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Home My WebLink AboutLCPA 90-04; Laguna Point; Local Coastal Program Amendment (LCPA) (2)CALIFORNIA COASTAL COMMISSION CARLSBAD LOCAL COASTAL PROGRAM t AGUA HEDIONDA LAND USE PLAN- MAJOR AMENDMENT 7-92 Prepared for: Laguna Associates 120 Birmingham Drive Ste. 1 10 Cardiff, CA. 92007 Prepared By: Hofman Planning Associates 2386 Faraday Avenue Suite 120 Carlsbad CA 92008 INTRODUCTION Laguna Point is a 1.12 acre site within the Agua Hedionda Land Use Plan segment of Carlsbad's Local Coastal Program. Specifically, the site is lo- \ cated along Adam Street on the north side and adjacent to Agua Hedionda Lagoon. The site is currently designated as RC (Recreational Com- mercial) by the Agua Hedionda Land Use Plan (LUP). The surrounding land uses are RLM (Resi- dential Medium density) to the north, RC to the west, OS (Open Space) to the south and RM (Resi- dential Low-Medium density) to the east. On September 17,1991, the Carlsbad City Council unanimously approved a General Plan Amend- ment (GPA 90-2) and a Local Coastal Program Amendment (LCPA 90-4) to change the land use designation from RC to RLM. The City of Carlsbad determined that the RC land use designation is not compatible with the sur- rounding land uses and if developed with a feasi- ble commercial use, it may be disruptive to the health and safety of the neighborhood residents. AMENDMENT REQUEST The amendment request is to change the existing Agua Hedionda LUP from RC to RLM on the 1.12 acre site commonly known as a portion of "Whitey's Landing". There is no request to change any existing text within the Agua Hedionda Land Use Plan. 1 REASONS Ti0 SUPPOW AMENDMENT There Will Re No Net loss Of Boat Launchina cllltles. - The existing boat launching facility will not be disturbed by the change in land use. Upon ' development of the site, an easement for the con- tinued use of the launching facilities will be placed on the future tentative map for the Laguna Point site. This requirement was stated during the Carls- bad Planning Commission hearings for GPA 90- .. . 2/LCPA 90-4. hitev's Lam IS I ess De&&Je for Boat unchina Fac- - EIR 329 for Agua Hedionda Specific Plan stated that "It is apparent that the steep slope of the property [Whitey's Landing] makes it a less desirable location for boat launching than many other siteq 11 I1 .. . Since this EIR states tha this site is not a desireabl location for boat launch ing facilities, further around the Lagoon." expansion of existin facilities is not feasible. 3 I I I e I ADAMSSTREET I \- a -- 2 Use Is I- In A wv Area - The Carlsbad Local Coastal Program-Agua Hedionda Segment Land Use Plan Major Amendment 2-85 was ap- proved by the Coastal Commission in February 1 1986. The amendment changed the land use in the area of Snug Harbor from RC to RLM and RM. As stated in the pending Major Amendment 1-92, the City of Carlsbad's "rationale for the subject amend- ment is almost identical to the previous LCP amendment for Snug Harbor". LUP Amendment 2-85 also revised the text of the policies under Chapter 6 Recreation. Policy 6.1 was amended to eliminate reference to Whitey's Landing and wording which encouraged expansion of existing boat launching facilities at both Snug Harbor and Whitey's Landing. Policy 6.4 was amendment to 1 add wording which emphasized development of boat facilities on the south shore of Agua Hedionda Lagoon. Finally, Policy 6.7 was amended from "The present recreational uses of the Lagoon shall be maintained and where feasible, expanded" to the new policy which states "Recreational uses of the lagoon shall be developed and expanded where feasible". It was determined by the City of Carlsbad that it is not desireable to develop Laguna Point for Reacreational Commercial uses. Cwns ww w- The streets in the area are currently substandard. According to the Carlsbad Engineer- ing Department, Adams Street will not be widened to the standard width of 40 feet. This street will be maintain at a curb to curb width of 34 feet (substan- dard). Any feasible commercial use of the site will increase ADT (Average Daily Trips) far above that which would be generated by a three unit maxi- mum residential development. Additionally, due to the location of a "hairpin" turn just east of the site, sight distance is at a minimum thereby further supporting a low impact land use. 3 1. \. WIn hdmd. I.omn \- /BOATING'-= PLAN A city wide communifj -am LAND USE CONCEPT PIAN Faciljties - In 1981 the Macario Park Master Plan provided for boat launching facilities on the south shore of Agua Hedionda Lagoon. The latest revision to that plan which occurred in 1989 still provides for boat launching facilities on the south shore. Uponspealangwithboththecoastalcomrmssl 'OnSM andthecityofcarlsbad~staff,bo~~~have stated that they would support a GPA and LCPA frmn kdential to ncreatiun commd on another more ap pmprjate site dung the sho~ of Agua Hedicmda Lagoon The south shore of the Agua Hedionda Lagoon cur- rently has areas with a General Plan and Zoning designations of OS (Open Space). The OS portion of the Zoning Ordinance (Section 21.33.040) allows for marinas with a Conditional Use Permit. Addition- ally, the P-U Zone (Public Utility - Section 21.36.020) also allows for recreational facilities with a Precise Development Plan. Thes land use designations en- compass nearly all of the south shore. As mentioned before, there will be no net loss of boat launching facilities. 4 The Site is Not Financiallv Feasitsle for Recrea- aon Commercial Uses, - This has been demon- strated by the lack of success that the adjacent property to the west has not enjoyed. Several res- taurants have failed at that site and the boat launch I facility used at only a fraction of its potential. If there comes a time when an additional boat launching facility becomes viable, then a facility should be placed in a more appropriate location. .. se in TS/RC bd Uses - Hofman Planning Associates (HPA) conducted a survey to determine the amount Travel Service and RC uses within the Coastal Zone. The total acreage of TS, RC and the Carlsbad Village Redevelopment Area is approxi- mately 590 acres. The total RC area is 230 acres. The loss of 1.12 acres of RC area would be less than four tenths of one percent. Over the past several years there has been an increase of approximately 50 acres in RC designated land. Additionally, the staff report for LUP Amendment 1-92 states that "there are even more visitor serving facilities that exist in the City's coastal zone than at the time of the previous [LUP Amendment 2-85] amendment. Resiv Amen- - Upon conducting a mail survey of the residents closest to the site, Hofman Planning Associates (HPA) deter- mined that 87% of the property owners who re- sponded would support a GPA from RC to RM. It has been proven in the past at the Snug Harbor area that the local residents would not support any use which would increase traffic in this area. Again through the survey conducted by HPA, the local residents would support less intense land uses for the site. 5 e- - - The Agua Hedionda Lagoon Foun- dation has informed S.D.G. & E. that one of their major goals is to establish a boat launching facility on the south shore of Agua Hedionda Lagoon. The , Foundation has stated their support of the amend- ment with their main concerns being in regards to sedimentation during and after construction, the provision of public access across the property and height restrictions. Their supports and concerns were voiced at both the Planning Commission and City Council hearings CONCLUSION Based on the principals of sensible planning, the safety issues of traffic circulation, the precedent of the Snug Harbor hearings, consideration for the residents in the general area of the Laguna Point site and the fact that additional boat launching facilities will be provided on the south side of Agua Hedionda Lagoon, the Agua Hedionda Land Use Plan should be amended to change the land use designation from RC (Recreational Commercial) to RLM (Residential Low-Medium density). 6