HomeMy WebLinkAbout1976-10-26; City Council; 3528-5; Agua Hedionda Specific Plan- ,*, 19- 7 ‘L a CXTY OF CAxi.:;GRD
AGENDA BII& NO, -* -_I 4 $g Initial: (
Dep-t o Hd o <) .I-.-IIIIIIIc-
ce Atty, .
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October 26L&22?--.-..,- _-,- ___ GZZTE: E *
DEPAR‘TI~IENT : PLANNrPJG ”.,-
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1- .: ----.-- sw>ec-k: AGUA HEDIONDA SPECIFIC PLAN
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Statemeat of the Matter
The Planning Commission, at their regularly scheduled meeting of Octc
1976, recommended certificakion of an Environmental Impact Report (E: generally approving in concept the Specific Plan for Agua Hedionda L: SP-179 and proposed General Plan Amendment (GPA-41) necessary to imp: the Specific Plan.
The Planning Commission conducted 6 Public Hearings on the Specific During those hearing, the following issues were specifically discuss
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a) Sensitive wildlife habitats.
b)
c> Land use in the Community (HUB) Park.
d)
e)
f) Recommendations for design rev-iew.
Agricultural conversion of the Pannonia Parcel. *.
Improvement requirements and phasing of Cannon Road.
Land use recornendations for SDG&E lands east of 1-5.
The Planning Commission by Resolution 1,277 is recommending specific
on each issue, plus action on several additional items.
The Specific Plan is a pilot planning project as outlined by”Proposi and is a combined Planning effort involving the City Staff, Stsff and Property Owners along the north shore. grant to prepare its share of the Specific Plan.
Exhibits: Planning Commission Resolution 1277.
Coastal The City received
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Staff Report to City Council dated October 21, 1976.
Specific Plan (SP-179)as amended by Planning Commission Resolu
Letter to Council dated Oct. 20.,.1976 from Calif.Coastal Zone I EIR-329
Recommendation
If the City Council concurs with the findings and recommendations of Commission Resolution 1277, i.nst!mct City Attorney to prepare docum€ At that time we can- forward your recomnendatlon to the Regional an Commission, Callfornia Coastal Conservation Zone.
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AGENDA BILL NO. 3528 - Supplement #5 Page - 2
Council action
10-26-76 The public hearing was continued to November 2, The City Council agreed this matter should be ht and discussed perhaps at an adjourned meeting st for November 6, 1976.
11 -2-76 The public hearing was continued to November 6, 1976 at 9:00 A.M.
11-6-76 The public hearing was held and testimony was ti concerning the circulation phase of the Specific
11-13-76 The public hearing continued and testimony was 1 concerning Design Review, Wildlife Preserve, Sar Gas & Electric Holdings and the Pannonia proper1 The public hearing was closed and Council discu! was continued to a later date.
11-26-76 The matter was referred to staff for preparatior the final draft with the changes as recommended the City Council, and to be returned to Council adoption in concept at the next regular meeting the City Council.
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MEMORANDUM -
October 29, 1976
TO: CITY COUNCIL
FROM: PLANNING DIRECTOR
SUBJECT: ADDENDUM TO THE AGIJA HEDIONDA SPECIFIC PLAN EIF
The City's Environmental Protection Ordinance and Guide- lines for the California Environmental Quality Act re- quire that a final EIR must contain all comments receivec at the public hearinq on the EIR, and the Planning Direc- tor's response thereto.
The followinq is my response to issues raised at the October 26, 1976 public hearing:
1. COMMENT
The traffic impacts of the project particularly the impacts on the Highland/Hillside area have not been ade- quately addressed.
RESPONSE
The EIR contains a detailed traffic analysis in Ap- pendix I and on page 77. Admittedly, there will be traf- fic impacts on Highland and Hillside between Park and Tamarack regardless of whether the Specific Plan is im- plemented. The Traffic Consultant and City staff have predicted volumes of up to 14,000 vehicles per day on Highland/Hillside.
commodating this future traffic. The alternative of wideninq Highland/Hillside if volumes warrant it to 72' allowing 4 lanes for traffic and parking lanes on both sides has been suggested by the City Engineer. This al- ternative has some problems, in that it will require fu- ture acquisition and reduce the buffer between existing homes and the street.
The Traffic Consultant suggested that the Highland/ Hillside problem could be solved bv either developing a one-way system by extending James Drive southerly to Pari
The EIR has examined various alternative ways of ac-
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Drive or by construction a modified 44'-50' street sectio on Highland/Hillside (deleting on-street parking).
From an environmental standpoint, the latter alternat would appear to be the least impacting. A one-way street system using James Drive in one direction and Highland/Hi side in the other, would be difficult to implement, espec ally in light of past effort!; to extend James Drive, coul cause considerable inconvenience to persons who live on either street, and would be the most expensive of the thr alternatives. Conversely, the modified street section a1 ternative would allow Highland/Hillside to accommodate ad tional traffic with minimum pavement construction and no land acquisition requirements. (The disadvantage of the modified street section is that it would eliminate availa on-street parking.)
2. COMMENT
Recreation-commercial uses should be expanded around 1 agoon.
RESPONSE
The EIR evaluated the need for expanded recreation-ca
a. The expansion of RC uses at Snug Harbor;
b. The creation of an RC designation at Whitey's Lan
c. The potential for a recreational vehicle park nea
The critical factors in evaluating the possibility fo
- The limited environmental carrying capacity of the la
mercial facilities as follow!;:
inq; and
the east end of the lagoon.
expanding recreational-commercial uses are:
and its environs (especially the boating capacity of lagoon);
- The need to balance the public with the private uses the lagoon;
- The potential for increased traffic resulting from ex panded recreational-commercial uses;
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- The interface between residential and recreation-com- mercial uses; and
- The market capacity for increased recreation-commerci uses.
3. COMMENT
The densities proposed around the lagoon are too hiq!
RESPONSE
The issue of density cannot be viewed in vacuum; faci such as quality of desiqn, preservation of visual and phj cal access to the laqoon, and utility and service capabi' must also be considered. Lower density does not necessai insure lesser impact. For instance, much of the north st
of the lagoon is poorly suited to sinqle family (low den: development due to the unique topographical configuratior the area. Piece-meal single family development could si! ficantly hamper the City's ability to plan for and provic vista corridors and public accessways.
The Agua Hedionda Specific Plan has a number of buili safeguards to insure that development --- at any density is compatible with the City's and the Coastal Plan's sta-
pol i ci es :
a. The density in the plan is stated as range, the r mum of which is allowable only if the physical character. of the site and service capabilities can sustain that hi( density;
b. The plan contains a phasing program which requirc that development occur in an orderly manner, commensuratc with service caDabilities; and
c. The plan proposes desiqn review and scenic corric standards to insure that new development is attractive ai compatible with its surroundings.
RECOMMENDATION
That the Council consider this information as a supp ment to the EIR for the Agua Hedionda Lagoon Specific P1, QKTxd,
DAA/DHW/mbs
CC: City Manager
0 LD' A. AGAT
City Attorney - 3-
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NOTICE OF PUBLIC HEARING
SP-179, GPA-41 & EIR-329
NOTICE IS HEREBY GIVEN that the City Council of the City of Carlsbad will hold a special public hearing at the City Coi Chambers, 1200 Elm Avenue, Carlsbad, California, at 7:OO P.M.. Tuesday, October 26, 1976, to consider an application for cerl cation of an Environmental Impact Report (EIR-329), approval - concept of a General Plan Amendment (GPA-41), and approval in cept of a Specific Plan (SP-179) for the Agua Hedionda Lagoon (see location map below).
Those persons w ishing to speak on this proposal are cordiall: invited to atte d the public hearing. If you have any questic please call 729-1181 and ask for the City Clerk's office.
APPLICANT: CITY OF CARLSBAD and CALIFORNIA COASTAL ZONE CONSERVATION COMMISSION
PUBLISH: October 16, 1976 CARLSBAD CITY COUNCIL
SPECIFIC PLAN
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NOTICE OF PUBLIC HEARING
SP-179, GPA-411 & EIR-329
NOTICE IS HEREBY GIVEN that the City Council of the Cil of Carlsbad will hold a special public hearing at the City ( Chambers, 1200 Elm Avenue, Carlsbad, California, at 7:OO P.F Tuesday, October 26, 1976, to consider an application for cc cation of an Environmental Impact Report (EIR-329), approval concept of a General Plan Amendment (GPA-41), and approval - cept of a Specific Plan (SP-179:) for the Agua Hedionda Lagoc (see location map below).
Those persons wlishing to speak on this proposal are cordia-
invited to attend the public hearing. If you have any quesi please call 729-1181 and ask for the City Clerk's office.
APPLICANT: CITY OF CARLSBAD anti CALIFORNIA COASTAL ZONE CONSERVATION COMMISSION
PUBLISH: October 16, 1976 CARLSBAD CITY COUNCIL
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Phil lukei Carhbd, Gail 92008
Realtor (714) 729-2515
Dec-r 6, 1976
Carlsbad City Council
City Hall
Carlsbad, Calif. 92008
Dear Council Members:
It is gratifying to read of your concern and support for bike paths
around Agua Hedionda Lagcon.
the idea that steps toward creation of a bike path be taken in the near
future rather than waiting for such a path to be built piece meal as properties develop. usable path is developed.
We ~7ish to thank the City for paving the hazardous dirt shoulder on Carlsbad Blvd. between Cherry and Map.le. It is now much safer for bikers.
can be used by bikers?
Please include a bike path along Tamarack when you are studying the
widening and improvenent of this arterye
As a biking family, we wish to endorse
The latter cowse might man years before a
Next problem . . how do we keep the parked. cars off, so it
Philip B. Lukei
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MEMORANDUM
-_ October 29, 1976
TO: CITY COUNCIL
FROM: PLANNING DIRECTOR
SUBJECT: ADDENDUM TO THE AGUA HEDIONDA SPECIFIC PLAN EIR
The City's Environmental Protection Ordinance and Guide- lines for the California Environmental Quility Act re- quire that a final EIR must contain all comments received at the public hearinq on the EIR, and the Planning Direc- tor's response thereto.
The followinq is my response to issues raised at the October 26, 1976 public hearing:
1. COMMENT
The traffic impacts of the project particularly the impacts on the Highland/Hillside area have not been ade- quately addressed.
RESPONSE
The EIR contains a detailed traffic analysis in Ap- pendix I and on page 77. Admittedly, there will be traf- fic impacts on Highland and Hillside between Park and Tamarack regardless of whether the Specific Plan is im- plemented. The Traffic Consultant and City staff have predicted volumes of up to 14,000 vehicles per day on
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irie tl~ nas exaiiiitieu vdrious aiierndtive ways UT dL- commodating this future traffic. The alternative of widening Highland/Hillside if volumes warrant it to 72' allowing 4 lanes for traffic and parking lanes on both sides has been suggested by the City Engineer. This al- ternative has some problems, in that s't will require fu- ture acquisition and reduce the buffer between existing homes and the street.
The Traffic Consultant suggested that the Highland/ Hillside problem could be solved by either developing a one-way system by extending James Drive southerly to Park
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Drive or by construction a modified 44'-50' street section on Highland/Hillside (deleting on-street parking).
-- From an environmental standpoint, the latter alternativc
would appear to be the least impacting. A one-way street system using James Drive in one direction and Highland/Hill side in the other, would be difficult to implement, especi- ally in light of past efforts to extend James Drive, could cause considerable inconvenience to persons who live on either street, and would be the most expensive of the three alternatives. Conversely, the modified street section al- ternative would allow Highland/Hillside to accommodate addi tional traffic with minimum pavement construction and no land acquisition requirements. (The disidvantage of the modified street section is that it would eliminate availabll on-street parking.)
2. COMMENT
Recreation-commercial uses should be expanded around th lagoon.
RESPONSE
The EIR evaluated the need for expanded recreation-com-
a. The expansion of RC uses at Snug Harbor;
b. The creation of an RC designation at Whitey's Land-
c. The potential for a recreational vehicle park near
The critic.] factors in evaluating tne possiaiiity for
- The limited environmental carrying capacity of the lag(
and its environs (especially the boating capacity of tt lagoon);
- The need to balance the public with the private uses 01 the lagoon;
- The potential for increased traffic resulting from ex- panded recreational-commercial uses;
mercial facilities as follows:
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the east end of the lagoon.
expanding recreational-commerciai uses dry:
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- The interface between residential and recreation-co mercial uses; and
- The market capacity for increased recreation-commer uses.
3. COMMENT
The densities proposed around the laqoon are too hi
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Ifle ISSUt! ur uer~b I LY Laiiriu~ UI: v ILVYLU III VULUUIII, I u such as quality of desiqn, preservation of visual and p cal access to the laqoon, and utility and service capab must also be considered. Lower density does not necess insure lesser impact. For instance, much of the north of the lagoon is poorly suited to sinqle family (low de development due to the unique topographical configurati the area. Piece-meal single family development could s ficantly hamper the City's ability to plan for and prov vista corridors and public accessways.
The Agua Hedionda Specific Plan has a number of bui safeguards to insure that development --- at - any densil
is compatible with the City's and the Coastal Plan's SI policies:
a. The density in the plan is stated as range, the mum of which is allowable only if the physical charactc of the site and service capabilities can sustain that k density;
b. The plan contains a phasing program which requi that development occur in an orderly manner, commensur; with service caDabilities; and
c. The plan proposes desiqn review and scenic corr standards to insure that new development is attractive compatible with its surroundings.
RECOMMENDATION
That the Council consider this information as a SUI ment to the EIR for the Agua Hedionda Lagoon Specific I
Qelq-)i?xd,
DAA/DHW/mbs
CC: City Manager
0 LD' A. AGAT
City Attorney - 3-
STATE OF CALIfQ$N~ - 9 0 EDMUND G. BR
cALlFoRNlA COASTAL ZONE CONSERVATION COMMISSION
IS40 MARKET STREET, 2nd FLOOR
SAN FRANCISCO, WFORNIA 94102
PHONL (415) 557-1001
October 20, 1976
Honorable Mayor and City Council
City of Carlsbad 1230 Elm Avenue Carlsbad, CA 92308
SUBJECT: Agua Hedionda Specific Plan
Dear Mayor Frazee and Council Members:
The Coastal Commission staff would like to express to the City Council 01
appreciation for the cooperation and hard work of the Carlsbad Planning
Department and the involved property owners in developing the Agua Hedioi
Specific Plan. As you kmw, the Agua Hedionda Specific Plan was chosen L one of a number of pilot projects to test the implementation provisions (
the California Coastal Plan in anticipation of passage of the California
Coastal Act of 1976. More recently, such legislation has been enacted a will become law effective January 1, 1-97?.
While the proposed Specific Plan was developed with reference to the poli of the California Coastal Plan, it also goes a long way toward meeting tl
requirements of the Coastal Act. However, there remain several concerns we thought important to reiterate at this juncture. It should be noted t these concerns are those of the regional and state staffs, and that neitl the San Diego Coast Regional Commission nor the State Commission have reT
them. For your convenience, we have organized our comments along the san lines as the Specific Plan.
LAND USE:
In reviewing the land use section of the proposed Specific Plan and Exhit
the land use map, we find that we still have a number of concerns about t amount of residential development proposed, the preservation of agricultt
lands and wetlands, and the profision of public recreational opportunitie
Our comments below, keyed to specific parcels around the lagoon, should E to highlight ow Concerns.
1. ECKE Parcel, north shore outer lagoon: The EIR noted that ti
has potential for aquaculture and/or public recreational use, It also nc that access to the site is poor from e~sting roadways and that lower der
development might therefore be appropriate. Nevertheless, the Specific E designates the site as residential medium-high (RMH, 10-20 dua). Until t site has been more thoroughly studied and $he most appropriate use deter it would seem premature to cominit the site to residential. use. Perhaps a Won-residential reserve" (W) designation would be appropriate on this particularly until the feasibility of aquaculture has been studied.
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2. Snug Harbor, north shore inner lagoon: Since Agua Hedionda lagoo
is a resource of statewide and regional significance, the Coastal Comrdssion is extremely concerned with the adequacy of Commercial Recreation/Public Recr facilities being proposed in the Specific Plan. In our EZR comments, we expr
a preference for having the Commercial Recreation/Public Recreation area exte east of 1-5 to the Hoover Street easement. The Specific Plan, however, indic
residential low medium (RIM, 4-lOdua) between the Hoover Street easement and
row of eucalyptus trees to the west.
eucalyptus trees is uniquely suited for public recreation on the north shore,
do not consider residential to be an appropriate designation. Instead, we su
gest that the city explore ways in which this parcel could be developed for a
more public-serving use. One possibility might be to designate the entire ar
between the eucalyptus trees and Whitey's Landing as a '?planned residential development" (PRD), with a requirement that the area between the row of trees
and the Hoover Street easement be dedicated as open space and improved for pa
purposes. Of course, there are other equally suitable ways in which the same
end could be accomplished.
Since the land between Hoover and the
3. Pannonia: At this time there is still some question regarding ag
cultural versus urban use of the parcel. Additional information has just bee
received from the city and we are currently evaluating this information to
determine whether continued or renewed agricultural use is feasible, or wheth the viability of agricultural use is so severely limited by conflicts with ur uses as to justify conversion to another use. In considering what alternativ
uses might be appropriate, public or commercial recreational use of the site,
of some portion of the site, should be investigated as one possibility. Beca
of its location adjacent to and above the lagoon and its excellent views of t
lagoon, the ocean and the surrounding hillsides, the Pannonia property does o some potential for public-oriented use that should not be overlooked.
4. Marsh/Mudflat s/Floodplain: The floodplain and significant areas
marsh and mudflat at the eastern end of the lagoon raise a number of land use
concerns that have yet to be resolved. While we recognize that the city has
considerable progress in assuring preservation of the most important habitat areas, it appears that the new coastal legislation dl require protection of more extensive area than is indicated in the Specific Plan. The plan should
assure that all marsh and mudflat areas will be preserved, that alteration of
Agua Hedionda Creek floodplain will be avoided in order to afford maximum pro
tection to the riparian habitat, and that appropriate floodplain uses will be designated in order to minimize flood hazards and the need for expensive floo control measures.
