HomeMy WebLinkAboutLCPA 90-08; Carlsbad Ranch Specific Plan; Local Coastal Program Amendment (LCPA) (14)-
TO: COMMISSIONERS AND INTERESTED PERSONS
FROM: CHARLES DAMM, SOUTH COAST DISTRICT DIRECTOR DEBORAH N. LEE, ASSISTANT DISTRICT DIRECTOR, SAN DIEGO AREA OFFICE BILL PONDER, COASTAL PLANNER, SAN DIEGO AREA OFFICE
SUBJECT: STAFF RECOMMENDATION ON MAJOR AMENDMENT 2-93 TO THE CITY OF CARLSBAD LOCAL COASTAL PROGRAM-MELLO I1 LCP: (For Public Hearing and Possible Action at the Meeting of November 16-19, 1993)
SYNOPSIS
BACKGROUND
The Carlsbad Local Coastal Program consists of six geographic segments. Pursuant to Sections 30170(f) and 30171 of the Public Resources Code, the Coastal Commission prepared and approved two portions of the LCP, the Mello I and I1 segments in 1980 and 1981, respectively. However, the City of Carlsbad found several provisions of the Mello I and I1 segments unacceptable and
declined to adopt the LCP implementing ordinances for the LCP. In October,
1985, the Commission approved major amendments, related to steep slope protection and agricultural preservation, to the Mello I and I1 segments,
which resolved the major differences between the City and the Coastal
Commission. The City then adopted the Mello I and I1 segments and began
working toward certification of all segments of its local coastal program.
Since the 1985 action, the Commission has approved several major amendments to
the City 07 Carlsbad LCP. The subject amendment request involves property
which lies within the Mello I1 segment of the City's LCP.
SUMMARY OF AMENDMENT REOUES T/BACKGROUND
The proposed amendment modifies the certified land use and implementation
plans for the Mello I1 segment regarding 35 properties bounded by Chinquapin
Avenue, Garfield Street, the A.T.& S.F. railroad and the north shore of Agua
Hedionda Lagoon. Specifically, the amendment proposes a change in land use
designation and zoning for certain properties within the subject area from-
Residential Medium High (RMH, 8-15 dU/ac) to Residential Medium (RM, 4-8 du/ac) and rezonings for certain properties within the subject area from RD-M (residential density multiple zone) and R-1 (single family zoning) to R-2 (duplex zoning); RD-M zoning would remain on certain properties.
The proposed amendment also modifies the Carlsbad Ranch Specific Plan, a
combined Land Use Plan and Implementation Plan element of the certified Mello
I1 LCP. The 423.5 acre site is located on the north side of Palomar Airport Road, south of the future extension of Cannon Road, and east of Paseo Del Norte and is known as the "Carlsbad Ranch". The City proposes to amend the
r_ /-
City of Carlsuad LCPA 2-93 Page 2
Specific Plan to: 1) change the land use for a portion of the Specific Plan area (office use to vocational school campus), change parcel size and configuration within the Specific Plan, and change the road alignment of the main road serving the Specific Plan area.
SUMMARY OF STAFF RECOMMENDATION
Staff recommends approval of the proposed amendment as submitted. The
ADDroDri ate resolutions and motions may be found on Paaes 4-5 .
33 1n mnmn in nP 6 n
findinas for certification of the cornDanion imDlementation plan amendment
$eain on Paae 11. Findinas for apDrova1 of the Carlsbad Ranch Soec ific Plan
land use D lan amendment bea in on Paae 8 a nd findinas for certification of the companion imlementation olan amendment bea in on Page 13.
Findinas for
ADDITIONAL INFORMATION
Further information on the City of Carlsbad LCP amendment may be obtained from
Bill Ponder, at (619) 521-8036.
.
Ci ty of Carl sbac- -CPA 2-93 Page 3
PART I. OVERVIEW
A. Local Coast& 1 Proqram Historv-All Sea ments.
The City of Carlsbad Local Coastal Program (LCP) consists of six geographic segments: 1,100 acres; the Carlsbad Mello I LCP segment with 2,000 acres; the Carlsbad Mello I1 LCP segment which includes approximately 5,300 acres; the West
Batiquitos Lagoon/Sammis Properties LCP segment with 200 acres; the East Batiqui tos LagoonjHunt Properties LCP segment with 1,000 acres and the Vi 1 lage Area Redevelopment segment with approximately 100 acres.
