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HomeMy WebLinkAboutRP 87-11A; Village Faire; Redevelopment Permits (RP) (2)STATE OF CALIFORNIA—THE RESOURCES AGENCY GEORGE DEUKMEJIAN, Govemor CALIFORNIA COASTAL COMMISSION SAN DIEGO COAST DISTRICT 1333 CAMINO DEL RIO SOUTH, SUITE 125 SAN DIEGO, CA 92108-3520 (619) 297-9740 October 7. 1987 OCT 198T PLANNING DEPARTMENT CITY OF CARLSBAD Adrienne Landers Planning Department City of Carlsbad 2075 Las Palmas Drive Carlsbad, Ca. 92008 Re: Negative Declaration for the Village Faire Project Dear Ms. Landers, Thank you for the opportunity to comment on the Negative Declaration granted for the Village Faire project in the City's Redevelopment area. After a preliminary review of the plans and discussions with you, staff of the Coastal Commission would offer the following comments. These comments relate more to the project and its consistency with the Local Coastal Program for this area of the City than to the granting of the Negative Declaration itself. It appears that the project has been designed to accommodate visitor serving uses and to minimize impacts on the scenic resources of the area, especially Carlsbad Village Drive (old Elm Avenue), a major coastal access route. These two concerns were among the most critical in the staff's review of the Villge Area Redevelopment segment Land Use Plan portion of the Local Coastal Program (LCP) and in the review of an earlier project proposed for the site. The only potential "issue" raised by subject development proposal at this point, relates to the provision of off-street parking for the project. After discussions with you, I reviewed the implementing ordinances of the certified LCP. After such review, it appears that the project, as approved by the City's Design Review Board, is not in conformance with the certified Village Area segment LCP, specifically, the off-street parking provisions of the LCP's implementing ordinances. The Village Area Redevelopment segment LCP contains ordinances, in the form of the Village Design Manual, which regulate the provision of off-street parking for new development in accordance with the City's zoning ordinances. However, the Design Manual also states in part: Adrienne Landers October 7, 1987 Page 2 Within the coastal zone innovative means of fulfilling off-street parking requirements may be permitted; however, such innovative arrangements must be approved by the Coastal Commission or its Executive Director as an amendment to the Local Coastal Program. This paragraph was added to the Village Design Manual pursuant to the suggested modifications of the Coastal Commission in its (initial) review of the Local Coastal Program Implementing Ordinances submitted by the City. In relation to the Village Faire project, it appears that the project's off-street parking is inadequate and is not consistent with the Design Manual's off-street parking requirements. The innovative means of bringing the project into conformance, such as application of a 15% shared-use credit, the use of off-site parking at a common, non-exclusive use area and the waiving of the provision of nine (9) off-street spaces in lieu of additional landscaping, are just the sort of "arrangements" which, pursuant to the Design Manual, require the approval of an amendment to the Local Coastal Program. While staff at this point is neither supporting or opposing approval of such an amendment were the City to request one, it is important that the City understand the process in relation to both this particular project and the approval process of coastal development permits in general. This is especially relevant in light of the fact that it is the City, rather than the Coastal Commission, that in the near-future will be responsible for the review and issuance of coastal development permits for projects in this area of the City. Further, the City's determinations on permit applications are to be based on consistency with the implementing ordinances of the LCP. as submitted by the City and certified by the Coastal Commission. Should you have any questions regarding this matter, please contact me at the office listed above SiBicerely, SiBicereiy, Adam Birnbaum Coastal Planner (2039L)