We are also concerned with the uses proposed on. land surrounding the marshlm floodplain and with how these uses might affect the resource areas. For exam
the Kelly property at the northeast end of the inner lagoon is shown in the Specific Plan as medium high density residential although the EIR pointed out
such serious problems as the flood hazard, soft compressible soils? high wate
table, the possibility of filling a portion of the marsh and the potential
destruction of wildlife habitat, Given these environmental constraints, we
would seriously question whether reszdential is an appropriate land use desig
tion for this site. If it is anticipated that a recreational vehicle park wi
proposed on this site, as suggested in the EIR, that alternative should be pr sented in some detail at this time to assure. that this kind of use could be
accomodated in this location without, infringing on the marsh.
in fact, the intended use, it should be shown in the Specific Plan.
If an RV park Consider
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will also need to be given, whether now or at a later date, to the entire
area surrounding the marsh and floodplain, up to E2. Camino and including
the hillsides to the south, in order to assure that any future developmer
will be compatible with the goal of resource protection articulated in tk Specific Plan.
OPEN SPACE AND CONSERVATION:
The Agua Hedionda Specific Plan contains many open space and conservatior and policies that appear as a whole to be consistent with the California
Act of 1976. The concepts of a wildlife preservation area, shoreline puk access, and a community park are all in keeping with the intent of the Cc
Act. However, there remain several concerns,
1. Public Open Space/Parks Along the North Shore: As we noted i
the land use discussion above, the Specific Plan provides limited usable
open space on the north shore. There remains a serious concern in our mi
about the comitment of most of the north shore for residential developrr
with the public recreation facilities limited to the pedestrian/bike acce
ways. It seems appropriate that since development on the north shore wil increase the demand for recreation, and since the lagoon itself is a majo
creatiomd resource, that some portion of the north shore should be reser
use by nearby residents and the general public attracted by opportunities
boating and other recreational activities.
Two areas were briefly discussed in the land use comments above as being
appropriate for open space/park purposes: the area between the Hoover St
easement and the row of eucalyptus trees to the west, and some portion of
Pannonia property. There might also be additional opportunities for corn
recreation along the lagoon shoreline.
2. Wildlife Preservation Area: As noted above, the proposed 109
wildlife preservation area is certainly a positive action on the part of
city to protect this extremely valuable habitat. However, the proposed w
preservation area leaves out substantial areas of mudflat, saltflat, and
growth-=:as that are periodically inundated by the tide and that are th
subject to Coastal Act policies on wetlands. Section 30233(c) of the Coa Act indicates that Agua Hedionda lagoon, including all marshlands and mud is one of the 19 priority wetlands identified by the Department of Fish a and as such any alteration is limited to very minor incidental public fac
restorative measures and nature study.
Therefore, the preservation area should be expanded to incorporate the re mudflats, saltflats and marsh growth and no development should be permitt
consistent with the policy cited above.
Community Park: The proposed Community Park (Hub Park) has g:
potential, but it also has many- environmental constraints. First of all,
should be recognized that although the idea of a shoreline park is very a
we do not consider this location to be at the hub of --an -wban area. Rath
the proposed site is in the midst of very valuable coastal agricultural 1
and adjacent to an important wetland, both of which will continue to be p under the policies of the California Coastal Act of 1976. To date, there
been sufficient study to justify conversion of twenty acres of agriculte
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for general recreational use. Neither is it clear how the marsh will be pro.
tected nor how much alteration of the land will be necessary to develop a pa:
Much more information on these points is needed before it can be determined whether the park as proposed is consistent with the provisions of the Coasta
Act.
A further concern we have with the park is vehicular access. Vehicular acce,
to the park does not currently exist, and construction of an access road
(Cannon Road) from 1-5 which is designated for ultimate development as a majc
arterial, could create pressure for urban development on the agricultural la:
south of the lagoon. Me suggest, therefore, that other ways of providing acc
to the park be investigated, including the possibility of bringing a road in FJ- Camino Real and thereby avoiding the agricultural lands south of the lagoc Consideration should also be given to the possibility of redrawing the park boundaries in order to preserve the agricultural land and better protect the
marsh.
CIRCULATIOB:
1. Cannon Road: As indicated in the discussion of the Community Pa
a major question still remains regarding extension of Cannon Road from 1-5 tc
El Cdno Real. As we understand it, the need for Cannon Road is based on g~ projections for the area east of El Camino RedL and south of Agua Hedionda 1:
However, much of the area south and east of the lagoon is in agricultural prc
duction, and the Coastal. Act, as well as possible fukure legislation requirix
retention of agriculturallands, could greatly affect the need for Cannon Roac
Perhaps designation of Cannon Road as a major arterial between 1-5 and El Can
Real is premature given the lack of projections for population growth and the
timing of growth in the area it would serve. Construction of Cannon Road pre maturely could severely and unnecessarily impact continued agricultural oper:
in the area.
While it is realized that the proposed Communit,y Park must have vehicular acc
if it is to serve the public, park access is ncit, in and of itself, a suffici
reason for construction of a major arterial. If what is being contemplated i
time is simply an access road to the park and not the full four or six lane that may (or may not) be needed some time in the future, then several alter%
should be considered that might provide access to the park with less adverse
environmental impacts. Specifically, the city may wish to consider the possi
of an extension of Kelly Drive across the flood plain (not across the marsh)
the possibility of providing an access road from EX Camino Real. These alter tives should be compared with Cannon Road in terms of cost and environmental
2. public Access Provisions: The public access provisions in the
Specific Plan look good conceptually.
public access, the Specific Plan should include! good graphic and verbal descr
tions of the public access requirements and should indicate how access will b
assured.
However, because of the importance of
The Specific Plan should include:
(a) rather than just one combined ten foot wide pedestrian/bicycle accessway,
viewing pleasure and safety.
provision of separate pedestrian and bicycle accessways,
Separate accessways are necessary for maximum
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(b) dedicated accessways to ensure both an open feeling for users of the accessways and to protect the privacy of home- owners. graphy is taken into consideration.
(c) information on when and how public access areas are to be developed and maintained including landscaping, benches, viewing areas, bike racks, etc.
establishment of minimum building setbacks from the
Variable setbacks may be appropriate when topo-
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With regard to the timing of their development, is each segment of the pt
bikeway to be improved as development of a specific parcel occurs? Woulc result in the accessway not being useable for a long time? Can the biker constructed early and, if so, how and by when?
GENERAL CONCERNS:
1. Planning Area vs. Study Area: The distinction between the P:
Area and the Study Area should be made clear in the Specific Plan. It i:
confusing in its present form since it shows land uses on parcels in the
Area that were not studied at all in this planning effort. Perhaps it wc best to show land use designations, etc., only for the Planning Area and the rest as Stu&y Area. At this time, only the planning areawill be con
sidered for certification under the Coastal Act.
2. Grading: The land use map indicates residential development rather steep slopes but the Specific Plan does not seem to include any pi for the protection of natural land forms and vegetation. Are there any ( or provisions that will apply to development of slopes? Are existing gr:
ordinances adequate? Will additional grading design guidelines be incoq in the design review ordinance and manual?
3. Alteration of Navigable Waters: The Agua Hedionda Specific I gives the impression that alteration of the lagoon, including intertidal
not within the TM.ldlife preservation area", may be permissable provided
propriate permits for any dredging and filling could be obtained from the
Corps of Engineers and the U.S. Fish and l6.ldlife Service. While it is ( able whether these permits could be obtained, the Specific Plan, neverthf
indicates this as a possibility.
Based on the information available, any dredging or filling of the lagoo1 including intertidal areas, except for maintenance dredging, would be in( with the California Coastal Act of 19'76. Because of the ecological imp01 and sensitivity of coastal wetlands, the Coastal Act stresses the need fc preservation, protection and restoration. To be consistent with the god
the Coastal Plan, especially Section ZJ322(c), further dredging and filY
Agua Hedionda lagoon, including marshlands and mudflats, should be prohil (except for maintenance dredging of the lagoon itself).
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4. Boat Launching Facilities: The discussion of boat launching in the Specific Plan appears somewhat confusing. It states that "all, efi
should be made to maintain the present commercial/private launching faci: at Snug Harbor and Whitey's Landing". It then goes on to suggest three i
sites should the two existing sites become undesirable to maintain. Sin( seen no information to indicate that Snug Harbor, the main launching facj
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might become undesirable to maintain, there seems little reason for i e
Specific Plan to identify substitute sites.
Snug Harbor does become undesirable to maintain, the question can be &ddress
at that time.
The Specific Plan implies that private boat launching facilities could be approved. While we are not sure what is meant by private launching faciliti we would certainly be opposed to launching ramps or recreational docks for private residences because they would interfere with the shoreline accessway
and public use of the shoreline. Furthermore, a proliferation of private dol
along the lagoon would make it more difficult to control noise and to contro.
the level of use of the lagoon as might sometimes be necessary to assure saf
Thank you for your attention to our concerns. We hope that the issues we ha-
raised can be resolved in a mutually agreeable way.
If at some time in the : .ture,
Sincerely,
F.-dAAY JACK SCHOOP, AIP
3d5%@- DAN GORFAIN
,,Chief Planner
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San Diego Regional Commission
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.. * REVISIONS
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TABLE OF CONTENTS
TITLE PAGE
lNTRODUCTION 1
BACKGROUND 1
LAND USE * 7
OPEN SPACE ANI) CONSERVATION 11
CONSTRUCTION 5 21
CIRCULATION 22
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PHASING OF PUBLIC IMPROVEMENTS AND FACILITIES 26
EXHIBIT A - AGUA HEDIONDA SPECIFIC PLAN LAND USE
. EXHIBIT B - SCENIC ROUTE MAP
EXHIBIT C - STREET NETWORK MAP
EXHIBIT 0 - BIKE ROUTE PLAN
EXHIBIT E - PEDESTRIAN ACCESS PLAN
. EXHIBIT F - WILDLIFE PRESERVE --- PROTECTED AREA
EXHIBIT ~(1) - WILDLIFE PRESERVE --- PROTECTED AREA
. LOCATION MAP
EXHIBIT G - PROXIMITY TO EXISTING DEVELOPMENT
EXHIBIT H - AVAILABILITY OF SERVICES
,I EXHIBIT I - ENVIRONMENTAL SU~TABILITY MAP b
EXHIBIT 3 - PHASING PLAN
EXHIBIT K - VISTA POINTS
EXHIBIT L - SPECIFIC PLAN (TEXT)
EXHIBIT M - CONCEPTUAL PLAN FOR COMBINED PEDESTRIAN AND
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c ' . BICYCLE. TRAIL b
EXHIBIT N - CONCEPTUAL PLAN FOR LATERAL ACCESSWAY
EXHIBIT 0 - VIEW PRESERVATION CONCEPT .-
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AGUA HEDIONDA SPECIFIC PLAN
. . INTRODUCTION
The Specific Plan for the Agua Hedionda, developed as a joint effc among the property owners, the California State Coastal Commissior Staff, and the Planning Department of the City of Carlsbad, is des to attain several objectives. The short range objectives are simp stated: to create a plan for the development of the Lagoon and if surrounding area that will meet the critical test of public scruti and hearings leading to its adoption by the Carlsbad City Council; and to be measured for compatibility with the California Coastal r prior to certification by the State Coastal Commission for local mentation.
The long range objectives are to preserve and enhance the natural man-made aspects of the laqoon's environment, and to ensure their mutual compatibility.
BACKGROUND
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-. The Carlsbad General Plan: The Carlsbad General Plan provides thi broad guidelines and goals envisioned for the Carlsbad of tomorroi
By its definition and title, however, the land uses and policies I lined are general in nature, and implementation requires further planning and refinement. In the case of the property surrounding and affecting the Aqua Hedionda Lagoon {an asset of more than loc, interest), particular attention must be given to the environmenta and recreational goals of the General Plan.
The goals of the Carlsbad General Plan, as spelled out in its Ian element, are here restated with attendant comments on how these g are .reflected in portions ,o.f the Specific Plan for Agua Hedionda:
"A. Provide for an orderly balance of both public and privat land uses within convenient and compatible locations thr out the City and to ensure that a17 such uses --- their
amount, design and arrangement --- serve to protect and hance the environment and the character and image of the community as a desirable beach and open space oriented u area. I'
The Environmental Impact Report, prepared as one of the initial p of .the Specific Plan, has provided the background methods of enha "the environment, character and image of the community." The Spe Plan specifies open spaces and proposes methods of maintenance; a Design Review Board and measurable standards for development are recommended; and additional public uses.are provided for together reg.ulations that ensure their Compatibility with surrounding uses
Encourage development only in those areas which can best support a change in land use without adverse impact."
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"B.
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One of the primary elements in this Specific Plan is a program for preservation of the biologically sensitive areas which should be F tected. The geology, with parti'c.ular attention to soil types and
'. has been very carefully considered in recommending the various tyF land uses. Design standards that preserve aesthetic resources, ir ding views, have been promulgated. A program for phasing public improvements is suggested to deter premature development that coul because of an inadequacy of public services, be unnecessarily disr tive.
Each of these programs is designed to prevent "adverse impacts".
'IC. Preserve and maintain the visual and physical character (
all quality residential, commercial and industrial areas throughout. the community and promote the upgradinq and in provement of older or detriorated areas so as to insure adequate levels of health and safety and strengthen the local economic environment and visual quality of the com- munity."
The standards to guide future residential development are certain "quality" oriented, and to encourage the upgrading of some of the
-. existing areas. The use of view corridors and scenic highway sta dards on portions of the road system will do much to enhance the
"visual quality of the community." The industrial aspect of the 1 is not limited to the power plant installation and its appurtenan uses on the westerly portion, but includes proposals for the cont ation of agriculture and an expansion of aquaculture, two industr which will1 be vitally important to the future of the City and the region. It is recognized that the commercial uses within the plai area can be considerably upgraded, and provision for this is mad.e the proposed land uses and their regulations.
-.D. Develop land use .policies which will identify, protect ai
conserve natural resources, fragile ecological areas, un natural assets and historically significant features."
The Environmental Impact Report addressed each of these aspects ii considerable detail. The Specific Plan reflects alternatives and
.. mitigations suggested in the E.'I,R. Some of the, positive recomnie tions within the plan include greater public access and'use of th lagoon, the acquisition and preservation of the prime ecological and the protection for future exploration of the several identifi archaeoloqical sites.
The General Plan also contains the following policies relevant to Specific Plan:
"A. Permit the development of 1and.only after adequate provi for services such-as transportati-on, water, sewerage, ut ties and public facili.ties.
B. Arrange land uses so thatathey preserve community identi and are orderly, functionally efficient, healthful, conv
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c C. Discourage Strip commercial development, D. Locate major commercial and industrial centers which are easily accessible to major transportation facilities.
E. Consider those zone requests for local commercial land u within the areas designated for residential use, only up approval of a site development plan ....
F. Develop programs which would correlate rate of growth wi service capabilities of the City.
G. Consider proposals for medium-rise structures ... only up0 the determination of the following.
1. The public will receive substantial benefit from SUC an action, i.e., increased open space, floodplain pr
2. There will be no substantial detrimental impact on t
3. The approval of a site development plan.
H. Specific Plans should be utilized to implement the inten this element in regard to Urban Land Reserves, Non-Resid Reserves and Special Treatment Areas."
The Specific Plan for the Agua Hediondi Lagoon area is consistent 1 each of the above cited policies.
The California Coastal Plan: "The people of the State of Califo'r hereby find and declare that the California coastal zone is a des and valuable natural resource belonging to all the people and exi
as a delicately balanced ecosystem; that the permanent protection the reamining natural and scenic resources of the coastal zone is paramount concern to present and future residents of the state an nation; that in order to promote the public safety, health, and w and to protect public and private property, wildlife, marine fish and the natural environment, .it is necessary to preserve the ecol balance of the coastal zone ind prevent its further deterioration it is the policy of the state to preserve, protect, and where pos to restore the resources of the coastal zone for the enjoyment of current and succeeding generations."
The above excerpt from the. California Coastal Zone Conservation A adopted as an Initiative measure by the people of California in 1 summarizes the philosophy that guided the preparation of the Coas Plan. The following objectives taken from the Coastal Plan, have served as guidelines in the preparation.'of the Specific Plan:
"A. The maintenance, restoration, and enhancement of the ove
servation, slope protection, etc., c
adjoining properties, and
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quality of the coastal zone environment, including, but limited to, its amenities and aesthetic values.
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B. The continued existence of optimum populations of all sp of living organisms.
C. The orderly, balanced utilization and preservation, cons tent with sound conservation principles, of all living a non-living coastal zone resources.
D. The avoidance of irreversible and irretrievable commitme of coastal zone resources. 'I
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.The most applicable policies' and goals of the California Coastal relating to the Agua Hedionda Lagoon can be placed in seven major 'categories. The Coastal Commission staff has prepared the follow
summary of these categories (edited as applicable to this Specifi
Marine Environment: The basic policy of the California Coast Plan regarding the marine environment states that "all levels government shall seek to maintain, enhance and where necessar restore marine resources". Coastal Plan policies require tha "all remaining coastal estuaries and wetlands and buffer area necessary to protect their water areas, vegetation, waterfowl fish and wildlife values shall be preserved, and where possib restored". Any alteration of Coastal estuaries and wetlands, espec'ially dredging and filling of these remaining resources, unless a part of a restoration or enhancement program, are ge erally prohibited and, where permitted, must be consistent wi stringent Coastal Plan policies. Of particular concern for A Hedionda is the marsh areas in the eastern portion of the lagoon ....
Agricultural Land: A fundamental aim of the Coastal Plan is
. protection of agriculture and its economic viability. Coasta agriculture contributes substantially to State and national f supply and is a vital part of the State's economy. Coastal P policy states that "prime agricultural lands and all lands no being used or appropriate for producing coastal-related crops shall be maintained in agricultural use, except as provided.. Any proposed conversion of agricultural lands will be subject the criteria set forth in the Coastal Plan which are highly restrictive. the Plan also calls for the taxation of agricul lands commensurate with agricultural uses.
Recreation: The Coastal Plan places priority on the developm and maintenance of pub1 ic recreational and commercial recreat uses along the shoreline that are compatible with resource pr
, tection. It: is the policy of the Coastal Plan that recreatio
* uses along the shoreline (e.g.; public parks and access, boat facilities, and commercial/recreational development) shall be given priority over other potential-'uses. The amount of shor line available for de:ielopment is limited and the goal of the Coastal Plan is to encouraqe public use of these areas to the greatest extent possible.
