion area
November 4, 1987 CAR COUNTRY EXPANSION Paae 10
will complement and enhance the existing auto park. The proposed plan is incorporated as an amendment to
Specific Plan 19 which was adopted in January, 1972, and
which established development standards for existing Car
Country. The proposed amendment will govern only the
expansion area and will not apply to the existing auto
park. It is written as a self-contained document and
does not require reference to the original 1972 Specific Plan. For background and easy reference, however, the original specific plan is contained as an Appendix to SP-19 (C) .
The proposed Specific Plan implements the intent of the
RRE General Plan designation by establishing car dealerships in an area close to arterial streets yet
separate from residential neighborhoods. The primary
use of the area will be the retailing of new and used
automobiles. However, automobile-related uses will also
be permitted on three of the interior lots. All of
these accessory uses are consistent with the C-2 zone.
As mentioned earlier, the intent of the Specific Plan is to enhance and complement the existing park. Over the years, Car Country has developed as an attractive auto park which meets the needs of the customers, the car dealers, and the City. It concentrates car dealerships in one area and requires that specific development standards be followed. Because the existing park has been so successful, the same basic standards were used in the proposed expansion plan. Additional items which were addressed include test driving areas, employee eating areas, unloading areas, outdoor lighting levels, noise levels, and auto-related uses.
To ensure that the expansion area will maintain a high quality of development, the Specific Plan requires each individual project to process a Site Development Plan. This will guarantee that the uses are appropriate, all impacts are mitigated, and that the intents and
standards of the Specific Plan will be implemented.
Discussion - Tentative Tract Map
The proposed tentative map meets all requirements of the Carlsbad Zoning Ordinance, the State Map Act, and the Subdivision Ordinance. The applicant has proposed a 14 lot subdivision, - 13 developable lots plus three
remainder parcels of 400+ acres. The lots proposed for
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November 4, 1987 CAR COUNTRY EXPANSION
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development back up to the rear of the existing dealerships. Lots 1-4 will take access from an interior cul-de-sac (llBn Street) and Lots 5-13 will take access
off HAn Street, a single-loaded 72 foot wide industrial
street. The proposed lots will be adequate in size and
shape to accommodate development permitted by the Specific Plan. The large remainder parcel will have significant street frontage on Palomar Airport Road, a prime arterial, and Cannon Road, a major arterial. As part of this subdivision, the applicant has been conditioned to dedicate right-of-way along both
arterials and agree to participate in an improvement
district. Street improvements would not actually be
installed until the improvement district is formed;
however, the agreement is an important step in the
establishment of a major circulation system link.
Grading
The applicant has proposed a large amount of grading to accommodate the flat pads necessary for this type of development. The grading operation would cut the
easterly portion of the site and fill the westerly
portion of the site. Approximately 173,000 cubic yards would have to be exported. Staff has conditioned this
export to be deposited at an approved site on the
remainder parcel after completion of sufficient environmental review, plan check, and erosion control. The haul route for the proposed export has also been
conditioned not to cross improved public roadways.
Dr ivewavs
The applicant has requested a variance from engineering
standards to reduce the driveway/intersection spacing
requirements from 300 feet to 200 feet. The applicant
believes this is necessary to provide at least one access point to each lot. Engineering staff can support this position because mmAm8 Street is single-loaded and will take access from one side only.
Dedication on Cannon Road
One of the conditions of approval requires dedication or
condemnation of the full 102 foot right-of-way width
required along Cannon Road. This includes the offsite
slope dedication necessary to grade this roadway. One- half of this right-of-way must be obtained from San
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November 4, 1987 CAR COUNTRY EXPANSION Paae 12
Diego Gas C Electric; if this dedication cannot be
obtained by the applicant, then the City will have to
enter into condemnation proceedings to acquire the
remaining right-of-way width. Staff strongly recommends
grading the full right-of-way width at this time rather
than a half-width to prevent future transition problems
and construction hazards. Staff has conditioned a full
width grading with half-street improvements. The improvement of Cannon Road will not impact the large
SDG&E electrical towers; the smaller wooden poles will be removed and utilities will be undergrounded.
Amendment to Local Facilities Manacrement Plan For Zone 3
Plannina Issues
1. Is the proposed amendment to the Local Facilities
Management Plan (LFMP) for Zone 3 consistent with
Section 21.90 of the Carlsbad Municipal Code (Growth
Management) and with the adopted Citywide Facilities and
Improvements Plan?
Discussion
The subject property is located in Local Facilities Management Plan Zone 3. The original plan for this zone was
approved May 19, 1987, and was subsequently amended on August 14, 1987, to allow for the expansion of Car Country as well as boundary adjustment for Zones 3 and 13. The plan is now being updated to incorporate new information as a result of actions taken since this plan was originally adopted and to also analyze the increased demand on public facilities due to the inclusion of the Car Country expansion into Zone 3.
Modification made as a result of updated information include the following:
1) Increased library space which the City Council authorized in their action of July 7, 1987 (which allocated the appropriate funds and directed the City Manager to proceed in constructing a new library facility within the next five years).
2) Revised park inventory (AB 9218) as modified in the
Local Facilities Management Plan for Zone 1.
The public facilities which are impacted by the Car Country
expansion are wastewater treatment capacity, drainage,
November 4, 1987
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~ CAR COUNTRY EXPANSION
circulation, sewer collection, and water distribution. These
impacts are briefly discussed below. A more detailed analysis may be found in the amended plan for Zone 3,
attached as Exhibit rrFll, dated November 4, 1987.
IMPACTS FROM THE EXPANSION OF CAR COUNTRY
City Administrative Facilities No Impact
Library No Impact No Impact
Wastewater Treatment .08 MGD (135 EDUs)
Parks No Impact
Drainage 115 CFS
Circulation 2000 Average Daily
Trips
Fire No Impact
Open Space No Impact
Schools No Impact
Sewer Service 135 EDUs (.08 MGD)
Water Service .03MGD
As shown above, the modification of the boundaries of Zone 3 to include the Car Country expansion do not cause any of the public facilities within Zone 3 to fail to meet the adopted performance
standards. However, increased traffic created by the expansion of Car Country does lower the service level at the intersections
of northbound and southbound Interstate 5 and Palomar Airport
Road. Although the level of service is lowered, it will still
comply with the Cityls adopted performance standards.
As pointed out by the Zone 5 Local Facilities Management Plan, these intersections will need to be improved within one to three years to comply with the adopted performance standards. The circulation section of the revised Zone 3 Local Facilities Management Plan provides a number of financing alternatives for
solving this problem.
In summary, the seven complex actions discussed in this staff
report will allow for a 35 acre expansion of the existing Car
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- CAR COUNTRY EXPANSION
report will allow for a 35 acre expansion of the existing Car
Country. The proposed expansion will generate a tremendous
amount of revenue for the City of Carlsbad. All development
proposals for this area will require approval of a Site
Development Plan by the Planning Commission. Staff recommends that the Commission recommend APPROVAL of this project to the city Council.
