HomeMy WebLinkAboutSP 158; Lagoon Shores; Specific Plan (SP)CITY 0!: CARLSBAD
PLANNING DEPARTMENT
STAFF REPORT
September 10, 1974
TO: PLANNING COMMISSION
FROM: PLANNING DEPARTMENT
REPORT ON: ENVIRONMENTAL IMPACT REPORT #257
LAGOON SHORES- SPECIFIC PLAN #158
TENTATIVE MAP CT 74-1C
APPLICANT: RACA DEVELOPMENT CORP.
1815 E. CARNEGIE AVENUE
SANTA ANA, CA. 90807
I. REQUEST: The applicant is requesting certification of an
"E.I.R., and approval of a Specific Plan and Tentative Map for 168 DU
on a 8 acre piece of land zoned P-C and described as:
That parcel of land lying in Lot "I", Rancho
Agua Hedionda, in the City of Carlsbad, according
to Map thereof No. 823, as recorded in the office
of the San Diego County Recorder, December 15, 1895.
The subject property is located on the south side of Park Drive
between Marina Drive and Neblina Drive, fronting on the north
shore of the Agua Hedionda Lagoon.
II. RECOMMENDATIONS:
A. E.I.R. 257 - Staff recommends that the preliminary E.I.R.
be certified, based on the following justification:
(1) Compliance with all CEQA requirements.
(2) Compliance with the requirements of the Carlsbad
Environmental Protection Ordinance.
B. Specific Plan and Tentative Map: Staff recommends that
SP-158 and CT 74-10 BE DENIED for the following reasons:
(1) The project does not meet the intent of the Open
Space and Conservation Element of the General Plan.
(2) The project will cause traffic congestion on Park
Drive.
(3) The project as proposed would cause several sub-
stantial impacts.
a
I
III. PARKS ORDINANCE REQUIREMENTS: The Parks Department has
recommended that in lieu fees be paid for the subject
project, should it be approved, prior to recordation of the
final map. The project does not affect any areas designated
for public park purposes.
IV. PUBLIC FACILITIES POLICY: The applicant has provided the nec-
essary evidence to insure that public facilities will be able to
serve the project. A letter from the Carlsbad Unified School
District has been attached.
V. ENVIRONMENTAL IMPACT CONSIDERATIONS: The draft E.I.R. provides
an adequate basic discussion of the potential impacts of the
proposal. Staff believes the following are the major environ-
mental impact considerations:
(1) Prior fill: The draft E.I.R. touches on the fact that a
portion of the site was a tidal mud flat, with native
vegatation and fauna. The site was filled approximately
10 years ago, prior to requirements for environmental
review. Although the environmental damage has already
been sustained, the effects should not be ignored. The
disruption of the mud flat caused the elimination of a
number of plant and animal species, namely, molluscs and
marsh grases.
According to the preliminary geologic and soils -study done
on the site, the ground water table is at about 5' (depending
on tide) at the lowest portion of the site. The majority
of the site (60%) is underlain by uncompacted fill and soft
bay muds. The soils report states that the uncompacted
bay mud areas when properly treated would be suitable for
light structures, parking, boat storage or roads.
i
(2) Visual Impact: The proposed Circulation Element of the
General Plan designates Park Drive as a scenic highway.
It is anticipated that the Scenic Highways Element will set
forth guidelines for preservation of scenic vistas along
these routes.
The proposed development presents a 3-story solid wall of
structures from Park Drive. The only vistas preserved
from Park are the relatively narrow sideyards and two
separations in the buildings, which will be transversed by cat-
walks. The overall appearance from the road will be one
of a very intensive development.
(3) Traffic and Circulation: The Alan M. Voorhees traffic
study referred to irTTTTe draft EIR proposes Park Drive
to become a four lane arterial (80-84 ROW). The City
has not made any final determination on the ultimate
width of Park, although the proposed Circulation Element
shows it as a two lane collector.
Present traffic volumes on Park Drive are about 700 trips
per day. The proposed development could generate 1600
trips, or more than a 200% increase of traffic on Park
Drive. As a result, some congestion may occur at peak hours.
VI. BACKGROUND:
A. Zoning: P-C
North - P-C
South - P-U
East - P-C
West - R-W
B. Surrounding Land Use:
North - Vacant
South - Aqua Hedionda Lagoon
East - Vacant
West - Bristol Cove (Su Casa)
C. General P.Ian Recommendation: The existing Land Use portion
of the General Plan shows the subject property as residential
low-medium density at 0-30 DU/acre. The proposed Land Use
Element shows the property at Residential High Density. The
applicant proposes a density of 20.5 DU/acre.
The Open Space and Conservation Element of the General Plan
identify the Aqua Hedionda Lagoon as a prime resource.
Specific goals forth in this element are the preservation of
scenic vistas and recreational amenities.
D. Major Planning Considerations: Staff believes that the
project does not relate well to the site. One major criticism
is that it blocks all scenic vistas through to the Lagoon,
presenting almost a "tunnel" effect on Park Drive with the
steep hills on one side and a 3 story structure on the other.
Another problem is the fact that three story structures
are proposed in an area which the soils engineers states is
suitable only for light structures, and only then if properly
treated.
Another problem is the fact that some buildings are within
40 feet of the mean high tide line, thereby intensifying
the effects of human activity, runoff, etc. on the Lagoon.
E. Incidental Information:
(1) Parking:
Required: 306
Provided: 45 (open)
308 (subterranean)
353 total parking
(2) Bedroom Count
No.Bedrooms Unit Size
A-7
B-4
C-28
D-4
E-8
F-4
G-l
1
1 H
2
2 H
2
2 H
1
i- Den
H Den
i- Den
1062
1304
1352
1464
1228
1333
sq.
sq.
sq.
sq.
sq.
sq.
ft.
ft.
ft.
ft.
ft.
ft.
Attachments
Plot Plan for'SP-158 - Exhibit A
Tentative Map CT 74-10 - Exhibit A
Draft EIR
School Letter
DH/vb