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'I c *e ' -'. Public Access: A basic tenet of the Coastal Plan is to ensurc maximum amounts of shoreline area for public use and enjoymen' consistent with sound conservation and resource protection pr ciples. Coastal Plan policy states that "access to the coast persons of all income levels, all ages, and all social groups shall be the goal, consistent with the need to protect coasta areas from destructive overuse and to protect both public rig1 and the rights of property owners". Provisions for well desic accessways to and along the lagoon (and management of the accc ways) is a key element of the Specific Plan,
. Traniportation: The Coastal Plan finds that the private autoi
. bile remains the principal means of transportation in the coa zone and that vehicular access should be carefully considered The basic thrust of the Coastal Plan regarding land transport, is that development controls should be the principal means of relating land use, access and coastal resource protection dec policies to transportation capacity. Public transit (buses, shuttle service} to and around the lagoon area should be care considered to alleviate traffic congestion, parking demands, I for new roads, and excessive energy consumption. The Coastal also calls for enhancement of scenic routes.
Appearance and Design: The Coastal Plan states as a policy ti the vfsual qualities of the California coast shall be considei a resource of public importance and that protection and resto tion of the "coastal viewshed'' shall be ensured throuqh prope> design. The Agua Hedionda Lagoon area is included within the "coastal viewshed" as defined in the Coastal Plan. Emphasis placed on respecting the physical characteristics of the lagol
area, and retaining the feeling of openness. As a result, w.hi development is proposed, appearance and design is a key eleme To this end, the Coastal Plan calls for the establishment of .design review-procedures and standards in compliance with Coa Plan Policies.
Orderly and Balanced Development: The protection of natural resources, retention of the coastal viewshed, provisions for i access, and maximization of public recreational use are impor issues. Because of these issues, phasing of developments pro1 in the Agua Hedionda Specific Plan is important in a-ssuring orderly and balanced development. To this end, a specific pri for implementation and phasing of development, including capi improvements, is necessary to ensure maximum public access an
The Agua Hedionda Specific Plan: Aqua Hedionda Laqoon consists o approximately 230 acres of open water and 200 acres of salt marsh mudflats and saltflats. Preparation of the Specific Plan was bas on a study area of about 1000 acres, which included the lagoon an mast of its viewshed; the Specifc Plan planning area itself compr
' a somewhat smaller area (approximately 700 acres), but does inclu all parcels which would have a direct impact on the lagoon and it attendant wildlife habitat. The lirger study area was determined that such factors as traffic circulation and existing trends in rl
. of the lagoon area.
. dent-ial development could be more fully considered.
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Existing land uses within the viewshed include a variety of residc tial densities, commercial and semi-public recreational uses, and vacant land on the north shore of the lagoon; agriculture on the I along the south shore east of Freeway 1-5; and the San Diego Gas t Electric Company Encina power plant along the south shore west of Freeway. The lagoon itself is used for boating, water skiing, fi and aquaculture, and provides a habitat for an extensive fish and population. Each of these aspects is covered by specific policie within the Coastal Plan.
-The Environmental Impact Report has served to highlight the sever, effects on both the environment and these policies. In assemblin .and reviewing the basic data for the E.I.R. several factors becam immediately apparent which have been given full consideration in preparation of the Specific Plan. These are:
a.
7. The water areas offer recreational opportunities for a fa greater number and variety of users than are now taking advantage of them.
2. The wetland areas, with better definition and greater pro
tion, can provide the habitat and resting area for a grea expanding population of wildlife, and can be a most import element in the strategy to reverse the trend of destructi
6f- endangered species.
should be enhanced for the experience of all the resident and visitors to the area.
4. The study area provides a microcosm in which a great many the concerns about coastal-oriented agriculture can be an
This .Specific Plan has been designed with the underlying assumpti that the Lagoon's natural and scenic values should be recognized all future developments and modifications of existing uses, and t
all uses of the lagoon and its environs shall complement the natu setting. The policies and standards contained in the following p are meant to assure that these goals will be attained.
3. There are viewing areas surrounding this lagoon that can
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LAND USE
A. OBJECTIVE: To provide for an or'derly balance of private and pub1 land uses in a manner which preserves and enhances the ecological visual, recreational, social and economic quality of the Agua Hed Lagoon Study area.
B. POLICIES:
1. Land Use Map: The recommendations for classification of land
categories for the Specific Plan Area are indicated on Exhibi entitled "Agua Hedisnda Specific Plan Land Use Map".
The patterns of existing develoDment, the policies that grew I of the innumera-ble studies resulting in'the final version of Coastal Plan, the aims and desires of those participating in preparation of the Land Use Element of the Carlsbad Gener$l P were all considered as background in evolvina the recommendat for use as indicated in this Specific Plan. The land use des nations, however, must be considered in conjunction with othe
sections of this plan: certain parcels, because of unique en ronmental or ecological considerations, will be limited for d lopment in some ways that are not apnlicable to other parcels having the same use designation. For the most part, these lii tations, requiring a greater degree of creativity on the part of the landplanner or designer working on a project, can be a asset rather than a liability to the owner, since their purpo to enhance certain desirable features of the land. This enha
ment can mean increased value to the development. In instanc where there is a clear and measurable loss of value to the ow and a definite gain in value to the public, some form of com-p sation should be considered. In preparing the plan, every at
was.made to minimize the need for public acquisition of prope .and limited easement rights, but such acquisition in some cas will be necessary if the principles of equity are to be prese
In reviewing the various land uses indicated on the map, it i apparent that the basic intent of the General Plan in distrib intensities of use has been closely observed: the northerly view-shed is proposed for' a continuation of residential devel ment, with slightly expanded commercial and public uses; the erly portion, in compliance with the Flood Plain regulations principles of conservation in the General Plan, calls for the servation of the most valuable wetland areas and retention of . spaces; the southerly shore and viewshed is additional open s reserved for transmission corridors, aqriculture, and recreat
The portion west of Freeway 1-5 is for Public Utility purpose some additional residential and recreational uses proposed.
The various densities of residentiai uses indicated on the ma . will be modified in actual. practice by several other consider other than just the number of livinq units permissible under provisions of the applicable zone. Reservations of public ac easements, preservation of certain defined view-corridors, an limitations on grading are all factors that will tend to redu the'potential yield of living units per acre.
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‘ 2, Design Criteria:
a. Building Design: The purpose of design guidelines is to
. assure that all development within the Agua Hedionda Spec Plan area be compatible and promote a positive community image. Some uniformity of detail, scale, proportion, tex materials, color and buildinq form is essential to cohesi development of the Specific Plan area. These guidelines relatively general, however, in order to accomodate varia creative approaches and encourage diversity of interpreta The desire is to avoid visual chaos and incongruity while promoting variety in design solutions. It is recognized original desiqns may present an exception to these guide1
I. and therefore, it is encouraged that unique or original s tions sympathetic to the above stated purpose be submitte for review. The following guidelines for building design proposed:
(1) Structures shall conform to and complement the g6ner design and bulk of buildings and land forms in adjac areas.
(2) Visually strong buildings which contrast severely wi their surroundings impair the cohesive character of - . area. Therefore, extreme contrasts in color, shape, and organization or architectural elements shall be
avoided so that new structures do not stand out in e
c (3) In selecting building materials, the efficient use o natural materials and natura7 resources should be co dered. Large areas of color should be muted, natuu‘a neutral or light colors. Small surfaces, trim and details may be accented with high contrasts and brig colors.
(4) Chain link fencing used in areas openly expo‘sed to t public shall be black vinyl clad combined with detai that match the building design such as wood posts an
rails, masonry pilasters, etc.
b. Building Height: In order to insure a cornpatidie and’con
A variety of buildi’
buildings with a single building height are discouraged, a maximum height limit of 35 feet, except as provided for
c. Lot Coverage: Permissable lot ‘koberaqe shall be as requi in the underlying zones, provided, however, that commerci uses shall be limited to 80% coverage.
- cess of their importance.
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tent scale of building and to assist in the preservation
- views in the Specific Plan area, the following building.
-height restrictions are established. -heights is encouraged. Large buildings or cemplexes of
. in the Design Review Ordinance,is established.
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' d. Building Setbacks: Setbacks within the Specific Plan area
shall be as established for the underlying zoning in Titlc . of the City of Carlsbad Municipal Code with additional cor tions as provided in the Design Review Ordinance.
e. Parkivg: Due to the recreational opportunities afforded t the Agua Hedionda Lagoon, and the pleasant scenic routes around the lagoon, it is essential to provide adequate of1 street parking for proposed developments. The intent of this section is to ensure that adequate. off-street parkin: will be provided for all developments by the establishrnenl
of the following criteria and regulations in -addition to 1 requirements .for the underlying zone:
. -. d (1) Boat launch ramp facilities to be used by the public shall be required to provide paved combination vehicle/boat-tyailer par ing spaces at a ratio Of 25 spaces for every launching ramp,
(2) Residential Use Off-street Parking Requirements: On1
* two, and multi-family residential units shall have a parking space requirement based on the following:
Studio and one bedroom - 1.50 spaces/unit
=- . Two bedroom and larger - 2.00 spaces/unit
- No tandem parking shall be counted as satisfying par requi remen ts .
(3). Landsc-aping of Parkinq Areas: Landscaping of parkin areas shall be required in accordance with the crit-e and regulations established in the "Landscaping" sec of the design review regulations established herein.
lighting. Light quality must be geared to the distinctiv character of the Agua Hedionda Specific Plan area as well the specific use proposed for a particular parcel. Witho design controls lighting can severely detract from the en ronment due to such things as unattractive light standard excessive lamination and glare.
When designing lighting systems, it must be remembered th today the nation is undeniably experiencing a shortage of --energy. We cannot arbitrarily continue increasing lighti levels or apply our present levels indiscriminantly, nor we disregard current quality and safety standards based c years of research.
g. Sjgns: 1n.many areas past expe.rience has-indicated that signs are controlled they will tend to coK?ete with each and with the historical character of the area. Without r sonably applied criteria, signs can detract and dominate setting by virtue of their height, shape, size, number,
lighting and movement.
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f. Lighting: An often neglected issue in design revjew is
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h. View Corridor Purpose and Intent: The intent of the view corridor regulations is to ensure adequate open space, fri of visual obstructions, .for enjoyment of the scenic quali of the lagoon by the public. View preservation concepts I be seen in Exhibit 0.
i. Landscaping: The landscape desiqn is critical in establii
the character of the Agua Hedionda Specific Plan area. T design should be compatible with and may enhance the site topography, The desiqn should complement the architectur the site and be compatible with the architectural and lan itape characteristics of existing neighborhood architectu and landscaping.
C. IMPLEFIENTATION:
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1. In order to assure that the land use and design requlations c tained in this section are equitably applied and enforced, th City shall adopt, within 60 days of final Specific Plan appro an Agua Hedionda Design Manual and Design Review Ordinance.
standards shall apply to:
.. a. All residential lots within the Specific Plan Planning Ar
b. All lots designated for commercial use.
c. All lots abutting a designated scenic route (See Exhibit
d. Any lots that could be added to the Planning Area by futu
The adoption of the land use map constitutes an amendment ti General Plan and will require subsequent amendments to the Zo .Ordinance in order to bring all underlying zones into consist with the General Plan'land use designations as shown on the S fic Plan.
The Planninq Commission shall initiate the proceedings to acc
plish such changes upon the formal adoption of this Specific
3. Special Vista Points to be preserved are shown on Exhibit K.
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Additional criteria for view preservation shall be establishe throuqh the design review process;
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c 5 OPEN kPACi AND CONSERVATION
A. OBJECTIVE: The Agua Hedionda Specific Plan shall coordinate open space uses and conservation techniques for mutual entl4dncement and
development and expansion of recreational land, conservation and servation of natural and man-made amenities, and prevention or re
lation of development in areas of scenic, historic, and ecologica value or public health and safety hazards.
. utility of the environment. Policies shall be directed toward
B. POLICIES:
3.. Floodplain:.
a. Alteration of waterways that would cause significant adve impacts on .the environment shall be.prohibited.
b. Industrial waste, agricultural runoff, domestic discharge and all other forms of water pollution shall be contrdlle the sanitation sewer system, the storm drain system, and other methods of control as defined in State, Federal, Ci and County laws.
e. All development or uses within the floodplain overlay zonc shall adhere to the provisions of the existing floodplain zoning ordinance,
2. Sensitive Wildlife Habitats:
a. No use shall occur within the boundaries of the "Wildlife Preserve --- Protected Area" (Exhibit F) for a three year period. During this time the several methods of acquisit- shall be thoroughly explored by the City of Carlsbad, the -State Department of Fish and Game, the California Coastal Zone Conservation Commission, and any other appropriate
('I) Acquisition through purchase by the State of Cafiforr
(2) Acquisition through dedication of a gift by the land owner. t
(3) Acquisition through dedication as a trade-off of cert development rights to be transferred to other propert held by the same owner.
(4) Acquisition through piecemeal dedications in compliar with the City's Park Dedication Ordinance.
(5) Acquisition by some semi-public agency such as Nature
(6) Should density transfer be the means of acquiring the "Wildlife Preserve ---. Protected Area", the General P densities in effect prior to this plan shall be used . - computing the transfer of development rights.
' agency. Some methods to be considered are:
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I b.1 t Wken acquisib q ons a*re 'accomplished an - le G ropriate means 0' prohibiting uncontrolled human and domestic animal incurs shall be developed.
C. If acquisitions do not occur with the stipulated time
. -period, land use limitations on the underlying zone, incli ding the floodplain overlay zone and ail applicdble coast; plan policies, shall apply.
A buoy system shall be constructed at the east end of the inner lag1 to restrict power boat use within close proximity of the "Wildlife ~ serve --- Protected Area".
Upon adoption of the Specific Plan, The City Council shall request County Assessor to reassess the property, basing such reassessment I the fact that the property thus defined is unavailable for use by t owner.
3. Agriculture: As part of the overall planning process for the Agua Hedionda Specific Plan and because of the existence of agricultural parcels within the planning area an agricultural analysis was undertaken so as to better understand and direct policy decisions concerning agriculture. To make a complete assessment of agriculture within the planning area the City s relied on various experts in the field.
a. The agricultural lands south of the Lagoon within the Spe Plan area are part of a larger agricultural complex. Thi area shall be retained in its present open space use a110 the Agua Hedionda Lagoon to serve as a natural buffer bet urban and agricultural areas. These agricultural lands m be converted to non-agricul tural use only where
(1) Conversion is required for public service, energy tr mission or transportation facilities, as necessary t
meet regional needs;
(2) The conversion of agricultural lands within the comnl
. park is necessary to meet City wide recreational nee and avoid excessive qrading.
The proposed facility or activity is necessary and i
consistent with other Specific Plan policies;
Such facilities or activities are sited and designec minimize adverse impact on the existing agricultural
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(3)
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(5) Any proposed conversion shall be subject to public ..
hearings and approval by the City Council.
b.. The Pannonia property north of the Lagoon, although physi capable (soil, climate, etc.) of supporting agriculture, tinued use is not econo*inically 'feasible. Pannonia has bc virtuaily an agriiultural "island". It is surrounded by urban area and separated fr'orn other agricultural lands wi the subregion. In addition to the limiting factors of hi
. property tax rates, uneconomic size, poor access, high wa -rates, and its high potential for theft and vandalism, tt use of Pannonia for other than agriculture will have a nc gible effect on the agricultural economy of the region ar
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subregion (refer to aqricultural analysis contained in th EIR).
. allowed to convert to non-agricultural uses as outlined i the Land Use Section of this Specific Plan.
4. Aquaculture: Since the aquaculture industry is in an experim phase of development it is difficult to assess its potential relation to the Agua Hedionda Lagoon at this time. Additiona study and research is required before use determinations can made. At this point, the City shall remain responsive to fut developments concerning aquaculture as they relate to the lag
5., Community Park: As is pointed out in the Parks and Recreatio Element of the City of Carlsbad's General Plan, the Community site is recognized as the "Hub" of the recreation system for City. Its centralized location and the 'existence of extensiv utility easements and canyons leading to it make it possible connect it through a system of trails with every other park i the City. As the main community park, it is proposed that it
developed with a wide variety of uses unavailable in the othe City parks. Some of these uses, as proposed in the General P include;. the Parks and Recreation Department Headquarters bui ding, a community center, a theatre arts building, baseball f tennis courts, and the usual assortment of playfields and equ ment generally available in highly utilized public parks. In sidering the location of this main activity center on the pre leased land, careful attention will have to be given to a con derable physical separation from the wildlife preserve area. accomodate the range of intense activities and their attendan parking, it is estimated that a reasonably level site of appr mately twenty plus acres is required. The other consideratib
is access; if this extension of Cannon Road is constructed a1 its presently proposed aliqnment, the south or southeasterly tion of the park site would be the most accessible. With the factors in mind, it becomes apparent that the activity center should probably be in the south or southeasterly portion of t property. Unfortunately, the southeasterly site would requir extensive grading and the south site would require the conver of existing agricultural land'to accomodate an area for the p
a. The City shall explore the feasibility of either convert7 agricultural land or re-negotiating the existing park bou daries so as to ensure the development of the community p This renegotiation should include the possibility of relo
ting the main activity center south of Cannon Road.
b. That portion of the "Wi'ldlife Preserve --- Protected Area within the park boundaries shall be protected as outlined this Specific Plan.-
Grading operations will be minimized to the greatest exte
possible; this may require that terraces of differing ele tions be provided for separate activities.
For these reasons, the Pannonia property shall be
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L 6.’ Reckeaiion:
a.. The pedestrian-bicycle access ways shall be developed as stated in the Circulation element of this Specific Plan to the standards pro- vided for in the Design Review Ordinance.
lease for the’use of the water surface of the lagoon with
San Diego Gas and Electric.
c. The inner lagoon shall remain as multi-use, the center fc swimming and non-power boating and the outer for fishing.
d. If the boating use of the, lagoon reaches such a high use to present a safety hazard the City shall have the power impose a maximum carrying capacity, further reducing spee and limiting horse-power of boats. .A
e. The City shall prohibit the construction of private docki facilities to be used for recreational purposes.
f. Boat launching facilities shall be permitted as outlined
. under Implementation of this section.
b. The City shall, within sixty (60) days, negotiate a long
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g. A1.1 proposals for residential development involving zu or dwelling units shall be reviewed for possible inclusion os . private recreation facilities; all such developments on p( of 20 acres or more shall be reviewed for the possible inc sion of a public park within said boundaries.