V. 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 September 11, 1987.
ATTACHMENTS
1. Planning Commission Resolution No.'s 2691, 2694, 2689, 2692,
2. Location Map
3. Background Data Sheet
4. Disclosure Form
5. Environmental Documents
6. Exhibits '*A" - *T', dated November 4, 1987
2701, 2693
AML: dm
10/2 2/ 8 7
I
RESIDENTIAL I OENERAL RL LOW DENSITY (0. PLAN I 9) RLM LOW.MEDILM DENSITYY(0-4)
RMH MEDICM HIGH DENSlTY(8.15) R.M MEDICM DENSITY (4.8) I RH HIGH DENSITY L 19.23) COMMERCIAL RRI RRE INTENSIVE REGIONAL RETAIL (ea Plaza Camlm Real) EXTENSIVE REGIONAL RITAIL((c& CU Counlr). Carlrbad) Rs REGIONAL SERYICE C COMML'NITYCOMMEKIAL N NEIGHBORHOOD COMMERCIAL l3 TRAVEL SERVICESCOMMERCUL 0 PROFESSIONAL REUTED CBD CENTRAL BCSINESS DISTRICT PI PLANNED INDCSTRLAL G GOVERNMENT FACILITIES U PLBLIC LTIUTIES RC RECREATION COMMERCIAL S C H 0 0 L S E ELEMENTARY I IL'NIORHIGH
I
ZONING
IISIDINTIAL ?.C PLANNED COMMUNITY ZONE &A RESIDENTIAL AGRICLZTURAL ZONE I-E RURAL RESIDESTLAL ESTATE ZONE R. I OM FAMILY RLSIDENTLU ZONE R 2 lWO.FA.UILY PLSIDFNTIAI 70NF
I j HI inplr i~~ll~Wi0i-G ZONE R JL LLMITED MLLn FAMILY RESIDENIW ZONE M M RESIDENTLAL DENSITY ML'LTIPLE ZONE RD.H RESIDENTIAL DENSIlYHIGH ZONE
R P ILLSIDENflAl PROf€-SSIONAL ZONE RT RESIDENTIAL TOLRIST ZONE RW RESIDENTIAL WATERWAY ZONE
WHP RFSIDENTLAL .voeia HOME PARK ZONE
0 c- I C.2 C .T C.M M P. M
COMMERCIAL OFFICE ZONE NEIGHBORHOOD COMMEKW LONE GENERAL COMMEKW LONE COMMEKUL.TOLWT ZONE HLAWCOMMERCW~UMITED WDCSTRlAl ZONE mum ZONE PLANMD INDLm ZONE
H ~IGHSCHOOL P PWATE
OS OPENSPACE NRR NON RESIDENTIAL RESERVE I OTMLR - . . . -. P.P FLOODPWN OVERlAY ZONE L.C UMITEDCONTROL OS OPENSPACE P.0 RaUC UTILITY ZONE
1 CAR COUNTRY EXPANSION
Citv of Carlsbad
GPAILU 87-1
ZC 87-2-
CT 87-3
CASE NO
BACKGROUND DATA SHEET
GPA/LU 87-1, ZC 87-2, SP-19(C). CT 87-3, LFMP 87-3, LCPA - 7-2
APPLICANT: CARLTAS
REQUEST AND LOCATION: Reauest to approve a 30 acre expansion of
existina car dealershiD facilities located south of Cannon Road, east
of Paseo del Norte, north of Palomar Airport Road
LEGAL DESCRIPTION: A portion of Lot H of Rancho Aaua Hedionda, Map 823 in the City of Carlsbad APN: 211-010-11, 211-021-21. 211-021-20
Acres 35 Proposed No. of Lots/Units 13 lots
GENERAL PLAN AND ZONING
Existing Land Use Designation Proposed General Plan designation -
Density Allowed N/A Density Proposed N/A RRE
Existing Zone E-A, R-A-1-10.000 Proposed Zone c-2
Surrounding Zoning and Land Use:
Zoninq Land Use
Existing EA, R-A-10,000
Site Proposed C-2 Vacant North PU Vacant South RA-10,000 Vacant
East E-A Vacant West c-2 Car Dealerships
PUBLIC FACILITIES
School District Carlsbad Water*Carlsbad. Costa Real SewerCarlsabd EDU's
N/A
Public Facilities Fee Agreement, dated Auaust 3, 1987
(*The City of Carlsbad will provide water servie to all projects in
Carlsbad except those located in the Olivenhain and San Marcos Sewer
Districts.)
ENVIRONMENTAL IMPACT ASSESSMENT
X Negative Declaration, issued September 11, 1987
E.I.R. Certified, dated
Other,
i ..- f
* APPLICAKT:
. .- . ..
- .. ,*
L DISCLOSURE PQRM ,
Carltas Development. Corrpany, A California Corporation Name (individual, partnership, Joint venture, corporation, synctication)
4401 Manchester Ave. #206, Encinitas, CA 92024 Business Add ress
Telephone Ncq"bec * ..-7 .:;--e
Name
(619) 944-4090
.-. . .
Georqe S. Nolte & Associates
9755 Clairemont Mesa Blvd., San Diego, CA 92124 Business Pddress
(619) 278-9392 Telephone NLlmber
Christopher C. Calkins, President 1435 Guizot, San Diego, CA 92107
Name (individual., partner, joint venture, corporation, syndication) Home Pddress
4401 Manchester Ave. Ste. 206, Ehcinitas, CA 92024 Business Mdress
' (619) 944-4090
Telephone N&r "elephone N&r
Paul Ecke , Jr. . 441 Saxony Road Name HceTle Pddress
441 Saxony Road Encinitas, CA 92024
Business Mdress
753-1 134
Telephone Number Wlephone Number .'
(Attach mre sheets if necessary)
The applicant is required to apply for Coastal Commission Approval if located in the Coastal gone,
IFk declare under penalty of prjury that the information contained in this disclosure is true and correct and that it will remain true and correct and my k relied upon as being true and correct until amended.
ifornia Corporation Carltas Deve
By:
Agent, Owner, Partner
r
PLANNl NG DEPARTMENT
Qitp of clCar[s'bab
NEGATIVE DECLARATION
2075 LAS PALMAS DRIVE
CARLSBAD, CALIFORNIA 92009-4859
(619) 438-1161
PROJECT ADDRESS/LOCATION: South of Cannon Road, east of Paseo
del Norte, north of Palomar Airport Road
PROJECT DESCRIPTION: Thirty acre expansion of an existing retail car park. The proposed project requests a Zone Change, General Plan Amendment, Tentative Map, Local Coastal Plan Program Amendment, Williamson Act Contract Amendment, and Local Facilities Management Plan Amendment for Zone 3.
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.
Justification for this action is on file in the Planning
Department.
A copy of the Negative Declaration with supportive documents is
on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are
invited. Please submit comments in writing to the Planning
Department within ten (10) days of date of issuance.
--- c c- f ,. DATED:
CASE NO: GPA/LU 87-1, Planning Director
SEPTEMBER 11, 1987 $- i"WL i')fixU'--- kbZ MICHAEL J. HOLZMI~LER
CT 87-3, SP-lB(C),
ZC 87-2, LFMP 87-3(A)
APPLICANT: CARLTAS DEVELOPMENT CO. (CAR COUNTRY)
PUBLISH DATE: SEPTEMBER 11, 1987
GEOUGE DCUKMUIAN, - - STATE Of CAUFORNIA-4FFICE OF THE GOVERhud _. __ __
OFFICE OF PLANNING AND RESEARCH
1400 TENTH STREn
SACRAMENtO, CA 9314
October 9, 1987
Adrienne Landers City of Carlsbad
2075 Las Palmas Drive Carlsbad, CA 92008
Subject: Car Country Expansion
SCH# 87090904
Ms. Landers:
The State Clearinghouse submitted the above named proposed Negative Declaration to selected state agencies for review. The review period is closed and the cormnents of the individual agency(ies) is (are) enclosed. Also, on the enclosed Notice of Caapletion, the Clearinghouse has checked which agencies have comnented, Please review the Notice of Completion to
ensure that your Dent package is complete, If the package is not in order, please notify the State Clearinghouse imnediatelp. Your eight-digit State Qeasinghouse number &odd be used so that we may respond pranptly.
PIease note that recent legislation requires that a responsible agency or other public agency shall only make substantive corrments on a project which are within the mea of the agency's expertise or which relate to activities
which that agency must carry out or approve. (AB 2583, Cn. 1514, Stats.
1984.)
These comments are forwarded for your use in adopting your Negative Declaration, If you need more -information or clarification, we suggest you con+at the coamenting agency at you earliest convenience.