Pursuant to Public Resources Code Sections 30170(f) and 30171, the Coastal Commission was required to prepare and approve an LCP for identified portions of the City. to as the Mello I and Mello I1 segments. The Mello I and Mello I1 LCP segments were approved by the Coastal Commission in September 1980 and June
1981, respectively. the City and approved by the Coastal Commission on July 1, 1982.
the Agua Hedionda Lagoon LCP segment comprised of approximately
This resulted in the two Carlsbad LCP segments commonly referred
The Agua Hedionda segment Land Use Plan was prepared by
The Mello I, Mello I1 and Agua Hedionda segments of the Carlsbad LCP cover the majority of the City's coastal zone. They are also the segments of the LCP which involve the greatest number of coastal resource issues and have been the
subject of the most controversy over the past years.
involved in the review of the land use plans of these segments were
preservation of agricultural lands, protection of steep-sloping hillsides and
wetland habitats and the provision of adequate visitor-serving facilities.
Preservation of the scenic resources of the area was another issue raised in the review of these land use plans. As mentioned, the City had found the
policies of the certified Mello I and I1 segments regarding preservation of
agriculture and steep-sloping hillsides to be unacceptable. The City therefore did not apply these provisions in the review of local projects.
Among those issues
In the summer of 1985, the City submitted two amendment requests to the
Commission and, in October of 1985, the Commission certified amendments 1-85
and 2-85 to the Mello I and Mello I1 segments, respectively. These (major)
amendments to the LCP involved changes to the agricultural preservation, steep slope protection and housing policies of the Mello I and I1 segments of the
LCP. After certification of these amendments, the City adopted the Mello I
and I1 LCP segments.
The West Batiqui tos Lagoon/Sammi s Properties segment and the East Batiquitos/Hunt Properties segment were certified in 1985. These LCP amendments paved the way for two large projects comprising the majority of each segment: the Batiquitos Lagoon Educational Park-Sammi s project within the West Batiquitos segment and the Pacific Rim Master Plan (now known as the Aviara Master Plan) within the East Batiquitos segment.
The plan area of the Village Area Redevelopment segment was formerly part of
the Mello I1 segment of the LCP. In August of 1984, the Commission approved
the segmentation of this 100-acre area from the remainder of the Mello I1 LCP
City Of Carlsbacl LCPA 2-93 Page 4
segment and, at the same time, approved the submitted land use plan for the
area. In March of 1988, the Commission approved the Implementation Program for the Village Area Redevelopment segment of the LCP. post-certi fi cation maps occurred in December and the City assumed permit
authority for this LCP segment on December 14, 1988.
In addition to the review process for the six LCP segments mentioned, the City has also submitted at various times, packages of land use plan amendments to the certified LUP segments, including this segment, in an effort to resolve
existing inconsistencies between the City's General Plan, Zoning Maps and the Local Coastal Program. After all such inconsistencies are resolved, the City
plans to submit, for the Commission's review, the various ordinances and post-certification maps for implementation of the LCP. At that time, or perhaps earlier, the City should also prepare and submit a single LCP document
that incorporates all of the LCP segments as certified by the Commission and any subsequent LCP amendments. After review and approval of these documents
by the Commission, the City would gain "effective certification".
A review of the
B. STANDARD OF REVIEW
The standard of review for land use plans, or their amendments, is found in
Section 30512 of the Coastal Act. This section requires the Commission to certify an LUP or LUP amendment if it finds that it meets the requirements of
Chapter 3 of the Coastal Act. Specifically, it states:
Sect ion 305 12
(c) The Commission shall certify a land use plan, or any amendments thereto, if it finds that a land use plan meets the requirements of, and is in conformity with, the policies of Chapter 3 (commencing with Section 30200). Except as provided in paragraph (1) of subdivision (a), a decision to certify shall require a majority vote of the appointed membership of the Commission.
Pursuant to Section 30513 of the Coastal Act, the Commission may only reject
zoning ordinances or other implementing actions, as well as their amendments,
on the grounds that they do not conform with, or are inadequate to carry out,
the provisions of the certified land use plan. The Commission shall- take action by a majority vote of the Commissioners present.
C. PUBLIC PARTICIPATION
The City has held Planning Commission and City Counci 1 meeti ngs with regard to
the subject amendment request.
to the public.
known interested parties.
All of those local hearings were duly noticed
Notice of the subject amendment has been distributed to all
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City of Carl sbad LCPA 2-93
Page 5
A. RESOLUT ION 1 (Resolution to certify the City of Carlsbad Mello II/Beach
Area and Carlsbad Ranch Land Use Plan Amendment 2-93, as submitted)
I move that the Commission certify the Mello II/Beach Area and Carlsbad
Ranch Land Use Plan Amendment 2-93, as submitted.