7. Archaeology: Through the EIR process, fifteen archaeological sites have been identified within the Specific Plan area. . Archaeological sites are rare, limited, and invaluable non- renewable resources. The value lies in the understanding of . cultural heritage of America, the quest for scientific fact tl Indian sites, once destroyed, will not and cannot be replaced. They are forever gone and with them is gone a portion of our c cultural heritage. It is therefore necessary to establish cri Leria for the scientific disposition of archaeological sites. The archaeological sites within the Specific Plan area shall F be preserved or excavated adhering to the fo’llowingccriter~ia:
a. Methods of Preservation:
-[I) Placing five feet of fill over the sites and using tt.
as open space.
(2) Placing the sites in open space easements.
(3) Designing the.project so that, sites will remain green areas and access would be limited. I.
(4) Placing a chain link fence around the sites to protec them frm the curious.
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b. Methods of Excavation Per Site: I
- (71 Site UCLJ-14-15 is a site of MAJOR scientific import therefore the following courses of action are sugges
(a) Perform a systematic posthole series on the sit
, . to determine the exact vertical and horizontal extent of the site.
(b) Conduct a five percent test e'xcavation manually the site imploying a research design which will new and valid scientific information to be gene - as a result of the work. The units should be s ted at random.
Conduct C14 tests on the site during excavation
(one sample from W-132A and AH 4 have been sub- mitted to UC Riverside).
(d) Conduct palynological studies.
I.
(c)
- (e) Prepare an analysis for the scientific community
If the information from the site is found to be so extensive or so important and quantitative that a fi
percent test will not mitigate the impact, then a co plete fifteen percent salvage excavation --- or grea --- will be recommended. If, on the other hand, the site is found to be yielding repetitive information, no additional excavation would be needed and the si,t would be permitted to develop in accordance with the land use section of the Specific Plan.
Site Agua Hedionda Number 4 is considered to be of Moderate scientific import and therefore the followi course of action shall be taken:
(a) Prepare a radial posthole series to determine t
.* site's subsurface boundaries and map and collec all surface artifactual material. All archaeol cal work should be photo-documented.
A minor investigation of one-half of one percen the subject archaeological site should be scien
tally excavated prior to development to determi the scientific-value of the site.
(c) If the one-half percent test excavation shows t
to shallow and/or disrupted midd.?n, then no fir excavation would be required. If the site is p to contain concentrated archaeological deposits then a five to fifteen percent subsurface excav may be needed.
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' (3) Sites AH5 and SDi 209 have been severely impacted by construction of Park Avenue and are therefore consid to be of Minor scientific importance. The recordati of these sites is considered sufficient,
(4) Sites RAH'I, RAH 11, and RAH III have been mitigated an archaeological survey conducted.. for Rancho Agua Hedi onda.
Sites SDM-W-132 and SDM-W-132A have been severely di turbed by agricultural enterprises. These sites are considered to be of MINOR significance. Reports by 1
/ Bull, and Ezell (197-Gd an excavation by Ezell in 1967 indicate that these sites 'have been mitigated. Prior to the removal of site SDM-W-132, one.strhtifi~ pollen sample and a stratified C14 sample should 'be
collected and the appropriate data derived from them,
SDM-W-132A will be considered mitigated when a reporl
is prepared for the public record by Dr. Paul H. Eze' an associate under his direction
(6) Sites SDM-W-130 and SDM-W-137 have not been studied 1 .site significance, therefore, criteria (2) should be
fol1 owed.
(7) Sites SDM-W-121 , SDM-W-126, SDM-W-127 and SDM-W-127a should be studied for site significance. Once a dett mination is made, appropriate excavation criteria as
(8) The value of these sites lies in the recovery of the scientific information contained within them.
(a) Reports: For all archaeological investigations
(5)
, outlined in this section shall be followed.
report for the public record containing the resL of the inveFtigation should be,prepared and sub- mitted to the appropriate agency.
'facts and appropriate fieldnotes resulting from
institution or displayed in an appropriate area
- (b) Disposition of Artifacts and Fieldnotes: All ar
.\ 1 mitigating measures should be deposited with a F
* 'the subject property.
(c) Qualified Archaeologist: All archaeological wor should be conducted by- an archaeologist qualific by the City of Carlsbad, the Cour.ty of San Diegc - and/or the governing board of the Society for Cz fornia Archaeology. _.
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.. 8. Lagoon Ecosystem: The biologi'cal value of Agua Hedionda Lagoon for recreational fishing, academic research and aesthetics cannot be over-emphasized. for several species of fish, contributes to the productivity of near-shore ocean resources ,. 'serves as a natural scientific laboratory and provides habitat for several declining species. Since its re- inception in 1954, the lagoon has become a fully-integrated, function- iny ecosystem. policies should be adhered to:
a. No actions shall be allowed which will result in an adverse environmental impact on the lagoon system.
b. All appropriate steps will be taken to maintain or improve lagoonal water qual i ty.
c. Maintenance of a large tidal prism and, therefore, rapid flush- ing of the lagoon is necessary for the continued vitality of . - the ecosystem. Dredging in the inner lagoon will eventually be necessary to retain the optimal flushing action. Such action will have short-term impacts on biological resources immediately adjacent to the dredged area, but will have a long-term positive effect on the lagoonal ecosystem as a whole.
d. The shores of the lagoon should be altered only in that such : alteration would result in an overall improvement in the biological quality of the lagoon.
oratory should be continued.
The lagoon provides breeding and feeding resources
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In order to maintain this resource, the followivlg
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e. The continued use of the lagoon as a natural, biological lab-
C. IMPLEMENTATION: In order to accomplish some of the objectives an policies of this section, the folloiting-programs shall be impteme
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1. ISater Qua'lfty: Because of adequate tidal flushing and minimal amounts of chemicals entering the lagoon, the water quality of Agua Wedionda is very good and well within the standards set i by the Regional Nater Quality Control Baord. To insure preser
. water quality conditions for the future, the City shall conduc water quality sampling each year during April. If for any ret the water quality of the lagoon begins to deteriorate apprecic the City shall seek the source and correct the problem. '
2. Maintenance Dredging: *
a. Outer Lagoon: The San Diego Gas and Electric Company shal
be responsible for maintenance dredging and shall follow maintenance procedures as it has done in the past.
b. Middle and Inner Lagoons: While these two lagoons were fc
the most part created by the San Diego Gas and Electric Cc
pany as a water reserve for their cooling operations and 1 provide a sufficient tidal prism to maintain an adequate
flusing action, there is no operational necessity from thi
Utility Company's standpoint to dredqe these lagoons. Frc the standpoint of continued recreational use by the public however, such dredging will eventually be required. San I Gas and Electric Company has no apparent moral or legal ot gation in this reqard, nor does the efficiency of their gf ating operation depend upon it. It would therefore seem i the interests of equity would demand that those who will 1 fit from the dredginq should be required to pay for it. quests'on of just who are the prime beneficiaries, and how luable are the secondary bene.fits, will have to be decidec
a polfcy matter.
From analysis to date, it appears that some dredging will
. to be done within the next five years, but that subsequen- dredging may not be necessary for another twenty-five yea]
The relative infrequency of the necessity to dredge is tht one factor that makes a1 ternative approaches feasible; eat dredging operation will be unavoidably expensive, so the A should be spread over a number of years., .If it were poss to use the dredge used by the Utility Company in maintain the outer lagoon, the costs would be somewhat less, but t is no way, without dismantling, that this machine can be from one lagoon to another. The costs of dismantling, mo -and reassembling would nullify any potential savings. It appears that there are legal requirements that any sand r from these lagoons must be placed on the ocean-front beac which will tend to complicate the removal process and make . even more costly. This requirement will in all likelihoo ... enforced by the United States Army Corps of Engineers, wh has recently gained Permit Authority within these lagoons
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8 In summary, the continued value of the two inner lagoons recreation purposes is dependent upon infrequent but cost maintenance dredginq, the cost of which should be borne b those who receive the benefit. A program should therefor developed to assure the payment for and execution of this dredginq. Several alternatives could be considered:
(1) A Maintenance District, coterminus with the study bo
daries of this plan, could be formed under the provi of the Government Code. This would’ provide for the
assessment of the individual parcels at a rate suffi to defray the actual costs of dredging. This propos
has one very apparent shortcoming: all parcels so a would not be receiving equal benefits, and some owne might reasonably claim that they were receiving no m benefit than are other properties in the City.
(2) The City itself could assume the responsibility, and possibly enter into a Joint-powers agreement with’ tht County to help spread the costs.
(3) The City could establish user fees for boat launchinc to start building up a Yaintenance Fund. This
1 approach would have the advantaqe of underwriting tht
costs from funds derived from those people who are rc ving the most direct benefit. Since these fees woulc necessarily be quite modest, it is doubtful that enol revenues could be generated by the time the first drc operation is needed, but averaging out the costs of i operations overa thirty year period could make this E feasible alternative. For the first operation, the ( of Carlsbad might advance the necessary money, to be repaid as the Fund generates a cash return over the J
. (4) To supplement.either of the above alternatives, ever) State and Federal Agency claiming an interest in or :
. authority over the lagoon waters should be approachec for financial participation in these operations. Thc two most readily apparent agencies are the State Depz
, ~ent of Fish and Game, and the Army Corps of Engineer
(5) Federal assistance on a one-time grant-in-aid basis s
also be pursued through the Department of Housing and Urban Development and the Bureau of Outdoor Recreati.0
these rights-of-way, acquil-ed or to be acquired through variou dedication agreements, is historically the responsibility of t public agency requiring or accepting these dedications. In th area surrounding the lagoon, this agency is the City of Carlsb Normally, the responsibility for such niaintenance would fall u
‘ the direction of the Public Works Department, but. since some a the existing and most of the proposed dedications are primaril for recreational purposes, it i.s suggested that a portion of t responsibility .. . .. be assigned to ... the ... Parks .. . and Recreation Departr
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3.. Pedestrian/Bicycle Accessory Maintenance: The maintenance of
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' 4'; Maintenance of "Wildlife Preserve --- Protected Area": Acqui
a valuable habitat area is only a part of protecting that are Once acquired, a maintenance. proqram to insure long-range enh ment and protection should be enacted, When the final bounda are approved and acquisition is complete, the City shall deve a program of maintenance for that area. The method of acquis will have a direct relationship on which governing body or gr will have responsibility for maintenance. Every effort shall made by the City to coordinate its efforts with the Departmen Fish and Game to insure an adequate maintenance program for t habitat area.
. Further protective steps, such as limiting the intenstiy of u on adjacent property and the use of open water and fencing as physical buffers, shall be provided through the administratio the Specific Plan provisions and mitigation measures containe the Environmental Impact Report.
- Alteration of Navigable Waters: Any development or work clone in navigable waters of the United'States requires a permit from the
U.S. Army Corps of ERaineers and in addition is subject to separa review by the U.S. Fish and Wildlife Service. Navigable waters i cludes all tidal waters ; and intertidal habitat, such as mudflat
*. and salt marsh areas. Dredge and fill operations in navigable wa in contiguous and adjacent wetlands, in primary tributaries to na gable waters and in wetlands contiguous and adjacent to these tri taries will also require permit and review.
Boat Launching Facilities: All efforts should be made to maintai
the present commercial/private launching facilities at Snug Harbo and Whiteys Landing. If in the future these sites became undesir to maintain, an effort shall be made by the City and concerned pa to provide commercial/private launching facilities at one or a co nation of the alternative sites listed below:
1. Hoover Street Access.
2. Community "Hub" .Park.
3.
Construction of private launching facilities shall be subject to approval by the U.S. Army Corps of Engineers, U.S. Fish and Wild1 Ser.vice, City of Carlsbad, and subject to all provisions set fort in'this Specific Plan.
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Between the present ownerships of "Kel'ly and, Rombotis" (asses
parcel 207-010-11 and 207-010-12). t
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CONSTRUCTION
At OBJECTIVE: Construction impacts are generally short-term and pro tionate to size of development. Impacts take the form of
1. Air pollution from exhaust emissions and dust generation.
2. Noise from construction.
3. Soil erosion from grading and removal of vegetation.
4. Water pollution from erosion.
5: Safety hazards from construction in progress and equipment.
It is the aim of the construction element of the Specific Plan to minimize and where possible eliminate the above stated impacts.
\ 8. POLICIES:
1. D'ust shall be controlled by watering.
2. Up-to-date exhaust emission systems and muffler systerns shall
3. Grading shall be limited to the minimum area necessary to acc
4. Grading shall direct runoff toward planned drainages and away cut and fill slopes.
5. Silt trap, settling basins, or other approved methods shall 'b used to prevent erosion into the lagoon during and after cons ti on.
6.. Construction shall be limited to normal daytime working hours
7. Adequate safety measures shall be used to reduce hazardous si
used by all construction equipment.
* plish the proposed development.
tions.
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CIRCULATION
A. OBJECTIVES: The Agua Hcdionda Lagoon shall be made accessible tc
many peopre as possible, within the constraints of maintaining th . environmental quality of the lagoon and respecting its cal-rying c
city for vehicles and persons.
B: POLICIES:
1. Traffic Conditions:
a. The street system for the Specific Plan shall be construc according to Exhibit C, the Street Network Plan for the IT roadways within the study area.
h. When antici.pated traffic volumes warrant it, the Highland Hillside link between Park Drive and Tamarack Avenue shal be widened to four (4) lanes. This can be accomplished w a modified, reduced width street section of 52 foot paveni width within a 72 foot right-of-way.
c, The proposed Hillside link across the Pannonia property s be constructed concurrent with development of that proper
d. The Cannon Road link between the City Hub Park and the ex
ting Cannon Road shall be constructed prior to or concurr with the development of the park. Initially, a two (2) 1 32 foot pavement section will be adequate to serve the pa
e. Improvements to and expansion of Cannon Road (102 foot ri of-way) to El Camino Real shall occur as the regional dem increases and all necessary mitigations can be met.
f. -The portions of Cannon Road which abut agricultural prope shall be fenced to-prevent vandalism.
g. No lots shall front on arterial streets and frontage shal be minimized on collector streets.
h. On street parking shall be elimina-ted wherever possible o arterial and collector streets.
i. Adequate offstreet parking shall be provided for a11 indi dual uses within the study area and also adjacent to majo accessways and recreation area’s.
j. Residential areas subject to street or highway noise in e of 60dB (A) shall be subject to an investigation by a qua fied acoustician. This investigation shall recommend any measures necessary to lower noise [to acceptable levels, Consistent with thi uniform building code.
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. k. The program for the completion of improvements on Carlsba Boulevard, including the replacement of the bridge over t lagoon outlet, is recognized as consistent with this Spec - Plan.
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' 2. Bicycle Routes:
a, Bike routes shall be con.structed within the study area ac ding to Exhibit D, the Bike Route Plan.
b. Shared bicycle/pedestrian routes shall be constructed wit impervious surfaces to a minimum of 10 feet in width.
c, All bicycle-only routes shall be constructed according to standards contained in the City's Circulation Element.
. do Accessory facilitiesssuch as bike racks, benches, trash c tainers and drinking fountains shall be installed at loca noted.on the Bike Route Plan.
pole signs.
the Specific Plan Area and shall educate them on bicycle safety techniques.
following criteria:
(i)
e, All bicycle. routes shall be clearly.<marked with pavement
f. The City shall i-nform the public of bicycle facilities wi
g. Bike route improvements shall be financed according to th
Routes through established neighborhoods such as Car Boulevard and Tamarack Avenue shall be financed with City, State or Federal funds. .
(2) Routes adjacent to undeveloped properties shall be c structed at the expense of the developer at t.he time development.
.h. 'A 15 foot wide easement shall- be dedicated at the time of development to allow construction of a combination1 bicycl pedestrian access at the terminus of Cove Drive, as shown the Bike Route Plan.
3. Pedestrian Accesses and Trails: The Public's rights of acces the water areas can partially be provi'ded for by existing uti easements and leasehold interests (i .e., sewer, water) held b the City. The Specific Plan calls for additional easements, along the water's edge and corridors leading to this edge, to . acquired either through agreements with the property owners 0. conditions of approval for development. Some of these access
* as should also be true of the existing easements, will be lim to trails to accomodate pedestrians or cyclists; some will be full vehicular access. Examples of lateral access and pedest bicycle access ways are contained in Exhibits M and N.
. There are, too, 'factors which have a' l'imiting factor on the d ability of obtaining unlimited access to the lagoon. Along t
. south shore, the slope conditions are such that attempts to p vide useable access to the water's edge could only be accornpl through extensive grading with its potentially detrimental im and would also be disruptive to the agricultural activities a
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this bluff. It is therefore proposed that public access to t south shore will be limited to points within the proposed par
boundaries. The wildlife preserve proposed for the easterly tion of the lagoon and the adjacent mudflats should also be p
tected from human intrusion, so the plan does not provide for easements around the easterly shoreline.
a. Pedestrian trails shall be constructed according to Exhib
b, All pedestrian trai1.s shall be construcied with imperviou surfaces to a minimum width of 5 feet. A combination bic Pedestrian trail shall be a minjmum of 10 feet wide.
.c, Public pedestrian access shall be prohibited in sensitive wildlife areas as shown in the Wildlife Habitat Preservat Plan.
d, Accessory facilities such as parking areas and drinking f
. tains shall be provided at locations shown on the Pedestr
e, Construction of pedestrian facilities shall be financed b
f. All pedestrian accessways shall be clearly marked!, noting
the Pedestrian Access Plan.
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Access Plan.
property owners at the time of development.
that they are open to the public.
4. Public Transit:
a, As land within the Specific Plan Area develops, the N0rt.h County Transit Company bus system should be expanded to
. provide optimum levels of service.
b. Future street systems within the Specific Plan Area shall constructed in a manner which can accommodate the public system.
c. Accessory facilities, such as bus turnouts, shelters and benches shall be proxided at key locations alon~g the exis and future bus routes.
c d. Bus service shall be provided to all major public recreat areas within the Specific Plan boundaries. -.
5. Scenic Highways: Park Drive, Adams Street, El Camino Real, C Road and Carlsbad Boulevard , as shown on the attached Exhibi are scenic routes according to the criteria set forth in the Circulation Element and shall be subject to the following cri
a. Along scenic routds, a minimum twenty (20’ foot w.ide land . : scape strip shal? separate the street right-o’f-way from pa king areas. Said landscape strip shall incorporate where appropriate, major tree forms and groundcover. The inten to screen parking areas so that they do not detract from ‘scenic route or the quality of available view corridors.
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b. Special design criteria may be applied on parcels abuttin
a scenic route, as necessary to protect and enhance the scenic qualities of the route.