Please contact Glenn Stober at 926/323-7480 if you have any questions
regarding the environmental review process,
sincerely ,
L
David c, L& Chief Office of Permit Assistance
stai. of CoFhrnia
Memorandum
To : Mr. Glenn Stober State Clearinghouse Office of Planning and Research 1400 Tenth Street, Room 121 Sacramento, California 95814
Dote : September 29, 1987
Place : Sacramento
From : Deportment of Food and Agriculture -- 12 2 0 N Street , Room 10 4
Sacramento, CA 95814
Subi: SCH NO. 87090904
Thank you for the opportunity to comment on the proposed Negative Declaration for the proposed 30 acre expansion of the Car Country retail park.
The proposed project would convert valuable coastal agricultural land under Williamson Act Contract to urban use. This impact is mitigated by a Williamson Act Contract trade which would place
similar nearby land under Contract. Food and Agriculture finds that a Negative Declaration is the appropriate environmental document for this project.
The California Department of
Martha Neuman Research Assistant
(916) 322-5227
SURNAME
50-108
L L
Stat. of California
Memorandum
lo ' Dr. Gordon F. Snow Assistant Secretary for Resources
Ms. Adrienne Landers
City of Carlsbad
2075 Las Palmas Drive Carlsbad, CA 92008
From : Department of bnrmath-offh of the Dimtor
-
THE RESOURCES AGENCY OF CAUFORNIA
sub*' Proposed Negative
Declaration for Car
Country Expansion.
SCH# 87090904
The Department of Conservation is responsible for monitoring
farmland conversion on a statewide basis. The Department also administers the California Land Conservation (Williamson) Act. We have reviewed the City of Carlsbad's Negative Declaration for the project referenced above, and have noted that the proposal may involve the conversion of valuable farmland. The Department, therefore, offers the following comments.
The proposal would involve expanding an existing retail car
dealership park onto thirty acres of land which is covered by a Williamson Act contract. Special legislation (AB 2016) was
passed to allow an exchange, under Government Code Section 51257,
which will place thirty acres of land, not currently covered by contract, under a Williamson Act contract. This new Williamson Act contract will be in effect for a period of fifteen years.
The Department suggests that all requirements found in Government
Code Section 51257 be followed in order to substitute
agricultural land of similar quality and size.
The Department appreciates the opportunity to comment on the
Negative Declaration. We hope that the farmland conversion
impact and the Williamson Act contract issues are given adequate
assistance, please feel
- 0'iSLd";t
Dennis J. O'Bryant - Environmental Program Coordinator
onservation
RESPONSE TO COMMENTS ON NEGATIVE DECLARATION FOR
CARLTAS DEVE~PWENT CO. (CAR COUNTRY)
GPA/ZIU 87-1
CT 87-3, SP-l9(C)
ZC 87-2, LFWP 87-3(A)
DATED SEPTEMBER 11, 1987
SCH NO. 87090904
DATE : FROM: OF:
DATE : FROM: OF:
DATE :
FROM:
OF:
COMMENT
9/2 9/8 7
Martha Neuman
State Dept. of
Food & Agriculture
9/29/87 Dennis J. O'Bryant State Dept. of Conservation
10/9/87
David C. Nunen Kamp
State Office of Planning &
Resource
RESPONSE
So Noted
A. The new land that will be added to the
agricultural
preserve will be under the agricultural
preserve for a
period of 15 years.
B. The amendment to the agricultural preserve has followed all the requirements
of Government
Code Section
No. 51257.
So Noted
QENERAL PLAN ZONINQ
RESIDENTIAL RL LOWDENSIlY(O.1 51 RLH LOW HEDILH DENSIlY(O.4)
PMH HEDllH HIGH DENSITY(I.15) RH MEDIC H DEhSITY (4.6)
RH HIGH DEYSIlY ( 15 23) COMMERCIAL RRI INTENSIVE REGIONAL MTAIL (m
0 PRUFEESIONAL REL4TED
PI PLANNED lSDl.STRIAL CBD CENTRAL BLSINESS DISTRICT
G (ii)\ERk:8lE<T FAClilTlES
C PL BLIC L'TILITIES RC RECREATION COMMERCIAL SCHOOLS E ELE.WENT4RY I IlNlORHlCH H iiwiwimi P PRIXITE
OS OPEN SPACE
VRR VON RESIDENT141 RESER\€
Flu Cmlno Real ) . Caf Country Cartbad)
P.C R.A R. E R. I R.2 R. 3 R-3L RD. M RD. ti wiw R. P RT RW
0 c- I c. 2 C -T
C.M
P- M m
WIDENTW DEWSITY HIGH LONE RESIDENTW HOBIU HOME PARK ZOM WIDEhIUL PROFESSIONAL ZOhE RESIDEVIUL TOC RIST ZONE WIDEMIAL UATERWAY ZOhE
UmCE ZONE COMMIRCIAL
SEIGHBORH&D COWHERC IAL ZOhE GF.WElUL COMMERCW ZUhE COMMERCW TO1 IUST ZOhE HUWCOHMERCW UMITED WDCSTRlAl 201 INDCSTRW ZOM PLANNED INDL'STRLAL ZOM OTHIR F.P FLOODPLW OVERlAY ZONE 1.C UMITED CONTROL OS OPMSPACE P-u nauc mum ZOM
VE
WILLIAMSON CONTRACT AMEND.
GPA/LU 87-1
ZC 87-2
SP-lS(C)
CT 87-3
LCPA 87-2
LFMP 87-3(2.)
GENERAL PLAN ZONING
RL RI .\I R \I RMII RII
RRI RRE m c N TS 0
PI
(; I!
RC
E I
r
cni)
(15 NRR
PC RA RE RI R.? R3 R 31 RDM RDH RnlllP RP RT RW
O CI cz CT CM M PM
FP LC os PU
RESIDINTIAL PLWEI) COIICIL'NITY .X>NF IIESI1)ENTUL .4(;RICCLll-R4L ZCWE RVML RESIDEMlAL ESTATT ZONE
ONE FAMILY RESIDENTIAL ZONE lU'O.F,LVILY RESIDENTIAL ZONE MI LllPLE F.LsllLY RESIDENTLAL ZONE
RUIDE"L4L DEHSITi~MCLTIPLE ZONE RESIUENn,4L DEN5IlYIIIGH ZONF RESIDENTlAI MOBILE IIOCIE PARK ZONE RESIDENTIAL PROFESSIONAL ZONE RESIDEWUL IOL'RIST ZONE RESIDFNl IAL UAmRWAY ZONE
COMMERCIAL vrru ZONE NEIGIIROPJlVI?D COLlNFR( IAL ZONE CENTRAL (:OMLlER( UI ZONE COMMERCUL lVI.'PJST ZONE HFAT COMMERCLU.UMITED INDIJSTRW ZONE WDCSTRIM ZONE PWED IM)USTRuL ZOM
OTMCR
UNITED niun.Fmw RESIDENW ZOM
- . . . - .. FLWDPIAIN OMRLAY ZONE UMITED CVh7ROL OPEN SPKE PUBUC bTIUTY ZONE
I WILLIAMSON CONTRACT AMEND.
GPA/LU 87-1
ZC 87-2
SP-IQ(C)
CT 87-3
LCPA 87-2
LFMP 87-3(2)
EXHIBIT C 11/4/87 -
Policy 2-1 C. PERMITTED USES ON DESIGNATED COASTAL AGRICULTURAL LANDS
The land uses described below shall apply to
any designated coastal agricultural land
which has not been approved for development.
1. On any Class I through Class IV
Agricultural Lands (See Exhibit 4.2.),
the following uses only are permitted:
a. Cattle, sheep, goats, and swine
production, provided that the
number of any one or combination of
said animals shall not exceed one
animal per half acre of lot area.