Staff R ecommenda t i on
Staff recommends a YES vote and the adoption of the following resolution
and findings. Commissioners is needed to pass the motion. An affirmative vote by the majority of the appointed
Resolution I
The Commission hereby certifies the amendment request to the City of bel ow Carlsbad Mello I1 LCP Land Use Plan and adoots t he findinas stated
on the grounds that the land use plan, as amended, meets the requirements
of and conforms with the policies of Chapter 3 (commencing with Section
30200) of the California Coastal Act to the extent necessary to achieve the basic state goals specified in Section 30001.5 of the Coastal Act; the land use plan, as amended, will contain a specific access component as required by Section 30500 of the Coastal Act; the land use plan, as
amended, will be consistent with applicable decisions of the Commission that shall guide local government actions pursuant to Section 30625(c); and certification of the land use plan amendment meets the requirements of Section 21080.5(d)(2)(i) of the California Environmental Quality Act, as there would be no feasible measures or feasible alternatives which would substantially lessen significant adverse impacts on the environment.
B. RESOLU TION I1 (Resolution to certify the City of Carlsbad Mello 111
Beach Area and Carlsbad Ranch Implementation Plan Amendment, 2-93, as submitted)
I move that the Commission reject the Mello II/Beach Area and Carlsbad Ranch Implementation Plan Amendment 2-93, as submitted.
Staff Reco mmendati on
Staff recommends a and findings.
present is needed to pass the motion.
vote and the adoption of the following resolution An affirmative vote by the majority of the Commissioners
Resolution 11
City of Carlstldd LCPA 2-93 Page 6
The Commission hereby certifier the amendment request to the City of
Carlsbad Mello I1 LCP Implementation Plan and adoats the findings stated below on the grounds that the amendment will meet the requirements of and conform with, the provisions of the certified land use plan. feasible measures or feasible alternatives which would substantially
lessen significant adverse impacts on the environment.
There are no
PART 111. FINDINGS FOR CERTIFICATION OF THE CITY OF CARLSBAD LAND USE PLAN AMENDMENT 2-93. AS SUBMITTED
A. AMFNDMENT DESCRIPTION
The amendment request includes two elements, both of which propose land use
plan revisions. First, the proposed Land Use Plan (LUP) amendment would allow
the change in land use designation of certain properties within a 35 property area from Residential Medium High (RMH, 8-15 du/ac) to Residential Medium (RM,
4-8 du/ac).
medium-high density residential use and permitted uses and development standards are designated as those found in the RD-M zone. The subject amendment is in response to a directed land use study by the City of Carlsbad to address neighborhood compatibility issues which surfaced during the North Beach Planning and Traffic Study of 1987. Potential land uses or residential
densities are not being intensified or increased by the proposal.
The Mello I1 LCP currently identifies the subject area for
The proposed amendment also modifies the Carlsbad Ranch Specific Plan, a
combined Land Use Plan and Implementation Plan element of the certified Mello
I1 LCP. The City proposes to amend the Specific Platl to: change the land use for a portion of the Specific Plan area (office use to vocational school campus), change parcel size and configuration within the Specific Plan area, and change the road alignment of the main road serving the Specific Plan area.
B. CON FORMANCE WITH SECTION 3000 1.5 OF THE COASTAL ACT
The Commission finds, pursuant to Section 30512.2b of the Coastal Act, that
the land use plan amendment, as set forth in the resolution for certification
as submitted, is consistent with the policies and requirements of Chapter 3 of
the Coastal Act to the extent necessary to achieve the basic state goals specified in Section 30001.5 of the Coastal Act which states:
The Legislature further finds and declares that the basic goals of
the state for the coastal zone are to:
a) Protect, maintain and, where feasible, enhance and restore the overall quality of the coastal zone environment and its natural and manmade resources.
b) Assure orderly, balanced utilization and conservation of coastal
zone resources taking into account the social and economical needs of the
people of the state.
