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HomeMy WebLinkAboutLCPA 92-02; Beach Area Land Use Study; Local Coastal Program Amendment (LCPA) (7)- L- U *. ' STATE OF CALIFORNIA-THE RESOURCES AGENC; CALIFORNIA COASTAL COMMISSION SAN DIEGO COAST AREA 31 11 CAMINO DEL RIO NORTH, SUITE 200 SAN DIEGO, CA 92108-1725 (619) 521-8036 October 29, 1993 .*, 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. 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 of Carlsbad LCP. The subject amendment request involves property which lies within the Mello I1 segment of the City's LCP. In October, SUMMARY OF AMENDMENT REOUEST/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-t4 (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 City of Carlsbab ,CPA 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 1 ropri f n nP e 4- . Fin in f r approval of the Beach Area land use plan amendment bea in on Page 6 a nd findinas for certification of the cornDanion imolementation Dlan amendment begin on Paae 11. Findinas for approval of the Carlsbad Ranch Spec ific Plan n lan amendmen n findin f r r ifi *n f h cornDanion implementation plan amendment beain on Paae 13. Further information on the City of Carlsbad LCP amendment may be obtained from Bill Ponder, at (619) 521-8036. City of Car Page 3 PART I. OVERVIEW A. Local Coasta 1 Program Historv-All Seclments - Sbb, LCPA 2-93 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 Batiqui tos Lagoon/Sammi s Properties LCP segment with 200 acres; the East Batiquitos Lagoon/Hunt Properties LCP segment with 1,000 acres and the Village Area Redevelopment segment with approximately 100 acres. the Agua Hedionda Lagoon LCP segment compri sed of approximately 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. This resulted in the two Carlsbad LCP segments commonly referred 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 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. Among those issues involved in the review of the land use plans of these segments were preservation of agri cul tural 1 ands , protection of steep-slopi ng hi 11 si des and wet1 and habi tats and the provi sion of adequate vi si tor-servi ng faci 1 i ti es . 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 agri cul ture and steep-s 1 oping hi 11 si des to be unacceptabl e. therefore did not apply these provisions in the review of local projects. The Ci ty 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 Batiquitos Lagoon/Sammis Properties segment and the East Batiquitos/Hunt Properties segment were certified in 1985. amendments paved the way for two large projects comprising the majority of each segment: the Batiquitos Lagoon Educational Park-Sammis project within the West Batiquitos segment and the Pacific Rim Master Plan (now known as the Avi ara Master P1 an) within the East Batiqui tos segment. These LCP 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 Ci ty of Carl sbah 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-certification maps occurred in December and the City assumed permit authority for this LCP segment on December 14, 1988. A review of the 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". B. STANDARD OF REVIEW The standard of review for land use plans, or their amendments, is found in Section 30512 of the Coastal Act. certify an LUP or LUP amendment if it finds that it meets the requirements of Chapter 3 of the Coastal Act. Specifically, it states: This section requires the Commission to 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 Commi ssion and City Counci 1 meeti ngs with regard to the subject amendment request. to the public. known i nterested parties. All of those local hearings were duly noticed Notice of the subject amendment has been distributed to all . City of Carls,,d LCPA 2-93 Page 5 PART 11. LOCAL COASTAL PROGRAM SUBMITTAL - RESOLUTIONS A. RESOLU TION I (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 Recommendation 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 Carlsbad Mello I1 LCP Land Use Plan and adoDts the findings stated below 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 CaJifornia 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. 6. RESOLUTION I1 (Resolution to certify the City of Carlsbad Mello 111 Beach Area and Carlsbad Ranch Implementation Plan Amendment, 2-93, as submitted) WTION I1 I move that the Commission reject the Mello II/Beach Area and Carlsbad Ranch Implementation Plan Amendment 2-93, as submitted. Staff Recommendation Staff recommends a l!Q vote and the adoption of the following resolution and findings. An affirmative vote by the majority of the Commissioners present is needed to pass the motion. Resolution I1 Ci ty of Carl sbaa ,CPA 2-93 Page 6 The Commission hereby certifies the amendment request to the City of Carlsbad Mello I1 LCP Implementation Plan and adopts the findinas stated below on the grounds that the amendment will meet the requirements of and conform with, the provisions of the certified land use plan. There are no feasible measures or feasible alternatives which would substantially lessen significant adverse impacts on the environment. PART 111. FINDINGS FOR CERTIFICATION OF THE CITY OF CARLSBAD LAND USE PLAN AMENDMENT 2-93. AS SUBMITTED A. AMENDMENT 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 compati bi li ty issues which surfaced during the North Beach Planning and Traffic Study of 1987. Potential land uses or residential densities are not bei ng i ntensi fi ed 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 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 area, and change the road alignment of the main road serving the Specific Plan area. B. CO NFORMANCE 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. Assure orderly, balanced utilization and conservation of coastal zone resources taking into account the social and economical needs of the people of the state. b) City of CarlsL-.i LCPA 2-93 Page 7 c) Maximize public access to and along the coast and maximize public recreational opportunities in the coastal zone consistent with sound resource conservation principles and constitutionally protected rights of private property owners. ' d) Assure priority for coastal-dependent and coastal-related development over other developments on the coast. 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 N S I ST ENCY 1. BFACH AREA a) New DeveloDment. Section 30250(a) of the Act states, in part: (a) New residential, commercial, or industrial development, except- as 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. 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 vi sual ly 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 Me110 I1 LCP designates this area as RMH with a corresponding RD-M zoning cl ass i f i cat i on. 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. fami ly and mu1 ti-fami ly zoning. A1 so there are i nconsi stenci es between 1 and use designations and zoning 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 Based on the above, the City found the development of these lots City of Carl sbat LCPA 2-93 Page 8 could significantly change neighborhood character. Section 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. The amendment would retain the existing Residential Medium High designation and introduce the Residential Medium designation on certain lots. 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. 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. Based on the above, the Commission 2. CARLSBAD RANCH SPECIFIC PLAN. a) Land Resources/Aqriculture. 