Structures for containing animals
shall not be located within 50 feet
of any habitable structure on the
same parcel, nor within 300 feet of
an adjoining parcel zoned for
residential uses.
b. Crop production;
c. Floriculture;
d. Horses, private use;
e. Nursery crop production;
f. Poultry, rabbits, chinchillas,
hamsters, and other small animals,
provided not more than 25 of any
one combination thereof shall be
kept within 50 feet of any
habitable structure nor within 300
feet of an adjoining parcel zoned
for residential uses:
g. Roadside stands for display and
sale of products produced on the
same premises, with a floor area
not exceeding 200 square feet and
located not nearer than 20 feet to
any street or highway;
h. Tree farms;
i. Truck farms:
j. Wildlife refuges and game
preserves :
k. Other uses or enterprises similar
to the above customarily carried on
in the field of general agriculture
including if necessary accessory
uses such as private garages,
children's playhouses, radio and
television receiving antennas,
windmills, silos, tank houses,
shops, barns, offices, coops, lath
houses, stables, pens, corrals, and
similar uses required for the
-2-
.- e
2.
conduct of the uses above;
1. One single family dwelling and
guest house per existing legal
building parcel;
m. Dogs, cats, and other domestic
pets, provided not lore than four
dogs or four cats older than six
months or any combination thereof
shall be kept on any lot or parcel
of land; and
n. Home occupation.
On any class V through VI11 Agricultural
Lands (See Exhibit 4.2.), the following
uses only are permitted:
a.
b.
C.
d.
e.
All of the permitted uses listed
above ;
Hay and feed stores;
Nurseries, retail and wholesale
Packing sheds, processing plants
and commercial outlets for farm
crops, provided that such
activities are not located within
100 feet of any lot line;
Greenhouses, provided all
requirements for yard setbacks and
height as specified in Chapter
-3-
21.07 of the Code are met.
3. On any Class I through VI11
Agricultural Lands (See Exhibit 4.2.),
the following uses are permitted by
conditional use permit provided:
a. The use promotes and provides for
the long term preservation of
Coastal Agricultural Land; and
b. Fulfills the requirements and
findings for a conditional use
permit with the City of Carlsbad.
1. Apiary, provided that all
hives or boxes housing bees
shall be placed at least 400
feet from any street, school,
park, 'RW zone, or from any
dwelling or place of human
habitation other than that
occupied by the owner or
caretaker of the apiary;
2. Aviaries;
3. Poultry, rabbits, chinchillas,
hamsters, and other small
animals in excess of the
number specified in Section
21.07.020.
-4-
4. Farm employee housing for
persons working onsite,
provided the number of units
shall not exceed two per gross
acre of land area and no such
housing is located closer than
50 feet from any lot line;
5. Hay and feed stores;
6. Nurseries, retail and
wholesale:
7. Packing sheds or small
processing plans for farm
crops, similar to those being
grown on the premises,
provided no such processing
plant is located within 50
feet of any lot line;
8. Public works projects;
9. Sanitary landfills, temporary;
10. Stables and riding academies,
public;
11. Botanical gardens, arboretums,
and other related and
supporting facilities for the
display and education about
agricultural and floral
-5-
products within Carlsbad or
the surrounding region;
12. Farmer's markets or similar
facilities for the exclusive
sale of agricultural and
floral products vithin
Carlsbad or the surrounding
region; and
13. A floral auction and related
facilities vhich provide
financial support to flower
growers within Carlsbad and
the surrounding region.
Policy 2-2 "MIXED-USE" DEVELOPMENT
Intent
This policy provides conditional development standards for the
area of approximately 482 acres north of Palomar Airport Road and
east of Paseo del Norte including the additional 20 acres between
Paseo del Norte and Interstate-5. (See Exhibit 4.3.) All such
lands owned either by Carltas or Ecke or their successors in
interest shall be permitted, pursuant to approval of a Master
Plan or a combination of a Specific Plan and Master Plan, to
convert certain agricultural lands to residential and/or non-
-6-
residential (including tourist-serving commercial) development as
a means of providing supplementary uses which will assist in the
retention of agricultural uses on the remaining portions of these
parcels. It should be noted that residential uses are possible
only where they do not conflict with the Airport Influence Area
and where they are compatible with adjacent uses.
A. Basic Permitted Uses on Existincr baa1 Parcels
Where each existing legal parcel as of July 14, 1987, (See
Exhibit 4.3.) is developed individually, permitted uses shall be
those described above in Policy 2-1 C Permitted Uses on
Desicrnated Coastal Asricultural Lands.
B.
1.
2.
3.
Uses Conditionallv Permissible Pursuant to the DeveloDment
of the Entire Area Subiect to a Master Plan
Consistent with the Carlsbad General Plan residential,
commercial (including tourist serving commercial), and other
non-residential uses may be developed up on to 137 acres of
the approximately 482 acre site subject to a Master Plan for
the entire site.
Development shall be clustered along Palomar Airport Road,
Paseo del Norte, and Cannon Road as per Exhibit 4.3A.
Any amendment to the location of the developable area shall
be required to prove that the new area for development is
not more suitable for agriculture than the previously
-7-
developable area. The intent of this requirement is to
cluster development on lands least suitable for agriculture.
4. All remaining lands of approximately 345 acres (See Exhibit
4.3A.) shall as a condition of the Master Plan be preserved
in agriculture for as long as feasible. Feasibility shall
be determined for the entire 345 acres covered by this
restriction. Further, feasibility shall be subject to the
requirements of the Hello I1 Coastal Agricultural Overlay
Zone Section 21.82.060(c).
5. Pursuant to Section 51257 of the Government Code, the
boundaries of the lands designated for agriculture may be
amended.
6. As an interim step (prior to a complete Haster Plan) a 35
acre portion of the 137 acres of developable land located
adjacent and easterly to Phase I of Carlsbad Car Country may
be developed as a Phase I1 expansion of Carlsbad Car Country
pursuantto a Specific Plan.
7. The 137 acres of developable land includes any portion of
the 482 acre site (See Exhibit 4.3A.) that has been
developed prior to the Haster Plan approval.
8. The Haster Plan shall provide a mix location and intensity
of land uses that are compatible with and will not adversely
impact the long term viability of agricultural uses.
9. All development shall include special treatment buffers
either through design or through physical barriers that
stabilize the urban - agricultural boundaries and limit to a
-8-
b L
level of insignificance agricultural impacts on the urban
uses.
10. All tenants of developable portions of the site shall be
notified as to the requirements of the Specific and Master
Plans and agricultural uses on the designated land.
11. In implementing the Master Plan all land owners and
tenants within the 482 acre site shall waive any right to
file nuisance claims against normal agricultural operations.
12. All development shall be located so as to not interfere with
normal agricultural operations including but not limited to
cultivation, irrigation, and spraying,
13. As a condition of approval of either the Haster Plan or the
Specific Plan for the Phase I1 expansion of Carlsbad Car
Country, whichever occurs first, the property owners
(Carltas and/or Ecke or their successors in interest) shall
record a deed restriction endorsed by the Coastal Commission
or its successor in interest and the City of Carlsbad that
the 345 acres of land identified on Exhibit 4.3 are
designated for Agricultural uses and any modification of use
shall require a LCP amendment.
14. It is recognized that roads can function as buffers between
dissimilar land uses as well as providing access to uses.
Therefore, roads may be located entirely or partially or not
at all within areas designated for agricultural use. The
decision to include or exclude (either partially or
entirely) roads shall be a condition of the coastal
-9-
development perrit that includes the construction of the
road.
-10-
EXHIBIT CI
ik n -
I I
A
EXHIBIT 4.2A CARLTAS AGRICULTURAL LANDS 11
APN ACREAGE I AGRICULTURAL LANDS
...... ...... ...... ...... ...... ...... 0 ...... ...... CLASS I-IV SOILS ...... ...... ......
