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HomeMy WebLinkAbout1979-02-20; City Council; 3528-10; Agua Hedionda Local Coastal Program Segment0 m 1. ya ? CITY OF CARLSBAD Initial AGENDA BILL NO: Dept. Hd. - .A& Cty. Atty a DATE : February 20, 1979 Cty. Mgr. - 4'' JL DEPARTMENT: PLANNING SUBJECT: AGUA HEDIONDA LOCAL COASTAL PROGRArj (LCP) SEGMENT Statement of the Matter The State Coastal Commission acted to approve the Agua Hedionda Local Coastal Program segment on May 16, 1978. The action included thirty- one conditions. In mid June, 1978, the City received official trans- mittal of the Commission's action with conditions of approval and support information. This information and a City planning staff analysis has been compiled into one packet. history of the Agua Hedionda LCP process, the packet has been divided into sections. Generally, the packet is broken into a section that contains the Coastal Commission's transmittal to the City and a sub- sequent section which includes the City staff analysis. The second section also contains a copy of the Agua Hedionda plan as submitted to the Commission by the City. Because of the many issues involved and the long Exhibits Information Packet (yellow binder) - Copies in Library, Planning ai City Clerk's Offii Recommenda t i on Staff recommends that Council forward those City staff reworded conditions to the Commission as those acceptable to provide approval of the Agua Hedionda LCP segment. It is also recommended that those conditions identified by staff as unacceptable also be indicated as such to the Commission. Comments on Agua Hedionda LCP Conditions for Counci 1 Hearing). (See section following the blue divider titled Council Action: 2-20-79 Council continued the matter to the meeting of February 27 2-27-79 Council completed the public hearing process and continued 3-3-79 at 7:OO P.M. matter to Saturday, March 3, 1979, at 9:00 A.M. Council completed matter (see minutes). > c ---. 0 1) * SUMMARY OF MIKE FISCHERS' COMMENTS ON 2/27/79 COUNCIL HEARING 1. Ecke parcel outer lagoon: Commission firm on aquaculture 2. Continuous access under railroad and 1-5: Commission st? Cornissic use. recognizes possibility of not securing access. staff has flexible position. 3. Papagayo additional 1.4 acre park dedication: Commissior firm on additional 1.4-acres - staff flexible on locatio1 4. Snuq Harbor - Hoover Street extension: Commission sees visitor serving uses as logical in this location - resid use would be an intrusion. 5. Hedionda Point: Staff may be flexible on the 20% maximu buildable slope provision. 6. Pannonia: 5 acre park requirement may not be necessary. 4-5 acres important, but may not need to be "active" are possibly more passive in an overview capacity. 25% nay be considered. . 7. Ferremproperty westward: Not much difference between C Cornmission position and City. Certification for these E could'be worked out fairly easily. L and R property east: regarding these areas. development rights on L & R and Kelly properties. 8. Commission firm on its position There is a possibility of transi 9. Kelly Drive: Commission firm on its position to delete. Other access provisions could be made Githout extending 10. Neblina Avenue: Commission staff is willing to discuss development criteria. 11. Cannon Road: Commission firm in existing position. Coi staff concerned about intrusion into habitat area and It( up" agricultural- lands. There may be a possibility of . EI "narrow" access road to the "hub park". 3-2. Cwmtunity (huk) Park: Commission is firm in its intent insure low intensity uses (passive recreation) = 13. South Shore lands (including SDG&E "com,ercial property Commission is firm in its intent to protect agricultura Agricultural conversion will not.be considered. TM:jd 3/2/79 .. a. .- 1. b +t m * Ct ANALYSIS OF THE AGUA FEDIONDA LCP IN RELATICIN TO THE STATE. IMPOSED CONDITIONS The following is a comparison between the originally submitted Agua Hedionda Specific Plan, the State Commission imposed condit and City Staff's comments and proposed rewording regarding thesc conditions. Condition No. 1 AHSP - : Currently, the Agua Hedionda Specific Plan desigi a portion of the Kelly property (to the north an( northeast of the inner lagoon) for medi-um-high dt residential development, allowing 10-20 dwelling per acre. State Condition: The RPW designation (10/20 d.u./acre) on that PO of the Re'lly property located within the plannin area as shown in Exhibit 1 shall be deleted, and area shall be redesignated as a "Resocrces Manag 'Area" for a use or uses consis.tent with the main tenance of the resources values of the property includes the extensive wetland areas, the Agua Hedionda Creek 100-year flood plain, and a signi archaeological site. Permitted uses may include agriculture, outdoor plant nurseries, fish hatch driving ranges, archery ranges, hiking and horse riding trails, wildlife and nature preserve or similar uses. Any development on the property s be consistent with Condition No. 4, and shall be subject to review and approval by the Department Fish and Game solely for burposes of assuring th the development on the property will be designed prohibit intrusions into the lagoon wildlife are and will be otherwise consistent with habitat pr The broad intent of this condition is to provide protection for wetland areas, the 100 year flood and 'an archaeological site. The alternate condi provides for this with specific review by the . Department of Fish and Game if the proposed acqL area is obtained. Also, provision is. made for E in the event the State does not acquire the prog through the City's plan or re-evaluation of the alternatives outlined in the plan. Furthermore, alternate condition more clearly states the role concerned parties with regard to the wildlife hc area. Comment: Proposed Rewording: The RMH designation (10-20 DU/AC) on that portior the Kelly property located within the planning ai . .@ * C. Lt as shown in Exhibit 1 shall be deleted on those portions of the Kelly property proposal for acquis by the Department of Fish and Game. The area sub: to acquisition will be redesignated to uses which consistent with the maintenance of the resource VE of the designated wetland areas, Agua Hedionda Crc 100 year floodplain, and significant archaeologicE site. On those portions of the Kelly parcel outsj the proposed acquisition, proposed residential USE shall be designed so as not to adversely impact tl sensitive resource area, and said uses shall be SI to review and approval by the Department of Fish E Game for the purposes of precluding run-off, sedin and intrusion into the lagoon wildlife areas. In event public acquisition (Fish and Game or equival is not consumated, alternative compensation plans provided on Page 11 of the Aqua Hedionda Specific shall be implemented. In the event the defined alternatives prove unsuccessful, the Agua Hediond; Specific Plan, as it applies to the Kelly parcel, be re-evaluated through the LCP amendment process, prior to an application for development. Condition No. 2 AHSP - : A portion of the L & R property (located south of Drive; north of the inner lagoon) .is also designat the Specific Plan for medium-high density resident .- development (RMH) . State Condition: The RMH designation (10-20 d.u./acre) on .that porl of the L & R property located south of Park Drive on Exhibit 1 shall be deleted, and the area shall redesignated to a commercial-recreation or visit01 serving use or uses that are compatible with the protection of the adjacent habitat area immediate: of the subject property. Permitted uses may incli rental and launching facilities, motels, restaurar gift shops" bait-and-tackle shops, or similar use: No development of the property shall occur withoul .written authorization from the State Lands Commis: stating that the development would be consistent t the public trust in view of the potential public 1 claims which exist on the property. Any developmc on the property shall be subject to review and apI by the Department of Fish and Gaine solely for the purposes of assuring that the development on the property will be designed to prohibit intrusions : the lagoon wildlife areas and will otherwise be c( sistent.with habitat protection. If it is determined that the public trust does no1 on the entire parcel, very low density residentia: may be acceptable on the site, providing that sufj .2 \ r) a + mitigation measures are required to protect the ex marsh habitat areas to the east and south, and for additional marsh restoration on the site. In orde assure flexibility to the City and Landowner, the 'commercial-recreational designation should be modi by the following provision: Residential use of the L & R property south of Par Drive may be acceptable providing that the followi findings can be made: a. Present and forseeable future demand for publi or commercial recreational activities that COL be accommodated on the property is already ad€ provided for in the area. has been received stating that there has been resolution to the public trust problem which would permit residential development on the sj the area described in 'IC" below. As a conditj development, preservation of the restored mar: area described in I'd" below shall be assured c through the recordation of an open space easer or a boundary settlement with the State Lands Residential development on the site will be c: on a 3-acre area at. the extreme northwestern I . of the property in order to lcoate the reside] uses as far away from the pocket marshes as p( Density'will be restricted to 1-2 units/acre calculated on the basis of the entire parcel I prior to any marsh restoration. Pursuant to the City fill permit that aliows storage of dirt on the property but which req the removal of the fill if the necessary site be removed to permit marsh 'restoration. A minimum of a 100-foot buffer will be establ between the 3-acre area proposed for resident use and any existing and restored habitat are Any development of the property shall be subj to review and approval by the Department of F and Game solely for the purpose of assuring t the development on the property will be desig to prohibit intrusions into the lagoon wildli areas and will be otherwise consistent with h protection. Condition 2 and 3 are designed to protect the ide habitat areas adjacent to two specific properties containing potential public trust. Alternate 2 a provide for the potential of public trust land as identified by State Lands and Protectipn of the a b. Written authorization from the State Lands Con c. d. el Comment : .3 , @ 0 &c habitat areas as defined by the Department of Fish and Game. Although the intention of both the Coas .Commission and proposed City rewording is the same ours does allow for additional Fisn and Game input in the ultimate land use decision. The RMH designation (10-20 DU/AC) on the L & R and Ferraro parcels shall be deleted for those portion where the California State Lands Comiiission deterIr a public trust does in fact exist, the alternative use for the lands seaward of the defined public tr boundary shall consist of Recreational-Commercial deemed by the City of Carlsbad to be consistent wj the public trust. Any development on the subject parcels shall be de to inhibit intrusions into the proposed Fish and C Acquisition, and shall be subject to review and aF by the Department of Fish and Game. Proposed Rewording: Condition No. 3 AHSP I__ : -__ The Specific Plan also designates a portion of thE Ferrero property (east of Bristol Cove, north of t inner lagoon) for medium-hign density residential development (RMH) . The FUylH designation on that portion of the Ferrerc property below the existing 10-foot contour inter3 shall be deleted in order to concentrate resident. development on the portion of the property furthe: from the habitat areas to the east. The area bel( the existing 10-foot contour shall be redesignate( a public-oriented use in view ef the evidence tha prescriptive rights exist over a substantial port of the site. A carefully, controlled recreation- oriented use such as a boat launching facility, volley-ball courts, or public beach area could be designed to serve as a buffer between the high in. residential uses of Bristol Cove, residential use the western portion of the Ferrero property, and habitat areas to the east. Any development on thr property shal.1 not occur until written authorizat has been obtained from the State Lands Commission that the development would be consistent with the trust in view of the potential public trust claim exist on the property. the property shall be subject to review and appro by the Department of Fish and Game solely for the of assuring that the development on the property be designed to prohibit intrusions into the lagoo wildlife areas and will otherwise be consistent w habitat protection. State Condition : In addition, development A , e a b In the event a boundary agreement is reached with the State Lands Commission and a resolution of the prescriptive rights issue is effected, the agreed contour line, provided that essentially the same 01 space area is preserved, and provided that equivalc protection is afforded the adjacent wildlife habit; areas. (See comment and proposed rewording - Condition No &- .boundary line may be substituted for the 10-foot . Proposed Rewording : . Condition No. 4 AHSP - : The area to the northeast of the inner lagoon has designated by the Specific Plan as a wildlife preserve/protected area. No use or developinent sh be allowed for 3 years, during which several metho of acquisition shall be explored by the City, Stat Department of Fish and Game, and the Coastal Commi The Plan further states that in the event that the acquisition or this area does not occur within the 3 year period, the land use limitations or the und lying zones (RM, RMH, OS), including the floodplai overlay zone and all applicable Coastal Act poliei shall apply. The land use plan shall include a precise 'delineat of wetland habitat areas and shall contain a mappi of degraded and former wetland areas that the Department of Fish and Game considers to be capabl restoration. contain specific provisions for assuring habitat protection, including measures such as buffer are2 protective fencing, re-vegetation, fill removal, E The implementation phase of the LCP shall also prc for including wetland restoration requirements, wl: feasible, as a condition for development approval2 properties containing existing habitat areas or fc wetlands. The first part of this condition requires additior staff research time and an additional product to 1 included in the land use plan. This would have tc completed prior to the second requirement of the condition i.e., implementation. Staff feels that Department of Fish and Game is most qualified to establish the habitat boundaries and therefore, tl should be responsible' for the required product in the spirit of State and local governmental cooper( ." .lr State Condition: - The implementation phase of the LCP Comment : Condition No. 5 AHSP __. : The Specific Plan does not specifically discuss t protection of eel grass habitats. However, it do address the protection of wildlife .habitat areas .5 .. \ 0 a + c the use of a bouy system in order to control power boating. The plan shall inclucTe a program to monitor the e€ grass beds within the inner lagoon to ensure theix protection. (Exhibit 3) Such monitoring could be carried out by the Department of Fish and Game. 1 Department of Fish and Game shall review the findj from this program and determine whether special protective measures need to be taken to protect in tl eel grass habitat area. cooperation with the City and Coastal Cornmission determines that certain types of recreational use as boating should be limited, the plan should reqi implementation of corrective measures. Again, as in Condition No. 4, this condition requj additional staff research time and an additional I The Department of Fish and Game is most qualified formulate the required program. Staff would like to take this opportunity to ment: what we feel is an obvious conflict in recommendai made by the Commission staff and the decision mad( the Coastal Commission. Please refer to the info] mational attachment regarding the Coastal Commiss designation of specific areas in which power plan construction would damage.coasta1 resources. Keel the memo in mind when reviewing other conditions . to lagoon habitat preservation. State Condition: If Fish and Game Comment: ~ Condition No. 6 AHSP : The construction element of the Specific Plan (P. states that: Grading shall be limited to the min area necessary to accomplish the proposed develop shall direct runoff toward planned drainages; and traps and settling basins shall be used to preven erosion into the lagoon., The plan shall include specific policies to minim grading in order to limit runoff, erosion and sedimentation into the lagoon. The specific poli shall include provisions that the runoff peaks sh not increase, that disturbed areas shall be promp revegetated, and that the season for grading oper shall be restricted to prevent grading during the rainfall season. To prevent the need for extensi grading for building pads of access roads, reside densities shall be limited on slopes of greater t 20%. All portions of properties having a slope o greater than 20% shall be redesignated to a maxirr density of + unit per acre, provided, however, th development shall not occur on those portions or property with a slope greater than 20% if such dE State Condition: .. \ 0 e i r ment would require any of the following: a. An access road within 100 feet of the lagoon. b. A slide slope road in areas of slope greater 1 c. A road which requires cuts or fills in an are; Comment: This condition is designed to protect lagoon habii areas from runoff and sedimentation. Alternate 6 recognizes the provision of appropriate policies : the City plan and provides for appropriate measur in the implementation phase of the LCP. slope greater than 20%. Proposed Rewording: The Specific Plan requires silt traps, settling basins, and other grading controls during and aft construction. Specific criteria shall be outline the ordinance i-mplementation phase of the LCP. ( is taken directly from the Regional Commission's conditions of approval - #20 page 7). Condition No. 7 AHSP - : State Condition: , The proposed extension of Kelly Drive through the The Specific Plan proposes the extension of Kelly through a portion of the wildlife preserve. adjacent to the proposed wildlife preserve shall deleted in order to protect the adjacent wetland from polluted runoff, erosion, and sedimentation, Comment: This condition intends to protect the wetland arc increased polluted runoff and sedimentation. All No. 7 allows flexibility in the provision of an 2 access road within strict requirements that woulc increase runoff or otherwise endanger wildlife ai Note: The Regional Commission condition deleting Drive was appealed to the State Commission by COI The proposed extension of. Kelly Drive as shown 01 Exhibit 1 shall be relocated consistent with the following provisions : a. Lands within the wildlife area proposed for Proposed Rewording: by the State Department of Fish and Game sha filled providing, however, any road design m reviewed and approved by the Department of F and Game. Any alteration to landform adjacent to and 1 of the wildlife preserve shall be.designed s preclude runoff, sedimentation or physical i in the sensitive habitat area. Siltation ba b, 7 .. 3 e 0 + other similar erosion control devices may be used after review and approval by the Departme of Fish and Game. +- Condition No. 8 AHSP - : State Condition: The proposed extension of Neblina Avenue down to F Drive shall be deleted in order to protect the inn lagoon and wetland areas from polluted runoff, erc and sedimentation. Comment: See Condition No. 7 comment. Note: This conditic imposed in the final stages of the State staff rey and public hearing process. As submitted, the Agua Hedionda Specific Plan show extension of Neblina Avenue down to Park Drive. Proposed Rewording: The alignment of Neblina Avenue is presented for illustrative purposes. Final design of Neblina A7 must be engineered so as to preclude sedimentatiol runoff in excess of the sedimentation and runoff occurring naturally. A plan for siltation basins revegetated slopes shall be reviewed and approved the Department of Fish and Game to insure potenti< impacts will not adversely affect the habitat are, Condition No. 9 AHSP : On Page 19, the Specific Plan mentions that dredg fill operations in navigable waters, in contiguou and adjacent wetlands, and in primary tributaries navigable waters, would require a permit from the Army Corps of Engineers and the U.S. Fish and Wil Service. On page 17 the Specific Plan states that dredging of the inner lagoon will be necessary to the lagoon's optimal flushing action. State Condition: Alteration of Navigable Channels and Maintenance Dredging - To ensure that the waters and habitats Agua Hedionda Lagoon are protected, the section c plan dealing with the alteration of navigable chz of Page 19 should be revised to be consistent wit appropriate Coastal Act policies. In respect to the maintenance dredging of the inr lagoon, boundaries should be established around sensitive resource areas (Wildlife Preserve) to c their protection. The Department of Fish and Gar should be consulted in the establishment of said dredging boundaries. .8 . @ e Comment: Again, the first part of this condition requires a additional product, which in this case must be 11 appropriate" with Coastal Act policies. Whether product provides "appropriate" protection will be subject to future debate of unknown duration. Up .this point the City staff and Coastal Commission h frequently disagreed as to what satisfies the Coas Act policies. The second portion of this condition requires an additional mapping project, which staff feels the Department of Fish and Game could provide. Staff would again like to point out the attached m regarding designation of possible power plant siti 'e Condition No. 10 AHSP : The Specific Plan designates the area between Eucalyptus Grove and the western boundary of the a known as Hedionda Point for medium density (RM; 4- du/ac) residenti-a1 development. The RM designation.on the area between the Eucalyp Grove and t.he western boundary of the area known a Hedionda Point (as depicted in Figure V-7 in the EIR) shall be deleted, and the area shall be desig for low intensity commercial recreation uses such small restaurants, a small motel, gift shops, bait tackle shops, boat rental facilities, or similar u This was in part one of the conditions imposed by Regional Commission, which the Council appealed to State Commission. The Regional Commission include1 the territory between the Eucalyptus Grove and Hoo- Street access. The State Commission expanded the ( to include those parcels on the east side of Hoove: Street. All of the area conditponed by the Commis: was shown on the City submittal as RM (Residential Medium density 4-10 du/acre) . __I State Condition: Comment: Condition No. 11 AHSP : The Specific Plan also designates the area between the western boundary of Hedionda Point and Whitey': Landing for Medium-density (RM) residential develoi The RM designation in the area between the western boundary of Hedionda Point area to Whitey's Landin( (as depicted in Figure V-7 in the EIR) shall be de: and the area shall be designated for low intensity uses in order to minimize the necessity for alterat in landform which would substantially affect views of the north shore from the Interstate freeway of t * State Condition: .9 , . * 0 z b, very prominent area. Commercial recreation such a small restaurant, gift shop, bait-and-tackle shop, or similar use is clearly the preferred use in vie Sections 30221 and 30222 of the Coastal Act, Howe because Hedionda Point has previously been subdivi .into 8 lots, the plan should have some flexibility assure equity to each of the lot owners. Some of area is of such severe slope that, in order to pre natural landforms, protect the lagoon from erosior sedimentation, and minimize the need for driveways Adams Avenue, development on each lot is not possi Residential use of a portion of the site may be acceptable if the property owners are unable to de an agreement for the joint development of a commer facility. In order to assure flexibility to the C and landowners,-the commercial-recreational desigr should be modified by the following provisions: "Residential use of the Hedionda Point may be acceptable providing that the following findings- can be made : a, Present and forseeable future demand fc public.or commercial recreational actiT that could be accommodated on the prop€ is already adequately provided for in -i area. Residential development on the Point wj be clustered on areas where tne slope 2 less than 20%, shall not obstruct view! from Adams Street, and will have only c access from Adams Street. b, c. Prior to approval of any building'perm: a legal agreement exists among lot ownz on the allocation of the condominium r: Permanent openspace-easements shall be condition precedent to any development d. The access provisions of the Agua Hedic Specific Plan have been complied with. Comment : Council should note that the last two sentences ii first paragraph establish'that some existing para are not developable in any form. The intent of this condition is to protect the vit of the North shore from the Interstate Freeway by reducing alteration of landforms. Alternate 11 5.: essentially the same and provides protection as determined by the City of Carlsbad, Clustered development may occur on.slopes less than 25% as established by grading criteria sf the Regiona. e 10 . 0 0 + c Commission. The City cannot guarantee an agreemer between property owners as outlined in "C" of the State staff condition, therefore, that provision has been deleted. Revision to the wording in the 'remaining portion of "C" is suggested to provide II traditional means of aquisition. . Proposed Rewording: The RM designation in the area between the westerr boundary of Hedionda Point area to Whitey's Landir (as depicted in figure V-7 in the EIR) shall be de and the area shall be designated for low intensit1 uses in order to minimize the necessity for alter; in landform which would substantially affect views the north shore from the Interstate freeway of thj very prorninent area. Commercial recreation such E a small restaurant, gift shop, bait-and-tackle shc or similar use is clearly the preferred use in vie of Sections 30221 and 30222 of the Coastal Act. € because Hedioonda Point has previously been subdiy into 8 lots, the plan should have some flexibilitj assure equity to each of the lot owners. Residential use of a portion of the site may be ac table if the property owners are unable to develoy agreement for the joint development of a commerci; facility. In order to assure flexibility to the City and landowners, the commercial-recreational designation should be modified by the following provision: "Residential use of the Hedionda Point may be acceptable providing that the following findings can be made by the City: a. Present and foreseeable future demand fc public or commercial recreational activj that could be accommodated on the propel is already adequately provided for in tl area. b. Residential developemnt on the point wi: be clustered on areas where the slope i: than 25%, shall not substantially obstri views from Adam3 Street, and will have c one access from Adams Street, c, Permanent open space easements shall be provided as a condition of approval for development. d. The access provisions of the Agua Hedior Specific Plan have been complied with. 0 11 ., e e < 4 Condition No. 12 AHSP - : ' The Specific Plan (p. 8) 'lists design criteria which are intended to assure that all developmen within the plan area is compatible and promot.es positive community image. Although these criter are general and, for the most part, follow the requirements of the underlying zones, they do SF certain restrictions w:ith regard to height, and parking. The implementation zoning ordinances shall incli sufficient provision to ensure that the commercj recreational uses will not overburden the traffj capacity of the circulation system. This may be accomplished by limiting intensity of developmer through means such as lot coverage, building hei and by requiring adequate parking. The implemer ordinances may also provide that use permits be required so that each potential coimercial- recreational use may be evaluated for its traffj generating impact. Comment: . Staff is somewhat concerned that the Coastal Con is, by condition, designating a significant are: recreation-commercial use('a,$$ through Condition limiting the potential for'- developmznt based on traffic'capacity. The regulation of land use i! appropriate based on traffic capacity, however, much of the north shore area is designated for - type of use the expectataions of the individual property owners may be higher than what traffic capacity will allow. The City, as a result, ma: with a situation in which land is designated fo. certain uses, yet cannot be developed because o potential traffic impacts. lot State Condi-tion: Conditions No. 13 and 14 AHSP - : 45 acres of the south shore property, owned by San Diego Gas and Electric Company, is designati the Specific Plan for community commercial use (commercial centers which provide a variety of facilities, goods and services for a 13; mile rai market area). State (13) 'Cond i. ti on : The condition imposed by the San Die.go Coast Regional Commission requiring the redesignation the S.D.G.bE. 45 acre south shore property from commercial use to continued agricultural produc shall be retained. .12 * a *- \ (14) San Diego Gas and Electric Co. - Commercial Pro1 To protect and preserve prime agricultural land: the coastal zone consistent with Section 30241 ( the Act, the subject site should be designated