2. -
City of Carlsbad -,PA 2-93 Page 7
C) Maximize public access to and along the coast and maximize public recreational opportunities in the coastal zone cons! stent with sound resource conservation principles and constitutionally protected rights of private property owners.
development over other developments on the coast. d) Assure priority for coastal-dependent and coastal-related
e) Encourage state and local initiatives and cooperation in
preparing procedures to implement coordinated planning and development for
mutually beneficial uses, including educational uses, in the coastal zone.
c. CHAPTER 3 CO NS I ST ENCY
1. BEACH AREA
a) New DeveloDment. Section 30250(a) of the Act states, in part:
otherwise provided in this division, shall be located within, contiguous
with, or in close proximity to, existing developed areas able to
accommodate it or, where such areas are not able to accommodate it, in
other areas with adequate public services and where it will not have a
significant adverse effects, either individually or cumulatively, on coastal resources.
(a) New residential, commercial , or industrial development, except as
In addition, Section 30251 of the Act states:
The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance vi sual quality in vi sual ly degraded areas.. . .
Permitted development
The proposed LUP amendment would allow the land use designation of selected
lots within an area comprising 35 lots to be changed from Residential Medium High (RMH; 8-15 du/ac) to Residential Medium (RM, 4-8 du/ac). The certified Mello I1 LCP deslgnates this area as RMH with a corresponding RD-M zoning classification.
The properties are bounded by Chinquapin Avenue, Garfield Street, the A.T.& S.F. railroad and the north shore of Agua Hedionda Lagoon in the Beach Area
Overlay Zone. This area has primarily smaller single family and duplex developments with several large lots that are either vacant or could be redeveloped. family and mu1 ti-fami ly zoning. use designations and zming with some single family R-1 lots having a high density RH (Residential High) or RMH (Residential-Medium High) general plan designation.
Existing zoning for this area is a non-compatible mix of single A1 so there are inconsistencies between land
Eased on the above, the City found the development of these lots
City of Carlsoad LCPA 2-93 Page 8
cou
Sec
d significantly change neighborhood character.
ion 30251 of the Coastal Act provides that new development be compatible
with the character of the surrounding community. The proposed amendment is to clean-up inconsistencies between existing land use designations and zoning that could result in land use compatibility and neighborhood character issues
as vacant properties develop and other properties redevelop within the subject
area. designation and introduce the Residential Medium designation on certain lots.
The amendment would retain the exi sting Resi denti a1 Medi um High
Comparing potential units under existing land use designations (94-132) to potential units under the City's amendment (70-103 units) indicates the
proposed amendment would lower the maximum potential units under a buildout scenario. Thus, the amendment would not intensify the use of the subject area with resulting adverse impacts to community character. In addition, the amendment should result in reduced traffic and less of a burden on public
services. This is an established urban neighorhood so no impacts to coastal
resources would result from the amendment. Based on the above, the Commission
finds the proposed land use plan redesignation can go forward as it can be
found consistent with Sections 30250 and 30251 of the Coastal Act.
2. CARLSBAD RANCH SPECIFIC PLAN.
a) Land Resources/Acjriculture. Section 30242 of the Coastal Act states:
All other lands suitable for agricultural use shall not be converted to nonagricultural uses unless (1) continued or renewed agricultural use is not feasible, or (2) such conversion would preserve prime agricultural land or concentrate development consistent with Section 30250. Any such permitted conversion shall be compatible with continued agricultural use on surroundi ng 1 ands .
.
Section 30251 of the Act states in part:
The scenic and visual qualities of coastal areas shall be considered
and protected as a resource of public importance.
shall be sited and designed to protect views to and along the ocean and
scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas.. . .
Permitted development
In addition, Section 30252 of the Act states, in part:
The location and amount of new development should maintain and
enhance public access to the coast by (1) facilitating the provisfon or
extension of transit service, [and] (2) providing commercial facilities
within or adjoining residential development or in other areas that will minimize the use of coastal access roads ....
Finally, Section 30231 of the Act states:
City of Carl sbad LPA 2-93 Page 9
The biological productivity and the quality of coastal
waters, streams, wetlands, estuaries, and lakes appropriate to maintain optimum populations of marine organisms and for the protection of human
heal th shall be maintained and, where feasible, restored through, among
other means, minimizing adverse effects of waste water discharges and
entrainment, controlling runoff, preventing depletion of ground water
supplies and substantial interference with surface water flow, encouraging waste water reclamation, maintaining natural vegetation buffer areas that protect riparian habitats, and minimizing a1 teration of natural streams.
The proposed amendment also modifies the Carlsbad Ranch Specific Plan, a combined Land Use Plan and Implementation Plan element of the certified Mello
I1 LCP. The 423.5 acre site is located on the north side of Palomar Airport
Road, south of the future extension of Cannon Road, and east of Paseo Del Norte and is known as the "Carlsbad Ranch". The City proposes to amend the
Specific Plan to: change the land use for a portion of the Specific Plan area
(office use to vocational school campus), change parcel size and configuration within the Specific Plan, and change the road alignment of the main road serving the Specific Plan area.