CLASS V-VIII SOILS
211-010-11
-021-13
-14
-15
-18
-19
-20
-21
8 Parcels
66-96
2.94
12.37
13.46
23.05
102.58
86.00
175.11
482.47
.- .A' ',
- -
I EXHIBIT C2 i I 11/4/87
EXHIBIT 4.3 MIXED USE DEVELOPMENT UNDER A MASTER PLAN Mello II Segment Carlsbad LCP I
OF AGRICULTURAL
.137 ACRES OF RESIDENTIAL. COMMERCIAL a OTHER NON-RESIDENTIAL DEVELOPMENT
AS PER CARLSBAD BP
211-010-11
-021-13
-14
-15
-18
-19
-20
-2 1
8 Parcels
66-96
2.94
12.37
13.46
23.05
102.58
86.00
175.11
482.47
EXHIBIT D 11/4/87
FIRST TO
LAND CONSERVATION CONTRACT
Auricultural Preserve No. 76-1
By this first amendment dated , 1987, Carltas Company, a California Limited Partnership, successor in interest as owner to Carltas Corporation, (hereinafter referred to as llOwnerll) and the City of Carlsbad, a political subdivision of the State of California, (hereinafter referred to as llCityll), the Land Conservation Contract dated February 10, 1976, by and
between Carltas Corporation and the City of Carlsbad (the
llContractgv) is hereby amended pursuant to the provisions of
Section 51257 of the Government Code of the State of California in light of the following facts and circumstances:
A. Pursuant to the provisions of Section 51257 of the Government Code of the State of California, subdivision (c), the Owner has petitioned the City to permit a boundary adjustment to add properties to Agricultural Preserve No. 76-1 and to delete other properties of identical acreage from said preserve.
B. The City and California Coastal Commission have made all determinations required under Section 51257 that such boundary adjustment should be made and that the amendment stated herein is appropriate, and is consistent with the intent of Section 51257 in the
development of a Local Coastal Program with provision
for long term preservation of agricultural lands.
C. Owner and City desire to further amend the contract to
specify certain conditional uses permitted under the
Williamson Act.
THEREFORE, it is agreed between Owner and City as follows:
Section 1. ADJUSTMENT TO CONTRACT BOUNDARY. Effective on the date of this amendment, the land depicted on the attached Exhibit 19D111, dated, November 4, 1987, as IINew Contract Landv1 shall hereinafter be subject to the Contract and the land
designated as tlCarlsbad Car Country Phase 11" shall be deleted
and no longer subject to the Contract. There shall be no net
loss of land under Land Conservation Contract Agricultural
Preserve No. 76-1 due to this boundary amendment.
Section 2. TERM. For purposes of the determination of the
term of this agreement with respect to the New Contract Land,
hereinmade subject to the Contract and previously not subject to
the Contract, the term shall be for 15 years from the effective
date of this amendment and Owner hereby waives the right to
cancel this agreement as to such property for a period of five years commencing on the effective date of this amended contract.
t
Section 3. SPECIFIC USES. The list of uses delineated in subpart of B of Exhibit nBn to the Contract are hereby amended to
add the following:
(11) Botanical gardens, arboretums, and other related
and supporting facilities for the display, and
education about, agricultural and floral products
produced within Carlsbad and surrounding region;
(12) Farmer's markets or similar facilities for the exclusive sale of agricultural and floral products
produced on the same premises;
(13) A floral auction and related facilities which provide financial support to flower growers within Carlsbad and the surrounding region.
Section 4. CHANGE IN NOTICE. Pursuant to the provisions of Section 16 of the Contract, notice to Owner shall be addressed as follows: Carltas Company, a California Limited Partnership 4401 Manchester Avenue, Suite 206
Enchitas, California 92024
Section 5. RATIFICATION AND AFFIRMATION OF CONTRACT. Except as hereinabove set forth, the land conservation contract
dated February 10, 1976, is hereby ratified and confirmed.
Executed on the date first written above.
Section 6. RECORDATION. The Owner shall record this
admendment as per Section 51283.4 of the California Government
Code.
Section 7. AMENDMENT PROCEDURES. Amendment of this
amendment of Land Conservation Contract Agricultural Preserve No.
76-1 shall not occur until all conditions and contingencies
specified in the agreements have been satisfied.
Carltas Company, a California Limited
Partnership
By:
City
By:
Paul Ecke, Jr., General Partner
"OWNER"
of Carlsbad, a Municipal Corporation
Claude Lewis, Mayor
"CITY ''
[Notarial Acknowledgements]
\!ih EXHIBIT DI
Proposed Agricultural Preserve 76- I Boundary Amend.
JCl]Original 1976 Agricultural Preserve Contract Boundary
BOU N D A R Y AM E N D M E NI
UAdded to the Preserve (New Contract Land)
ORemoved from the Preserve
H m I
CAR COUNTRY EXPANSION
SPECIFIC PLAN AMENDMENT (#19-C)
Prepared by:
CARLSBAD PLANNING DEPARTMENT
CARLSBAD ENGINEERING DEPARTMENT
CARLTAS DEVELOPMENT COMPANY
AUSTIN HANSEN FEHLMAN/GROUP
EXHIBIT E
11/4/87
OCTOBER 6, 1987
TABLE OF CONTENTS
I
II
..- A
I INTRODUCTION
The purpose of this document is to establish development regulations for the approximately 35 acre Car Country Expansion area. An overriding goal is to uphold and surpass the high quality standards of the existing Car Country. At buildout, the expansion area should complement and Inhance the existing auto park.
This document is incorporated as an amendment into Specific Plan 19 which was adopted in January 1972. However, upon initial adoption the development restrictions contained herein only govern the expansion area and do not apply to the existing Car Country. The Car Country Expansion Area Amendment has been written as a "self contained" document which does not require reference to the orginal 1972 Specific Plan or subsequent revisions. This Specific Plan (SP-19) is contained in the Appendix.
The Car Country Expansion Amendment implements but does not supersede the General Plan, the Local Coastal Plan and the provisions of Title 21 of the Carlsbad Municipal Code. This document shall constitute the zoning for all land covered by this plan and no use or development inconsistent with this plan shall be permitted.
The Car Country Expansion area contains approximately 35 acres and is located south of Cannon Road, east of the existing Car Country, west of Agricultural Preserve No. 76-1 and north of Palomar Airport Road. Figure 1 illustrates the location of the project within the region. The project site and adjacent properties, including the original Car Country Auto Park, are illustrated in Figure 2. The property located in the City at Carlsbad contains approximately 35 acres and described as follows: " A portion of Lot "H" of the Rancho Agua Hedionda, Map 823 in the City of Carlsbad, County of San Diego, State of California.
C. -era1 Plan and Zow l7-
The site is designated by the City's General Plan as Extensive Regional Commercial. These commercial areas are oriented to establishments which sell large, low volume, high cost items such as automobiles. The adopted zoning for the expansion area is C-2 (a). Both General Plan and zoning are consistent with the designations for the original area included within Car Country.
D. 1
1. LaosLh
The Car Country Expansion area will continue the land use pattern established in the original auto park. Figure 3 illustrates the Development Concept Plan. The primary us2 of the area will be the retailing of new and used motor vehicles.
1
~~
AUSTIN HANSEN FMLMAN CROUP carttas Development company SKIDMORE. OWWS 81 MERRIU
N r-7 A
14 JULY 1987 Figure I
VICINITY MAP
.- A
Ll N
nT
14 JJLY 1987 Fwe 2
CAR COUNTRY EXPANSION
, .
-__--
A street
I B 1
I
-
Figure 3 H SOUE PQAN
CAR COUNTRY EXPANSION CARLTAS DEVELOPMENT COMPANY
SKIDMORE OWNGS & MERRlLL
AUSTIN mL" ZE* HANSEN
F -GROUP- E H LMA_N %- zpffez# Y.YW
.
2. Circulation
Primary access to the site will be from "A" Street which provides a link from Paseo Del Norte to Cannon Road.