j continued agricultural production rather than f<: commercial use. Comment: The objectives of Conditions 13 and 14 are: 1. Establishment of Agua Hedionda Lagoon as the boundary between agricultural and urban land USE and to 2. Retain the maximum amount of prime agricultL land. However, the State staff report also indicates t tremendous dificiencies exist for recreational commercial uses which will enhance public opport for coastal recreation. Initial analysis has ir that the site in question may have significant E value as a recreation commercial area because of proximity to the lagoon and its existing freeway Therefore, Commission consideration of a commerc designation on this site seems appropriate. Staff again points to the recommended designatio the'subject parcel by the State Commissior, staff potential expansion of the SDG&E Encina facility is difficult to understand the difference in con of agricultural lands for water oriented recreat commercial versus power plant siting. In the ve of the City staff, this particular parcel, if ea for conversion (as inferred by the Stage staff b their recommendation), could provide important w oriented recreation commercial activities consis with the Coastal Act policies. Condition No. 15 AHSP : The-Agua Xedionda Specific Plan specifies a $ ac overlook site on the Papagayo property. State Condition: The proposed 4 acre overlook site on'the Papagayc property shall be expanded to include an additio 1.4 acre area as indicated in Exhibit 6, in orde to achieve consistency with Sections 30221 and 3, of the Coastal Act. The portion of the shaded ai south of the proposed Canario Street shall be dec as a public view site. The area consisting Canal Street and the cul-de-sac landscaping (Exhibit 61 does not need to be dedicated, but improvements : the area shall be limited'to street, parking, or .13 .e e .. landscaping uses. The City may provide for a sh of the dedication costs throughout the plan area the development of an in-lieu fee or other fundi mechanism. Comment: The objectives of Condition 15 are: 1. Enhance public access to the shoreline, and 2. Provide additional park facilities. To meet these goals and further provide public access along the ocean front, staff feels that t reference to a particular exhibit could be dele1 If 1.4 acres is satisfactory to the Commission, then condition should allow the additional dedic to be located adjacent to the existing dedicatic This would allow the City and the property ownei flexibility and may relieve the City of having 1 purchase. a particular "park parcel". As the CCI is worded now, it is most likely that the City 1 end up paying for acquisition development and rn: of a park required by the Coastal Commission an< planned by our Parks and Recreation Department. Pr opbs ed Rewording: The proposed % acre overlook site on the Papaga] property shall be expanded to include an additic acre area located adjacent to the existing dedi( in order to achieve consistency with Sections 3 and 30252(b) of the Coastal Act. Condition No. 16 (There was no Condition 16) Condition No. 17 AHSP : The Pannonia property on the north side of the lagoon is designated for low-medium density (0- du/ac) residential development by the Specific -- uI_ State Condition: The conversion of the Pannonia property shall b . permitted. However, in order not to prejudice preparation of the Local Coastal Program for th remainder of Carlsbad's coastal zone', the City Carlsbad shall undertake the following actions: a. Pending completion of the LCP for the agric lands south of Agua Hedionda Lagoon, the la shall be recognized as the stable boundary clearly defined buffer between the urban ar north of the lagoon and the agricultural ax to the south to minimize conflicts between agricultural and urban land uses unless otl- modified by final Com,ission action on the remainder of the City's LCP. I 14 Q * \ b. As part of its LCP for the lands south of Ag Hedionda.Lagoon, 'the City shall prepare an a cultural protection plan for all prime and potentially prime lands as described in Vist permit No. 15-76 (Submission of said plan sh not be a requirement of conversion). The ar covered by such a plan is subject to modific by the remainder of the City's LCP. c. In order not to prejudice the preparation of agricultural protection plan and Local Coast Prograi for the agricultural lands south of Hedionda Lagoon, the City shall permit landc of those lands defined above to enter into Williamson contracts unless as otherwise mod by final Commission action on the remainder City's LCP. Comment: City staff agrees with Commissioner Frautschy's comment made at the final vote hearing which was "The water line on the south shore is not a good natural boundary for land sue planning purposes. Any small body of water, people want to get to t other side. They want to use the other side. T are opportunities for a park. A road in close proximity could be a good boundary. Commercial should be in prcxfrttity to goGd freeway access rz than through residential communities". City staff also agrees with Commissioner Wright' comments on the same topic: "I do not feel that 1 can support it as a certif LCP with the current conditions and in terms of my own understanding of recreational needs, and agree with Commissioner Frautschy, that people E going to want to use the south shore. It does n sense to use the south shore for recreational ne vehicular access rather than having that access through residential areas. If it's the intentic staff and the Commission that access to the lagc . being limited by virtue of forcing that access t the residential areas and those limited transpoi routes, then we should identify that 'as the true findings and make that understandable by oursell the City, because by virtue of forcing that reci to the north shore, that's exactly what we're dc A specific comment should be directed to 17b. 1 condition refers to the Vista Permit (Encina Wat Pollution Control Facility.expansion) and the designation by that condition of prime and poter prime agricultural lands. :Staff questioned the validity of the designatisn.of the agricultural .15 0 0 , . an accurate delineation of prime and potentially prime lands. Further study is necessary to preci: identify these lands. seems to be an attempt to allow flexibility in fui refinement of the designation of these areas. If this is the case, reference to the Vista permit ir unnecessary. City staff suggests that mention of Vista permit be deleted. 'The last sentence in 17b Condition No. 18 AHSP : The Pannonia property is designated by the Specifi Plan for low-medium residential development (RLM; 0-4 du/ac). As a condition of approval, the Regional Commissic required a density increase (to a maximum of 10 du on the southern portion of the Pannonia property. The portion of the Regional Commission's Condition 13 which proposes an increase in density on the so portion of the Pannonia property shall be deleted the basis that such an increase is not required to the necessary findings of Seciton 30241 and 30242. However, as required by the Regional Commission, a park dedication is required in order to achieve consistency with Section 30221 of the Coastal Act which calls for the preservation of suitable ocean front property for recreation, and 30256(6) (30252 which requires the new residential development to balanced with recreation. The only comment staff has regarding this conditio the section that requires a 5 acre park dedication Staff's first observation is that the subject parc is not "oceanfront" as referred to in the conditio Therefore, the provision for requiring a park of a size is questionable under Section 30221 of the Co, Act. -Staff's second observation is that it appear 5 acre requirement was an arbitrary one. substantiation of the need for 5 acres in the cond location. There is one major problem with developing a 5 acrc in the subject location. Because a 5 acre park is more than just a local service facility, it will dl significant numbers of people from outside the neighborhood. For example, Holiday Park is approx: 5 acres and is heavily utilized. gain access to the required park is through resider streets. The increased traffic through establishec residential'areas is unacceptable when viewed in tc of the value of 5 acres of parkland in the subject State Condition : -I_ Comnent : We have The only way to .16 a e . < location. Because it is so separated from othe: residential areas (topograpically) and access is limited,.users outside the immediate area wi more than likely, use automobile transportation the site. traffic problems outweigh the need for such a 1 park. Given the physical constraints of the lo the % acre overlook park proposed in the City s of the Agua Hedionda Specific Plan appears more appropriate. An additional problem involved with the 5 acre requirement is that of increased cost to the Ci The City will not be able to acquire 5 acres of through the subdivision dedication procedure. * acre parcel could be acquired based on the an number of units planned for the site. Any addi land would have to be purchased by the City. T Parks and Recreation Department does not have p for acquiring 5 acres at the Pannonia site. Ot costs would include park development costs and maintenance costs for the increased acreage. Council should be reminded that the 5 acre park one of the conditions imposed by the Regional C and appealed to the State Commission. Staff recommends that the portion of condition which requires a 5 acre park dedication be dele The resulting. potential parking and Proposed Rewording: - Condition No. 19 AHSP - : With regard to the agriculture lands on the SOL shore of the lagoon, the Specific Plan (p. 12) that this area shall be retained in its present space use, with conversion to non-agricultural only where: Conversion is required for commerci public service, energy transmission or transpor facilities on a regional basis; conversion of t agricultural lands within the proposed communit is necessary and consistent with other Specific ' policies; such uses are sited and designed to n adverse impacts on agricultural resources; and proposed conversions shall be subject to public hearings and approval of the City Council. The space designation in this area includes prime c space areas where it is intended that a specia: management approach be taken in order to protec preserve specific resources, including agriculi State Condition: Agricultural Conversion Criteria. To be consi: with the objective of the Coastal Act to protec agricultural lands in the coastal zone, the spt 17 13) 0 plans conversion criteria for the south shore agricultural lands should be revised to be coni .with that found in Sections 30241 and 30242 of Also, it should be more clearly demonstrated t! "open space" designation is appropriate to pro . the agricultural lands in a manner consistent I! the agricultural policies of the Act, or whethc another designation, such as one permitting agi ture and support facilities exclusively, would appropriate. + Proposed Rewording: Staff has no comment or proposed rewording. Conditions No. 20 and 21 AHSP : An area along the southeast shore of the inner - is designated by the Specific Plan as a 20+ acr community park which, because of its central IC would act as the "HUB" of the City's recrreatior Also, the Regional Commission imposed a conditi (adopted by the State Commission as Condition 2 which addresses the proposed park. State Conditions: (20) The condition imposed by San Diego Coast R Comxission with respect to the development of c park shall be retained in order to assure consi with Sections 30240 and 30242 of the Coastal Ac (21) Community Park. To achieve consistency wi 30241 of the Act which provides for the preserv( prime agricultural lands and Section 30240(b) wl requires that new development be sited to prevei degradation of sensitive resource areas, the prc park concept should be revised to include only uses that would require minimal site disturbance and would be compatible with- resource protectior (e.g. passive uses such as picnicking, trails, E pocket beaches). The revised park uses should E * be located so that no conversion of agricultural would be necessitated. Access to the passive recreation area could be provided by boat, or by. a pedestrian bike trail would connect with Cannon Road (existing) provid that no conversion of agricultural lands is nece Comment: This item was imposed by the Regional Commission like Condition 18, it was appealed by Council tc State Commission. The objectives of Condition 2 1, Preservation of agricultural land, and; 2. Wildlife protection. .18 e e . 4 Staff recognizes the Act's direction toward the servation of prime agricultural land. However, areas in the State also offer the opportunity fc water oriented recreation as does this park sitc ' adjacent to the Agua Hedionda Lagoon. We refer Coastal Act policies 30220 and 30221which suppc recreational opportunities on oceanfront land. response to wildlife protection, the Department Fish and Game supports the park concept. The C: has also agreed with Fish and Game to protect tl wildlife habitat by restricting intrusion into I wildlife area. In the appeal by the Council the following statc was made: "The minimal amount of agricultural conversion 1 sary for possible park development would not co a violation of the Coastal Act. The trade-of€ t a small amount of agricultural land to provide coastal related recreational opportunities for entire community and region is appropriate unde. Act. I' Staff still supports this position and suggests 20 be identified as unacceptable. Proposed Rewording: Park development should be sited to prevent deg of sensitive resource areas as approved by the ' Department of Fish and Game. In addition, the theme shall be developed around its water orien location and shall include such uses as picnici trails, and pocket beaches. Finally, only agri land within the park site boundaries necessary support faciliteis and related recreation may b & Condition No. 22 AHSP - : .In order to provide access to the proposed cormn park, the Specific Plan shown an extension of C Road. Ultimately, the plan provides for the ex and improvement of Cannon Road to El Camino Rea .. State Condition: The Cannon Road proposal shall be deleted from Specific Plan to preserve agricultural land and protection of sensitive habitat areas as provid in Sections 30240 and 30241 of the Coastal Act. proposal for Cannon Road may be reconsidered at time the LCP for the remainder of the City's cc zone is submitted for Commission review. This condition was originally imposed by the Regional Commission and appealed to the State I. Commeri t : 0 19 0 0 Commission by Council. The objectives of Condition 22 are: ' 1. Protection of prime agricultural land, and 2. Protection of sensitive habitat areas. The extension of Cannon Road is wholly within tl Coastal Zone. As the Commission has complete cc of develcpment wit.hin this area, the City assume the agricultural viability of the area tr- aversei by Cannon Road will be protected through the LC process. In addition, Dr. Wood, an agricultura econonist frorn U.D. Riverside, has stated that Cannon Road as proposed in the Specific Plan, w not affect the agricultural viability of the ari Furthermore, the need for Cannon Road has been documented in the Agua Hedionda EIR and is part regionally significant arterial system containe the adopted CPO 1977 Transportation Plan. To protect the sensitive habitat areas, staff F that any alignment or construction of Cannon Rc have approval of the Department of Fish and Gar Proposed Rewording:: To protect agricultural land and protect sensit aabitat areas, the Cannon Road extension shall: 1- Be totally fenced on both sides with no pal adjacent to agricultural lands. 