HomeMy WebLinkAboutLCPA 90-04; Laguna Point; Local Coastal Program Amendment (LCPA) (7)?
HOFMAN PLANNING ASSOCIATES
Planning Pmject Management Fiscal Anelysls .3
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June 27, 1990
Michael J. Holzmiller
- Director of Planning 2075 Las Palmas Drive Carlsbad, CA. 92009
SUBJECT: Laguna Point - GPA 90-02
Dear Michael:
Per the incomplete letter for GPA 90-02 dated April 20, 1990, you
had requested that a letter be prepared to justify the proposed
change to the General Plan and the Local Coastal Plan from
Recreational Commercial (RC) to Residential Medium Density (RM) .
The following justification for this change is provided.
The location of the proposed General Plan Amendment (GPA) and Local
Coastal Plan Amendment (LCPA) is south of Adams Drive and east of
Highland Drive on a 1.12 acre site with the Assessor Parcel Number of 206-200-07.
We realize that the preservation of the tourist-serving commercial
uses are the second highest priority according to the Coastal
Commission. We have discussed this issue with Paul Webb, a staff
member from Coastal Commission, and he has indicated that the
change may not present a problem depending on the existing amount
of recreation commercial/tourist serving land uses. Our office
conducted a land use inventory which included the entire area of
the Coastal Zone in the City of Carlsbad with land use designations of TS (Travel Services) and RC. The total acreage is approximately
540. With that total, the loss of RC area for this site would be 0.2%. The total RC designated area is ,approximately 230 acres which would compute to a 0.4% loss. Therefore, on a larger scale,
the change in land use of a 1.12 acre site is not significant.
From a traffic perspective, the site does not seem viable for tourist serving uses. Adams Drive is an unimproved street with a
low ADT count, It appears that high ADT counts associated with
tourist-serving uses would not be accepted as readily that of
residential development with a lower ADT count. In addition, a
comment from the Engineering Department in the April 20, 1990 letter stated that the site may have sight distance problems. With
these facts, it seems that a residential use would be more sensible
than a tourist serving use.
2386 Faraday. Suita 120 . Certsbed . CA92W8 . [619]438-1465
Given the surrounding land uses, a RM designation is most compatible. The property is currently bounded by General Plan designations of RC, OS (Open Space), RLM (Residential Low Density)
and RM. Since the property adjacent to the east has a General Plan
designation of RM, this creates the potential for future product types which could be similar. Adams Street separates the Laguna Point property from the RLM property to the north. Due to
topographic constraints, access for future development for the RLM property would not likely be taken from Adams Street thereby not creating a nexus of compatibility with the Laguna Point property.
The property to the west currently has a single family house which
- has been converted into a restaurant. The proposed GPA would not
significantly affect the restaurant site.
Finally, with a General Plan designation of RM as opposed to RC,
the lagoon water frontage can be preserved for passive recreational uses such as walking/bicycling trails and general beach relaxation for the local residents rather than boat launching facilities for
those outside the neighborhood.
Due tothe surrounding conditions, the Laguna Point property should
be utilized with a use which has low ADT counts, which is not
disruptive to the neighborhood, and will preserve the quiet nature of the lagoon. With the conditions as they exist, we feel that a
change in the land use designation from RC to RM is justifiable as
presented.
If you have any questions or would like to discuss any issues regarding the proposal, please feel free to contact me.
Thank You.
Sincerely,
Stan Weiler
cc. Mike Grim
Steve Brendle