C. IMPLEMENTATION: In order to accomplish the objectives and polici for circulation, the following program is proposed to be ilmplemen
The City shall develop a phasing program and capital improvem
budget for circulation system improvements yithin the Agua He - Specific Plan Area-. The phasing shall be commensurate with s vices, utilities, and public utilities.
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4 PHASING OF PUBLIC IMPROVEMENTS AND FACILITIES '0 I
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Phasing of development in the Ag.ua Hedionda Specific Plan area is - necessary to ensure that development occurs in the following mann
That development occurs in an orderly fashion, with undev loped properties within the urbanized area receiving prio over urban fringe or outlaying properties;
2. That properties havinq the greatest availability and prox mity to urban services be given priority for development;
3. That properties having the fewest environmental constrain
be given priority for development.
. With these criteria in mind, the City has developed a mapping sys which evaluates a property's suitability for development based on proximity to existing development, availability of services and e ronmental suitability (See Exhibits G, H, and I). These maps sug where development can most feasibly occur and give a rough indica tion of the order in which it should occur.
A phasing program setting forth the exact sequence and timing of
*. development is not practical or desirable for a number of reasons For example, properties which , by all the criteria outlined abov should be first to develoo, may --- because of the property owner preference --- remain vacant indefinitely. Or properties in out1 or fringe areas may be more suited for development than propertie the urbanized area which have severe environmental constraints.
It is proposed that the phasing plan for the SDecific Plan Study be based on the folloing delineations (See Exhibit 3, Phasing P.1
AREA 1 - North shore properties within the City limits and th Encina Power -Plan property.
AREA 2 - Proposed 90 acre park site.
AREA 3 - Unincorporated area east of the lagoon.
AREA 4 - San Diego Gas and Electric lands 00 the south shore
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the lagoon.
Area 1 properties are generally suitable for development at the p sent time. All environmental hazards or special resources shall mitigated at the time of development. If mitigation is not possi methods of preservation shall be considered.
Area 2 is the property desiqnated as the future community park. the park is essentially an open space use with a relatively low d for urban services, and does not generate *population growth, it's
-. ticvelopment will have a lesser'-impact than residential, commercia industrial development. The park shall not be developed until Ca
Road, minimum of 32 feet of pavemefit, sewer and water service are extended to it boundaries. In addition, all of the environmental . consequences of extending these services (e.%, the effects of ex
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ding Cannon Road through agricultural land) shall be mitigated pr to development of the park. It should be noted that the park bou daries are still in a state of f-lux, and could chanoe because of information and/or policy change'revealed through this Specific P
Should the park boundaries change, the criteria for its phasing should remain the same.
Area 3 is outside the City boundaries. It lacks most urban servi and has some severe environmental constraints. Development shall not occur in Area 3 until:
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1. The majority of the land in Area 1 have been developed;
2. The sensitive Wildlife Habitat has been successfully pres
3. Municipal services can be efficiently and economically ex
4. The property can be annexed to the City of Carlsbad; and
5. All adverse environmental effects of development can be
and protected;
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mitigated.
- Area 4 is the agricultural and transmission corridor lands owned San Diego Gas and Electric. This land shall remain in its presen open space uses. Conversion to other uses may only occur if:
1. The proposed use meets the criteria set forth in the Coa Plan for conversion of agricultural lands;
2. The property owner can justify the need for such convers through amendment of both the Encina Power Plant Spec3f.i Plan (SP-144) and the Agua Hedionda Lagoon Specific Plan
* 3. Conversion is required for public service, enerqy transm or transportation facilities as necessary to meet region needs;
4. The proposed facility or activity is necessary and is co tent with other Specific Plan po'licies; .
5. Such facilities or activities are sited and desiqned to minimize adverse impact on the existing agricultural res
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> CONDITIONS OF APPROVAL
1, The approval is granted for the land described as the Agua Hedionda Specific Plan Study Area as shown in the applicatio and attachments thereto. Developments within said land shal occur in conformance with the exhibits, plans, objectives an policies included in the Specific Plan documents labeled Exhibit A through 0, dated August 11, 1976.
Plan Study Area shall submit supplements to EIR #329 which provide the following information:
- Discussion of impacts attributable td the specific develop
ment which have not been adequately addressed in the opigi EIR.
- Mitigation measures and alteynatives for all impacts affeci
. 3. Approval of this Specific Plan indicates acceptance by the C. Council of a general scheme of development for the Agua Hedic Study Area. It does not guarantee that individual deve’lopmet within- the Specific Plan boundary will be approved. IndividL developments will be evaluated in accord with Municipal Ordit ces and Policies in force at the time of plan submittal. Apl val and construction of an individual development under this -- -Specific Plan will not vest any development rights in the ba’
\ 2. All applications for discretionary permits within the Specif
significant resources.
of the Specific Plan area. ^D
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- _. - 4. The Cit-y Council shall. enact a moratorium in accordance with Section 65858 of the California Government Code, on all deve lopment within the Specific Plan Planning Area until the Spec
fic Plan has been approved by the Carlsbad City Council and r effective by adoption of the necessary implementing ordinanct
.. 5. Upon approval of this Sbecific Plan the City’Council shal.1 re peal Ordinance ,approving Specific Plan-168 for RACA Dev~ lopment located at the southeast corner of the intersection c Park and Marina Drive,
The Master Planned densities of the LR Partnership Properties zoned P-C and located on both sides of Park Drive east of
. Valencia, are hereby incorporated into this Specific. Any development on that property must meet the requirements of th
Specific Plan and the .City’s Planne-d Community Zone.
The Specific Plan for the bapagayo development (SP-31”A”) whi was approved by the City and the California Coastal Zone Cons
vation Commission is hereby incorporated into this Specific F AI7 standards and requirements contained in the Agua Hediondz Specific Plan shall apply to any future development allowed 2 a part of SP-31(A).
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8. Within 60 days of approval -of this Specific Plan, the City s amend Ordinance 9279 which approves a Specific Plan for the Encina Power Plant (SP-144) by:
a. Deleting the reference in Conditions #1 and SF8 or Ordina 9279 to the future power plant site east of Interstate 5
b. Noting a community commercial desiqnat-ion for the Japatu .parcel located at tshe northwest intersection of 1-5 and Cannon Road, consistent with the existing zone and land designation.
In addition, the City shall rezone the following properties .-
/ within the Specific Plan-144:
C. That condition 8c of AHSP shall be amended as follows: To leave the "OS" General Plan land use designation on most of the propert. as it is now designated, but extend the General Plan land use Pub lic Utility "U" classification to a portion of the property as determined by the City Council. The location of Public Utility yses east of the freeway should consider environmental factors - such as proximity to the shoreline, visibility from 1-5 and the north shore, and relationship to recreational and agricul trual uses. That portion of the property would be retained as "PU" zoni and the General Plan would have to be amended to show Public Utilitity (''U'') land use designation. The Specific Plan would, a the same time, be amended to delete the future Power Plant site,
and allocate an area east of 1-5 as "P-U", subject to future Spec fic Plan approval. The portion of the area east of 1-5 which wou retain the "0-S" designation would be rezoned "OS", which permits
expansion of the transmission facilities, but only by Conditional Use Permit.
d, The flat portion of the SDGttE land on the north shore of outer lasoon shall be rezoned to RD-14 and the slope lead down to the lagoon as open space,. consistent with Genera Plan Amendment 41.
9. Within GO days of approval of this Specific Plan, the City sh adopt an Agua Wedionda Design Manual and Design Review Ordina which will apply to all properties within the Specific Plan'
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,' a:
. planning Area.
70. Specific Vista Points to be preserved are shown on Exhibit K.
Additional criteria for view preservation shall be establishe through the design review process. .
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19; Alteration of waterwajs that would cause sighificant adverse
. impacts on the environment shall be prohibited. ,
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12. No use shall occur within the boundaries of the "Wildlife Pre serve --- Protected Area" (Exhibit F) for a three year perioc During this time the several methods of acquisition shall be thoroughly explored by the City of Carlsbad, the State Depart ment of Fish and Game, the California Coastal Zone Conservati Commission, and any other appropriate agency. Some methods c
a. Acquisition through purchase by the State of California.
b. Acquisition through .dedication of a gift by the land ownt
c. Acquisition through dedication of a trade-off of certain development rights to be transferred to other properties held by the same owner.
the City's Park Dedication Ordinance.
L
1 d. Acquisition through piecemeal dedications in compliance v
e. Acquisition by some semi-public agency such as Nature Cor vancy.
f. Should density transfer be the means of acquiring the "Wi life Preserve --- Protected Area", the General Plan densi
in effect prior to this plan shall be used in computing I transfer of development rights.
13- When a wildlife area acquisition is accomplished an appropri;
means of prohibiting uncontrolled human and domestic animal incursions shall be developed.
If a wildlife area acquisition does not occur within the stir
Iated time period, land use limitations of the underlying zor
-including the floodplsin overlay zone and all applicable Coas Plan policies shall apply.
15. The agricultural lands south of the Lagoon within the Speci-fi Plan area are part of a larger agricultural complex. This ar shall be retained in its present open.space use allowing the Agua Hedionda Lagoon to serve as a natural bu,ffer between urb and agrictsl tural areas. These agricultural 'fands may be con- verted to non-agricultural use only when:
a. Conversion is required for public service, energy transmi 'or transportation facilities, as necessary to meet, region needs;
' b. The conversion of agricultural lands within the community park is necessary to meet City wide recreational needs an avoid excessive grading; 'i,
ce The proposed facility or activity is necessary and is con tent with other Specific Plan policies;
14.
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d, Such facilities or activities are sited and designed to minimize adverse impact on the existing agricultural reso
i5, Any proposed conversion shall be subject to public'hearin and approval by the City Council.
16. The Pannonia property shall be allowed to convert to resident
17. Should there be inadequate flat (less than 15% slope), non-
use, as outlined in the Specific Plan text.
a agricultural acreage within the community park for the develo ment of essential recreation facilities, the conversion of a< cultural land shall take priority over continued agricultural
use. 4
18. That portion of the "Wildlife Preserve --- Protected Are<' wi the community park boundaries shall be protected as outlined the Specific Plan.
19. Grading operations will be minimized to.the greatest extent I: sible; this may require that terraces of differing elevations provided for separate activities.
20. .The City shall within sixty (60) days commence neqotiations f a long. term lease for the use of the water surface of the lac with San Diego Gas and Electric.
21. The .inner fagoon shall remain as multi-use, the center for sc ming and non-power boating and the outer for fishing.
22. If the boating tise of the lagoon reaches such a high.use as * present a safety hazard the City shall exercise the power to impose a maximum carrying capacity, further reducing speeds,
Construction of private docking facilities for the storage or long-term
mooring of boats shall be prohibited.
loading, observation and swimming shall be subject to review and approva by the City of Carlsbad on a'project by project basis. No such facility
shall be pernlitted where it creates a hazard or otherwise inhibits publi use of Agua Hedionda Lagoon.
approval by the U. S. Corps of Engineers and the U. S. Fish and Wildlife Service in addition to the required City of Carlsbad approval.
A11 Proposals for residential development involving 20 or nlol dwelling units shall be reviewed for possible inclusion of private recreation facilities; a77 such developments on parc, of 20 acres Or more Shall be reviewed, for the possible inc-u! of a pubtic park within said boundaries,
Prior to ally development which would adversely impact archae( gical reSOurceS identified in the EIR and Specific plan, pre! vation or mitigation of those resources shall occur accordin: the standards set forth in the Specific Plan,
- . and limiting horse-power of boats.
23. Private recreational docks for
All such facilities shall be subject to
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26. TO insure present water quality conditions for the future, t
City shall conduct water qLia'1ity sampling each year .during A If for any reason the water quality of the lagoon begins to
jorate appreciably the City shall seek the source and correc the problem.
--- - ._ - __ 27 - .-• - The City shall. develop a program to assure the payment for ,
execution Of maintenance dredging of the middle and inner la
Where public bicycle and pedestrian routes are coterminuous b
a public sewer easement and provide maintenance vehicle acce! to that easement, they shall be maintained by the Public Worl Department. In all other cases, public bicycle and pedestrii routes and accessory facilities shall be maintained by the Pi and Recreation Department.
acquired as a preserve, the City shall, in cooperation with. other affected agencies such as the Department of Fish and GI
develop a program for the protection and maintenance of the preserve.
30. All efforts should be made to maintain the present commercia private launching facilities at Snug Harbor and Whitevs Land If in the future these sites become undesirable to maintain, effort shall be made by the City and concerned parties to pri
commerciallprivate launching facilities at one or a combinat of the alternative sites listed below:
a. Hoover Street Access.
b. Community "Hub" Park.
c. Between the present ownerships of "Kelly andL 8 R Partners1
Construction of private' launching facilities shall be subjec approval by the U;S. Army Corps of Engineersi U.S,iFish and Wildlife Service, City 6f Carlsbad, and subject to all provi set forth in this Specific Plan,
31. In order to minimize construction impacts, the developer sha'
. meet the following requirements:
a. Dust generated by construction shall be controlled by wa'
b. Up-to-date exhaust emi'ssion systems and muffler systems : be used by.all construction equipment. c'. ~
c. Grading shall be limited to the minimum ai-ea necessary tr accomplish the proposed development.
d, Grading shall direct runoff toward planned drainages and from cut and fill slopes,
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29. At such time the "Wildlife Preserve --- Protected Area" is
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(assessor parcel' 207-010-11 and 207-010-12). -..
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e. Silt trap, settling basins, or other approved methods sh
. be used to prevent erosion into the lagoon during and af
f. Construction shall be limited to normal daytime working
construction.
- d go Adequate safety measures shall be used to reduce hazardor
h. All grading shall b'e initiated and completed prior to thf
i. All slopes shall be planted and irrigated upon completior
32, When traffic anticipated volumes warrant it, the Highland-Hi1 link between Park Drive and Tamarack Avenue shall be widgned four (4) lanes. This can be accomplished with a modified,red width street section of 52 foot pavement width within 72 foot r i g h t- of - way.
83. The proposed Hillside link across the Pannonia property shall consiructed concurrent with development of that property.
34. The Cannon Road link between the City Hub Park and the existi Cannon Road shall be constructed prior to or concurrent with development of the park. Initially, a two lane, 32 foot pave section will be adequate to serve the park.
35. Improvements to and expansion of Cannon Road (102 foot right- of-way) to El Camino Real shall occur as the regional demand
situations. *
rainy season (January through March).
grading. 1
. increases and all necessary mitigations can be met.
36. The portions of Cannon Road which abut 'agricultural propertie
37. No lots shall front on arterial streets and frontage shall bc
38. On-street parking shall be eliminated wherever possible on ar
39. Adequate offstreet parking shall be provided for all individu uses within the study area and also adjacent to major accessw and recreation areas.
40; Residential areas subject to street or highway noise in exces of'60dB (A) shall be subject to an investigation by a qualifil acoustician. This inv-estigation shall recotmend any measms necessary to lower nc.ise to acceptable levels.
vious surfaces to a minimum width of 70 feet.
shall be fenced to prevent vandalism.
minimized on collector streets. ,-
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/ rial and collector streets.
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41, Shared bicycle/pedestrian routes shall be constructed with im,
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42. All bicycle-only routes shall be constructed according to tht standards contained in the City’s Circulation Element. .
. 43. Accessory facilities such as bike racks, benches, trash conti and drinking fountains shall be installed at locations noted the Bike Route Plan.
pole signs.
The *City shall inform the public of bicycle facilities withir Specific Plan Area and shall educate them on bicycle safety - techniques.
Bike route improvements shall be financ‘ed according to the fc lowing criteria:
a. Routes through established neighborhoods such as Carlsbac Boulevard and Tamarack Avenue shall be financed with Citj State or Federal funds.
b. Routes adjacent to undeveloped properties shall be constr ted at the expense of the developer at the time of develo
47. A 15 Foot wide easement shall be dedicated at the time of dev lopment to allow construction ‘of a combination bicyclelpedest access at the terminus of Cove Driv-e, as shown on the Bike Ro Plan.
48. All pedestrian trails shall be constructed with impervious $u
faces to a minimum width of 5 feet. A combination bicycle/ p trian trail shall be a minimum of 10 feet wide.
49. ’Public pedestrian access shall be prohibited in sensitive wib
. life areas as shown in the Wildlife Habitat Preservation Plan
50. Accessory facilities such as parking areas and drinking fount shall be provided at locations shown on the Pedestrian Access
57. Construction of pedestrian facilities shall be financed by pr perty owners at the time of development.
52. All pedestrian accessways shall be clearly marked, noting tha
53. As land within the Specific Plan Area develops the City shoulc encourage the expansion of the North County Transit Company bi
44. All bicycle routes shall be clearly marked with pavement or
45.
46.
* they are open to the public.
. system to provide optimum l*evels of service.< ’
54, Future street systems with’l’n th,e Specific Plan Area shall be constructed <n a manner which can accomodate the public bus system.
e. -&e e
55: 'ACceisory facilities, such as bus turnouts, shelters and ben shall be provided at key 'locations along the existing and fu bus routes.
56. Bus service shall be provided to all major public recreation areas within the Specific Plan boundaries.
57. Park Drive, Adams Street, El Camins Real, Cannon Road, and C bad Boulevard are scenic routes according te the criteria se forth in the City's Scenic Highway Element. Special treatme and protection of the route and corridor (j.e., land use con. trols, landscape requirements, view protection, construction standards, and type and location of complementary facilities .. are to be established in the proposed design review manual.
58. In accordance with the City's Public Facilities Management PI gram, the City shall implement a phasing program and capital improvements budget for circulation system improvements with the Specific Plan Area. This phasing shall be commensura-te 1 expansion of public services and utilities.
53. Phasing of development in the project area shall be accordinl the Phasing Plan, Exhibit 3. Area 1 includes those propertit which are presently suitable for development. Area 2 is the
community park, which shall be developed only at such time tt access and utilities are available and adverse environmental
effects can be mitigated. Area 3 shall not develop until the majority of land in Area 1 is developed, the Wildlife Habitat Area has been protected, services can be efficiently and ecor mically extended, the property can be annexed to Carlsbad anc adverse impacts of development can be mitigated. Area 4 (the agricultural and transmission corridor lands owned by SDG&E] remain in its present open space uses. Conversion of these 1 to other uses will be permissable only if the detailed criter of the Coastal Pland and the Agua Hedionda Specific Plan can met.