2, Receive approval for alignment and construg from the Department of Fish and Game, and 'an agricultural expert of the Coastal Commission', choice. a Condition No. 23 AKSP : The Specific Plan (p. 22) states that the pub1 rights of access to water areas can, at lease be provided through existing utility easements leasehold interests held by the City. The pla provides that additional accessways may be acq through agreements with property owners or by conditions of approval for development. State Condition: Continuous Access. Access along the north shc the lagoon shall be continuous. All accesswaj be connected and designed in a manner that wil for reasonable use by.any member of the generz public; however, access under the bridges for .20 0 0 6 railroad tracks and Interstate 5 may be desigr pedestrian use only. The portion of the acces of Bristol Cove shall'be subject to the revie\ approval of the Department of Fish and Game tc adequate protection of sensitive habitat area: to the Pannonia view site shall be provided bj hiking trail in order to facilitate use of thc as an upland support area, Comment: The objectives of Condition 23 allow for: 1. Continuous access along the north shore UI 1-5 and RR bridges. 2. Fish and Game approval of access east of 1 Cove, and 3. Access to Pannonia Park. To date;Caltrans and the RR have refused acce under the railroad tracks and the 1-5 bridge. Regional Commission recognized this problem ai provided for a feasibility study for both cro! and also an alternative continuous access. I1 Exhibit D of the SpeciCic Plan provides for a. continuous access. We feel that condition 23 also recognize the possibility of no access r. under the 1-5 aad RR bridges as did the Regioj Condition. Proposed Rewording : Access along the north side of the lagoon sha: continuous. All accessways shall be connectec designed in a manner that will allow fdr reasc by any member of the general public. Continuc shall be provided under the RR and 1-5 bridge: feasible. The portion of the accessway east of Bristol Cove shall be subject to the reviei approval of the Department of Fish and Game tc adequate protection of sensitive habitat area: NOTE: Council's comment on providing a connec from the lagoon shore to the Pannoriia park si the following : "Council feels as though the connection from t level accessway across Park Drive and up a 20 bluff is not practical." In light of staff's recomrnendation that the PI park site should be % acre, and not an "uplanc support area", the reworded condition deletes to a park connection. - 21 0 0 Condition No. 24 AHSP - : Exhibits D and E in th.e Specific'Plan delineate the proposed bikeways and pedestrian access poi State CondTtion: Location of Access Areas. The location of futu public access areas shall be precisely plotted mapped in relation to the mean high-water line the lagoon and shall be incorporated into the 1 use plan. The precise identification of access areas in a supposedly generalized land use plan , severely limits future design possibilities, in staff's opinion. It is impossible to know at this time where the optimum spots of access should be wit detailed information as to what type of develox will take place. The State Commission at no time found that acce location was an issue of statewide significance In addition, the Specific Plan requires access\ development consistent with Exhibit D and also designates locations adjacent to the shore alox existing or to be acquired easements. Therefoi staff proposes that Condition 24 is unnecessar] unduly restricts future design options. Staff suggests that this condition be considered una( table. ' Comment : Conditions No. 25 and 26 AHSP _I_ : < On page 14, the Specific Plan states that "the pedestrian-bicycle accessways shall be developc as stated in the circulation element of this S. Plan to the standards provided in the design ri ordinance". On page 22 the plan's circulation policies regarding pedestrian accessways and b are delineated. State Conditicns: (25) Extent of Access Easement and Buffer are All accessways should be designed to enhance t public's recreational experience by being invi by providing adequate open spaces for'light an by assuring the provision of adequate buffer a and landscaping to protect private property ow and the public from visual intrusion and noise by protecting the safety of accessway users. specifically, all public access easements shal least 25 feet in width measured from the MHHW wardl except for underpasses of major transpor structures and areas of extreme topographic .22 0 0 limitation where the accessway cannot feasibly be implemented at the required minimum. gctual public use area may be less than 25 feet provided that the developed portion of the ease ment is sufficient to accommodate reasonable ar * cipated access needs. To meet these objective3 zoning portion of the LCP should contain specif standards regulating any structures proposed tc be located within 100 feet of a public recreati use area. The following minimum requirements a suggested to be part of the zoning: a. All portions of new structures should gene1 be set back from the nearest point of the r access easement a distance equivalent to th the height of the main structure above fini grade of-the development located closest tc public use area. The b. Applicants for any development, especially with a lesser setback than the standard prc above, shall be required to demonstrate tha landscaping or other buffer techniques will provided to assure that the structure and a appurtences will minimize intrusion upon th public use area and that the privacy of fut residents can be assured. (26) Access Signs. In addition to the require that all public use areas be clearly identified 'the implementation phase shall prohibit the ere or placement of signs or other devices on adjac property that could be interpreted as deterring of designated public access areas. Prop os ed Rewording: Condition No, 27 4 AHSP : , The Specific Plan indicates a phasing plan (see AHSP exhibit J), which divides the plan area in 5 subareas (see pgs. 24-26 of the plan). Staff has not comment on proposed rewording. u__ State Conditions: (27) Phasing Public Access Improvements. A public accessway improvement plan shall be deve providing for the phasing of improvements of pu use areas. The plan shall include: a. Dedication requirements for those portions proposed accessway not currently in public ownership or under public control; b. Provisions for funding and constructing the improvements for those areas of the accessw already under public ownership or control; 023 0 0 c. Provisions for completing or bonding acces way improvements as each shoreline propert obtains development approval and; d, Reasonable contingency provisions for ass1 that the accessways can be made continuou: 20 years, Proposed Rewording: Staff has no comment or proposed rewording. Condition No. 28 AHSP : In order to assist in the preservation of view: the Specific Plan (p. 8) calls for a variety oJ building heights, with a maximum height limit c 35 feet (except as provided in a design review ordinance). Also on page 10, the plan discussc view corridor regulations and the establishmenl of Vista points (see exhibits K and 0). State Condition: The following design criteria shall apply to dc ments visible from major public roads: a. Where a significant elevation difference 35 feet) exists between the first public 1 and the shoreline, as in the case of Hedic Point and Snug Harbor, no portion of a st] may rise above the elevation of the roadbc b. Where property located between the first 1 road and the shoreline is approximately t2: same elevation as the public road, a view corridor, consisting of that portion of tl property which is behind at least one-thii the road frontage, shall be kept free of i structures and landscaping rising higher 1 a reasonable viewline from vehicles passii the public road, c. Where property adjoins the shoreline, the height of structures shall step down at tl points closest to a bluff edge or the shol to avoid casting shadows upon such areas, to allow a perceived transition from open to more intensively developed areas. d. Any development proposed to be located on near a significant natural landform (e.g. Hedionda Point) shall be clustered in the that requires the least disturbance of nai landforms and shall be developed in a man] assures its compatibility and harmony wit1 natural landform through use of such arch: tural techniques as terraced or pole founc and regulation of roof lines to complemen. topography, etc. CI. Proposed 0 0 8 . Rewording: Staff has no comment or proposed rewording. Condition No. 29 * AHSP: The Ecke parcel (on the North shore of the outer lagoon) is designated by-Specific Plan to medium high density (10-20 du/ac) residential developme State Condition: Ecke Parcel. Because of the presence of such na and man-made attributes as suitable water qualit protection from ocean currents and wave action, the proximity of the thermal effluent of the Enc Power Plant, the Ecke parcel should be reserved aquaculture use consistent with Section 30255 of the Act. Said use shall stand until it has been shown through an objective study that aquacultur use of the site is infeasible, In addition to economic feasibility, other criteria that should be studied include impact upon public access, visual character, and water quality. It if is d mined, based upon but not limited to the above criteria, that aquaculture is not feasible, then the designation may be amended to another use co sistent with Coastal Act requirements. feasibility study shallAe,prepared by an indepe consultant approved by,teh City of Carlsbad at s time. development is proposed. While the feasibi of aquaculture is being investigated, interim us such as recreation (camping, fishing) that would necessitate a minimal captial investment and dis bance of the site would be permitted. The Proposed Rewording : Condition No. 30 AHSP: The circulation element of the Specific Plan (pg states that "adequate offstreet parking shall be provided for all individual uses in the study ar and also adjacent to major accessways and recrea areas. " (emphasis added) Staff has no comments or proposed rewording. State Condition: Bristol Cove. With the objectives of protecting coastal aesthetics and providing for traffic saf development in Bristol Cove should be prohibited from providing parking that necessitates backing out onto the street. A single driveway with ade on-site turn around would contribute to traffic safety, and would provide room for buffer land- scaping. Proposed Rewording: Staff has no comments or proposed rewording. -25 * 0 0 Condition No. 31 AHSP - : State Condition: Low and Moderate Income Housing and Recreational Facilities. To ensure that the provision of 1017 and moderate cost housing and recreational facil has been appropriately considered as per Sectior of the Act, specific provisions must be includec the Plan. It it is intended that provisions foi lower cost housing opportunities will be made ir other areas of the community, the details of thc provisions and supporting rationale should be included in the plan at this time, Also, it is tended that the existing housing stock south of Tamarack and west of 1-5 is to be preserved to n the intent of Section 30213, that too should be specified. The plan does not address the protection or , provision of low or moderate income housing, Proposed. Rewording: Staff has no comments or proposed rewording. Condition No. 32 AHSP: The Specific Plan states (p. 7) that "In instances where there is a clear or measurable loss of value to the owner and a definite gain should be' considered". . in value to the public, some form of compensatic State Condition : Windfall/Wipeout Provision. To be consistent wj constitutional law, the following statement sho-c. deleted: "In instances where there is4a clear and measurz loss of value to the owner and a definite gain 1 should be considered" e .value to the public, some form of compensation Proposed Rewording: Staff has no comments or proposed rewording. .26 i . > -- .-2____ ._. I - ,-. . ~ ~ ._ - ._ ~. . . . . _-. ._ . . - . - _. . .. ______.__.__ .______.._._.._.__...__....._.. ...~ --._ ..-... -.