The Carlsbad Ranch Specific Plan proposes to develop 92.6 acres in office,
research and development, retail, and hotel uses; 24.5 acres for a driving
range and putting green, and retain 306.4 acres for agriculture. would result in approximately 1,450,000 sq. ft. of office, research and development uses, 220,000 sq. ft. of retail uses, and a 280 room hotel. The Vocational School land use alternative would replace 340,000 sq. ft. of office, research and development with a vocational school and campus.
Development
The vocational school alternative would replace the office, research and
development uses on Parcels 1 and 2 of the' 17 parcel Carlsbad Ranch s other parcels approved would be developed as approved in the Carlsbad Specific Plan. The vocational school would serve a population of approximately 650 students, some of which would be housed in a 65,000 dormi tory. The campus structures would include a 1 aboratory bui 1 di ng sq. ft.), a printing and warehouse building (50,000 sq. ft.), a diningirecreation facility (10,000 sq. ft.), and a building complex w
60,000 sq. ft. for classrooms.
te. All
Ranch
sq. ft.
( 45,000
th
On June 10, 1993, the Commission certified the Carlsbad Ranch Specific Plan
with suggested modifications which included making portions of the property
subject to the agricultural conversion mitigation policies of the certified
Mello 11 LCP. Under these policies, agricultural lands on-site can be
converted to urban uses subject to payment of an agricultural mitigation fee.
The fee is used to promote the preservation of agriculture in Carlsbad as well promote public access and conservation. Previously, the site was recognized
under the LCP as subject to the "mixed use" option, where the LUP allowed
urban conversion of a total of 92.6 acres of the overall 423 acres with a requirement that such conversion be done subject to a master plan, in this
case, the Carlsbad Ranch Specific Plan.
approach is that by allowing conversion and development of a portion of the
The rationale for the mixed use
Ci ty of Carl sbad LCPA 2-93
Page 10
property, a supplemental income can be provided which may relieve development
pressures and allow for continued agricultural uses on the remainder of the site.
The amendment will allow a vocational school campus to replace office uses that were originally approved when the Specific Plan was reviewed by the
Commission in June 1993. configuration and northern road a1 i gnment of the main north/south roadway that was previously approved. The vocational school is proposed on one side of the road for safety reasons instead of being split by the roadway and connected by a grade separated structure. The road's intersection with Cannon Road will
also be moved slightly to the east which results in size and configuration
changes to some of the parcels.
The proposed amendment will also revise the parcel
The amended tentative map as approved by the City of Carlsbad reflects a total
of 92.6 acres of urban development, consistent with previous Commission
approvals regarding allowable developable area. Although the amendment
revises the previously approved tentative map, the City has indicated the
total acreage committed to urban development is the same as the acreage
previously identified in Commission actions and the total area retained in agricultural use also remains the same. The City has indicated the adjustments in parcel size and configuration will not result in additional encroachment onto agricultural lands beyond what was certified in the Specific Plan, and has found the total site acreage reserved for agriculture will remain unchanged. With these assurances, the Commission can find the proposed amendment wi 11 not adversely impact agricul ture on this site, consistent with
Section 30242 of the Coastal Act and the agricultural preservation policies of the certified Mello I1 LCP.
The Specific Plan EIR states visual impacts under this alternative would be
somewhat greater than the visual impacts associated with the office uses.
vocational school has a large structural complex covering most of Parcel 1,
where the office structures would cover only about one-third of Parcel 1 with
the remainder servi ng as 1 andscaped and parki ng areas. Landscapi ng would
provide some screening, but the roof tops would be that of a larger mass since
the structure is a single unit rather than a cluster of smaller units with
varied roof heights. consi dered si gni f i cant.
The
The EIR states the impacts are increased but not
Section 30251 of the Coastal Act provides that new development not degrade scenic resources.
impacts than the. previous office uses. However, the Specific Plan provides
development and design standards (height limits, setbacks, building design,
etc.) that new development must conform to and would further mitigate the vi sua1 impacts of future development. These provisions, along with the landscaping plan called for in the Specific Plan, should mitigate visual impacts so that the amendment would not result in significant visual impacts
when compared with the previous a1 ternative. Therefore, the Commi ssion finds
the proposed amendment can be found consistent with Section 30251 of the Coastal Act.