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 surrounding lands. Section 30251 of the Act states in part: The scenic and visual qua ities 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 minim ze 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 provision or extension of transit service, [andl (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 CarlsL-J LCPA 2-93 Page 9 The biological productivity and the quality of coastal waters, streams, wet1 ands , estuaries , and 1 akes appropriate to mai ntai n optimum populations of marine organisms and for the protection of human health 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 site. All Ranch 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 dormitory. The campus structures would include a laboratory building sq. ft.), a printing and warehouse building (50,000 sq. ft.), a dining/recreation facility (10,000 sq. ft.), and a building complex w 60,000 sq. ft. for classrooms. 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 mi ti gati on pol i ci es of the certified Mello I1 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 - City of Carlsbac.. dPA 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. The proposed amendment will also revise the parcel configuration and northern road alignment 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 amended tentative map as approved by the City of Carlsbad reflects a total of 92.6 acres of urban development, consistent with previous Commi ssion 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 agriculture on thi s 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 remai nder serving as 1 andscaped and parking areas. Landscaping 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. The EIR states the impacts are increased but not considered significant. The Section 30251 of the Coastal Act provides that new development not degrade scenic resources. As noted, the proposed alternative would have more visual 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 fur vi sual impacts of future development. These provisions, landscaping plan called for in the Specific Plan, should impacts so that the amendment would not result in signif when compared with the previous alternative. Therefore, the proposed amendment can be found consistent with Sect Coastal Act. her mi tigate the along with the mi tigate vi sual cant visual impacts the Commission finds on 30251 of the h -4 City of CarlsL- LCPA 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 daily 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. 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 addi tional storm water, while releasing water at pre-development rates. 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. Since the vocational school would add more coverage by The PART IV. FINDINGS FOR APPROVAL OF THE CITY OF CARLSBAD MELLO I1 IMPLEMENTATION PLAN AMENDMENT. 2-93. AS SUBMITTED. A. AMENDMENT DESCRIPTION The amendment request includes two elements, both of which propose imp1 ementation plan revi sions. Regard! ng the "Beach Area" amendment , the Ci ty 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. implementation 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. The proposed IP amendment includes proposed rezonings for No other changes to the The City proposes to amend the Specific Plan to adopt development Ci ty of Carl sbau LCPA 2-93 Page 12 B. FINDINGS FOR CERTIFICATION 1. BEACH AREA a) Purpose a nd Intent of the Ordinan=. 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. c) Adeauacv o f Ordinance to Implement the Certified LUP. 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 DensityIRMH (8-15 du/ac) in the certified LUP. The subject area would retain this designation on selected properties. remaining properties in the subject area. The proposed rezone of selected properties to R-2 is fully consistent with and will implement both the exi sting and proposed 1 and use designations. The remaining properties within the subject area will retain the existing RD-M.zone certified in the Mello I1 LCP implementing ordinances. minimum of 7,500 square feet. may ultimately develop as opposed to a mixture of high density multi-family projects adjacent to single family residences. The standard of In this case, the subject The amendment a1 so proposes Residential Medi um (4-8 du/ac) on the Two units would be allowed on lots with a Therefore, a duplex or twin home neighborhood The proposed R-2 zone represents a slight downsizing of the subject area and is a product type control. by its existincl and Droposed designations shows that the proposed scenario As noted, multiplying each lot in the subject area cal maximum of 70-103 units while the existing scenario ely 94-132 units maximum. Thus, the proposal does not cation of the residential land uses in the subject could yield a theoret could yield approxima represent an i ntensi f area. The City proposes two Chinquapin would have exceptions to the R-2 zoning. First, the south side of most of the single family islands eliminated and City of Carlst-cl 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-2/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 will provide consistency between land use designation and zoning for each lot within the subject area. designations are an equitable solution to the neighborhood compati bi 1 i ty concerns that exist within the subject area. Therefore, given that the proposed zoning designation is consistent with the existing 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) Purpose and 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) Maior 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) Adequacy of Ordinance to ImPlement the Certified LUP. The standard of review for LCP imp1 ementation 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 II LCP. In the case of the subject LCP amendment, the Specific Plan serves as both the certified LUP and Imp1 ementation Program for the 423 acre Carl sbad Ranch site. The The amendment is necessary to accommodate the proposed change from office uses on a portion of the Carlsbad Ranch site to a vocational school. Although the Carlsbad Ranch Specific Plan includes the vocational school as an alternative land use to the originally proposed office uses on a portion of the site, the proposed change represents a change in land use and development standards, which triggers the Commission's major amendment review. In its previous findings in the land use plan section of this report, the Commission found the City of Carl sbaa XPA 2-93 Page 14 proposed amendment could be found consistent with Chapter 3 policies. 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 agricultural resources, scenic quality, public access, etc., the revisions are consistent with and adequate to implement the certified LUP, as amended herein. PART V. CO NSISTENCY 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. responsi bi 1 i ti es are assigned to the Coastal Commi ssion and the Commission' s LCP review and approval program has been found by the Resources Agency to be functionally equivalent to the EIR process. the Commission is relieved of the responsibility to prepare an EIR for each LCP . Instead, the CEQA Thus, under CEQA Section 21080.5, 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. Add! tional ly, vi sua1 impacts from surrounding areas and downstream impacts to lagoon watersheds from runoff associated with the vocational school alternative would be mitigated 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 Ci ty of Carl b-dd LCPA 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.