-. . L 0 0 W-T c- Condition $1 COASTAL COMMISSION: 1. The N-TH designation (10-X) d.u./acre on that portion of the Kelly propert located within the planning area as shown in Exhibit 1 shall be deleted, and the area shall be redesigned as a "Resources Management Area" for a 1. or uses consistent with the maintenance of the resources values of the property that include the extensive wetland areas, the Agua Hedionda Cree lOeyear flood plain, and a significant archaeological site. Permitted t - may include agriculture, outdoor plant nurseries, fish hatcheries, dr5vb-1 ranges, archery ranges, hiking and horseback riding trails, wildlife and nature preserve or similar uses. shall be consistent with Condition No. 4, and shall be subject to review and approval by the lkpartment of Fish and Game solely for p-ses of assuring that the development on the property will be aesigned to prohibi intrusions into the lagoon wildlife areas and will be otherwise consisten with habitat protection. - Any development on the property CITY STAFF: - Comment: The broad intent of this condition is to prdvide protection for wetland areas, the 100 year floodplain, and an archeological site. The alternate condition provides for this with specific review by the DeLjartment of Fish and Game if the proposed a sition area is obtained. Also, provision i.s made for protection in event the State does not acquire the property through the City's pla re-evaluation of the alternatives outlined in the plan. Furthernore the alternate condiEion more clearly states the role of all concerne parties with regarc! to the wildlife .habitat area. Proposed Rcwordinq The RMII designation (10-20 DU/AC) on that pl of thz J<c-;i.:Ly property located within the planning area as shown in E ' shall be deleted on those portions of the Kelly property proposal acquisition will be redesiynated to uses which are consistent with t maintenmce of the resource values of the designated wetland areas, Aqua Hedionda Creek, 100 year floodplain, and significant archcologi site. On those portions of the Kelly parcel outside of the proposed acquisF-Lion., proposed residential uses shall be designed so as .not ti adverseiy iirigact the sensitive resoxrce area, and said uses shall be subject to review and approval by the Department of Fi-sh and Game fo purposes of precluding run-off, sedimentation and intrusion into the wildlife? areas. In the event public acquisition-(Fish and Game or equivalent) is not consumated, alternative compensation plans provic? on Page 11 of the Agua Hedionda Specific Plan, shall be implemented. In the event the defined alternatives prove unsuccessful, the Agua Hedionda Lagoon Specific Plan, as it applies to the Kelly parcel, shl re-evaluated through the LCP amendment process, prior to an applicat for developriient.. -quisii:icn by the Dcpt. sf Fish and Game. The area subject to 8 qonditions +2 and #3 w COASTAL COMMIXSION.: 2. The FlMH designation (1.0-20 dau/acre on that portion of the L & R property located south of Park Drive shown in Exhibit 1 shall be deleted, and the area shall be redesignated to a commercial-recreation or visitor-serving use or uses that are compatible with the protection of the adjacent habitat area immediately east of the subject property. Permitted uses may include boat rental and launchtng facilities, motels, restaurants, gift shops, b~t-and- tackle shops, or simil.ar uses. No development of the property shall occur without written acthorization from the State Lands Commission statkg that the development would be consistent with the public trust in view of the potential public trust. claims which efist on the property. on the property shall be subject to review and approval by the Bpartment of Fish and Game solely for the purposes of assuring that the development on the property will be designed to prohibit intrusions into the lagoon wild7ife areas and will otherwise be consistent with habitat protection. If it is dete-mined that the public trust does not exist on the entire parcel, very low density residential use may be acceptable on the site providing that sufficient mitigation measures are required to protect the existing marsh habitat UeaS Lo the east and south, and for acditional marsh restoration on the site. ir: craer to assure flexibility to the City and landowner, tile cc.n;mercial-recreational designation should be modizied by the following provisi Any development - Residential use of the L & R property south. of Park-Crive-may be acceptable providing that the following findas can be made: a. Present wAd forseeable future demand for pu':lic or conhercia1 recreational activities that could be accommodated on the property is already adequately provided for in the area. b. Written authorization from the State Lands Commission has Seen received stating that there has been a r.esolution to the public trust Fxblern which wxld permit residential. development on the site on the area described in "e" below. As a condition of de- velopment, preservation of the restored marsh area described in "d'* below shall be assured either through the reccrdation of an open space easement or a boundary settiement -with the State Iands Tomis sion 3esidential developmemt on the site will be clustered on a >acre area at the extreme northwestern portion of the property b- order to locate the residential uses as far away from the pocket marshes as possibie. on the basis of the en';ire ?arcel size prior to any marsh restoration. Pursuant to the City fill permit that all-ows the storage of dirt on the property but which requires the removal of the fill if the necessary site will be removed to permit marsh restoration. e. A minimum Df a l00-foot buffer will be established between the C. Densifvj. will be restricted to 1-2 units/acre calculated * d. >acre aru proposed for residential use and any existing and restored habitat area. ject to review and approval by the DepartmeRt of Fish and Game solely for the yrpose of assuring that the development on the pr- perty will be designed to prohihi5 irkrusions into the lagoon T,vilcilife areas ad will be otherwise consistent ;.ri,th habitat protection. Any deveidpment of the property shall be sub- L 0 0 3. The €MH designation on that portion of the Ferrero property below the exi lbfoot contour interval shall be deleted in order to concentrate residen development on the portion of the property furthest from the hahitat area the east. The area below the existing 10-foot contour shall be redesigna a publiooriented use in view of the evidence that prescriptive rights ex over a substantial portion of the site. A carefully, controlled recreati oriented use such as a boatrlaunching facility, vouepball COU%S, or pu beach area could be designed to serve as a buffer between the high intens residential uses of Bristol Cove, residential use on the westerri portion Ferrero property, and the habitat areas to the east. Any development on property shall not occur until written authorization has been obtained frl the State Lands Commission stating that the development would be? consistei the public trust in view of the potential public trust claims which east the property. view and approval by the Department of Fish and Game solely for the purpo assuring that the development on the property will be designed t,o prohibi trusions into the lagoon wildlife areas and will otherwise be consistent 1 habitat pot ec tion. In addition, development on the property shall be subject In the event a boundary agreement is reached with the State Lands Ccmmission resolution of the prescriptive rights issue is effected, the agreed boundary be substituted for the 10-foot contour line, provided that e&ential.ly the sa space area is preserved, and provided that equivalent prokection is afforded jacent wildlife habitat areas. CITY STAFF: Comment: Ccnditions 2 and 3 are designed to protect thr3 identi. habitat areas adjacent to two specific properties cont.aining potentii public trust. Alternate 2 and 3 provide for the potential oE public trust land as identified by State Lands and Protection of the? adjace1 habitat areas as defined by the Department of Fish and Game. Althou! @-tent of both the Coastal Commission and proposed City xewo~cding is same, ours does allow for additional Fish and Game input in i:he ultir land use decision. Proposed Rewording The RPIII designation (10-20 DU/AC) on the L 6 and Ferraro parcels shall be deleted for those portions where the California state Lands Commission determines a public trust does in f exist, the alternative land use for the lands seaward of the defined llblic trust boundary shall consist of Recreational-Comnlerci?tl Uses deerned by the City of Carlsbad to be consistent with the pub7.i~ trust Any development on the subject parcels shall be designed to inhibit intrusions into the proposed Fish and Game Acquisition, and shall be subject to review and approval by the Department of Fish and Game. w w 'Condition #4 COASTAL COMMISSION: 4. The land use plan shall include a precise delineation of wetland habitat areas and shall contain a mapping of degraded and fom.ep wtland. areas that the Depar ment of Fish and Game considers to be capable of restoration. The implementa- tion phase of the LCP shall contain speciflc provisions for assuring habitat protection, including measures such as buffer areas, protective.fencing, re- vegetation, fill removal, etc. The implementation phase of the LC? shall also provide for including wetland restoration requirdments , where f easi'ole, as a condition for development approvals for properties containing existing habitat areas or former wetlands. CITY STAFF: Comment: The first part of this condition requires additional staff research time and an additional product to be included in the land ilse plan. of the condition i.e., implementation. of Fish an6 Game is most qualified to establish the habitat- boundaries and therefore, they shocld be responsible for the required product in the s9iri.t of State and local governmental cooperation. This would have to be completed prior to the second requiremen Staff feels that the Depzrtment Condition 45 COASTAL COMMISSION: 5. The plan shall include a program to monitor the eel grass beds tithin the inner lagoon to ensue their protection. (Exhibit 3) Such monitoring could be carriec out by the Dep&ment ,Df Fish and Game. The Department of Fish and Game shall rev;-ew the fincEngs frm this program and determine whether special protective measures need to be taken to protect the eel grass nabicat area. If Fish and Game in cooperation with the City and Coastal Commission determines that cer tair? t-fles of recreational use such as boating should be Limited, the plan shou require impiemer-tation of corrective measures. CITY STAFF: staff research tine and an. additional product. and Game is ;nost qualified. to formulate the req.uired program. Staff v~oLJ!.~:! 1.ike to take this opportunity to mention what we feel is an qbvious conflict ir? recommendations inade by the Commission staff ani! the ,>cision made by the Ccas'i.al. Commission. Please refer to the information attachrrent regarding the Coastal Commission designation of specific areas in vhich p3we-r plant constxuction would damage coastal resources. Keep t memo in mirid when reviewing other conditions relating to lagoon habitat preservation. Cornea';:. Again, as in Condition 4, this condition requires addition, The Department of Fish L 0 0 Condition #6 COASTAL COMMISSION: 6. The plan shall include specific policies to minimize grading% order t runoff, erosion nnd scdimcntation into thc I.n~oon. The spccific polici include provisions that the runoff peaks shall not increase, that distu shU be prmptly revegetated, and that the season for grading operatio be restricted to prevent grading during the rainfall season. To preven for extensive grading for building pads of access roads, residential de shall be limited on slopes of greater than 20,;. A11 portions of proper a slope of greater than 20% shall be redesignated to a inaxhum ldensity per acre, provided, however, that development shall not occur 011 those or the property with a slope greater than 20% if such development would any of the following: a. An access road within 100 ft. of the lagoon. b. c. A road which re 'res cuts or fills in an area of slope A slide slope road in areas of slope greater than 20%. greater than 20 T 0. CITY mq: Comment: This condition is designed to protect lagoon habits from runoff and sedimentation. Alternate 6 recoenizes the pi:ovisi( appropriate policies in the City plan and provides for appropriate sues in the implementation phase of the LCP. Proposed -~____ F,cwo:cding. The Specific Plan requires silt traps, s basins, and other grading controls during and after construct.ion. criteria shall Se outlined in the ordinance. implementation phase o LCP. (This is taken directly from the Regional Commission's adopt conditions of approval - #20 page 7.) W w Condition #7 COASTAL COFDlISSIO_N: 7. The proposed extension of Kelly Drive through and adjacent to the proposed Wildlife Preserve shall be deleted in order to protect the adjacent wetland areas from polluted rcoioff, erosion, and sedimentation. -~ CITY STAFF: Conunent: This condition intends to protect the wetland areas from increased polluted runoff $and sedimentation. Alternate 7 allows - flex j-bilitx in the provision of an important access road within strict IG2quirements v that would not increase runoff or otherwise endanger wildlif areas. Note: The Regiona.1 Commission condition deleting Kelly Drive was appealed to the State Commission by Council. Proposed Rewor2ing 311 Exhibit 1 shall be relocated consistent with the following provisions A. Lands within the wiidlife area proposed for acquisition by thc State Department of Fish and Gaine shall not be filled providing, however any road design must be rzviewed and approved by the Department of Fish and Game. The proposed extension of Kelly Drive as shown B. . wildlife preserve shall be designed so as to preclude runoff, sedimentat or physical intrusion in the sensitive habitat area. Siltation basins c other similar erosion control devices may be used after review and apprc by the Eepartment of Fish and Game. Any alteration to landform adjacent to and landward of the Condition $8 COASTAL BOMMISSION: 8. The proposed extension of Neblina Avenue down to Park Drive shall be deleted in order to protect the inner lagoon and wetland areas from ?olluted moff, eroslon and sedimentation. CITY STAFF: Corntent: See Condition 37 comment. Note: This condition was imposed in the final stages of the State staff report, and public hearing precess. Proposed ReWGrdina. The alignment of Neblina Avenue is presented f illustrative purposes. Final design of Neb1in.a Avenue must be engineerE as to preclude scCiiinentation and funoff in excess of the sedimentation and runoff occurrizg naturally. A plan for siltation basins, an6 revege tated slopes shzll be reviewed anu approved by the Departmeiat of Fish and Gzme to insiire potextial inpacts will not adversely affect the habitat area. , 0 a Condition $9 COASTAL COMMISSION: 9. Alteration of Navigable Channels and Maintenance DredPinq - To ensure that waters and habitats of Agua Hedionda Lagoon are protected, the section of dealing with the alteration of navigable channels of Pg. 19 should be red to be consistent with appropriate Coastal Act policies. In respect to the maintenance dredging of the inner lagoon, boundaries sho be established around sensitive resource areas (Wildlife Preseme) to ensu their protection. establishment of said dredging boundaries. The department of Fish and Game should be consulted in CITY STAFF: Comment: Again, the first part of this condition requires an additional product, which in this case must be “appropriate” with Cc Act policies. Whether the product provides “appropriate” protectioi be subject to future debate of unknown duration. Up to this point + City staff and Coastal Commission have frequently disagreed as to wl satisfys the Coastal Act policies. The second portion of this condition requires an additional mapping which staff feels the Department of Fish and Game could pr‘ovide. Staff would again like to point out the attached memo regarding des. of possible power plant siting. - e ~ ... . Lonuition #10 COASTAL COMMISSION: 10. The I34 designation on the area between the Eucalyptus Grove and the westei boundary of the area known as Hedionda Point (as depicted in Figure V-7 ir EIR) shall be deleted, and the area shall be designated for low intensity commercial recreation uses such as small restaurants, a small motel, gift bail-and-tackle shops, boat rental facilities, or similar uses. CITY STAFF: Comment: This was in part one of the conditions imposed by th Regional Commission, which the Council appealed to the State Commis The Regional Commission included the territory between the eucalypt grove and Hoover Street access. The State Commission expanded the to include those parcels on the east side of Eoover Street. All of area conditioned by the Commission was shown on the City submittal 0-rzM (Residential Medium density 4-10 DU per acre). q w w Proposed Rewording. The Dl designation in the area between the w.estern boundary of I-Iedionda ?oint area to Whitey's Landing (as depicted in figure V-7 in the EIR) shall be deleted, and the area shall designated for low intensity uses in order to minimize the necessi'ty fo: alterations in landform which would substantially affect views of the north shore from the Interstate freeway of this ,very prominent area. Commercial recreation such as a small restaurant, gift shop, bait-and- tackle shop, or similar use is clearly the preferred use in view of Sections 30221 and 30222 of the Coastal Act. f-Iowever, because Hedionda Point has previously been subdivided into 8 lets, the plan should h8ve some flexibility to assure equity to each of the lot owners. Residential use of a portion of the site may be acceptable if the property owners are unable to develop an agreement for the joint development of a comiercial facility. In order to assure flexibility tc City and landowners, tile comercial-recreational designation should be modified by the following proviso: - "Residential use of the Hedionda Point may be acceptable providing that the following findings can be made by the City: A. Preser,t and foreseeable future demand for public or commercial recreational activities that could be accommodated on the property is already adequately Frovicled for in the area. B. Rcsidcntial development on the point will be clustered on are? where the slope .is less than 25%, shall not s-~-~ily obstruct view: from Adans Street, ad. will have only one access from Adams Street. C. Permanent openspace easements shall be provided as a conditior of approval for any development. D, The access provisions of the Aqua Hedionda Specific Plan have complied with. $ Condition #ll 0 CCAST~L C~~SSION: 0 - . 