As noted, the proposed alternative would have more visual
4
City of Carl sbad LPA 2-93 Page 11
Section 30252 of the Coastal Act provides that new development not adversely impact public access including the public's ability to get to the shoreline, The vocational school a1 ternative would generate approximately 2,600 dai ly vehicular trips, where the office, research, and development uses would have generated about 6,800 daily vehicular trips, resulting in a daily trip reduction of about 38 percent under the proposed amendment. This reduction in
trips would result in slightly less congestion on Cannon Road, Palomar Airport
Road, and 1-5 ramps and an overall reduction in cumulative traffic impacts. Therefore, the amendment can be found consistent with Section 30252 of the
Coastal Act.
Section 30231 of the Coastal Act provides that new development not degrade
water quality. Since the vocational school would add more coverage by
impervious surfaces than the previously proposed office uses, the amount and
rate of runoff would be higher than that of the office uses. The Specific
Plan proposes three drainage basins, one for each watershed surrounding the
subject area. The Specific Plan proposes to construct and maintain permanent retention ponds which will have sufficient capacity to detain or hold back additional storm water, while releasing water at pre-development rates. The
EIR states the storm drain system would be adequate to handle the runoff from
the vocational school alternative. The Commission concurs and finds the proposed amendment conforms with Section 30231 of the Coastal Act. Therefore,
the Commission finds the subject amendment can be found consistent with all
appl i cab1 e Chapter 3 pol i ci es .
PART IV. FINDINGS FOR APPROVAL OF THE CITY OF CARLSBAD MELLO I1 IMPLEMENTATION PLAN AMENDMENT. 2-93. AS SUBMITTED.
A. MEN DMENT DESCRIPTION
The amendment request includes two elements, both of which propose impl ementation plan revisions. of Carlsbad LCP Implementation Program (IP) takes the form of the City's
Zoning Code.
certain properties within the subject area from RD-M (residential density
multiple zone) and R-1 (single family zoning) to R-2 (duplex zoning); RD-M
zoning would remain on certain properties.
impl ementati on program are proposed.
The proposed amendment also modifies the Carlsbad Ranch Specific Plan, a
combined Land Use Plan and Implementation Plan element of the certified Mello
I1 LCP. standards for-the alternative land use of a vocational school, change parcel
size and configuration within the Specific Plan, and change the road alignment
of the main road serving the Specific Plan area.
Regarding the "Beach Area" amendment, the City
The proposed IP amendment includes proposed rezonings for
No other changes to the
The Cjty prmaj to..amend the Specific Plan to adopt development
City of Carl-,dd LCPA 2-93 Page 12
6. FI NDINGS FOR CERTIFICATION
1. BEACH AREA
a> PurDose a nd Intent of the Ordinance. The purpose and intent of the
RD-M zone is to provide a means of development using the densities in the low-medium density through high medium density defined in the City's general
plan. permitted use in this zone, consistent with the density specified in the
general plan. The purpose and intent of the the R-2 zone is to provide a means of development for two residential units on one lot.
This zone would permit up to 15 du/ac. Multiple family dwellings are a
b> Major Provisions of the Ordinance. The minimum lot size in the R-2
zone is 7,500 sq. ft. with the minimum lot area per dwelling unit not less
than 2,500 sq. ft. provided that for lots having 6,000 sq. ft. of area or
more, the minimum lot area per dwelling unit is not less than 3,000 sq. ft..
Development standards in the R-2 zone include a 20 foot front yard setback, no more than 50% lot coverage, and a 35 foot height limit.
Regarding the RD-M zone, the minimum lot size is 7,500 sq. ft. for lots
classified as low-medium density and 10,000 sq. ft. for lots classified as medium density though high density. Development standards include a 50% lot coverage standard for low-medium density and 60% standard for medium density through high density. Twenty foot front yard setbacks are required in the
RD-M zone and a 35 foot height limit.
Adeauacv o f Ordinance to ImDlement the Certified LU P.
review for an implementation plan amendment is its conformity with, and ability to carry out, the certified land use plan. area is designated Residential Medium Density/RMH (8-15 du/ac) in the certified LUP. properties. remaining properties in the subject area.
properties to R-2 is fully consistent with and will implement both the ex1 sti ng and proposed 1 and use designations. The remaining properties wi thin
the subject area will retain the existing RD-M zone certified in the Mello I1
LCP implementing ordinances. mi nimum of 7,500 square feet. may ultimately develop as opposed to a mixture of high density multi-family projects adjacent to single fami ly residences.
