HomeMy WebLinkAboutPCD 98-01; Agua Hedionda Visitor/Nature Center; Planning Commission Determination (PCD)City of CARLSBAD Planning Deps
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: October 7, 1998
Application complete date: August 18, 1998
Project Planner: Christer Westman
Project Engineer: Mike Shirey
SUBJECT: SDP 98-15/CDP 98-59/HDP 98-16/PCD 98-01 - AGUA HEDIONDA
VISITOR/NATURE CENTER - A request for approval of a Mitigated Negative
Declaration, Mitigation Monitoring and Reporting Program, a Site Development
Plan, Coastal Development Permit, Hillside Development Permit and Planning
Commission Determination for the relocation of the 3,600 square foot Aviara
Information Center to the area known as Village "F" of the Kelly Ranch for use
by the Agua Hedionda Lagoon Foundation as a visitor/nature center near the
future intersection of Cannon Road and Faraday Avenue in Zone 8.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 4404
APPROVING a Mitigated Negative Declaration, and Mitigation Monitoring and Reporting
Program, and ADOPT Planning Commission Resolutions No. 4401, 4402, 4410 and 4403
APPROVING SDP 98-15, CDP 98-59, HDP 98-16, and PCD 98-01 based upon the findings
and subject to the conditions contained therein.
II. INTRODUCTION
The Building Ordinance of the Carlsbad Municipal Code (CMC 18.24.040) requires that the
Planning Commission review and approve structure relocations prior to the issuance of building
permits. In addition, the Kelly Ranch Master Plan requires the approval of a Site Development
Plan for this use within "Village F". As a site within the Coastal Zone, a Coastal Development
Permit is required. The project boundary is also within 100 feet of a wetland and is therefore
within the appeal area of the Coastal Zone.
III. PROJECT DESCRIPTION AND BACKGROUND
The proposed project involves the relocation of the existing 3,600 square foot Aviara Information
Center from Aviara Planning Area 23 to the area known as Village "F" of the Kelly Ranch.
Village "F" is part of a 244+ acre parcel which will be subdivided as part of CT 97-16. The area
of Village "F" is defined by the Cannon Road alignment and the area of lagoon dedication to the
California Department of Fish and Game. The structure was built in three modules with the
intent of being able to be relocated once its life as an information center for Aviara was
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55/l«P98-16/PCD 98-01 - AGUA HEDION§lf
complete. Aviara Planning Area 23 has been sold to a merchant builder, Brehm Communities,
with a stipulation that the information center be removed by December 31,1998.
The information center is being donated to the Agua Hedionda Lagoon Foundation for use as a
visitor and nature center. Improvements to the site will include placing the structure on a
permanent foundation, provision of sewer and water to the structure, and full paving and
landscape improvements surrounding the building.
The project is subject to:
• Kelly Ranch Master Plan (SDP)
• Zoning Ordinance: Chapter 21.06 (SDP)
• Local Coastal Program: Mello II (CDP)
• Hillside Ordinance (HDP)
• Local Facilities Management Plan: Zone 8
• Carlsbad Municipal Code, Chapter 18.24 (PCD)
IV. ANALYSIS
Kelly Ranch Master Plan
Currently the Kelly Ranch is undergoing review for the development of what the applicant has
called the "core area". The core area includes Village "F" which is being requested as the site for
the relocation. Development of the "village" requires issuance of a Site Development Plan
pursuant to Qualified Development Overlay Zone (21.06).
The proposed interpretive center is designated as an allowed use within the master plan. The
building siting is also consistent with the required building setbacks for Village "F" based on the
proposed configuration in CT 97-16. The building is set back 105 feet from Cannon Road.
Driveway and parking areas are 30 feet. At its closest point, the building has a 20 foot setback
from the top of the slope facing the lagoon. The proposed location does not conflict with the
area required for the construction of improvements for Cannon Road. The proposed project is
therefore suited to the site, surroundings and environmental settings and the site is adequate in
size and shape to accommodate the use.
Parking has been provided at an approximate ratio of one space for every 164 square feet of
building. This ratio exceeds the "office" requirement of one space per 250 square feet of
building and the "museum" ratio of one space per 500 square feet of building area. A
combination of the two ratios is appropriate in that there will be areas for museum displays as
well as office space within the structure.
The building is a single story and is below the maximum height limit of 35 feet. The
architectural style and detailing of the building is typical Spanish or Mediterranean. Landscaping
SDP 98-15/CDP 98-55/HW98-16/PCD 98-01 - AGUA
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has been designed with the intent of creating a smooth transition from the site to the natural areas
which surround it.
Local Coastal Program: Mello II
The Kelly Ranch Master Plan and tract map (CT 83-30) were approved in accordance with the
policies of the Mello II section of the Local Coastal Program. Those approvals included the
identification of areas of disturbance as well as the dedication of nearly 200 acres of lagoon
wetland as part of a mitigation package. The proposed area of disturbance for the Agua
Hedionda Visitor/Nature Center falls within and is less than that approved by the master plan
tract map.
A total of .05 acres of the disturbance are within slopes greater than 25%. There are 2.47 acres of
dual criteria slopes onsite. Avoidance of this area would preclude the ability to create adequate
access and circulation for school busses and therefore up to a 10% encroachment (.247 acres)
into the dual criteria slopes may be permitted. The project requires a .05 acre disturbance which
is approximately a 2% encroachment. Mitigation for the overall sage scrub disturbance will
consist of preservation of 2.05 acres of coastal sage scrub onsite.
The proposed development is in conformance with the Certified Local Coastal Program and all
applicable policies in that the project does not obstruct views or otherwise damage the visual
beauty of the coastal zone, there are no impacts to wetlands, no development is proposed within
100 feet of a wetland, and no agricultural activities or geological instability exist on the site.
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone
(Chapter 21.03 of the Zoning Ordinance) in that the project will adhere to the City's Master
Drainage and Storm Water Quality Management Plan and Grading Ordinance to avoid increased
runoff and soil erosion and the site is not located in an area prone to landslides, susceptible to
accelerated erosion, floods or liquefaction.
Hillside Ordinance
Property with a slope of 15% or more and an elevation differential greater than 15 feet are
required to be reviewed under a Hillside Development Permit. This project is subject to the
Hillside Ordinance because there is a portion of a manufactured slope approximately 20 feet in
height which will be impacted by proposed fill.
The intent of the ordinance is to preserve significant natural resource areas and to preserve the
natural appearance of hillsides. The proposal meets these intents in that the predominance of
natural slopes onsite have been preserved and that the proposed grading will closely follow
existing contours.
A portion of a manufactured slope greater than 40% will be disturbed. The slope was created
with the construction of a desiltation basin and access road. Although the slope is greater than
40% and would typically not be developable, the slope may be excluded from the requirements
SDP 98-15/CDP 98-55/HW 98-16/PCD 98-01 - AGUA HEDION?!
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of the Hillside Ordinance as an area previously disturbed by authorized grading. A finding to
that effect is included in the Hillside Development Permit resolution.
Local Facilities Management Plan: Zone 8
The proposed project is located within Local Facilities Management Zone 8 in the northwest
quadrant. The impacts on public facilities created by this project and compliance with the
adopted performance standards are summarized as follows:
FACILITY
City Administration
Library
Wastewater Treatment
Capacity
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water Distribution System
IMPACTS
N/A
N/A
1EDU
N/A
N/A
72ADT
Station 3
N/A
N/A
1EDU
220 GPD
COMPLIANCE WITH
STANDARDS
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Carlsbad Municipal Code, Chapter 18.24
This chapter requires a Planning Commission Determination for the relocation of any structure
into the City or from one location to another in the City. The purpose of the requirement is to
provide staff and the Planning Commission with an opportunity to review the appropriateness of
such moves.
In the present case (PCD 98-01) there are no staff concerns regarding the proposed building
relocation because the building is attractive and can provide all of the required setback
requirements. Therefore, a Planning Commission approval is recommended
V.ENVIRONMENTAL REVIEW
The site was surveyed for sensitive plant and animal species and none were identified. However
some disturbance to coastal sage will occur'. Mitigation has been proposed in the form of onsite
preservation of coastal sage scrub. With implementation of the proposed mitigation measures the
relocation project will be considered to have significant but mitigable impacts. The Planning
Director has issued a Mitigated Negative Declaration.
SDP 98-15/CDP 98-55/HSF98-16/PCD 98-01 - AGUA HEDIONUI
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ATTACHMENTS:
1. Planning Commission Resolution No. 4404 (Mitigated Neg. Dec.)
2. Planning Commission Resolution No. 4401 (SDP)
3. Planning Commission Resolution No. 4402 (CDP)
4. Planning Commission Resolution No. 4410 (HDP)
5. Planning Commission Resolution No. 4403 (PCD)
6. Location Map
7. Background Data Sheet
8. Exhibits "A"-"D" dated October 7, 1998
CW:mh
AGUA HEDIONDA VISITOR/
NATURE CENTER
SDP 98-15/CDP 98-597
HDP 98-16/PCD 98-01
BACKGROUND DATA SHEET
CASE NO: SDP 98-15/CDP 98-59/HDP 98-16/PCD 98-01
CASE NAME: AGUA HEDIONDA VISITOR/NATURE CENTER
APPLICANT: AGUA HEDIONDA LAGOON FOUNDATION
REQUEST AND LOCATION: Relocation of a 3.600 square foot building to "Village F" of the
Kelly Ranch for use as a nature center.
LEGAL DESCRIPTION: That portion of Lot "I" of Rancho Agua Hedionda and that
portion of Lot "F" of Rancho Agua Hedionda. in the City of Carlsbad. County of San Diego.
State of California, according to map thereof No. 823. filed in the office of the County Recorder
of San Diego County. November 16. 1896.
APN: 208-020-34/35 Acres: 7.8 Proposed No. of Lots/Units: NA
GENERAL PLAN AND ZONING
Land Use Designation: Travel Related Commercial
Density Allowed: NA Density Proposed: NA
Existing Zone: Planned Community Proposed Zone: NA
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning
Requirements)
Zoning Land Use
Site PC T-R, Vacant
North PC OS, Vacant
South PC OS, Vacant
East PC RM, Vacant
West PC OS, Vacant
PUBLIC FACILITIES
School District: CARLSBAD Water District: CARLSBAD Sewer District: CARLSBAD
Equivalent Dwelling Units (Sewer Capacity):
Public Facilities Fee Agreement, dated: July 10. 1998
ENVIRONMENTAL IMPACT ASSESSMENT
Mitigated Negative Declaration, issued September 9, 1998
Certified Environmental Impact Report, dated
Other,