11. The RM designation in the area between the western boundary of Hedionda F area to Whitey's Landing (as depicted in Figure V-7 in the EIR) shall be and the area shall be designated for low intensity uses in order to minirr the necessity for alterations in ladform which would substantially affec of the north shore from the Interstate freeway of this very prominent arc Commercial recreation such as a small restaurant, gift shop, baitrand-tac or similar use is clearly the preferred use in view of Sections 30221 and of the Coastal Act. into 8 lots, the plan should have some flexibilityto assure equity to e2 the lot owners. Some of this area is of such severe slope that, in order preserve natural landforms, protect the lagoon from erosion and sedimenta and minimize the need for driveways to Adams Avenue, development on each not possible . However, because Hedionda Point has previously been - RcsidcntijL uac of a portion of thc sitc may bc ncccptablc if thc propcrt) are unable to 8evelop an agreement for the joint development sf a commerc facility. In order to assure flexibility to the City and landowners, the commercial-kecreational designation should be modified by the following I: "Residential use of the Hedionda Point may be acceptable providing that the following findings can be made: a. Present and foreseeable future demand for public or commercial recreational activities that could be accommodated on the proper is already adequately provided for in the area. Residential development on the Point will be clusterkd on areas the slope is less than 2010, shall not obstruct views from Adams and will have only one access from Adams Street. Prior to approval of any building permit, a legal agreement exis lot owners on the allocation of the condominium rights. Permane openspace easements shaU be a condition percedent to any develo The access provisions of the Agua Hedionda Specific Plan have be compiled with. b. c. d. CITY STAFF: Comment: Council. should note that the last two sentences in i first paracjzaph establish thzt some existing parcels are not develc in any form. The intent of this condition is to protect the views of the North 5 from the Interstate Freeway by reducing alteration of landforms. Alternate 11 is essentially the same and provides protection as del by the City of Carlsbad,. Clustered development may occur on slope than 258, as established by grading criteria of the Regional Cornmi: The City cannot guarantee an agreement between property owners as outlified in 'IC" of the State staff condition, therefore, that provi been deleted. is suggested to provide more trafiitional means of aquisition. Revision to the wording in the remaining portion of -w w $e-- -- a 1 Condition tl2 --. - I T. -- - --_-_ 1 -__I_ COASTAL COMMISSION: __ - . __.-_-_ ---- ------ - - - 12. The implementation zoning ordinances shall include sufficient provision to ensc that the commercial-recreational uses will not crverburden the traffic capacity the circulation system. This may be accompxshed by Limiting intensity of dm€ lopment through means such as lot coverage, buildkg heights, and by requiring adequate parking. The implementation ordinances may also provide that use per- mits be required so thlat each potential cmercial-recreational use may be evaluated for its traf‘fic generating impact. CITY STAFF: - -- - --- -___ __-__-- - _-^-- - - Comment: Staff is scmewhat concerned that the Coastal Commission is by condition, designating a significant area for recreation-commercial aevclopment based on traffic capacity. The regulation of land use is appropriate based on traffic capacity, however, because much of the north shore area is designated for this’ type of use the expectations of the individual property ohners may be higher than what traffic capacity will allow. The City, as a result, may be left with a situation in whici. land is designated for certain uses, yet cannot be developed because of t potential traffic iapacts. - :e and through Condition 12, limiting the potential for ’ 0 0 Condition #13 and #14 DASTAL COMMISSION: 13. The condition imposed by the San Diego Coast Regional Commission requiring redesignation of the S.D.G.B. 45-acre south shore property from commerci use to continued agricultural production shall be retained. San Diego Gas and Electric Co. - Commercial Property- To protect and preE prime agriculturdl lands in the coastal zone conslstent with Section 30241 the Act, the subject site should be designated for continued agriculturdl production rather than for commercial use. l-4. CITY STAFF: Comment: The objectives of Conditions 13 and 14 are: 1. Establishment of Agua Iledionda Lagoon as the boundary between agricultural and urban land uses, and to 2. Retain the ms-ximum amount of prime agricultural land. - However, the State staff report also indicates that tremendous dific exist for recreational commercial uses which will enhance public opP for coastal recreation. Initial analysis has indicated that the sit in question may have significant potential value as t! recreation commercial area because of its proximity to the lagoon and its exist 'freeway access. Therefore, Commission consideration of a commercial -7esignation on this site seems appropriate- Staff again points to the recommended designation of the subject par by the State Commission staff for potential expansion of the SDG & E Encina facility. It is difficult to understand the difference in conversion of agricultural lands for water oriented recreation come particular parcel, if earmarked for conversion (as inferred by the S staff by their recomniendation), could provide important water orient rccreation-conmercial activities consistent with the Coastal Act pol ' versus power plant siting. In the view of the City staff, this w W CONDITION a5 COASTAL COMMISSION: 15. The proposed &acre overlook site on the Papagayo property shall be expanded to include an additional 1.4-acre area as indicated in Exhibit 6 in order to achie consistency with Sections 30221 and 30252(6) of the Coastal Act. The portion of the shaded area south of the pPoposed Canario Street shall be dedicated as a public view site. landscaping (Exhibit 6) does not need to be dediched, but improvements in the area shall be limited to street, parking, or landscaping uses. The City may provide for a sharing of the dedication costs throughout the plan area by the development of an in lieu fee or other funding mechanism. The area consisting Can~c Street and the cul-de-sac $ITY- STAFF2 Comment: The ob]ectivcs of Condition 15 are: 1. Enhance public access to the shoreline, and 2. Provide additional pa.rk facilities. - To meet these goals and fcrther provide public access along the ocean front, staff feels that tl-,e reference to a particular exhihit could be deleted. If 1.4 acres is satisfactory to the Commission, then the coixiition should allow the additional dedication to be located adjacent to the existing dedicazior.. This would allow the City and the property owner some flesibility and may relieve the City of having to purchase a particular "park parcel". As the condition is worded now, it is most likely that the City will end up paying for aquisition development c' maintenance of a park reqvired by the Codstal Commission and not planned by our Parks and Recreaticln Dcpartment. Alternate 15 e, The proposed + acre clverlook site on the Papagyo property shall be expanded to inclu2.c an additional 1.4 acre area located adjacent to the existing dedication In order to achieve consistency with Sections 30221 ana 30252(b) of the Coastal Act. 0 0 Condition #lT COASTAL. COMMISSION : 17. The conversion of the Pannonia property shall be permitted. However, in not to prejudice the preparation of the Local Coastal Progrm for the ren of Carlsbad's coastal zone, the City of Carlsbad shall undertake the foU actions : a. Pending completion of the LCP for the agricultural lands south c Hedioncia Lagoon, the lagoon shall be recognized as the stable bc and a clearly defined buffer between the urban area north of the and the agricultural area to the south to minimize conflicts bet agecultural and urban land uses unless othendse modified by fi Commission action on the remainder of the City's LCP. As part of its LCP for the lands south of Agua Hedionda Lagoon, City shall prepare an agricultural protection plan for all prime potentially prime lands as described in Vista permit No. 15-76 ( mission of said plan shall not be a requirement of conversion). area covered by such a plan is subject to modification by the 1°C der of the City's LCP). In order not to prejudice the preparation 'of the agricultural pr plan and Local Coastal Program for the agricultural lands south Agua Hedionda Lagoon, the City shall permit landowners of those defined above to enter into Williamson contracts unless as other modified by final commission action on the remainder of the Citg b. c. CITY STAFF: Conunent: a-b) City staff agrees with Commissioner Frautschy' comment made at the final vote hearing which was: "The water line on the south shore is not a good natural boundary for lanl! use ;?lar purposes. Any small body of water, people want to get to the othei They want to use the other side. There are opportunities for a par A road in close proximity could be a good boundary. Commercial are should be in proximity to good freeway access rather than through residential communities". City staff also agrees with Conmissioner Wright's conuiients on the c topic : I'I do not feel that I can support it as a certifiable Xi? with the ,current conditions and in terms of my own undcrsCanding of recreatj needs, and I agree with Comrnissioner Frautschy, that people are goj to want to use the south shore. It does make sense to cse the soui shore for recreational needs with vehicular access rather than havj that access go through residential areas. If it's the intention 01 c our sta.ff aid tkie Conmission that access to the lagoon is being lir by virtue of forcing that access through the residential areas and those limited transportation routes, .then we should identify that as the true findings and rr,ake that understandable by ourselves and City, because by virtue of forcing that recreation to the north shc that's exactly what we're doincj." 0 w A specific conment s'iiould be directed to 17b. the Vista Permit (Encina Water Polllition Control Facility exparisicn) and the designation by that condition of prime and potentially prime agricultural lands. of the agricultural land in the Vista permit, and protested its use before the Commission at public hearing. Staff does not feel that the land as shown on the referred to exhibit is an accurate delineation of prime and potentially prime lands. identify these lands. The last sentence in E7b seems to be an attcrnpt to allow flexibility in further refinement of the designation of these areas. If this is the case, reference to the Vista permit is unneccssar City staff suggests that mention of the Vista permit be deleted. The condition refers to Staff questioned the validity of the designation Further study is necessary to preci: t- - 0 0 Condition 18 CgASTAL COMMISSIOI\I: -4 - 7,.= .. - 2.5+qqa r--vv:--<fimlq ... -5. -.ye ?cr;L.=r. 5: ,..- _- 3 _-_* .JiJ ,._. :A2GAw*. - ,'dL&ticr! !:,>* 1; ... ..,h-n.. ..,--.. -7.- j_ ,--J;:<5 -r __ - L .___ ---)-r7c; .,___ lil .. 22:15:L-,- .. a?. ti;..! S0Ct:l:::'Z ?ortion 95 -- +,b.e ~y-;:~~~ zrop:- :-,y sP-21 .::.e .5-~~r- za-; - -p-c -.: --_ -- - L-? 1:: .&_. .',= _.r p: -- < "_ - 2yui 1 Y?,-zx~<c >< 2- cti3~ ,-.-.A ?,?.?I - L~G . ,~.,s. ;n.y ? +l..<ed c,n tl:? lj3sis 55z.t .. -.&2F5L7 Is net nt-"' - >",L-Td 5; ?!<"22 5h2 .... : .I .s.;:q -,T: ? , - :. .- , - *c ,;,i :TI 1 ;. .. .; - dl;., .-c ... :,,: ;A _._..._ ,n 2 7 '-L'TrI:Ltls::, .. c.c-l.- -.-.--,-= d->-vL la 1.3,3"; ^__., mA L -__ ;.- ,-...rinP 2- A*- ; ,-.-. c >?CT;L3T. ::-'L.-L ,:I _I.__ ,~ -.-,: .'.,:t ,:,r-i:>. .3?.113 :or -'n= 3rcca"',--- ,l,. ............ . ,. ,~c:s~~.:;~'y8;r.~ y;c;~x:-,-,- :;jy ~~cy~~~~c;~, ... - .,. .-y3 L:-s *\*>:: .-=,-- ..lt-+7 58 ._-.,- *-,.i 7-m-z .,-,(3 1 ' 9 j ..--_. 0.. -c -..-: 7 2 ;--?:C':u .... :3 -I-'.- - - 1. . - 3 ve c !X,s 1 ,. 5 ;; 3 r ::.- -..VI -,-- .,-.-- < .+L' - -- _I. .- +:s .-7nc- 7' --on- _I *"*-,z', --I. >_ 1-..-.1..LS ... i... << 31i xv2L::- .I2 .- - .. ... .. .......... .......... ,:--., :'I,,. . ..,.,.., ..... ......... 