.. E General Provisions
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
Except as specifically stated in this plan, the requirements of the C-2 zone and all other applicable provisions of the zoning, subdivision, grading and building codes (and any amendments thereto) of the City of Carlsbad shall apply.
Where minor questions arise regarding interpretation of this Specific ' Plan Amendment, the Planning Director shall resolve them in a manner consistent with the Municipal Code, adopted City plans and City policy. Such decisions by the Planning Director may be appealed to the Planning Commission and City Council.
The Car Country Expansion has been approved under the express condition that the applicant shall pay a Public Facilities Fee as required by City Council Policy No. 17, dated July 28, 1987, on file with the City Clerk and incorporating herein by reference and according to the agreement executed by the applicant for payment of said fee.
This project shall comply with all conditions and mitigation required by the Zone 3 Local Facilities Plan and any future amendments to that plan made prior to issuance of building permits.
Prior to development of any of the lots under this Specific Plan a Site Development Plan pursuant to Chapter 21.06 of the Carlsbad Municipal Code shall be submitted to the City of Carlsbad for a Planning Commission approval. These plans shall be evaluated in accordance with municipal ordinances and policies in effect at the time said plans are before the Planning policies in effect at the time said plans are before the Planning Commission.
Approval of this Specific Plan or approval and construction of a part of the development pursuant to this amendment shall not vest any rights in the balance of the Specific Plan nor create any vested rights in the approval of any subsequent development.
All land and/or easements required by this Specific Plan for public streets and public utility purposes shall be granted to the City of Carlsbad without cost to the City and free of all liens and encumbrances.
Approval of this plan does not constitute and guarantee individual development within the Specific Plan Amendment area will be approved, nor that the availability of public facilities and services will necessarily coincide with any owner or developer's timetable for construction. Availability of public services will be evaluated in the context of subseqilent individual approvals and the adopted Local Facilities Management Plan for Zone 3.
Prior to development, a landscape and irrigation plan shall be approved by the Parks and Recreation Director.
"A" street shall be a single loaded street.
2
_- A
11. All proposed development shall comply with the grading and resource preservation policies of the underlying Local Coastal Program.
12. Prior to issuance of building permits, the developer of any site shall be required to obtain a Coastal Permit.
Amendments to this document may be initiated by an application to the Planning Director, subject to approval of the Planning Commission with right of appeal to the City Council.
1. Administrative Modifications - Certain modifications to this document are specifically deemed not to require a public hearing. The Planning Director shall have the authority to approve such revisions without the need for a public hearing if they are determined to be in substantial conformance with (SP-19).
2. All changes other than administrative modifications shall require amendment to the plan in the manner provided above.
3
I I DEVELOPMENT REVIEW PROCESS ... A. mdiviston Process
Prior to any development there shall have been a final subdivision map for Car Country Expansion in conformance with the State Subdivision Map Act and Title 20 of the City of Carlsbad Municipal Code.
B. Development Plan
Prior to building permit issuance for any lot, the applicant or any successor is required to obtain approval of a site development plan in accordance with Chapter 21.06 (Qualified Development Overlay Zone) of the Carlsbad Municipal Code.
The Planning Commission shall review the site development plan in accordance with the General Plan, City Zoning Ordinance, this document and any other applicable policies. At the conclusion of a public hearing, the Planning Commission shall approve, conditonally approve, or disapprove the site development plan.
4
I I I PROJECT DEVELOPMENT STANDARDS
This section sets forth development standards which shall apply to all lots within the Car Country Expansion Specific Plan. New car sales is the principle allowed use of the Car Country Expansion and is allowed on all lots. In addition to new car sales
certain other uses described in this section are allowed on Lots 11-3.
A. Permd Uses
a. Motor vehicle dealerships for the retail sales, leasing, renting and
servicing of new and used automobiles and other motor vehicles such as recreational vehicles but whose primary activity is new vehicle sales.
2. lots 11-13
a. All permitted uses cited in (1.) above.
b. Retail automotive parts sales and service including but not limited to the following:
1 ) Tire sales and service
2) Muffler shops
3) Brake shops
4) Wheel alignment and suspension services
5) Tune-up and oil changing facilities
6) Transmission repair
7) Auto detailing and interior work
8 ) Auto accessories
. 9) Car wash (Dealership Only)
c. Auto rental and leasing.
B. -Coverage
Building coverage for uses described in A.l .a above shall not exceed 25 percent.
C. ma Heiqht
No building shall exceed a height of thirty feet or two stories.
5
.
D. Architectural De- and h&&jj&
The design of exterior building elements and fencing shall be compatible with the
existing style of Car Country, generally described as Spanish motif.
1. Front Yard and Side Street Se-
Twenty-five (25) feet minimum.
architectural devices may project six (6) feet into the setback area. Roof overhangs and other unsupported
2. Side Yard Sm
Ten (1 0) feet minimum.
devices may project six (6) feet into the setback.
Roof overhangs and unsupported architectural
3. EamdAma
Access rights to Cannon Road shall be relinquished for Lots 1-3. Along
Cannon Road a minimum rear yard setback of (35) thirty-five feet shall
be maintained for all buildings. A minimum twenty-five (25) foot
landscaped setback shall be maintained for all open parking or driveways along Cannon Road. Any driveway within this setback shall be screened from the street by a mixture of mounding and landscaping to the satisfaction of the Planning Director. Within the setback along Cannon Road, display of for sale motor vehicles may be permitted upon approval of the Planning Director. See Figure 4 for design detail.
The intent of this section is to provide sufficient parking areas on site such that
on-street parking will be minimized.
1. Motor VeM Dm
a. Sales - One space per 400 square feet of gross floor area.
b. Repair - Four spaces per work bay for the first three bays. Two spaces
per bay for each bay in excess of three. Work bays shall not count as parking spaces.
c. Customer/employee parking shall be designated to the satisfaction of the Planning Director.
2. AlLmdhs
Such parking as may be required under Section 21.44 of the Carlsbad
Municipal Code for a specific use.
6
I ---------l.
LANDSCAPE SCREENING FOR PARKING OR DRIVEWAY
LANDSCAPE SCREENING FOR BUILDING
CAN" ROAD
35' f PA
AUTO DISPLAY AREA
PAD 7
AN" ROAD
20' SECTIONS PA
Figure 4 Dm Y
SKIDMORE, OWINCS & MERRU
~ AUSTIN
rm -* %-- "SEN
W-D FEHLMAN CARLTAS DEVELOPMENT COMPANY LI~O~W -GROUP-
-
lm€m
--una
CAR COUNTRY EXPANSION
Provisions for loading and unloading shall be provided as follows:
1. Loading areas shall not be allowed in front yard or side street setbacks.
2. Three off-site truck turnouts shall be required along the easterly side of “A”
Street as illustrated in Figures 5 and 6.
3. In addition to the truck turnouts, each dealer should provide for on-site loading areas for parts and accessories, these shall be clearly shown on all site Development Plans.
Other than new and used vehicles held for sale to the public, no materials, supplies, or equipment, shall be stored in any area on a site except inside closed
buildings or behind fencing as described in Section Ill, L.
I.
Outdoor sound systems for music and/or for paging shall be designed to minimize
noise nuisance to adjoining properties and shall not impact adjacent
neighborhoods. Speakers shall be spaced to minimize sound levels and oriented
away from adjoining properties and shall not exceed a decibel level of 3 DB’s over
ambient noise level. Upon completion of construction, the outdoor sound system
shall be tested for noise and where necessary it shall be adjusted to the
satisfaction of the Planning Director.
J. -1 Fvents Prom
Special promotional events such as helium or hot-air balloons, large cranes and
similar promotional devices or activities which have a significant visual or noise
impact upon surrounding properties shall not be allowed.
.. K. Outd-
The intent of this section is to achieve the following goals:
1. All display and security lighting for each dealership shall be designed for
uniformity.