The proposed R-2 zone represents a slight downsizing of the subject area and
is a product type control.
by its existing and proposed designations shows that the DroDosed scenario
c> The standard of
In this case, the subject
The subject area would retain this designation on selected
The proposed rezone of selected The amendment also proposes Residential Medium (4-8 du/ac> on the
Two units would be allowed on lots with a Therefore, a dupl ex or twin home neighborhood
As noted, multiplying each lot in the subject area
could yield a theoretical maximum o
could yield approximately 94-132 un
represent an intensification of the
area.
The City proposes two exceptions to Chinquapin would have most of the s
.. 70-103 units while the existing scenario ts maximum. Thus, the proposal does not
residential land uses in the subject
the R-2 zoning. ngle family islands eliminated and First, the south side of
City of Carlsbad LCPA 2-93 Page 13
replaced with RD-M zoning. As noted, general plan land use designations have been reduced from RH to RMH to allow more appropriate densities given average
lot sizes and adjacent uses. The two eastern lots on the south side of
Chinquapin are proposed for R-Z/RM designations. these lots is reflective of property owner input and the goals of reducing
development impacts to this area. The second exception is the existing 10
unit condominium project at the southeastern end of Olive Avenue.
maintaining its existing designations, this lot will not become any more
non-conforming under current codes.
The reduced densities for
By
The Commission finds that the amendment wi 11 provide consi stency between land use designation and zoning for each lot within the subject area. designations are an equitable solution to the neighborhood compatibility concerns that exist within the subject area. Therefore, given that the proposed zoning designation i s consistent with the exi sting and proposed LUP designations approved above and the proposed amendment contains a sufficient level of detail and specificity, the Commission finds the subject amendment to the implementation program is consistent with and adequate to carry out the policies of the certified LUP.
The proposed
2. CARLSBAD RANCH SPECIFIC PLAN
a) PurDose a nd Intent of the Ordinance. The purpose and intent of 'the Specific Plan is to define the distribution and location of land use, infrastructure, development standards, and implementation measures for 92.6 acres of Carlsbad Ranch, with the remaining acreage to be left in agriculture
and open space.
b) hior Provisions of the Ordinance. The Specific Plan provides development and design standards for the site. The Specific Plan is divided
into 17 lots with development standards and design guidelines separated into
the following areas: (1) Office, Corporate Headquarters and Research and
Development Parcels, (2) Village Center, (3) Paseo Center, (4) Open Space
Areas, and (5) Non-Residential Reserve.
c) Adeauacv o f Ordinance to ImDlement the Certified LUP. The standard of review for LCP implementation submittals or amendments is their consistency with and ability to carry out the provisions of the certified LUP. concept underlying the Specific Plan is to concentrate urban uses within a
limited area so that the majority of the site can continue to be used for
agricultural use, which is the theme endorsed by the certified Mello I1 LCP:
In the case of the subject LCP amendment, the Specific Plan serves as both the
certified LUP and Implementation Program for the 423 acre Carlsbad Ranch site.
The
The amendment ts WeeQWry to accomdate the proposed change from office uses on a portion of the Catlobad Ranch site to a vocational sch-1. Although the ' Carlsbad Rancb Specifie.Plan includes the vocattonat School as an alternative
land use to the ortginslly proposed office uses on a portion of the site, the proposed change represents a change in land use and development standards, which triggers the Comission's major amendment review.
findings in the land use plan section of this report, the Commission found the
In its previous
City of Carlsuad LCPA 2-93
Page 14
proposed amendment could be found consistent with Chapter 3 poi i ci es.
The specific design guidelines and development standards of the proposed vocational school use are also specified in the Specific Plan. These standards are identical to those standards associated with the formerly
proposed office uses except for the parking standard (i.e., the vocational school must provide 1 parking space per employee plus 1 space for each 3 students while the parking standard for office use is 1 space for 250 sq. ft. of gross floor area). Other development standards include a minimum 50 foot
building setback from agricultural areas, landscaped setbacks from roads and buildings, and one tree for every four parking spaces in parking lots, etc. Regarding building height, the maximum height of structures shall not exceed
35 feet or three levels, although additional building height may be permitted
to a maximum of 45 feet provided the building does not exceed three levels and
setbacks are increased to further mitigate the visual impact of the added
structural height and bulk. Therefore, because the implementation plan revisions would implement the policies of the land use plan with respect to
preserving agri cui tural resources, scenic qual i ty, pub1 i c access , etc., the
revisions are consistent with and adequate to implement the certified LUP, as
amended herei n.