1. . ..L ......... ,-.?I?. ~", .. - - ~ ,.. CITY STAFF: Comment: The only comment staff has regarding this condition ection that requires a 5 acre park dedication. Staff's first obse &s that the subject parcel is not "oceanfront" as referred to in th condition. Therefore, the provision for requiring a psrk of any si questionable under section 30221 of the Coastal Act. Staff's sccon observation is that it appears the 5 acre requirement was an arbitr one. We have seen no substantiation of the need for -5 acres in the conditional location. There is one major problem with dcveloping a 5 acre park in the sub location. Eecause a 5 acre park is more than just a local service facility, it will draw significant numbers of people from outside t neighborhood. For example, Holiday Park is approximately 5 acres a is heavily utilized. The only way to gain access to the required p' j-s through residential streets. The increased traffic through established residential areas is unacceptable when viewed in terms I the value of 5 acres of parkland in the subject location.' Because so separated from other residential areas (topograpically) and acce, is limited, users outside th'e immediate area will, more than likely automobile transportation to the site. The resulting potential par: and traffic problems outweigh the need for such a large park. Give] the physical constraints of the location the S; ac.re overlook park proposed in the City submittal of the Agua Hedionda Specific Plan a] more appr.gpriate. An additional problem involved with the 5 acre park requirement is i of increased cost to the City. The City will not be able to acquirc The + acre parcel could. be acquired based on the anticipated number of units planned for the site. purchased by the City. The Parks & Recreation Department does not have plans for acquiring 5 acres at the Pannpnia site. would include park development costs and maintenance costs for the increased acreage. Council should be reminded that the 5 acre park was one of the condl 'imposed by the Regj-onal Commission and appealed to the State CommisE Staff suggests that the portion of condition 18 which requi- Les a 5 acre park dedication be deleted. acres of land through the subdivision dedication procedure. Any additional land would have tc he Other costs w w CONDITION 19 COPSTAL COMSSION: 19. AFl';lcdt~1? Ccmzrs5on CAte15a - To be consistent .&th the objective of the Coastal Act zo pmtecl; a,dculturab lads -h the CGZS~~L zcne, the specb-ic plans conversion critcia for The scut& shore agr5cdtmZi lads should be revi-sed to be consistent -&th ';hat found in Sectlons 30x1 md 30242 of the Act. desiwation is apmpriate to prozect ths @cL!,%~zb lads b e azmer can- s2stent with the agidtmQ p02Lci.p~ of &the Act, OF xhe2her =other- desLgzztic such as cF,e pedtt-hg @dhre and. suppost facixties exchsi-reljj, wodd 'se am&& e. Akio, it shodd be more clearly derrmons'er%.t;ed thak the "qm? space" CITY STAFF: NO comment - 0 CONDITIONS Roy 21, Q 22 CO'ASTAL COMMISSION: 20. me conciit5on iqosed. Sg the San Diego Coast Regional Cc&ssior, siith res? the developezt or" community psrk shdll be ~ztsirxd ~.LI sr&r to assure cm q *~Lti? Sections ?OW ad 303,.2 OS the Coastal Act. Com-itv ?wk - To achieve conslstex-y ~5th Secticn 3CZ1 of the Act whit: vides for the preservation or" prhe ~dculturd, lands and Sectiozl ?02LO(j which recyires that new developnent be sited 30 prme;rit degradetion or" sen, resmce areas, the gm~osed pzrk concept shotlld 5e ~dseci to kclude or2 uses that wou2.d reqyire minimal site distmbmce, acd would be coqatLble 1 resource Frotection (e.g. passi..ve uses such es picnic:hq, trails, =si poc beaches). The r&s& park uses skauld also be locat& so ;hzz no comers Zgr;-cd<ural lands would be necessitated. -4ccess to the passive recreation ana cdd be pm-dded LCJ bo&, or 'ry a pedeszrian/bike trail that would c3mee:t wish Camon ?d. (~xkzizg) ?r&a that EO comzrsicn of agzidkr.1 lads is necessitstd. Ths Smon Rzd proposal 3hr7' SP deleted f-wm the S9ec;"i.c ?Ian to ?res= @cd.5-mal Land arvi e?lsme 3roteczicn of se-sitive habits", zees as prov in Sections ?C2LO ulc! 3GU oi' i;he Coastal -4.~5. Be grTosal for Camon 3 nay be reccmsiderd 2t .,he tbe the LC? :or the rsakCer r"o the Xky's coq zone is su'mittec! for Commission r9rLew. 21. 22. - CITY STAFF: Comment: This item was imposed by the Regional Commission, and like condition 18, it was appealed by Council to the State Commissioi objectives of condition 20 are: *#-. Preservation of agricultural land, and . 2. Wild.life protection. Staff recognizes the Act's direction toward the preservation prime aqricultural land. IIowcver, few arcas in the State also offer the opportunity for water oriented recreation as does this park site ac to the Agua Xedionda Lclrjoon. We refer to Coastal Act polj.cics 302; and 30221 which support recreational opportunities on oceanfront 1; In response to wildlife protection, the Department of Fish and Gam supports the park concept. The City has also agreed with Fish and to protect the wildlife habitat by restricting intrusion into the wildlife area. In the appeal by the Council the following statement was made: "The minimal amount of agricultural conversion necessary for possik park development would not constitute a violation of the Coastal Ac The trade-off of a sinall anount of agricultural land to provide increased coastal related recreational opportunities for the entire comiiunity and region is appropriate under the Act." Staff stili supports this position and suggests condition 20 be identified as unacceptable. w I 0 i Proposed -_- Rewordinq. Park developncnt should be sited to prevent dcgradatizn of sensitive resource areas as approved by the Department of Fish and Game. In ndciitj.on, the park theme shall be developed around its water oriented loccltion and siiaJ-1 j.ncl.ude such uses as picnicing, trails, and pocket beaches. Finally, only agricultural land within the park site boundaries necessary for support .facilities and related recreation may be converted e Condition #22 Comment: This condi-tion was originally imposed by the Regional Commission and appealed to the State Commission by the Council. The objectives of condition 22 are: a A- 1 Protection of prime agricultural land, and 2. Protection of sensit.ive habitat areas. The extension of Cannon Yoad is wholly within the Coastal Zone. As the Coinmission has complete control of deyelopment within this area, the City assuines that the agricultural viability of the area traversed by Cannon Road will be protected through the LCP process. In addition, Dr. Wood, an agricultural economist from U.C. Riverside, has stated that Cannon Road as propctsed in the Specific Plan, will not affect the agricultural viability of' the area. Furthermore, the need for Cannon Road has been documented in the Agua IIedionda EIR and is part of the regionally significant arterial system contained in the adopted CPO 1977 Transportation Plan. '6 B To protect the sensitive habitat areas, staff proposes that any alignment or construction of Cannon Road have approval of the Department of Fish and. Game. Proposed Rewording. To protect agricultural land and protect Ee totally fenced on both sides with no parking adjacent to agricultural lands. Recei-<e approval for aliynment and construction from the Degartment of Fish and Gam, and an agricultural expert of the Coastal Comiission' s choice. znsitivc habitat areas, the Cannon Road extens.ioI1 shall: 1. 2. 0 0 CONDITION 23 COASTAL COMSSION: 23. C,?nt'_?tlO.ds ?.cctss. Access along the nort'n sr-cre of <;?e :2goc~ si7.a '2.. tiExoUS. .U accesma-p shall be cor-nectd wAd aesi,m,ed LT 2 szr,.ier ';;--a* il.LOW for reasonablo use by my member 05 -,he gene,-e ybzc; hTtryreT, Bc: l~.Cer the 'or5dge.s for the r&koad tr3c.k zyd Interstate 5 nay 'ze dPs:s-a ?edestz-ian tzze orJy- 2.e gortion 02 ths accesswzy eest 02 32;:s~~ C& 3, Se lcczbject to the reex m-~ zprcrvzl of the +m;nezt 05 ?:SA z-d 7zqe - as-sco acemate >rczec';lcn of sensititre habitat ze~s. hccess ta ',:?e ?=.. v",ew site shntf 5e provkied by a k;'ri-q tr=i: 2. srder to :s,.i.';zte =,e : the par4 as 1-a L@ZEC! pol^ a-nea. CITY STAFF: Comment: The objectives of conditiorl 23 allow for: 1. Continuous access along the north shore under the 1-5 and RR br. 2. 3. Access to Pannonin Park. To date, Caltrans and the RR have refused access rights under the railroad tracks and the 1-5 bridge. The Regional Comniission recogni: this problem and provided for a Eeasibility study for both crossings and also an alternative continuous access. In fact, Exhibit D of thc Specific Plan provides for alternative continuous access. We feel that condition 23 should also recognize the possibility of no access ights under the 1-5 and RR bridges as did the Regional Condition. Fish and Game approval of access east of Bristol cave,- and Proposed Rewording. Access along the north side of the lagoon shall be continuous. All accessways shall be connected and designed in a manner that will allow for reasonable use by any member of the general public. Continuous access shall be provided under the RR and 1-5 bridges if fez.si5lc. The portion of the accessway east of Bristol Cove shall be siibject to the review and approval of the Department of Fish and Game to assure adequate protection of sensitiT habitat areas. a Note: Council's comment on providing a connection from the lagoon shore to the ?annonia Park site was the following: "Council feels as though the connection from a lagoon level accesswa) across Park Drive and up a 200 foot bluff is not practical." In light of staff's recommendation that the Pannonia Park site shoulc be $ acre, and not an "upland support area", the reworded condition deletes reference to a park connection. w Condition 626 W TAU, COIQ~~: 2-L. LcczL~~ 05 IC:~SS J:l\’roas. :--ciselj- w- - slott?c %?!L z2FF& 5 rel3ttlcn tO ;;?o no=* “q.:.1--,iz;ar -,?.e c_= ;E? lagccr, aci sk?=7i be :~-csqoxt& izz~ :>-e -2~2 cse 2:z~. p-e loczz.tl3n af 2zece Sb~c ~~~2~5 zcz5 +s .:e I. -. - *. CITY STAFT: Comment: The precise identification of access areas in a g2pposedly generalized land use plan, severely limits future design possibilities, in stafc’s opinion. It is impossible to know at this time where the optimum spots of access shouid.be with no detailec? information.as to what type of development will take place. The State Comnission at no time found that access location was an issue of statewide significance. In addition, the Specific Plan requires accessway development consistent with Exhibit D and also designates locaticns adlacent to the shore along existing or to be acquired easements. Therefore staff proposes that condition 24 is unnecessary and unduly restricts future design options. Staff suggests tnat this condition be considered unacceptable. - - a 0 CONDITION #25 COASTAL COMMISSION: * 25. R&e3t of ACCPSS Laseneit r,d &-fer =?IS. .U accessways should be des: to ahace the public's Tecreationd. ?-qeri-er?ce by be- ih~iting, by 9rv adequate open spaces for TXg!!t and &r, by asm-i?.g the provision or' aaeq buffer sreas nd lzr,asca?irg to protect private prope-"17 owners ad the > frzm visual btmsion and noise, and 'D~T protec",ing she sds+j of accessda; Xore specific-y, aU mbEc BCC~SS easemzts shall be at least 25 feet : meamwed from the WHW kne laxiward, excn~t for wdenasses of major tru tion .structtt-es and seas of serene topo~~Dbic hitztlor, where the accc cw~ot r'ezsiblg 5e L?lplmatzi =t the required nLrAin. The ac%ual public area nay be less thvl 25 feet, provided that the CeTreloped porkion of the mat is sur"ficient to accommodate reasonz'cle zrrtlci7ated. acczss needs. Tc these objectl-res, the zoni1-4 portion cf the LCP should. CGII.~~ scecific si recreztional use =ea. Tqe r'07?0~i~g n2rhxtin req.2z~zients &-e sLzgestd i 7ar" or" the Z0ni"c: --3 -a -vDgulat-ing my strJcturBs proposed ta be located xit,hk? LC0 Ziet cr^ a pdi a. Mi, pcrtfons of ne7.r st~xtiies skccLC;, gexrd2.7 'ce set Back frm nearest ~cbt of the 9SXc access easexmt a Cstznce eqLvaieni two tines the height of the I~C st~~cturre zkove fi+shed zed? ( k-Jelqmext locsted closest to the ~'27;~ ue =sa. b. .bdLcults for any develop&, especifla those srcpcsed :dth a setback th2.c. the stancrrd gro-v+Aed dmJe, shdL be =qL-ed to di stmte th~t ?-adsca?L~ or other buffer 5ec:-Jliqes ?LU 'se prav'-: as,ve thst the st,-~lct-;-e ma an7 qprk~.~~ces XU. .xi-L~ize i?;i upon the pub23.c use zrez u?d that the ?r>~acy sf f.;t.~~e resident: be asmed. CITY STAFF: No comment W w CONDITION #26 COASTAL COMMISSION: - 26, j.c-ess si9-s. Lcentifi .. of dgs or other devices on adjacent pmpeA-J that c=ruld be ;,?teenseted 2.5 &t--?g Zse of desig.atec! 9bE.C xcss =%as* In aadi"don 'vo the reqirsent that 211 ~bEc xe =?as be clf &, <;?e ml=me~*aCLon ?base 5b.U pr&.?lbit %he ereCt-iOtl OF $aCemerf, gTY STAFF: No comment - CONDITION #27 COASTAL COMMISSION: -. 2". ?~S<ZE 321~: .?kces:j Izx-c-rezdx. 5e developed pro+&~~g Zcr ;;?e ?hasir!! 02 i.l.,r;rovsmer?ts or" m2.k TJSe z-ezs. d 3bE.c accoss~ay Lmrcwmezt 3I.a skd zia sha i--cka<e: a. 3e"LcZticn reqvizsnerits fcr zhcze corAxs 22 the z-rcposec aczes,cq- zot c-~.r.e~iLj. i~ ~5X.c cm.erdi.3 or ,lr.der 7SLc ccrtrol; 5. ?rcvislor,s ::or -mi34 =. za constrxtlng the Lqrmenents Zsr those E 0: ;kp 3cce:jsiqq aL-e-6- C-J -zxio,~ 3bEc cmershL-3 ar csr;t=.d; c. ?roVhLcns ::a- csql2~irg or 'zcnL-< accessway 2xrc-rY.erLs as 5x5 shorGi.?ne ?roper",y octzk-s &?x!lqrner,t ~?pr-;.~.s cd; 3ezscxa'zle c~r,tiygp~cy pr~yl&ccs f~r asz~rii;,?g tkz~ :>-e 2cces~dq-s c i. Se Tace ccz*;lrruc.Cs xit'i-!!: 22 ~L-s. CITY STAFF: No comment - 0 0 CONDITION #28 COASTAL COMMISSION: .P -. 2s. ?.e r'sLcw,r,o3 dezia c*k2F:a sha 2r;pl;r to &~~1O-~&f_r_t3 -2sry2 -73, rocas : .. 2. ;q>pr% 2 &,TzLcz-; - zlyr--' =u,oT? cCi-3rEzc2 (22.. - 75 5.) eksts the first public road ad the shoreline, as irl the case or' Hedia Point and Szng Xabor, no podion of a st,mcture nay rise above 1 eleratian or' the roac3ed. Where progerty located betideen the first public road and the sho: is apprhately the same elevation as the pbXc road, a v5ew cc consisting of that portion of the property vhich is behind at lei one-third of the road frmtage, shaEl be kept L'ree of all struct; and lanascapkzg r",s*~ :higher than a reasonable sriedli~e from vel passing on the PbUc road. 'here prupert? 2djoi~s Lie shoreline, the he5gh-L or" surxturss 9 st- down ai, the 2oints closest to a 52df ed.igg or the skoreEie avoid cast-5~4 shadows qon such areas, =-a zc 3710~ a percaL-red ' t5on from open qx.ces tc scre iz~,ze~siveL-~ ?eJeLqed =$as. Any developem proFcsed to 'ce loczted on or =ear a s7QzClczn-t I 1aTndform (e.g., H&onda PoLrt) shd be cl-~&cd ki the area ti mcyires the least Zisturbance of nat-aal landfoms md shall be loped i-n a nmner ",at assures its conrpa%ib-tj and, hzmony ?&ti Taat.Jral Iad"om t,hmu&h use of rich arc.hittct'zrd tec;biques as terraced or ?ole foundations and regdzzbn of =or' kes co corn] the topogra?hy, etc. b. c. d. CITY STAFF: No comment W w CONDITION #29 COASTAL COMMISSION: 29. 3ch ?zzeI. - Eecause of kke 7rosence or' such nztural. and mvPmade attz5h%es as ,-table watzf qdity, protec-biora from ocem, cnrrcz~ts a-,d -trave action, =xi the prox5mit-y of the t$emd effl-uent or" the &-cba Power Plat, the 3cke papceL &aula be ressmd f'or aqac5fiime use ccnsistezk kifh Section 50255 02 the Act. Said me sha47 stad mtil i,t has been shorn thmugii an objective study that aqaeat,-ii*d use of %h.e slte is i~easible. In addiAdor,.to ecencdc i'ea.~ih,i';~- "Y atkr cs;Lt&.i thzt skrould be stuiied inchde *?act .J~X *LC accessp -ds~d. c5racter7 ccd water cgitity. -;s the zbms cI",';&E, thrt rqiadtiie is ?-ct feasibls, then the dasig.atior nay 5e anad& So aother use cczsideEt .nix1 Costal X& xq..znez%s. I'ezsi5;iEty st-ky shdi Se ?r$?ared 'zy a kde?ez&nt CCZIS~.