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60. Conditions for marine Ecosystem:
a) No actions shall be allowed which will result in an adverse environ-
b) All appropriate steps will be taken to maintain or improve lagoonal
c) Maintenance of a larqe tidal prism and, therefore, rapid flushing of the lagoon is necessary for the continued vitality of the eco- system. to retain the optimal flushing action.
term impacts on biological resources immediately adjacent to the dredged area,but will have a long-term positive yffect on the lagoon-
a1 ecosystem as a whoie.
d) The shores of the lagoon should be altered only if such alteration would result in an overall improvement in the biological quality of the lagoon.
e) The continued use of the lagoon as a natural, biological laboratory should be continued,
,- mental impact on the lagGon system. *.*
water qual ity. ..
Dredging of the inner lagoon will eventually be necessary Such action will have short-
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!Planning Director Donald A. Agatep announced to the
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.. , TIME: ' 7:30 P.M. .. :\ -1-
'a ., ETING: PLANNIIjG COMMISSION September 22, 1976 r' d/EATE:
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i . PLACE: COUNCIL CHAMBERS. r' Page 2
tew Pritten, 330 Chinquapin, Carlsbad, CA.expressed
' 1 his concern regarding the preserve area and wanted to . know what the building requirements were regarding ! hov close to the lagoon buildings could actuall'y be
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;a 15th condition which would either delete SP-136 !or request that an amendment to SP-1.36 be submitted'
-. :and approved by City Council reflecting the adopted ' ._ ftentative tract map prior to approval of the final map. ..
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,felt this would mitigate.much of the noise problem *froni the railroad itself. ' On-site vehicle storage \ space as well as landscaped opcn-space within.the site '.will be provided. -He also said they would be bui'ld- - a.
3 (1 I
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DATE : Stptember 8, 1976 TIME: 7:30 P.M.
..
PLACE : COUNCIL CHAMBERS
.. CALL TO ORDER ..
The meeting was called to order at 7:30 P.M.
ROLL CALL
-: All Commissioners were present.
s .. .. i PLEDGE OF ALLEGIANCE ,,
.. , 1 APPROVAL OF MINUTES
!.
.. ! Minutes of August 25, 1976 - Approved .. ..
' APPROVAi OF RESOLUTIONS . * I
Resolution No. 1269, YMCA of San Diego (Project Oz)
that an alternate means of egress from the upstairs bedrooms be provided.
W R 1 T T E N C OIM U N I CAT I 0 N S
Approved with addition of Condition No. 7.to require
' None
. ORAL C 01.111U N I CAT IO N S
~ Planning Director Donald Agatep announced that there
j Horkshop on Tuesday, September Tq,, 1976 at 7:OO P.M.
. . for the purpose of discussing the Planning Department's ! Work Program.
' .PUBLIC HEARINGS ..
____-.- - '.. would be a joint Planning Commission/City Council
; Continued / Case Nos. 'SP-179, GPA-4i' and EIR1329, Ag-ua I-ledionda
i
1 hearing on this matter, but were familiar with the
i subject matter (Minutes/Staff Reports) and would be.
-I I able to participate and vote on each of the itenis.
-. It was also noted thbt Commissioner Rombotis woQld I abstain from pa-rticipating in the hearing.
' Planning Director Donald Agatep gave a brief synopsis i of SP-'179, GPA-41 and EIR-329, what had occurred at ....' the August 25th hearing, and the September 8, 1976 .
i the Commission would be approving the Specific Plan i as to concept only, that the City Council would be
e. approving:tOe S,P to concept only and forwarding same
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Chairman L'Heuruex noted for the record that Commission-
.. : ers Larson and Nelson were absent at the August 25th
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.<-. : staff report to the Commission. He reiterated that
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Present X
Motion
Ayes X Abstain
Motion z
Abstain Ayes X
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i development would have a'large .access way albng the
1. : been set aside, he did not know how much dredging woul i occur (it would depend upon each developntent)', and tha
. I shore line, that a'Wildlife Preservation area had.
struction of private docking facilities to be use? fo .recreational purposes - he felt that this kiss too limiting and that the property owners should be allowe
-
was niade directing the Staff to report to the Planning Commission at their September 8, 1976
meeting regarding the above condition.'
Case Nos. SP-179, GPA-41 and EIR-329, Agua tkdionda Lagoon Request for approval of a Specific Plan,
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). i: General Plan Amendment and certification of a_n . j Environmental Impact Report. Ik
i . It was noted for the record that Commissioner Rdmbotis : -would abstain from the proceedings. t
Planning Director Donald Agatep stated that in January of 1976 the City of Carlsbad entered into a contractua
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'Motion Ayes .x ; Abstain Absent
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. agkeement.with the California state Coastal Commission
l to prepare a Pilot Program for the development of a Specific Plan that would be consistent with local :. planning policies and the relevant policies of the
; propcsed Coastal Plan. SP-179 was a joint effort
i among the property owners, the California State Coasta
. range objectiv.es are te preserve and enhance the
i natural and man made aspects of the lagoon's envi,ron- ,
. : ment, and to ensure their mutual compatibility. Mr.
. Ayatep stated that the project had been divided into - .; two distinct boundaries, the first and larger boundary
. being the study area of about 1000 acres, which in-
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- Commission and the Planning Department. The long I i
__._. i cludes the lagoon and most of its viewshed. This en- - i larged area was determined so that such factors as
.* ! traffic circulation and existing trends in residential development could be more fully considered. The i 1 smaller area, on which it is proposed to adopt the Specific Plan, is approximately 700 acres and includes I i all parcels which have a direct impact on the lagoon I I and the fragile wildlife habitat. Mr. Agatep then .
1 outlined the intent and purpose of the Specific Plan, . 11 General Plan Amendment and Environmental Impact Report.
i :I i '.t and the proposed changes.
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- .. .f. By use of graphics, he indicated the areas involved
I :.
! Director Agatep also read to the Commission a letter
1 from Comiissioner Eric Larson with his comments regardin
'!
this pro'ekt. (This letter will be made a part of the
-1 Chairman L'Heuretix commended the people who worked ver :I hard in putting.together these reports. He felt these ;- I documents were extremely thorough and documented, and ! the project staff should be commended for an excellent .job in preparing an EIR for a concept such as has been
c ' . 1 record).iATT4TCWfWl 4.). ..
.. . I-' presented, He commended Dana fiield Elhitson and Joe -..-. I Sandy for their fine work.
.. '' !- Dan Gorfain, Chief Planner, San'Diego Coast Regional
1 'Diego, California 92120 f
Commission, 6154 Missi-on Gorqe Road, Suite 220, San
rewarding several months in which a1,l groups had work- ed togeth.er and that among the 9 pilot programs,. this
several areas of interest and concern to the Snn Diego
spelled out in a letter dated. August 17, 1976 from 1 E. Jack Schoop. Chief Planner of the State Commission and from Dan Gorfain. He then read this letter to the Commission (This letter will be made a part of the
stated that it had been a
.. , - 1 one was the farthest along. He sacd that therg were
f...Coast Regional Conmission and these 10 areas were . i
2 'record). ATrActlAET G.).
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'! Bob tadwig, Rick-Engineering Company, 3088 Pi0 Pic0 ; Drive, Carlsbad, representing the property owners, i: stated they had nothing further to add other than
.i. to compliment the City Staff and the Coastal Staff 'f and they had enjoyed working with both groups. .
a: The Commission then discussed the cost of such an
:: -undertaking to the citizens of Carlsbad. They wished
f to know who would maintain all the open space areas,
the park fands, paths, etc. and who would pay for . this maintenance. Also interested in thb dredging
of the lagoon periodically and who would be responsi- ble for this - felt that these matters should be presented to the Commission in the form of an Economic
Public Hearing opened.
Ed Gabriel son, Land Engineering Supervisor, SDG&E- said that he had two statements to make, one by Owen Menard on generalized planning issues, and his pre- sentation which would be on a couple of specifics.
?Tonight I wouid hope that you would give some firm direction to your staff. In 1971, the SDG&E Company adopted a zone for our property called P-U. This was
: at the request of the staff of Carlsbad and the Plan- ning Commission and under that agreement, there were approximately 15 different types of conditions. The
i City staff is proposing to negate a part of this agree- :- ment. This is particularly iniporta'nt to,'us when the ' conditions could cost us upwards of six million dollar$.
SDG&E Company to reflect. appropriate conditions for appropriate Specific Plan. That is to say, they
.: of the EIR states that discussions are going on con- cerning HUB Park - those discussions would ususally
': The Specific Plan says that.a bike path or other
. .f public access should be encouraged around the north
.! side .of the outer lagoon. First of all, there is a :i real steep s2ope there and second, SDG&E has purposely
.. .! tried to keep people out of that .area. We find kids over there digging holes and we would certainly ask that you consider no bike paths or no'type of: access for the public around just that portion of the outer It has some potential to
. :! jeopardize our'security at the power plant. In the conditions for approval, nothing is said of the con- ditions set out to establish our.'present Specific
-.--. li-'Flan (SP-144). The staff should recoriiniend specific
' any proposed zone change. Again I want to stress
i that SDG&E total holdings at Encina are'for utility
ii purposes first and foremost and any other use is of !. secondary nature. We agree to compatible, multiple
i: types of uses particularly when those benefit the ;: City granting us the permission to.;operate in their 'urisdiction. However ,. any use presently showh on.
I the Agua Hedionda Specific Plan cannot be construed ! ",, any obligation by SDG6E to continue the use as ,
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Feasibility Study. .J
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/I We .believe the City has a moral responsibility -to
.. <I ._ should uphold their side of the agreement. On pg 106 ~ .
*. . .. -. .. .. be wi.th myself and I haven't had any discussions.
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.. .. .il -lagoon on the north side.
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--. .i dondi.tion changes within Ordinance 9279 to reflect ..
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.. : ing conditions of approval, item no. 4 talks
:a about a moratorium on development. We have a power plant undergoing construction in this Specific Plan area and 1 would hope that that moratorium . Is not an asklng for us to stop all work 1n.that
, - 5'
3 particular area or the area east of I-'5 ithere we $ have some substantial transmission relocation go- $ ing on. I would ask that the Planning Commission
:: give staff some guidance as to those conditions
I. ! . as you saw them back in 1971 that are applicable.to the development west of 1-5 and those conditions ! that we obviously agreed to east of of 1-5 %hat predi- .. cated upon some sort of a development by SDGLE east 1 of 1-5. Extension of Cannon Road, right-of-way by .. i Cannon Road, and the park - some of those obvious- : ly lend themselves to some type of development east
.. ! of 1-5. .The Cannon Road improvements from Carlsbad i Blvd, to 1-5 and full improvements on Carlsbad Blvd., : the landscaping that we heave done around the plari't -
.. .obviously those things are directly related to the
. development west of 1-5. This plan does not intend
. to cfiange any of those uses that we presently have.
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We are not asking for that. bfe just think those . things east of 1-5 should be considered and given some direction."
*Item No. 34, the Cannon Road link between the City .i HUB Park and existing Cannon Road. We certainly have some problems in changing our zone which the Zoning
a 0rdi.nance clearly shows as P-U and the proposal is
: dividing of that right-of-way and providing for the
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=.-. .. for OS that.sone change in the conditions on the
improvements themselves should be real located in some
- I fashion." __-_. . : ..
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"We would prefer that our Specifi.c Plan as shown and as ?dopted remain as it is."
Owen Nenard, Plann-ing Consultant, 454 West Claire- mont - working with SDG&E on Ilarcario Land. : "tiave worked with SDGLE and City of Carlsbad over the past.
,. . 1% to-2 years. During this time we tiave learned to
: greatly respect and admire the administration and
.. planning that takes place here in Carlsbad. We are
. ', also very respectful of property rights, whether they :: be individual property rights on some land ownerships a.
' or large land ownerships or whether or not they be private or governmental rights. In this particular- case, we are talking of the property rights of a large
- "My role in the last'several days has been to. r-eview 1. the Specific Plan and the EIR. view, I will hope to speak to the issues of the EIR in very general terms, the plan itself, current coastal .. . ...' legislation as I understand it, zoning and its many
..
L land owner and a public utili.ty (SDG&E)."
,"
I i, From that point of .
. --.. ramifications as it is being applied to the S.P. and - -. .. Land Use."
L.
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"In fegard to the EIR, the kind of which our firm has
., done a great number, we, have found in California that a gcncral practice by Cities is that project authors/d?- signers are not to also be authors/designers of the
* business center. the City of Carlsbad made it rather clear that the EIR on that project was not to bc- .
.. EIR. In. our work. with the 800t acres, of Japatul's
D -
,' accomplished by ourselves since we w,ere project de- signers - an outside objective consultant would be required to accomplish that EIR. However, in this particular case, the designers/auth,ors of the S.P.
0 are also the designers/authors of the EIR which we feel is quite unusual and I quite frankly feel that the lack of objectivity that we found within the
EIR vas precisely because of that reason. our re-,
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vfew of the EIR admittedly has been cursory to date. I think it appears to be a justification of a plan \ accomplished prior to the design of the plan. We 1 document will be certified. We don't know quite i frankly until we have accomplished more additional
i challenged. We do feel at the present time that
.
I seriously."
i which is legally adopted and until a short timle ago
f an accepted specific plan is mentioned in only . a very small portion of the EIR. Considering the fact that it covers a very major portion of the lapd under the Specific Plan, it would seem to me that . that particular legal document would be considered in the Land Uses and that alteration would be Icon- sidered in the EIR process a great deal. We tdke exception to the map preceding page 55 which would portrays SDGfiE's land as agricultural as its primary use and it shows no use whatsoever for its primary use which is the use the land was purchased for and created for - that of utility and transmission of line
. don't know at this particular time whether or not the
review whether or not such certification woyld be
~ I there certainly is cause to look at that very
I
b ; "In regard to the EIR itself, we wonder why SP-144
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- of the subject that the S.P. is speaking to in broad . ternis (retention of natural resources, access to the beach, the lagoon itself, recreational use, open space
! use, agriculture use). Our question is really rather simple since the plan is geared in these particular . areas, .since the SP-144 and P-U zone which . has been in effect for a considerable period 01' time has accomplished all the basic intents and purposes
literally included San Diego's land and water (ireas in . the S.P. It would seem to me that the purpose was
i accomplished prior to this S.P. and the real purpose i of the plan is to provide some particular kind of a S.7. for privately owned land on the north side of i.he lago3n 1 and perhaps it would have been better to simply develo, that and focus all of your attention in those particul3r
.* of the SP you are now considering, why have YO~J -.
- -areas. I' .+
-"In regard to Tonin;, at the present time SDG&I: enjoys Public Utilities (P-U). (He then reiterated these uses for the P-U and OS zoning) Since the focus of ',the S.P. seems to be at this point primarily agricul-
- -.. sidered as an open space use until a zoning ordinance .. . ~ -3 tural, it seems somewhat unusual that this was not con-
amendment was adopted a short period of time ago.
there would be allowed utility facility structures -or easements and this we assume under that terminology . are the transmission lines which are the primary use OF the land; however, the primary use- would be granted only after the acconip1i.shment of the conditional use permit. It would appear to us that the land USPS whic.1 . have been enjojcd as a matter of right for a number of . years in the P-U zone as compared to the land uses which will not be allowed under the OS zoning except by virtue of CUP that there is in reality few OS uses that arc allowed as a matter of right othcr than agricultural for which SDG&E has utilized the land as a secondary use Cor many years.
.. Also, under the OS zone after the granting of ii CUP
1 I would also question
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., I function of the land has and is anticipated for the ' !
! how one conditions a transmission line, or is it ,to
future to be public utility. transmission line, and if so, I .am in the dark as to. Is it to condition a
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' ! provide the opportunity to deny additional transmissioi lines. I would also seriously question whether the : I basic and inherent utilization of the CUP is appropria,;e- '
1 1 ly anticipated in,this particular case.". . , t "I am quite certaii I am not making a mis-
. . utilization of OS and the utilization of that terminolegy on the SP. If OS zoning were in reality applied to ti? property, I think that within a very short perio'd of .time in the public's mind and in the public's eye this become in their determination public land. It vtould b zoned OS.and would have a primary use of OS and agricu - turc and the primary use for which it was purchased as a .
' public utility and transmission lines would become s e co n d a ry . "
"1 would questjon why a road is termed scenic when it loes through a transmission line corridor. I personally fi d chain link fence rather ugly. I don't think black vin 1 iEproves it-at all. 1 don't think that black vinyl co F er- ing would held the vandalisa problems in regard to agri-
got over the fence to be seen by those who might be patrol 1 i ng . I'
f would also like to talk about'the integrity of plannang,
~ integrity of zoning within a community. I think that' SDG&E entered into the SP process and that plan was adopted in 1971, and they have to the best of their
. abiltiy l-ived up to the conditions of that plan. I think that private.ly motivated SPs are something .that each City to the greatest extent possible should be
the advantage of the government, it beconies obvious
.. that planning will soon be lost., I think that is a
.. situation the City should give some consideration
:. take in determining what is really behind the City's
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.. . .. culture. It would niake it very difficult for whoever
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. trying to encourage. If those plans are not followed -.. ..
' or only followed until such time to change them to
: to." .
"Mr. Gabrielson has talked about.the access to the bea:h I and the open space, etc. that would be accomplished [ . through t.he P-U zonesand through the existing SP.
that the alternatives that we are talking out here are relatively clear. One alternative is to remove the SUG&E's lands in'the lagoon from the SP arid you -- .. ..' continue to utilize that plan that was adopted in 1971 (SP-144). I think this is obviously the position that
- .- -. would most logically be desired by SDG&E and I think .. that'it is an honorable approach. (2) A second a alternative would be to include their lands in this 1 SP, but continue to use, the P-U zone as it was intend- ' ed, therefore, primarily showing this land as public
' 1 utility land with the secondary uses of recreation,
i .. open space, agriwlture as has been i,n the process veri successfully for the last number of years. (:!)Provide a small amount cf OS zone at the wat,er's edge wh:ch
,," seems to be your main approach and to leave the remainjer
' ' of SDG&E's land in P-U. (4) Is to adopt the plan whic.1 . is an obvious land taking and therefore for the CSty t3
a' .accept the ramification of such an .action."
"We also feel that the subject of the EIR, thc! kinds of considerations that have been made this evening, the great significance of. .the entire undertaking lor both
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'3 the City and certainly to a very large land owner, .. SDG&E, indicates that the most logical approach at thi:; : tinie would be to continue the item to allow additional
:. deeply into the subject. I think that a plan tha,t has . ,- time for all of the parties involved to delve more
.
