HomeMy WebLinkAbout1987-11-04; Planning Commission; Resolution 2593'1 .. *- 1) 0 e I
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PLANNING COMMISSION RESOLUTION NO. 2593
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF AN
AMENDMENT TO THE LAND USE ELEMENT OF THE GENERAL
PLAN FROM RLM (RESIDENTIAL LOW MEDIUM), RM
(RESIDENTIAL MEDIUM), RMH (RESIDENTIAL MEDIUM HIGH),
RC (RECREATION COMMERCIAL), TS (TRAVEL SERVICE), TO
RLM (RESIDENTIAL LOW MEDIUM), RM (RESIDENTIAL MEDIUM),
OS (OPEN SPACE), RC (RECREATION COMMERCIAL) AND N (NEIGHBORHOOD COMMERCIAL) IN THE FORM OF A COMBIN-
ATION DISTRICT DESIGNATION ON APPROXIMATELY 1015 ACRES
NORTH OF BATIQUITOS LAGOON AND WETLAND BUFFER BETWEEN
EL CAMINO REAL AND BATIQUITOS DRIVE.
APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT
CASE NO.: GPA/LU 85-2
WHEREAS, a verified application for an amendment to the
General Plan designation for certain property located, as shown on
Exhibit "D", dated November 4, 1987, attached and incorporated
herein, has been filed with the Planning Commission; and
WHEREAS, said verified application constitutes a request
for amendment as provided in Title 21 of the Carlsbad Municipal
Code; and
WHEREAS, the Planning Commission did, on the 4th day of
November, 1987, hold a duly noticed public hearing as prescribed
by law to consider said request;
WHEREAS, at said public hearing, upon hearing and
considering all testimony and arguments, if any, of all persons
desiring to be heard, said Commission considered all factors
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:2 3 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
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A) That the above recitations are true and correct. 25
Commission of the City of Carlsbad, as follows:
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B) That in view of the findings made and considering the applicable law, the decision of the Planning Cornmission to recommend APPROVAL of GPA/LU 85-2, as shown on Exhibit "D",
dated November 4, 1987.
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3L 11 Findings: I
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5 2) The subject property is physically suitable for a Combination
District as it is large enough to support a variety of land
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y 3) The area as approved is a Planned Community which lends itself
1) The designations proposed for the Combination District are
appropriate for the site because they will be compatible .with
the existing topography, with the Batiquitos Lagoon and with existing land use in the areas and with the resource
protection policies of the Coastal Act.
to the use of the Combination District as it is implemented
;B through a Master Plan.
'9 4) The uses allowed in the proposed land use designations will be compatible with surrounding land uses and with other
10 elements of the General Plan.
11 5) The Master Plan required by the PC Zone shall act as the
specific plan to implement the Combination District as
'12 required in the General Plan Land Use Element.
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6) The uses allowed in the proposed land use designations will be
of the General Plan. compatible with surrounding land uses and with ot.her elements
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7) The Master Plan will provide standards and conditions to
General Plan and compatible with adjacent land uses.
ensure the project as proposed will be consistent with the
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8) An EIR was prepared for this project and has been recommended for certification by the Planning Commission. The EIR (EIR
83-2(A)) identified a number of potentially significant
impacts created by this project and possible mitigation measures to reduce these impacts to a level of insignificance.
These mitigation measures have been incorporated into the zoning for the property (MP-177) and in some cases the project
has been revised to reduce all impacts to a level of insignificance, with the possibility of two exceptions,
traffic and air quality. With regard to these items, the Planning Commission finds there are overriding considerations
which are as follows:
A) Traffic - With the implementation of the City's Growth Management Program, residential dwelling units over the Master Plan Area will be reduced from 4300 du's to 2836 du's, as will Citywide residential densities be reduced overall. With this reduction in project and Citywide densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable
~ traffic impacts are anticipated:
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28 PC RES0 NO. 2593 -2-
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B) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures more in line with the Series VI population growth forecasts, which were based on the existing General Plan.
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The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist
with or without this project, effective long term mitigation can only be accomplished on a regional basis.
7 9) The project is consistent with the Open Space and Conservation Elements of the General Plan because the
13 Batiquitos Lagoon will be dedicated as Open Space.
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The specific findings for the Planning Commission on each identified impact are attached as Exhibit "E" dated November
4, 1987 and incorporated herein by reference.
13. PASSED, APPROVED AND ADOPTED at a regular meeting of the
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the 4th day of November, 1987, by the following vote, to wit: 13
Planning Commission of the City of Carlsbad, California, held on
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AYES : Chairman Marcus, Commissioners : McBane, McFadden,
NOES :
Schlehuber, Hall E Schramm.
l6 /I ABSENT: Holmes
I? /I ABSTAIN:
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20 I ATTEST:
2. PZdW
.. . .-? RCUS, Chairperson
PLANNING COMM.I.:,SSCLW~~~SL~
21 Ij MICH'A-EL /lM ,;A- J. HW2 ILI..&R
212 I/ PL.ANNING DIRECTOR
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2 8 PC RES0 NO. 2593 -3-
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W37'1NG 0 0 EXHIBIT D
I. 1 1-4-87
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3OPOSED.
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I, .. 0 .EXHIBIT "E"
H.P.1.
November 4, 1987
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The following items constitute the Planning Commission environmental findings for this project. The mitigation measures listed below describe the project changes which reduce these .impacts to insignificant levels, with the possibility of two exceptions, traffic and air quality. With regard to these items,
the Planning Commission finds there are overriding considerations
which are as follows:
1) Traffic - With the implementation of the City's Growth
Management Program, residential dwelling units over the
Master Plan Area will be reduced from 4300 du's to 2836
du's, as will Citywide residential densities be reduced
overall. With this reduction in project and Citywide
densities, and with the implementation of traffic mitigation measures identified within the Zone 19 Local Facilities Management Plan, no project related unmitigable traffic impacts are anticipated;
2) Air Quality - The reduction in project residential densities associated with the City's Growth Management Program, would bring the project's air quality figures
more in line with the Series VI population growth forecasts, which were based on the existing General Plan.
The additional Citywide reduction in residential densities will also reduce project related air quality impacts. Since air quality is a regional problem which will exist with or without this project, effective long term mitigation can only be accomplished on a regional basis.
A. LAZ;iD USE
Impact: The project is inconsistent with LCP policy
regarding allowable densities of development.
Mitigation: LCP amendments are being processed in order
to allow higher densities of development
while ensuring the preservation of sensitive coastal resources.
Impact: The project is not in compliance with LCP policies to protect steep slopes and sensitive coastal habitats.
Mitigation: The project has been redesigned to keep
development off of steep slopes and sensitive
coastal habitats. Provisions have been included in the Master Plan to require that any development proposed shall comply with all slope and sensitive resource LCP policies.
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Impact: The development of Planning Area 32 will
result in impacts to Batiquitos Lagoon
wetlands.
Mitigation: Planning Area 32 has been deleted from this
project. This project area will be maintained in open space.
:B. AGRICULTURE
Impact: Implementation of this project will result in
the conversion of 360 acres of prime and non- prime coastal agricultural land to urban
uses.
Mitigation: This impact will be mitigated through the
payment to the State Coastal Conservancy of
agricultural conversion fees in an amount of
between 5,000 to 10,000 per acre.
(Z . VISUAL AESTHETICS
Impact: Development of Planning Areas 28 and 30 as
proposed will result in visual impacts to
passersby on La Costa Avenue, Pacific Rim
Drive and Interstate 5.
Mitigation: These Planning Areas have been redesigned and
provisions (development standards) have been included within the Master Plan to mitigate
potential visual impacts to the development
of these Planning Areas.
Impact: Development would irrevocably alter the
site’s appearance from an undeveloped site to one of urban development.
Mitigation: An unavoidable impact would result from any
urban development of the project site, The project has, however, been designed to maintain the Batiquitos Lagoon and its shoreline in open space. In addition, most major slopes and tree groves will also be preserved in open space.
Impact: Grading will result in permanent landform
alteration.
Mitigation: Development will generally follow natural
topography with a golf course in the major drainage canyons and the lowest densities of development along the ridgelines. Per Master
Plan standards, contour grading will be used,
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as well as development techniques such as
stepped building pads and split-level designs.