PART V. CONS ISTENCY WITH THE CALIFORNIA ENVIRONMENTAL OUALITY ACT (CEOA)
Section 21080.5 of the California Environmental Quality Act (CEQA) exempts local government from the requirement of preparing an environmental impact
report (EIR) in connection with its local coastal program. Instead, the CEQA responsi bi 1 i ties are assigned to the Coastal Commission and the Commission's LCP review and approval program has been found by the Resources Agency to be
functionally equivalent to the EIR process. Thus, under CEQA Section 21080.5,
the Commission is relieved of the responsibility to prepare an EIR for each
LCP .
Nevertheless, the Commission is required in an LCP submittal or, as in this
case, an LCP amendment submittal, to find that the LCP, or LCP, as amended, does conform with CEQA provisions. The Beach Area land use plan and zoning
amendments to the Mello I1 segment of the City's LCP provides for reduced densities and more compatible uses. The amendment would not result in adverse impacts to coastal resources or public access. Similarly, the amendment to
the Carlsbad Ranch Specific Plan, also within the Mello I1 plan area, will not result in any significant adverse impacts to coastal resources and can be
found consistent with Chapter 3 Coastal Act policies. Specifically, the
proposed revisions to the subdivision design would not result in a loss of
agricultural lands to urban uses. Additionally, visual impacts from
surrounding areas and downstream impacts to lagoon watersheds from runoff associated with the vocational school a1 ternative would be mi tigated by existing provisions of the Specific Plan. Further, the land use plan policies
and implementation provisions in the Mello I1 LCP would mitigate the impact of
new development in these areas below a level of significance.
Finally, the individual projects to which the new LCP policies would apply
City of Carl sbad LPA 2-93
Page 15
will require a coastal development permit. The specific impacts associated with these projects would be assessed through the environmental review process; and, its compliance with CEQA will be assured. Therefore, the Commission finds that no significant, unmitigable environmental impacts under the meaning of CEQA will result from the approval of the proposed amendment.
1 'I I 2
ZONE.
CASE NAME: BEACH AREA LAND USE STUDY
CASE NO: LCPA 92-02
9
10
11
12
13
General Plan, and Zoning designations for properties in the Coastal Zone be in
I
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....
20
21
22
23
24
25
26
27
28
L
EXHIBITNO. I
@AM3 Keso
APPLJCATION NO.
.e~cc~py, LJ.
I 1 PLANNING COMMISSION RESOLUnON NO. 3442
I
conformance;
WHEREAS, a verified application for an amendment to the Local Coastal
Program designations for certain property located, as shown on Exhibits "A" - "C', dated
February 3, 1993, attached and incorporated herein, has been filed with the Planning
Commission; and !
WHEREAS, said veritied application constitutes a request for amendment
as provided in Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did on the 3rd day of Febmary, 1993,
hold a duly noticed public hearing as prescribed by law to consider the proposed Local
Cod Program Amendments shown on Exhibits "A" - "C", and;
WHEREAS, at said public hearing, upon heahg and considering all
testimony and arguments, if any, of all persons desiring to be heard, said Commission
considered all factors relating to the Local Coastal Program hendment. I
Figure 13
PA RC E LIZATION-Vocational CampudExpanded R&D Option
Parcel Off Ice1 R & D Retail Other
#l #2 #3 #4 #5 #6 t7 #7A
#9 #10 Road" A"
Sub Total #11 #12 #13-17
#a
10.1 7.7 4.2
, 4.4 4.4 9.6 6.1 2.3 12.2 15.2 10.7 5.7
92.6 24.5 39.1 267.3
Sub Totai 330.9
Campus Campus 135,000 1 35,000 135,000 325,000 170,000-1 40,000 0-30,000 105.000-1 35,000 0-30,000 60,000 20,000 21 0,000 150,000 140,000
Golf Range Agriculture Agriculture
Total 423.5 1,155,000 s.f. 160,000 s.f. 21 0,000 s.f.
DRAFT 30 July, 1993
Parcel Section
Parcel Plan
Figure 27
ILLUSTRATIVE PLAN: VOCATIONAL CAMPUS OPTION
72 December, 1992
RMSED FOR CONFORMIM
10 TENIAIM MAP
i n
SUIf 1- . .m-
TLNTAllM MAP AS APPROVED BY PLANNING COMMISSION
AN0 Clpl COUNCIL
JUNE 17, 1993-