,. I an incomplete plan; therefore, I would suggest that
* . , logical conclusion before adoption.tt
: those subjects brought UP by the Commissioners are ' profound and shoul'd be followed definitely to a.
. Planning Director Donald Agatep in response to f4r. Menard's statement that he knew of no City who
Specific.Plan is not privately motivated. The SP is an effort.to implement State policies with respect * Coastal planning, General Plan at City level policies. 1 would take exception to the fact that an EIR is an obligation of the public agency t.0 perform and there .*is no accepted practice in this City that I know of that says the author of the EIR or SP need not be the same. The City requireiiient is that EIR regardless of the author.of the project shall be directed and
.. ' did EIRs for their own projects, stated "that the
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tion of the SP. We are not the sole.authors of the SP.. We are the singular author of the EIR."
. __ -.. :, David McNabe, owns property on the corner of Adams -i Street and Cape Aire Lane, stated that he, was in
c..
.- favor of the plan. ''1 think some o'f the points that I
. were raised tonight need to be addressed. As a tax- i payer , I am concerned about the economics, but the
*. : economics are going to get worse as we go further 1 down stream, so I think we are addressing the plan at. i a good time and the faster we can get it done the
.: better off we are going to be.!'
John McGill, 4340 Hiqhland Drive, Carlsbad - "I would like to draw the attention of the public and the Plan- ning Commission to certain aspects which have been dis- cussed tonight and one is the right of property owners and the undeveloped property owners certainly have
government intrusion upon )(hat: they would like to do. Some of the neighbors where I live have some concerns
Hillside, Highland, and Tamarack. The plan talks about widening the street to four lanes. The Conimissiin
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- waited a long time and have seen a great deal of ..
*- - .. regarding the traffic plans. On page 65 of the EIR, -it talks of 14,000 vehicles a day traveling down
,. /should think about what this will.do to the property .. .-. owners on this street." r.
-. -.-.- "On page 42-43; it talks about noise. I address myself
I think the Commission should look into this as the City of Carlsbad has a Jaw rcgulatinq noise in housing .areas, but there is no mention of ttiat in the EIR. My main concern' isthe traffic." -' ',
H; Allan Kelly, Jr., 3455 Spanish May, Carlsbad ''I -. . .will address our own property and our own desires o'n
' our property. The .rest of the people along the lagoon haw basically only one request and that is perniission to bulld houses. The EIR talks about a number of al- . ternatives for our property, General Plan for present
vehicle park, mobile home park,"
... to the noise emanating from the boats on the lagoon.
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density, wetlands, hlghet. density, recreationql
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* PLACE: COUNCIL CHAMBERS .J
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i year limitation on it.
I lems of floodplain overlays, Coastal Commission activities, etc. At least we would at that-time be i free to start agaip.' Our property really divides it-
* self into two areas - that which is east of the .
o f archaelogical site and that to the west. We art! pro- posing for a number of reasons that the archaelogical site not be mitigated, but just covered up and left .
, there. I don't feel I should spend a bundle of money for someone to tell me that I have a bunch of broken arkowheaGs. If we'go to higher density- (the market' for higher density just doesn't make mudh sense at this time), we would like to have two uses on that land - one, a short to medium term use for a recrea- tional vehicle park and a long term use for when we would go to some higher density dwelling units. \!e would like to have the recreational vehicle park so that we can have income on the property so that in the future we can. develcp this land with a lower dens.ity than surrounding property owners because we bought the1 land cheaper.'' He was also concerned about density
. Break from 10:50 to 10:55 -'all Commissioners present
' George Flanders,3765 Yvette \*lay, Carlsbad said that
;' he had some concerns about certain aspects of the :! S.P. He was concerned about the net loss in Open
i Space in this plan as compared to the current General ! Plan, that there were no public beaches on the North ! Sh0r.e - suggested passibly trade some of the property i for other City owned property. 'Also concerned about
: private boat ramps, encroachment on the wildlife pre-
e. i serve.and the Comniunity (HUB) Park being so far away .: fron the population center of the City at this time.
i good use of .the land as it would cause increased 1 usage' of.the lagoon and would not be compatible with - single family homes in the area.
Chairman L'Heureux then proposed that"the hearing be .
. to digest the information that had been presented and the staff time to give the information to, the Coeiniis- sion that they requested.
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September 8, 1976.
"ue recogni7e that there are wetlands (wildlife preser: vation area). We don't mind for a period of time setting aside this land if someone wants to purchase this, we Will sell, it. We would like to get the three
' ' of three years, we would still be beset with the prob-
, We do realize that at the end
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., i Did not see a recreational vehicle park as being a ..
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'' A motion was made that this hearing be continued to --.. .. .*
Conmissioners discussed some items they WOU~ d 1 i ke to be included in the Economic Impact Report - number of people that will be using the lagoo'n, who will be rcsponsible for stdewalks, landscaping, etc., who will maintain these areas, is it anticipated tbat" ' '. tlie State or C:ty will eventually purchase some of this land and if so, at what cost to the taxpaye,rs. .
Case No. CUP-123, YMCA of San Diego - Request for '.
approval of a Conditional Use Permit to operate a rcsidenttal care facility as provided for In Section 21.4.2.010,
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Motion
Abstain Absent
Ayes xx
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-f . . * i A motion was made that GPA-40 be continued to the next
I and that it be renoticed at that time.
1 with all Commissioners present at 9:40 as were present
Motion
Absent
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f regularly scheduled General Plan Amendment Hearing date Ayes '
.. 9:30 P.M. to 9:40 P.M. - There was a ten minute break
at 9:30.
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.. NEW BUSJNESS
Agua Hedionda Specific Plan, General Plan Amendment, 1 and Environmental Impact Report
- Commissioner Rombotis advised the Commission that he 1 would abstain from voting regarding Agua Hedionda.and 'would not participate in the hearing of same.
i Planning Director Agatep then briefly outlined the i intent of the Agua Hedionda Specific Plan and reminded
: the Commissioners that there would be a special public
i i lb:10 P.f4. to.10:15 P.M..- There was a five minute breac with all Commis-sioners present at 10:15 as were present
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'. i hearing on August 18, 1976 at 7:30 P.M.
i at 1O:lO.
'La Costa, Partial Master Plan Amendment, Report and
I Recommendation.
~ - .. -- 1 Planning Director Donald Agatep gave the staff presen-
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-!- talion stating that the City Council held a- Public Hear
1 ing on the Proposed La Costa Master Plan Amendment on
' June 15, 1976. Prior to hearing the matter, the ,Counci i considered adoption of the new Planned Community Zone. i Therefore, certain elements of the Proposed La Costa ! Master Plan were not consistent with the new zone.
f to insure compliance .with the new Planned Community
: Ordinance. The Council further direct.ed Staff to pro- ! ceed with a partial Master Plan Amendment which would
' total revis.ion. The Partial Amendment involved the i areas known as Santa Fe Knolls, Rancheros de la Costa,
i and a resubdivision of a portion of.La Costa Vale Unit
.. 1 Council Action directed Staff to return the blaster Plan
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.. t allow three areas to be processed independent of the ..
.. .. i No. 2. The City Council requested a Planning Commissioi
.. .. :. 1 report and recommendation on this.Partia1 Amendment.
The Commission then discussed each of the thre?e .areas and their relat.ionship to the the Planned Community ' . Zone. The Commission spent a considerable amount of time reviewing La Costa Vale Unit No. 2 as its total I ,concept had changed drastically and it was being
---. with "0" side yard setbacks. The Commission was
.. proposed per cul-de-sac and the lack of parking.
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. -'proposed to be .a single family residential development ..
.. very concerned about the number of residences
Mr. Fred More_y. Vice Presidcnt, La Costa Land Compx
. asked the Commission to approve this partial .anicndment
they are unable to proceed with any developnicntl :inti1 it is approved. He felt it was unfortunate that the P-C Zone was adopted prior to the Master Plan being I adopted. .
A motion was made to approve the partial amendment as
but to delete La Costa Vale Unit No. 2 until the Com- Abstain
mfssion is provided wlth additional information .from Absent tllf staff regarding compliance with the P-C Ordinance.
\ since they liad been working on the La Costa Mast.er Plan . . for over' I+ years B'nd it still was 'hot' approved, and .. ..
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Motion
'1 it concerned Santa Fe Knolls and Rancheros de la Costa Ayes
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3 '0 .. - * MEMORANDUM
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.. E.UGUST 78, 1976
TO: PLZFNhTNG CO3XlSSX ON
FROX: "?* ERIC LARSOI?
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AGUA REDIOXDA S?ECIFXC PU! NtQ 2. I. R. a
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. I have reviewed tho Specific Plan and EIR, but w51l be unable to attend
meting of August 18 and would Uke to EAie tho following ninor comentr
1. Include a map'locating t.bo If; ~choolo~ical siter in the EIR
2. Index and page nwboricg for the Specific Pla
3*. Consider seconcary' bi3;o route throuzh iIub Park 4. Consider including P-C zocod land k5th thoze subject to dcsizn xw5. 5- Include potential Vista ?oink aimg south shore 2nd hilly areas to 6, Add an eighth constrnction policy to the SpciiYc Plan coord5natlc,
gracling activities with precipitation patterns as recomenzed by 31.
E12 $307, Gezeral Plan ,kon&ent 41 ad Spocific P1,
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-. It 5.s-ny hop0 that
vS.1 reccive Zavorzble cocsidoration fro3 tha Piamiag Codssio;l. . .. , - .. .. ':
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EDMUND G. RROWM. JR., Gov
MA LC 0 L1
'Chairman
ROBERT vice Chair ..:: -
e .. JEFFERY
. Rcprerenri +mst l7t 1916 California E c E rt v E D. . Conrervzii
THOMAS
Extcurive
sTJ,, .g OF,CAL(F.CRIJIA-CALI~ORNIA c AL ZONE CONSERVATION COl4MISSION
--2==z -- --_-________-- --- / ___-- - ---?=r-:- -- SA!# ol&C~jEIGl*NAL C,lff --@ .I 3.
G,54 tnfssiord GORGE ROAD. SUIW 220 '
s
sk~ DIEGO,CALIFORNIA 92120-TEL. (714) 280.6992
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.:. 1 Ik. Don Agatep AWG 17,1976
, ?laming Director
City of Carlsbad
1200 Elm Street
Carlsbad, California 92008 .
CITY OF CARLSBAD ._
. . Planning Departmsnt
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The foUor~in$ coxments are offered -to you on the h&st 11, 1976 draft Lj
proposed !@a Hedionda $xilic PI= beth the htent of highlighting ths:
areas of greatest intersst or coccern io us,, zncl suggest>>& whzt addiiior infomskion in support oZ the Specific Pla sppezsr -Lo us io be desirable
at this t.be. Becass of the shortness of tbe, we zayS 5n the next few
days, add io the Llst below.
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-_ 1. .The "Wildlife Freservation hea" ought to 'be def;3he,ated Inrecis.:
a matter of record 2md adopted by- the City.Coi?ncLl for mbmlssior. to tne
Coimiss2ox. The Plan should also consider I.;iia-L buffer-arees might be ner
to protect the Preservation Area from the'varieiy of uses which cocld be - permitted on shorefroxt properties.
-Since tbe mep 7Lncluded in the draft Specific Pla of hgust 11 is not ve:
pre.cise, the City should tzle steps to ensure that the public has had an
opportupity to reigew ad w&rs&nd the "Preservation krt:a" b~ndary 1%
In the discmsion of Sensitive Wildlife Habitats, the Specific 3
notes that, "Ih use shall occur within the bounciaries of the 'Wildlife .
Freseme - Protected JreEi' €or a three-yea period." Howeber, it shod(
also be noted that even if this area is not acquired ..in fee 1-5thb a ihrc
year peri.od, Coastal Plan policies lc,ill still repire protect.ion of th.e I
and adeqate buffer areas.
property oimer, who also owns several hundred acres o€ adjacent property
h6th some sort of development trade-off's .on the rerrainder of his .proper-
'Since &a Hedionda Lagoon is identified as one of the state's 19. most
productive wetlands in a 1974 report by the U. S. Ehreau of Sport fisher
and Nildli€e 2nd the California Department of Fish aid Gmc, develo~niect
would be limited by the Goastd. Plan to very.mbor hciden'ial public ser
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This could be accoKplished by providing tine
facilities, rest,orat,ive ,. measures, ... . and nature -? 'I siudy. .>.
< ' ', .. .. 3. The Specific Plan shocld'contalh a clearer and more specific gr
and verbal description of the location of public accessways to and along
lagoon shore and their width or range'of width.
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&' i ;' In addition, it should specify all other dedications for public us;, inch
the principal improvements and public amenities to be provided.
As noted in the proposed Specific Plan, there are stili $tentid
conzlicts between the Community Park and the surrounding agricultural lad
and%ildlife Preserve - Protected kea." A question also rzmains as to how
vehicle access will be provided to the park. Our hope is that the Specifi
Plan will be able to resolve the park bamdaries, ' activity .areas ad acces in a way that Will €ulfZ).l the City's desire €or a hub park in this locati - while at the same time assuring protection of the snrrounding resource are
If these p$oblem cannot be resolved within the current i;ine-fram of the
Specific Plan, then perhaps the bomdary of the park could be left undefin for the 'itme being. *
A major question still rerrains regard5ng"the need for and ph2sk-g of Cannon Fiad.
"Cannon Paa2 shall be cor,structed prior to or concurrent with the developis
of the City Hub Park on the' south shore of the lagoon.''
To this ?oink, our understanding has been that the need €or Canon' bad is
based, to a signiYicait degree, on the long-term growth projectiocs c~st o
The F!en K. Voorhees circula'tion E?XKL;)TSIS il>dicatEs that
Cannon Rozd.5~ not hilt, traffic frcm east of El Cmlho sal iKL1 be carr
mainly by Tamrack and Pzlomar Airport bad, but it does not iidicaite hox
close 'io cspacity these rcads are at now, nor whether the mticipated trev
denzwd could rcasor.ably be kccormodated by widenjng Ta-w~-ack md/or Pdcx~:
kirprt F~ad rather thm by constructing the Cannon Poad extensior,. 'Discil:
of these points 5;; the City would be helpful to us in evaluating the Speci:
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5. Circulation Policy l(d) in the Specific Plan states that
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Plan proposal Tor constructing Cannon bad. *.
Whjle we recognize thzt a hub park mst have vehicular access €or the pbl:
we'z.e still concerne.6 with the direct zrld indirect ixpac'is o€ a regional
art'er5.d road on the agricultural uses south of the Jgua Eedionda L~~goon.
Therefore, we would suggest that the City consider providing a two-lane aci
. road to the park as. an alternattve to constrzlctbg Camon I%ad. .If .the Gi-
chooses to propose the constructioL of Cannon Road. as a p& of thLs Speci: Plan, we would repest, as we did in our lekter to the City on May 24, 19'7i
that. it prov5de us tzrith: a) the population project5ons ..end deve?oprnent
assclmptions on w'hich ?,he need €or Cannon Road is based; .and b) a detailed
program for. the acquisition of, right-of-way and constructioc of Cannon Hoac
.. including specific growth and developrrient mile st ones'^ of the areas served
.by Cannon Road, to which its phasing would be tied.
6, - With respect to development of the Parhonia site, the Coastal PIa
policies call €or weighing "the econoxic value o€. continued agricultural
product%on.. . . . against the potential benefits resulthe, from conversi.or.. . .
(€or instance, encouraging the, .concentration df development within existiE;
developed arezs), Ln'addition, the Coast.al Pi& calls Ior cozsider- a
'mbcr of factors in desigmting individual agricultural parcels €or urban
developn:ent, including "whether the parcel could provide recreatiocal uses.
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Therefore,. it seems to us that.if Pannonia is to be corrimitted to other t
agricultural production, significant public use menities, such as an "0 ' ', park" at its southern end, should be provided as a part of its developxe
k more specific progrm should be included in the Specific Plan
provliding the I+-lane Highland-Hillside linlc between Park Drive a~d Tam
jiveme, tieing the tim- of any associated impovercent to Zevelopment 1
The progm should be designed to provide the widemd rcad as developmen
occurs, not dter the derriand hzs been created folloi&-g developaznt. of t
The Specific'Plan should be more precise in defirfmg the'extent
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' NoAh Shore. ..
8. €om of the City's responsibility Tor ma-intaining all pilb7jc weas, . - 9. As we now understm-d it, the imtitution of a design review pro
for the Rgua Redionda will'be dme in three par-ts. First, the incl.~sion
only ves penera1 design criteria in the Specific F1m itself, second, a
review ordinaxe ziti third a dssign rev5.m; mmaL If t'ne las'i tvo =e
be adopted later OK, folloi%611g the adoption of the SpzciTic Plm, the S?
Plan shoizld: 1) cle2rly recognize Kqem as Lxplenentirjg devices of the .ge.
design criteria; and 2) present the design guidelines in a uniform level
detaS.
10.
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It seems to us thzt it would be helpful to carefillly examine wh'
the corrpsite of 211 the critkria cor5ained'i-n the 'Specific Plzn (hclud:
detailed design revier? criteria) mean when aplied .-Lo the key properties
hithin the ''PkirL?-.kz hea. tt 12e would siggest dohg that for commissi0r.s
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Council's and publicrs benefit as soon ES possible. . ..
In~'surnl;q~, while we thinIr tha-t, the-draft Spncific Plan is a good 6ocumei
we would like to see so~e added spscificity in it, particular+ly regardin1
the public arezs, impro%ements znd mxci-Lies .to be provided in the "Plm
Areat1. . ..
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. Ve hope that these corients will be helpful to you .and we would, of. cour:
be glad to discuss any of them and others at your conve+nce,
Very truly yours,
($Pfl+.'. -el GoFiain '.'
Chief Pianner San Diego Coast Regional _. Commissio~ .
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.' O&&. Ec&k St- i -Commission Schoop, Np - Chief
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[OJSTR[CTION KAlMAk
CO., Inc.