~ZIZ m~rc~reci 'q- the C~$T or' Czk,b& zt. ~ch =Lqe dmeLcmezt, is OS&. Ziie tht r'easi'S2.t-j 22 zq~act~~txre is ixi.?.zg i~vestig2td, iztzrd iis~s =TCB ss rsczeztiisn (ca@,~~~ zis5-n~) that :~uiici zecessi=zte a &-a cqitii iz-~stz~s.t nc~ ~st-~3~!~ce or' the 55% *GUM be ;:e-mitked. If it is dete,.mi-,&, based x~on 'cut not Wte6 Tce - CITY STAFF: No comment CONDITTO I$;$:? 0 COASTAL COMMISSIOQ: ... 50. 3*&d SVT? - ('fzth the objecti-7e.s of 2mtectizn-g coas-tzl za+bheeLcs -xi ~IY+L!C!~ r'or '-ar"r"lc "L su"ety, &relp& in Zri,stol Cwe st.cul.a 'ce ?r+~hiaiteci frzm ?zcv:- ,-ZZ~ p&&~g %ha% necessitates 'czc.Mzg ast cn to the stree2. -2 IY-L A', 3~0~~i.6 xom 'or LmLZzr Lzcscz~bg. -4 sinsL+&ive.rrq mad m;;ld adeqmte -site ';;2-?- zc-m-d wdd aon%I;-'m$e tc: tra;'fic.sz;'stg, CITY STAFF: No ccomment <- a 0 CONDITION #31 COASTAL fXMHl3SION: -7 31. Tbw 2~d Xocerzte inccne Y~*Z a?d zecre=t<gr.d pc+x-,:.3s - -3 cqme th; ~ro'visior, of 1oh~..znc mcerat+cost howiw and reczeationa?. fadl;ties has aF?roprhf*el;r considered as ?e? Se&Ln, 30213 05 the Act, vecF';c ?ro.rr',s',c ~t be b-cl~ded k zhe ?Ts*. Ir' it is ~~tace t;?zt z~-=v',~ic~s for lowe> hm=hg O~O~VE2tieS ..u be inaae i? 0th- a5a 05 & C-&C,~, +-e <et of these p-'rv',sbIlS 2ZC SCZZ2C&ix r&lgEae sh&2 be LyclQded i~ ~5.e ?ls -4 is ktade", tkat the extszkg i?ouskg rucck sa-,h c T=esc.k md Xest or" -5 is 53 be ?reswrd to neeT ;h3 izT+,.t 2z s~~-;,~~ 2 th~ ;=o ~i,odC be speci"cd, cEs i. vxe. 11770, 72- J- * CITY STAFF: No comment .. CONDITION #32 COASTAL COMMISSION: 32. Wi,dfPll /T,q;_ceout ?x7ri,s~c~ - ~o be consistext VLT~ ~CESZ~~.~~ACZL ~~~~~ :: iqg Stal;sqent sh~dci be Celetsi: !TIn iqst.,?c.Is .<qhere =here is 2 210~ e.d ~eesxr~cl~ LOSS 9" ~=7:?$ t cwner uld 3 depLheL2 z~T +.? -,-&Le to the ~XLC, SC~ZP fon 02 ccm~ should ccnsideerd '' CITY STAFF: No comment, , 0 e - s e \r Condition !!1 a i 1. ~qe RIG ciesignstion (1c-a d.u./acre on t’nat pfiion OZ ti~s KC~U.~ prop* located hitkin thi, pluming are3 as shown -b Z~hibit 1 shal be deleted, and the area shall be redesigned as a ‘ePk?sources Eknagenent Area” for a u or uses consistent with the maintenance of’ Cce resources -mhes of the! proprty thzt inchde the e-utensive wetlmd areas, the $@a Eedionda Cree 100-year flood pllin, and a si.gi2icm-L apchs.eoologLcal site, - ?emitted u may -include agriculttz;z , outdoor plm.t r,xseI-.ies, Esh 22.kcheriss9 dxjLviri, ranges, archery ranges, hiking arid horseback ridi.rLg trails, wildlife and nature preserve or similar uses. shall be consjstent with Con&tion ?.Io. 4, mc! shd.1 be slibject Lo rW5eew md amrovzl by the Bpparlnent af Fish and Gme solely for yirpses of assuring thak the developwnt 512 tke cr0-p -dll be ,52simed - to 9rolSoZ intmsions Lcto the lagoon wildlils areas W5.ll be ot?-?rLse cmsi.st,er, hit h habit at prote ctior. e - Any developmnb on ths proprty Coi.rm,ent: The Sroad intefit oE this cord~tion is to provide prstecti.cn for wetlaid areas, the IC0 year floodplain I , and an archeoloGica1 site e The alternate ccRcii.tion provicies for this with - spcific review by the Ds$artanent of Fish and Game if the propos3cl a sition arez is obtained. Also, provisior! is made for srotecti.cn in event the State Zoes not acquire the property throcgh .the City’s pla re-evaluation of the altecnatives outlined iz the pTax* Furtherinore . the alternate conjitlon more clearly states the role of all canccrnc parties xith regard to the wildlife .hz.bitz.t zrea. Proposed R?:.:orair?g The RNil designation (10-30 Dt?/AC) on that p of thfc J.:e1.:!y property- located within the planning are:: as sho~n in E I Sii32-3. be deleted OR those portions CII? ths Kelly p~c;erty ;:rcncsal 6cqts.i.sitio:i vii.11 be redesignated to uses ~hieh a::e consistzilt ~ikh t m?.inter,c.i:ce cf the resource values of thc designated :.;?;7ti?.nd xees r ~9.j-t~~ %~.di311da Creek, 100 year floozplain, and significant archeologi siteo 39 those portions or’ the ;<elly parcel orrtsi.de of the proposed acquisitioz, prcpDsed resiiiential uses sha7.1 be 6esicjne5 so as .not t advzrsely i;!:pac.t th sensitive resource area, acd SZ~? GS~S ~5~11. be subject to review and apnrcvzl by the Department of Fi-sh and Game fc purposes o: preclr-ldj.ng run-cff , sedimentation and intrusicn into the srildlifc areas. In the evznt public acquisition -(Fish sild Game or equivalent) is riot consurnated, a1 ternative compensation plans provid on Page 11 c;f the -7,q~a Hcdionda Specific Plan, shall be iicplemented. In the eirest tlTe dz-2l.neci alternatives prove unsuccessful, the Aqua Hediond;: ~.c?goo.n. Sp-;.=.zific Lilari, as it applies to the K+elly parcel, si? re-cvaiuatsd t2;roug.h the LCP amendment process, prior to a!i applicat for de\relopit!ent.. -_I-----_I__- ~rjui,sit-.ic.n by the kpt. c/f Fish znc! Gzrne. Ths area scbject to -YYIX..,Wr ,-.., In.i-x--- ..I.- ...- x .-.”.”.-- m.>,m,h3.%*%z”,- ,..--~~~*.--*---.-~-=~-,-.-, i , 0 @ Conctitxric ?d an2 ii~ ' - 2- The iii.Irf designation (10-X) dau/acz? on th& portion of the L & 3 property located south or" Park Drive siiown in 3:;hibit 1 shall *& deleted, and th? a shall bc mdesigdwd tu a commercial-=creation or visitor-serving we or uses that are compatible with ths protection of the adJacen-l habitat ea immediately east of the subject propr-t,y* Perinitted uses rnaj incll~cie boat rental and launching facilities, motels, restaurants, gift shops, bxit-md tackle shops, or similar uses. No developrent of the property shall ocm without witten autnorization from the State Lands @oMssion stating that the devefopent would be consistent with the pub7ki.c trust in vie^ of the potential ptrblic trust claims which exist on th? propitrty. Any dweloprer on the propePty shall, be scibject to red?;? and approval by the Ikpdkmzt, ash and Gme solely for the purposes of assuring thak the demloperh on the property will be designed to prohibit ?intrusions into the lagoon 7,0X&1 areas and %rill otherwise be consistent with h2bitat protection. E ita is &te:-hed that t,he pLtbl,.jc bruse 2oes zot ?;fist on the Srhke pax very lo-,< density :-esidentj.al use may be accept~.SI~ 02 the site pr07LdL~g t sufficient mitigation measwes are recfcli7.s.j to 2:rotect the &-sL~R~ riiarsi? habitat areas t,o the east md South7 and r^or additi0nd marsh ??SCOr2tiGn the site. cc.n;mercial-recreational designation sho~Ld be modir"ie2 by tin? f~ll~.~-k-g PI Residential use of the L & R property solc:th of Pzrk Drlt-e may be Trl order to assure fj.e:cib%llty to the City and 1~rid0:~Er~ t'r% acceptable proTdciing that the followkg flndbzs can be made: am Present ~KI forseeable future dernznd for p~?lj~ or ccnmercial recreational activities that could be acccrmodated on the property is already adequately prov;-ded Tor bA the area. Written authorization from the State Lands Commission has been received stating that there !--as been a resolution LO the public tmst FL-cblem kinj-ck, w:dd pemlt rssicentFa1 development on the site on the area described h "c" below. AS a condition Of de- velcpment, preservation of the resfuored xars'n ama &scribed in* "a" beloI,q shall be assTned eLfu:?er thrcugh tke recordation Of i3-l open space easermnt Or a baxrdaq settlernerlt with the State lands P,orrmission Zesidsntial &velop?m; on the site xi11 '3e clrrsterec! on a ~~CTS area zt the eytreme xrtLweste,-n portion or' eke property in or6er to locate tnc residefitid. uses 2s far a:izy frcn the voc'xet marshes 3s possloie. Density ?jj.:l 5F: restricGed ;G 1-2 unitk/acre calcula b. c. .I - ... 32 Cf.2 OZSLS 2: tbke ~~~<~~ carctl sLz3 ??lzr to ;::/- r.?.rsT. l"esk3r3i -.. d. firsuant to the CicUy fill permit tk.:at allom t3.e stvoraqe 3f dirt c property but which recpirps P the r?ncral of Lhe fill if the r,ecessa,y site xill be r9rnoved. to pzrmit mrrsh restoration. A minimlm of a 13c-fxt buffer will ze established betxeen tl?e >acre ar~2 proposed for residen5ial use ar.d s=,n;r existing axi restored I;abitat area. ject to rev-%e:yr uld approvd 'cy tke 9epartntnt of Fish and G,me solely for the purpose of 3ssurir-g thst th2 -iwelopr,ezt 02 the pr perty xili be Zesicqe3 to prohibit ir-%z-~stc~s into the lagoon ->,iL seas a_qd ?rill be oth?eT-;ri-se cor.slst??; k.:!-. :?.aXt:at ?rosectisn. e. LT~ deve;dcr;er!t of the property shall be *-m -I _*.xI.___l__ _---II..I---cI".--cI .I.--l-.......*"--*.~ I 0 e 3. 'Ike F2M desipation on that portion of the Ferrero nropertj- Selow the e.u: l&foot contour interval shall be deleted in order to ccncentra5e residpnt development on the portion of the prq~~%y farthest frm the h&itat -ea; the east. The =ea below the eesting 10-foot contour shalL be redesignat a publieoriented use in view of the evidence that prescfiptive rights e* over a substantial portion of the site- A carefully, controlled recreatic oriented use such as a boatrlaunchhg facility, vol-ley-ball couITtsr or pul beach area could be designed to semi? as a buffer betxeen the high intens: residential uses of Sristal Cove, residential use on t'ne westem. portion ( Ferrero property,'ad the hzbitat areas to the east. Pay develoyent on 1 property shall not occv mtil written suthorization has been obtained Trt the St,ate Lads Commission stating that the developmerk r.!ould be ccnsistet the public trust in v3.er.J of the potentid public tmst claim d~ic'n exist the property. In addition, development on the propefiy shall be suSject . vis^ zid appronl by the Departtment of Fish and Gae solely for the pqo: aswing that the davelcpment on the prcperty ;KlL Be desigried to prohibii tmsions into the lagoor. wildlife 3mas ad i&11 othezvise ba consistent : habit& protection. .a In the event a boundary agreement is reached :.rith the State Lads Ceimissiox : resohiion of the prescriptive rights issue is effected, the agreed boudzry : be su'cstituted for the lGfoot conto.ltr line, providyd that essentially t5e s;3; space =ea is preserved, zrld provided that equivaleni prokection is afforded 1 jacent wildlifs habitat aeas. .. -.. Cormcnt: Ccrditions 2 and 3 are designed to protect the idznti habitat areas adjacent to two spccific rJropcrties conta j.,ing pot--nc-,i public trust. Alternate 2 anci 3 provide for the potential of pcblic trust land as idciltifFed by State Lands and Protection of the adjace habitat arcas as clcfined by the Departnent of Fish 2nd Game. ~lthou~ .:-tent of both the Coastal Cordssion and proposed city rewording is Szmp ours does allow for adc?itj.onal ~isk ~7116 GZ~G input j-n the ulti; land ZS~ dncision. Propcscc! Fcworc?ing T:?e FxiI dcsignztion (10-30 DCT/AC) on the 1; and ~erra;:~ parcels shall be deleted. for those portions where the California .state ~,ands Coxi?ission deterxines a public trust does in exist, the alternative lanL:i use for the lands seaward of the defined slblic trust bogrldLry sll;tll consist of Recreational-Coinniercial Uses uee;ned b;~ the city of Carlsbad to ba consistcnt with the public trcs Any deveiopent on the subject parcels shall be designed to inhibit intrusions i,to the proposzd ish and Game AcGuisition, subject to r-vie:-/ z~d approval by ths Cepartnent of Fish a~d Game. and shall be 'r 0 Condition $4 e 4. Tfie Laqd use plan shall include a precise delineation of wetlard habitat a ard shall contain a mapping of degraded ami foner :.retlmd areas that the rnent of Fish ard Gme considers to be cqable of restoration. The impleme tion phase of the LCP shall contain specific provisions for assuring habit protection, including measures such as buffer areas, protective fencing, x vegetation, fill removal7 etc. The implementation phzse of the LCP shall provide for includLig wetlard restoration re&r&ents, where E easible, a~ conclition for developent approvals for properties containing existing hat aeas or fomer wetlands= Conuwnt: The first part of this cofidition requires additional staff rescarch tine md an additional proGuct to be included in the use plan. This would have to be completed prior to the second rcqlli of the condition i e eo p implementation. Staff feels that the Depa.1r-Lml of Fish and Game is nost qualified to establish the habitat bouridaril and therefore, the17 shocll! be responsible for the required pro=?uct i the spirit of State and local govercrnental cooperation. <, Condition $5 5* Re plm shall include a program to monitor the eel grass beds :.ril;hiq the lagoon to ensmre their protection. out bj the Depcrtment or" Fish and Gme. rev5ew %e fincEngs frm this progrm md deternine vhsetker special prcte measures need to be taken to protzct che eel grrlss habitzt mea. If Fish Gme in cooperation with- the City mf? Coastal Commission deteninp,s th& t&I;-n t-pes of recreationa-2. use such as boating shodcl be limited, the 91: reqyir? ~n~iernentation of corrective ~easw-~s D (Exhibit 3) Such monlkorir,g could be The De-omtment of Fish ana Game -9 ~onxcn':: Acjainr as in Condition 4, this condition requires ad: staff research tine nild an zdditional product. The Department of E: an2 Game is inost 2t;alified to formulate the required proqrain. Stzaff t75u!-d ILL... to take this opportunity to mentiox what we feel i -bvious conflicr in recoxmer!2,itions inzdc 5y the Ccnmission staff an zzision xade 5y tne Ccsstal. Cornmission. Please refer to the infor attachrr?...zt reqarding the Ccclst3.i ~o~~xission designation of specieic iR -.ihic!l pwer platit construction would Zarnage coastal resoairces . neno in rnirid orhcii reviewing other conditions relating to iagoon 5-35 preservation. 9 0 condition $6 a 6. The plm sha7-l ineiude speci"c poEciss 50 nFni.?;Lze grrelr?~ i2 orcsr to runoff, erosion and scdimrntntion igto thp 1.ncyon. The sp~'c~'-;lc: policicr; irclude pro~risions that the runoff peaks shall not increEse, t'rat disturb sha73 be prcmptljr revegetated, ?and th~t the season for gra5ir.g operations be restricted to prevent grading du_rir,g the rainfdl seasor,. To prwect : for extensive grading for bcilding pads of access ro8ds7 r2sl-ie5tia.l dens: shall be limited on slopes of greater thm XI,?* All portions or" propcrbic a slope of greater thzq 20$ shdl be redesigated to a mw>x der-sity of per zcre, provtded, however, that .Jevelopeq-L s5ell not occw or, those pol or toe property with a slope grezter thai 29; if such develo>iezt :.redd rf any of the Tolloldcg: d - a. An access road within 100 ftt. of the lagoon. greater thm 23$7. 7 -~ b. cc A slide slope road in zeas of slope greater tixz 295. A road which reuuires cuts or fills in a? &-ea or' slope Com-ient: This condition is designed to protect lagoon habitst a from runoff and sedimentation. AlterEate 6 recofjnizes the provision appropriate -,oli.ci-n,s in the City pian and provides for zppropriate ne sures in ths i.nFler.i?cntation phase of the ECP, .. Proposed 2Ciro::di.nq- The Specific Plan requires silt traps, sett basins, and other grading controls during and after construction. Sp cxitcria shall be outlined in the ordimnce implementation phase of t LCP. (This Fs taken directly from the Regionai Cornission's adopted conditions of approvz.l - $20 page 7.) -_--___ ~~ ~ ~ a Condition $7 a 7. The proposed eixLension of Kelly Drive through and adjacenc to the propose( