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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 .SDP98-15/CDP98- VISITOR/NATURE CENTER October?, 1998 Page 2 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 VISITOR/NATURE CENTER October?, 1998 Page 3 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?! VISITOR/NATURE CENTER October?, 1998 Page 4 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 VISITOR/NATURE CENTER October?, 1998 Page 5 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,