2. Lighting shall be designed to minimize glare to surrounding properties and distant neighborhoods.
All outdoor lighting fixtures and pole specifications with respect to height, type, projected angle of light, material, colors and use, shall be consistent with the existing Car Country. All lighting fixtures for display areas of vehicle dealerships and general commercial lighting shall be metallic vapor and quartz variety (no fluorescent arm type fixtures). Maximum lumination for outdoor lighting shall be 100 foot candles. Additionally, no lights shall be above a ninety
(90) percent angle.
7
LOT 1
I i ------. \--- ;I
LOT 11 LOT 12
itr-
Figure 5
SKIDMORE, OWINCS & MERRLU
AUSTIN Z%-% "SEN -wm FEHLMAN
n*uw - G R 0 U P - *- Unlsl %- CAR COUNTRY EXPANSION CARLTAS DEVELOPMENT COMPANY
b P I I
m6' M' I
I+- 4 \L I
SECTION
ym TO SCALE
SKIDMORE, OWlNCS & MERRlLL p / fl
MMM AUSTIN mw %%!k!k HANS€!
-Wm FEHLMAN
m,84?ii?7' - G R 0 U P - %- CAR COUNTRY EXPANSION CARLTAS DEVELOPMENT COMPANY
_-
The number of poles shall be kept to a minimum where possible by combining
several luminaires on a single pole. The pole height shall not exceed a maximum
of twenty (20) feet. Flood lamps mounted at ground level for lighting cars is
permissible if concealed and if the flood lighting is not glaring or objectionable when viewed from adjacent streets or properties. To reduce the projects off-site
impacts, fifty (50) percent of all outdoor lights shall be turned off after 10 p.m.
Each site Devlopment Plans shall include a detailed lighting plan.
L.
e. 1. Prohibited Mm
Wire fencing and gates shall not be allowed.
2. -and-
The design of fencing and gates shall be appropriate to and similar to the
Spanish motif required for the buildings. Materials shall be masonry,
stucco, wood, or other similar materials as permitted by the Planning
Director.
On-site storage areas, loading areas and service bays shall be screened from
view from the outside by fencing.
Height of fence shall average 8'0" and be limited to maximum and minimum
heights of 9'0" and 7'0" respectively.
Fencing in the front yard and street sideyard setbacks shall not exceed thirty
(30) inches in height.
M. Cm
Trash receptacle areas shall be enclosed by a six-foot high masonry wall with
gates pursuant to City standards. Location of said receptacles shall be approved
by the Planning Director.
N. -and-
1. All exterior equipment and appurtenances shall not be permitted on the roof unless entirely enclosed.
2. All equipment screening shall be architecturally compatible with the main
building(s) on the site and shall enclose the equipment from the view of
adjoining properties to the east to the first ridge line and public streets (see Figure 7).
8
MECHANCAL - EQupMp(T
ROOF PLAN
NOT TO 8wLE ELEVATION mi TO stu
SECTION
1 PRopOGB) PA PA
u(pA"
1
CAR COUNTRY EXPANSION CARLTAS DEVELOPMENT COMPANY
SKIDMQRE, OWINCS & MERRlLL / fl
I
c
3. All pitched roofs shall be of material compatible with the building exterior (tile, shingle, wood), or all flat roofs shall be screened or fully enclosed by such material, viewed from the first ridgeline east of car country expansion.
0. ulitv Services
All utilities services shall be underground. Transformer or terminal equipment
shall be visually screened from view from streets and adjacent properties.
P. Drive= Lo-
Lots shown on Figure 3 shall have one driveway location except Lots 3, 4 and 13.
If lots are merged, each lot shall continue to be allowed the number of driveways
shown on this exhibit. Precise driveway locations will be determined during site
plan review for each lot.
Grading shall be completed in one phase per an approved City of Carlsbad grading plan.
Undeveloped areadslopes shall be planted and maintained in a clean, neat and orderly manner as required by Section 11.06.130 of the Carlsbad Grading Ordinance.
All motor vehicle dealerships and related automotive service facilities shall comply with the following performance standards:
1. The maximum allowable exterior noise level of any use shall not exceed sixty-five hn as measured at the property line. Where a structure is
occupied by more than one use, the noise level shall not be in excess of 45 bn as measured within the interior space of the neighboring establishment. Noise caused by motor vehicles traveling to and from the site are exempt
from this standard.
2. All uses shall be operated so as not to emit matter causing umpleasant odors
which are perceptible to the average person while within or beyond the lot containing such uses.
3. All uses shall be so operated so as not to generate vibration discernible
without instruments by the average person while on or beyond the lot upon
which the source is located or within an adjoining enclosed space if more than
one establishment occupies a structure. Vibration caused by motor vehicles,
and temporary construction is exempted from this standard.
4. All uses shall be operated so as not to produce humidity, heat, glare or high-
intensity illumination which is perceptible without instruments by the
average person while on or beyond the lot containing the use.
9
c
5.
6.
All uses shall meet the air-quality standards of the San Diego County Air-
Quality Control Board (AQCB). In addition, all uses shall be operated so as not
to emit particulate matter or air contaminants which are readily detectable without instruments by the average person while in the lot containing such
uses.
All discharge of industrial waste shall be in conformity with the provisions of Chapter 13.1 6 of the Carlsbad Municipal Code. Businesses which produce
grease, oil or other toxins as a by-product of their operation, shall provide on-site grease-traps to prevent these products from entering the public
drainage system. This information shall be indicated on site development plans and shall be designed to the satisfaction of the Carlsbad Fire Chief.
*. T. Jest Driving
Auto dealers shall provide to all sales and service employees a map which
designates areas for test driving. This map shall note that test driving in
residential areas shall be strictly prohibited. This map shall be approved by the City Engineer and Planning Director, prior to issuance of building permits..
Outdoor eating facilities for employees shall be provided consistent with Section
21.34.070 (3) of the Carlsbad zoning ordinance.
10
IV SIGNPROGRAM
The purpose of this section is to establish the sign standards necessary to insure coordinated exposure and tenant identification within the Specific Plan Amendment area. A primary consideration is preventing visual blight and traffic safety problems. .. A. ms Permitted Without Cpaal Use Perm
Signs permitted without a conditional use permit shall meet the following standards:
1.
2.
3.
4.
5.
6.
7.
Each lot will be permitted signage equal to one and five tenths square feet per lineal foot of building frontage in accordance with the existing Sign Ordinance. More specific conditions may be added under the Specific Site Development Plans..
One freestanding sign may be placed on each lot provided the sign area of the freestanding sign is included within the aggregate sign area permitted as stated in (1) above.
No portion of a freestanding sign or monument sign shall be erected in or extended into any area within 12 feet measured from the curb line.
Monument signs shall not exceed a height of 8 feet.
Signs for uses other than motor vehicles dealerships on Lots 1 - 3 shall conform to Section 21.41 of the Carlsbad Municipal Code.
All signs will be reviewed by the Planning Director to insure compatibility and to protect the public interest.
Signs visible from Interstate 5 shall be consistent with in size, color and lumination with those of the existing auto park. .. 6. Signs Perwd bv wonal Use Perm
If more than one dealership is located on one lot, an additional freestanding sign or monument sign may be allowed with the approval of a Conditional Use Permit by the Planning Commission. Such signs shall meet the following criteria:
1. A monument sign, not to exceed six feet in height or a freestanding sign not to exceed twenty feet in height may be permitted.
2. The aggregate sign area for the entire development shall not exceed the sign area allowed for the development according to the provisions of Paragraph A above, Signs Permitted without Conditional Use Permit.
3. No portion of such sign shall extend over the public right-of-way, or be within fifteen feet of any driveway or corner.