BUILDERS
and
DEVELoPERS
325 Elm Avenue
Post Office Box 1155
Carlsbad, California 92008
Phone 7141729-791 1
Contractor’s
License No. 161995
/ LZdW-- , i-/ I * 0
November 16, 1976
Honorable City Council
CITY OF CARLSBAD
1200 Elm Avenue
Carlsbad, California 92008
RE : AGUA HEDIONDA SPECIFIC PLAN
Dear Members:
I am writing this letter on behalf of the prope
owners involved within the Agua Hedionda Specif Plan. We are concerned that even after six or public hearings at the City Council and Plannir
Commission plus numerous public input meetings,
that some how the positive aspects of the propc plan have not been brought to light. We think perhaps the controversy, over circulation, and few outspoken critics of any positive planning approach have dominated the public hearings.
Councilman Packard, in his remarks after the cl
of the public hearing on Saturday, November 13, 1976, alluded to the problem of which I speak. am sure that the Council realizes that the EIR planning process is directed at examining all i
pects of any development plan. This includes t positive and negative. This planning effort j-5 probably the most detailed effort which has eve been undertaken in the City of Carlsbad; for tl
matter in San Diego County.
I should like to reiterate some of the positivc pects of the plan as it is the first effort to examine the total effect of buildout of a largc section of our city. It examines in great deti
the effects of development on environment, will
circulation, water quality, recreation, land u, view preservation both from existing neighborhc
and public scenic roads. It establishes a des review process that is intended to encourage d
sified designs. This process regulates set bat
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‘f 4 @onorable City Council eovember 16, 1976 CITY OF CARLSBAD Page 2 * ‘.
the height and bulk of buildings and encourage,
siting of developments in harmony with the
topography of the existing sites. It establis’
standards for building materials, landscaping,
lighting, fences and walls. The plan also est4
lishes a large wildlife preservation area.
It should be noted that all of the land within
this plan can be served from existing sewer, wi
gas and electric facilities and requires no ex1
sions of these facilities. The plan area is
centrally located so as to be readily accessibj
to police and fire protection.
One of the advantages is that the plan addressc in great specificity the public access to the lagoon. It insures that the people of Carlsbac will be able to see, use, and enjoy this great
asset that Carlsbad has for all time to come.
After due consideration, we urge the Council tc approve in concept the Agua Wedionda Plan at it
earliest possible opportunity.
Very truly yours,
t . Rombotis
JLR/pj cc: file
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PLANNING COMMISSION RESOLUTION NO. 1277
RESOLUTION OF THE CARLSBAD PLANNING COM- MISSION RECOMMENDING CERTIFICATION OF AN ENVIRONMENTAL IMPACT REPORT FOR THE AGUA
ALLY APPROVING IN CONCEPT A GENERAL PLAR AMENDMENT AND SPECIFIC PLAN AS CONSISTENT
NIA COASTAL CONSERVATION PLAN AND THE CITY
HEDIONDA LAGOON SPECIFIC PLAN AN[! GENER-
WITH THE POLICIES OF THE STATE OF CALIFOR-
6. GENERAL PLAN.
CASE NOS. GPA-41, SP-779, EIR-329
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WHEREAS, the Agua Hedionda Lagoon Area has been self
the California State Coastal Commission as a Pilot Projec
procedures for plan certification for local government a(
tration of the California State Coastal Plan as approved
Legislature, and
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WHEREAS, this selection resulted in the formation 01
group consisting of staff members from the City of Carlst
State and Regional Coastal Conservation Commissions, and.
'ning consultant retained by property owners around the Lz
WHEREAS, this groups has held public meetings wherei
of the pub1i.c contributed in substance to the general dal
suggested policies, a result of which has been. the produc
a Specific Plan for t'he development of the Agua'Hedionda
and its surrounding land areas, together with an Environn
'Impact Report and suggested amendments to the General Plt
City of Carlsbad, each document recognizing and honoring
policies contained in the California Coastal Plan.
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BE IT THEREFORE RESOLVED that the Car'sbad Planning
does find as follows:
1) That the Environmental Impact Report (EIR-329) does fully the provisicns of the California Environmental
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Act,and the City of Carlsbad Environmental Protectio Ordinance of 1972 for the following reasons:
a) The draft EIR was properly noticed and reviewed
b) The comments received from reviewing agencies a individuals have been adequately addressed in t Final EIR; and
C) The identified impacts of the- project can be ad mitigated.
2) That the General Plan Amendment 41 is approved in co shown on Exhibit A dated August 18, 1976. At such t Agua Hedionda Specific Plan is approved in concept b State of California Coastal Zone Conservation Commis the Planning Commission and City Council shall hold noticed public hearings to formally consider said Ge Plan Amendment. Justification is based on:
a) The General Plan amendment will help to best me intent of other General Plan policies, as well policies of the California Coastal Plan;
. b) The proposed General Plan land use changes are
detailed analysis of the environmental effects various land use alternatives; and
adversely affect surrounding properties. e) The proposed General Plan land use changes will
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3) That Specific Plan 179 as shown in'Exhibits A throug clusive, dated August 18, 1976, with changes recomme here-in-after,. is approved in concept. Upon approva concept by the California Coastal Zone Conservation the Specific Plan shall be returned to the Planning and City Council for duly noticed public hearings on ble General Plan amendments and for adoption of appl implementing zoning ordinances, specific plans and o ordinances necessary to carry out the intent of the Hedionda Specific Plan. Justification is based on:
a) The Specific Plan (SP-179) implements recommend
-. of the General Plan Land Use Element, Circulati Open Space and Conservation Element, Noise Elem Parks and Recreation Element, Seismic Safety an logic Hazards Element, Scenic Highways Element General Plan in the following ways:
1)' It i'mplements the' Lagoon Guidelines and Sp
2) It designates an integrated circulation sy including provisions for automobiles, bicy pedestrians and pub1 ic transit;
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Trcatment Area Guidelines of the Land Use
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3) It identifies environmentally sensitive ar
sets standards for their protection and pr tion;
It identifies future and existing noise pr and recommends measures for their mitigati
5) It proposes a full range of park and recre
amenities for the lagoon;
6. 6) It identifies geologic hazards and propose sures to lessen the impact of those hazard
7) It designates scenic routes and proposes s - standards for development adjacent ot thos - routes.
The Specific Plan (SP-179) is based on an optimum balan
environmental protection of the lagoon's resour public's right of access to and recreational US lagoon, and the continued productive use of lar the lagoon.
- c) The Specific Plan proposes a phasing plan to ac public facilities are provided concurrent with and are extended in an orderly manner.
.4)
b)
NOW, THEREFORE, BE IT RESOLVED that:
A) The above recitations are true and correct.
B) The Environmental Impact Report (EIR-329) has been F: pared and fully discussed at duly noticed public he? before the Pl-anning Commission and the final Report recommended to the City Council for certification as complete and in compliance with the requirenents of of Carlsbad Environmental Protection Ordinance of 15
The Planning Commission is generally in favor of thc
concept of development as presented in the Agua Hed Specific Plan (AHSP) and that the Planning Commissic mends that the City Council find that the recommend( the following areas are consistent with City of Car
'1) Sensitive Wildlife Habitats: The City approvei cept the intent of and proposed boundaries fo wildlife preserve as outlined in Exhibit E of AHSP and.on page 11 of the AHSP text.
2) That the Pannonia Parcel of approximately 59.9 be designated as residential low-medium densit. dwelling units per acre (this constitutes a COI of approximately 47 acres from agriculture).
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C)
- Policy for the following reasons: ..
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3) That approximately 20 acres of agricultural lan currently within the 9 acre community park be c to community re-creational use as an integral pa overall City Park Program.
4) That Cannon Road between Interstate 5 and El Ca Real shown on Exhibit C of AHSP shall be define an integral part of the overall City Circulatio and should be developed in accordance with circ policies B-1-d, e, f as outlined on Page 2 of A
5) That Conditions 1 through 59 are generally desi
to address the mitigation of Environmental Irnpa identified in the EIR for AHSP.
a'! That Condition 8c of AHSP shall be amended follows: To leave the "OS" General Plan 1 designation on most of the property, as it designated, but extend the General Plan la Public Utility "U" classification to a por the property as determined by the City Cou The location of Public Utility uses east o -freeway should consider environmental fact such as proximity to the shoreline, visibi from 1-5 and the north shore, and relation to recreational and agricultural uses. Th portion of the property would be retained '*PU" Zone and the General Plan would have amended to show Pub75c Utility ("Ut') land designation. The Specific Plan would at t time be amended to delete the future Powe-r site, and allocate an area east of 1-5 as . subject to future Specific Plan iipproval. por.fion of the area east of 1-5 which woul
. the "0-Si' designation would be rezoned "OS which permits expansion of the transmissio .. ties, but only by Conditional Use Permit.
6) That the following Policies identified to prese biologic value of the Agua Hedionda Lagoon shal cluded as Condition No. 60:
a) No actions shall be allowed which will res - adverse environmental impact on the.lagoon
b) All appropriate steps will be taken to mai
c) Maintenance of a-large tidal prism and, th
continued vitality of the ecosystem. Dred the inner 1a.goon will eventually be necess to retain the optimal flushing action. Su will have short-term impacts on biological sources immediately adjacent to the dredge
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improve lagoonal water quality.
rapid flushing of the lagoon is necessary
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but will have. a long-term positive effect lagoonal ecosystem as a whole.
The shores of the lagoon should be altere( if such alteration would result in an over improvement in the biological quality of 1
e) The continued use of the lagoon as a natui logical laboratory should be continued.
7) That Condition No. 23 of the AHSP be replaced 1 foll owing:
Construction of private docking facilities for
- storage or long term inooring of boats shall be
hibited. Private recreational docks for loadir servation and swimming shall be subject to rev- 'approval by the City of Carlsbad on a proje'ct t basis. No such facility shall be permitted wht creates a hazard or otherwise inhibits public I Agua Hedionda Lagoon. All such facilities sha'
subject to approval by the U.S. Army Corps of t and the U.S. Fish and Wildlife Service in addii the required City of Carlsbad approval.
8) That the following amendments to the AHSP text be included:
a) Page 9, Section e (1) after word "facilii. add "to be used by the public".
b) Page 12, add Section 2 e: "Upon adoption Specific Plan, the City Council shall reqi County Assessor to reassess the property,
such reassessment on the fact that the prc thus defined is unavailable for use by thi
c) Page 14, add to Section 6 a the phrase: ' standards provided for in the Design Revii an c e ''0. 11
d)
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9) That the City Council is urged to recommend to. Coastal Commission that it recognize the costs plementation of the State Coastal Policies whil and above the costs of implementation of the CI General Plan as being concerns of statewide in and as such should properly be borne by the Stl
10) That, upon final adoption of the Plan, the Cit. request the County Assessor to 7rovide tax re1 those owners whose property is indicated on thi as being for public use.
11) That all testimony, opal and written, offered the public hearings is thereby included as an. part of the Public Record.
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12) That Exhibit A of the Specific Plan shall be am to include an indication of transmission corrid
13) That the City Council recommend to the State Co Commission the City's concern with developing a to achieve Coastal Plan implementation and that necessary provisions for staffing be accomplish additional monies or subventions granted by the
to the local agency.
PASSED, APPROVED AND ADOPTED by thi! City of Carlsbad
Commission at a regular meeting held on the 13th day of 0
1976, by the following vote:
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AYES: Commissioners Larson, L'Heureux, Fikes, Ne and Jose.
NOES: None.
ABSENT: Commissioner Watson.
ABSTAIN: Commissioner Rombotis.
-a
Stephen M. L'Heureux, Chair
ATTEST:
Donald A. Agatep, Secretary
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STAFF REPORT
TO: CITY COUNCIL
FROM: PLANNING DEPARTMENT .
CASE NOS.: GPA-41, SP-179, EIR-329
SUBJECT: AGUA HEDIONDA SPECIFIC PLAN - --
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1. EIR . - .
The draft Environmental *Impact Report for the Agua Hedionda Spec. Plan was sent out for review on June 8, 1976. The public and in. ested agencies had 54 days in which to review and comment upon tl
Draft EIK.
In this particular instance, the EIR was used as a working tool I the development of the Specific Plan. The project was initially
defined as the City's General Plan. As impacts were identified, gations proposed, and alternatives analyzed, the direction of thc Specific Plan became apparent.
The City Staff has utilized a new format for the Final EIR. In 1 past corrections and' additions to the Draft EIR (per the comment?: reviewing agencies) were supplied as addendum to the original dc ment. For the Agua Hedionda EIR, the entire document has been rc
in response to comments from reviewing agencies. The comments fr reviewing agencies have also been attached.
RECOMMENDATION ON THE EIR:
Staff recommends that Final Environmental Impact Report 8329 (inc all comments received at- the'public hearing) be certified as havi met all requirements of the Carlsbad Environmental Protection Ord of 1972 and the California Environmental Quality Act.
FI NDTNGS: ..
- 1. The draft EIR was properly noticed and reviewed. . ..
2.
3.
The comments received from 'reviewing agpncies have been adequ
The identified impacts of the project can be adequa'tely mitig
addressed in the. Final EIR. *I . . i
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11, SPECIFIC PLAN
The Specific Plan for the Agua Hedionda Lagoon was formulated based on the in' mation contained in the EIR input received from other agency Staffs (Particufi
the California Coastal Zone Conservation Commission and Rick Engineering) 3 COS received at four informal citizen meetings and revised as the result of six pl hearings . . -
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.RECOMMENDATION ON SPECIFIC PLAN: .. 0
Staff is recommending that the City Council adopt the Specific Plan IN CONCEPT and then forward it to the<Regional and State Coastal .Cornmi ss ions for certification. '
In this way, the Council can wait to formally adopt the Speiifi Plan until the Coastal Commission has acted on certification.
This eliminates the possibility of going through formal adoptio of the Specific Plan twice should the Coastal Commission recom-
mend revisions.
Staff recommends that Specific -Plan-'i79 be approved in concept i coq-tained in the following exhibits: *
1. Exhibit.A: Land Use Plan.
. 2. Exhibit B: Scenic Route Map.
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-3. Exhibit C: Street Network Plan. -
4.' Exhibit D: Bike Route Plan.
5. Exhibit E: Pedestrian Access Plan.
6. - Exhibit F: Wildlife Preserve --- Protection Area.
7. Exhibit G: Proximity to oExisting Development.
8. Exhibit H: Availability of Services.
. 9. Exhibit I. Environmental Suitability Map. --- -
10. Exhibit J: Phasing Plan,
11.. Exhibit K: Vista Points.
. , 12. Exhibit L: Specific Plan Text. .I
13. Exhibi't M: Conceptuai Plan for Combined Pedestr'ian and Bicy
14. Exhibit N: Conceptua.1 Plan for Lateral Accessway. ,
15. Exhibit 0: View Preservation Concept.
Trail.
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. *, L 0, -'. . FINDINGS: L
1. The Specific Plan implements recommendations for the Land Use Element, Cil culation Element, Open Space and Conservation Element, Noise Element, Par and Recreation Element, Seismic Safety and Geologic Hazards Element, Scen .Highways Element of the General Plan in the following ways:
. a. It implements the Lagoon Guidelines and. Special Treatmen
Area Guidelines of the Land Use Element;
b. It designates an integrated circulation system, includin yisions for'.automobiles, bicycles, pedestrians and publi sit;
C. It identifies environmentally sensitive areas and sets s dards for their protection and preservation;
d. It identifies future and existing noise problems and rec
e. It- proposes a full range of park and recreational amenit
f. It identifies geologic hazards and proposes measures to
. measures for their mitigation;
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the lagoon; i
the impact. of those hazards.
development adjacent to those routes. - g. It designates scenic routes and proposes special standar:
2. The Specific Plan (SP-173) is based on an optimum balance between environ-
mental protection of the lagoon's resources, the public's right of access to and recreational use of the lagoon, and the continued productive use 0' lands around the lagoon.
3. The Specific Plan proposes a phasing plan to assure that public facilitie: are provided concurrent with need, and are extended in an orderly manner.
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I I I. GENERAL PLAN AMENDMENT
Rather than treating the General Plan Amendment and the Specific Plan as the same action, the General Plan Amendment (GPA-41) will affect only those prop- erties which will have their land use designations changed on the Land Use Ma of the General Plan. This is shown on Exhibit A for GPA-41.
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KECOMMENDATION ON THE GENERAL PLAN AYENDMENT:
on Exhibit A, dated August 18, 1976.
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*. Staff recommends that Gene.al Plan Amendment 41 be approved as s ,-
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FINDINGS:
1. The amendment will help to best meet the intent of other Gene
Plan policies, as well as those policies of the California Coastal Plan.
The proposed land use changes are based on detailed anlaysis the environmental effects the various land use alternatives.
The land use changes will not adversely affect surrounding pr perties.
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CONDITIONS OF APPROVAL FOR SPECIFIC PLAN:
The policies and standards contained in the Specific Plan have been extracted and are proposed to be adopted as conditions of approval. this is so that property owners in the Specific Plan Area can be given a summa of requirements as part of the approving resolution.
The conditions of approval also contain certain standard requirements, a summa
. of future actions necessitated by adoption of the Specific Plan, and provision fpr "grandfathering", deleting or modifiying all existing Specific Plans or Master Plans in the Study Area.
Staff also recommends no approvals of any new discretionary action be made pen ing final adoption of the Specific Plan.
ISSUES
Three major areas of concern were brought out at the Planning Commission hearii
1.
The rationale for
Land Use designations on the. SDG&E property east of 1-5.
. 2. The economic impacts of the Specific Plan.
a 3. Additional policies to further protect the biologic value of the Agua Hedic
Lagoon.
The original Specific Plan identified land use on the SDG&E property east of 1. as "OS" (open space). After discussions with the City staff, Coastal Commissic staff and SDG&E, five alternatives for land use designations were presented to the Planning Commission. The Planning Commission subsequently amended Condi tic
8 c'of AHSP to leave the "OS" General Plan land use designation on most of the property, but to extend the Publ'ic Uti1ity"U" classification to a portion of tb property as determined by the City Council.
An economic analysis was prepared and presented to the Planning Commission upor their request. The analysis (Attachment A) identified existing obligations pri to the Specific Plan and also identified additional obligations imposed by the Specific Plan. The Planni.ng Conimission in Resolution 1277 urged the City Counc "to recommend to the State Coastal Commission that it recognize the costs of in plementation of the State Coastal Policies which are over and above the costs c implementation of the Carlsbad General Plan as being concerns of statewide in- terest, and, as such, should properly be borne by the State."
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Because of the concern voiced at the public hearings for additional policies . addressing the biologic value of the lagoon, the Specific Plan was revised to include a policy statement on the Lagoon Ecosystem. approval were also amended to include Condition 60 which relates to the above mentioned pol icy.
The conditions of
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