Many natural slopes will be retained. Implementation of these measures will adequately mitigate grading impacts.
D. TRAFFIC CIRCULATION
Impact: Implementation of the proposed project (4300
du's and other commercial uses prior to Growth
Management) would result in the completion of
improvements to Alga Road, and Pacific Rim
Drive and partial improvement to Poinsettia Lane. However, even with these project improvements, the EIR indicates that the intersections of El Camino Real with Alga Road
and La Costa Avenue will operate at poor
levels of service under both the existing
General Plan and with the proposed project
(pre-Growth Management). However, the EIR
also notes that these traffic impacts are not
solely project related, but are regional in
nature, and will occur with or without the
project.
Mitigation: With the implementation of Growth Management,
thereby resulting in the reduction in project
dwelling units from 4300 du's to 2836 du's,
and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone
19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association with the requirements of the project to implement the identified circulation impacts
identified within the Zone 19 Local Facilities Management Plan, no unmitigable circulation impacts are anticipated.
E. NOISE
Impact: Implementation of this project will result in traffic noise levels above City standards along Alga Road.
Mitigation: These noise impacts will be adequately mitigated by the incorporation of noise berrns/walls along Alga Road within noise sensitive areas.
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F. AIR QUALITY
Impact: The proposed project will result in growth unanticipated by SANDAG Series VI growth forecasts resulting in incremental increases
in both non-vehicular and vehicular
emissions.
Mitigation: The proposed project has been scaled back from 4,300 dwelling units to 2,836 to comply with the City's growth control points. This action should help to bring the air quality
figures in line with the Series VI population growth forecasts. Effective long-term mitigation can only be accomplished on a
regional basis.
G . PUBLIC SERVICES
Impact: Implementation of this project may overburden
an existing sewer pump station and will
contribute to the overcrowding of local schools.
Mitigation: These impacts can be mitigated through the
upgrading of existing sewer facilities prior to any Phase 2 or 3 development; and through
the dedication of a 12.4 acre school site to the Carlsbad Unified School District. These
measures have been made provisions of the
Master Plan.
B . HYDROLOGY
Impact: Implementation of this project will result in
increased erosion due to grading and runoff
of urban contaminants into Batiquitos Lagoon.
Mitigation: These impacts will be mitigated through the
incorporation of sediment control basins and
drainage facilities to control runoff. In addition, a maintenance program to remove debris from paved surfaces will be
implemented to reduce chemical contaminants associated with runoff.
I. BIOLOGY
Impact: Implementation of the project as proposed would result in several biological impacts including:
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a) impacts to wetlands habitat from the developnent of Planning Area 32 b) impacts to riparian habitat from
development of the 1st and 18th golf
fairways c) impacts to sensitive coastal habitats in
Planning Areas 13, 14, 15 and 26.
Mitigation: These impacts have been mitigated through the deletion of Planning Area 32 from the Master Plan, the redesign of the other Planning Areas
and through the incorporation of provisions
into the Master Plan to keep development out
of sensitive biological areas,
J . GEOLOGY
Impact: Portions of the subject property are
encumbered by various geological constraints including: compressible alluvial soils, slope instability, expansive soils, landslide areas and seismic areas.
Mitigation: These potential impacts can be mitigated by:
(1) the implementation of geotechnical recommendations included in the Phase I geotechnical investigation report, (2) completion of Phase I1 subsurface geotechnical investigation and the implementation of
associated recommendations, (3) stabilization
of ancient landslides through buttressing and subdrain installation, removal and
recompaction, or other similar techniques, and
(4) the utilization of earthquake resistant building designs.
K. CULTURAL RESOURCES ~~
Impact: Implementation of the project would result in the destruction of significant cultural and paleontological resources.
Mitigation: Impacts to cultural resources can be mitigated
through the placement of resource sites in undisturbed open space or the implementation of a Phase I1 data recovery program. Impacts to paleontological resources can be mitigated by having a qualified paleontologist monitor
present during the cutting of previously
undisturbed sediments. If significant fossils are discovered, grading should be halted to
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