4. The maximum sign area for any such sign shall not exceed fifty-five square feet.
11
e
V LANDSCAPE STANDARDS
The purpose of the Landscape Standards is to provide landscaping which is in harmony with the existing Car Country and is appropriate to the Spanish design motif.
1. Front Yard and Si& Street WdscaDing
A ten-foot landscaped area shall be constructed along the public rights- or-way for "A" Street and "B" Street. Said area shall include a five-foot strip in addition to the five-foot parkway width.
Along Cannon Road, a minimum twenty-five foot Landscape Area consistent with Section Ill, E-3 of the Specific Plan shall be provided.
Maintenance programs for the Landscaped Area shall be subject to approval of the Parks and Recreation Director.
2. Interior LandscaDina
Landscaping in the interior of display parking areas shall be provided in addition to the front yard landscaping strip. Such landscaping shall be in accordance with good design practice and other requirements of this Section.
3. eercentaae Area LandscaDina
Consistent with the existing auto park, five (5) percent of all on-site paved areas exclusive of setback areas shall be landscaped. Design and maintenance of landscaped areas shall be subject to approval by the Parks and Recreation Director.
4. Rank
Areas in which grading has caused sloping earth banks shall be landscaped and irrigated in a manner to protect the soil from erosion.
B-B
In public display and customer areas where landscaping abuts the paved area, six-inch high concrete curbs and concrete bumper stops shall be provided.
C Maintenanceof-
Maintenance standards to be observed shall include the following:
1. Lawn and ground covers shall be trimmed and mowed.
2. Weeds and debris shall be removed.
3. Plantings shall be maintained in a healthy and growing condition with pruning, fertilization and cultivation a regular part of the maintenance program.
4. The irrigation system shall be maintained in good working condition.
12
e- -
D. -ins Materials and Details
Required landscaping shall consist of a designed combination of trees, ground cover and shrubbery. These materials shall be of limited selection to give greater unity to the visual quality of the development and shall be selected for concern of climate and maintenance. The predominant species of trees within the project shall be consistant with those species planted within the existing Car Country. These species include: Eucalyptus Citriodora, Ficus Rubiginosa and Cocos Plumosa.
In general, the landscape materials shall be based on the following requirements:
1. Street Trees - not less than 24" box. Maximum spacing of 40' on-center.
2. Parking Area Trees - not less than 24" box. One tree is required per each 20 cars displayed.
3. Ground Cover - designed for full coverage in a maximum of six months.
4. Shrubbery - not less than one gallon size.
13
.. .- - ..
AGENT:
MFMBERS:
.. -. .. ,.
8 DISCLOSURE PQRH
4401 Manchester Ave. #206, Encinitas, CA 92024 Bus,iness Address
(619) 944-4090 .. Telephone Nqhec . ..-7- e??: . -. .
Georqe S. Wlte & Associates Name
9755 Clairmnt Mesa Blvd., San Diego, CA 92124 Business Pddress 1
( 619 ) 278-9392 Telephone Nlanber
Christouher C. Calkins, President 1435 Guizot, San Diego, CA 92107 Name (individual, partner, joint Home Pddress venture, corporation, syndication)
4401 Manchester Ave. Ste. 206, Enchitas, CA 92024 Business Address
' (619) 944-4090
Telephone Ntmber Telephone Nurrber
Paul Ecke , Jr. . 441 Saxony Road
Name Hane Fddress
Business Mdress 441 Saxony Road Enchitas, CA 92024
753-1 134 Telephone Nunber
(Attach mre sheets if
The applicant is required to apply for Coastal Commission Approval if located in the Coastal gone,
I/We declare under penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct ard my be relied upon as being true and correct until amended.
ifornia Corporation Carltas Deve
By:
J Agent0 Owner, Partner
.-
EXHIBIT F
11/4/87 L
SEWARD T. BESEMER Cooperative Extension Advisor Emeritus University of California
3883 Ashford Street San Diego, California 92111
October 8, 1987
Dear Councilmembers:
I have served over 30 years as an agricultural advisor, Cooperative Extension, University of California in San Diego County, I conducted a research and educational program for the commercial floral industry, which in 1986 contributed 40 percent of the total dollar value of the county's agricultural production.
I would like to make some comments relative to the exchange of land parcels under the Williamson Act at the Ecke Carlsbad Ranch. I am well acquainted with all details of this ranch.
To propose that the exchange parcel be separated from the main parcel is the first case of "leapfrog agricultural planning'' that I have ever encountered! Farming small parcels under 40 acres size is becoming a modern economic dilemma for farmers in the
coastal area.
The Ecke proposal of tacking on an exchange parcel to be contiguous with the larger agricultural preserve parcel is the better decision for several reasons.
1. A large contiguous parcel is more economical to farm.
2. The larger parcel plus its contiguous addition is of a uniform westerly slope and all good soil; whereas the
southern separate parcel along Palomar Airport Road is
steeper, more exposed to strong winds, it crosses over the ridge to include areas more susceptible to possible freezing on the east portion, and it is adjacent to confusion along Palomar Airport Road. The parcel is also an odd shape, again more difficult to farm.
3. Several aspects of farm operations are certainly more compatible being adjacent to automobile sales areas than being nearer to motels and restaurants. This coastal land is most suitable for specialized high value crops such as flowers, strawberries or some vegetables. It's aesthetic aspect is restricted to open space and some sort of attract- ive green appearing crop, It cannot be expected to be a
rainbow floral display of ranunculus which only blooms for three weeks each year. This kind of crop is rotated in location each year and likely will never be grown in Carlsbad again because of other economic reasons.
I trust that some of my experience will help make the most logical decision in favor of one large contiguous northern parcel at the Ecke Ranch.
Seward T. Besemer
-
EXHIBIT G
grower-shipper of supreme quality California gladiolus
6145 LAUREL TREE RD. I CARLSBAD. CALIFORNIA 92008 I(619) 438-4466
Mr. Martin Orenyak
October 8, 1987
Page Two
In addition, It Is desirable from our perspective that the property be wlthln
the same growing area, on the face of the front ridge of the property as
depicted on the proposed exhibit.
This exchange parcel will have less impact from major roadways and
roadway improvements (which we anticipate will occur on Pa\omar Road)
and the consequent slope cuts that will be made, will maximize the
avallablllty of good farmland, It wlll also reduce potential wlnd damage.
The proposed exchange, In conjunction with the remaining contract land,
wlll permtt a longer and substantially better likelihood of survival of our
farming on the Carlsbad Ranch and in the floral industry.
Accordingly, we support the proposed exchange as configured and ask that
you approve it.
President
cc: Carltas Co.
Enclosure
grower-shipper of supreme quality California gladiolus
6145 LAUREL TREE RD. I CARLSBAD, CALIFORNIA 92008 I(619) 438-4466
October 8, 1987
Mr. Martin Orenyak
Director of Community Planning
City of Carlsbad
2075 La Palmas
Carlsbad, CA 92009
Dear Mr. Orenyak:
Frazee Flowers, Inc. has been a tenant engaged in floral farming on the
Carltas Carlsbad Ranch for more than fifteen years. We have expanded our
operatlons on the Carlsbad Ranch over the past few years and intend to
continue farming as long as the land is available to us.
We understand that you are considering the portion of property which will
be included within the Carltas Williamson Act Contract under an exchange
for an expansion of Car Country. We have reviewed the proposed exchange area which is shown on Exhibit "A" to this letter.
We have been asked to comment on the proposed farming configuration
resulting from the exchange] and in doing so, to assume that at some time in
the future only the properties which are under the Williamson contract
would contlnue to be available for farming.
Under these clrcurnstances, It is clear to us that the availability of a parcel
of property which would extend from the southerly boundary of the proposed
swap area to Cannon Road would be more desirable than merely an isolated
parcel located at the southerly extreme of the ridge and ultimately bounded
on three sides by development or poor farming areas.
CARLSBAD TRACT 87-3
SMDNMR OWNER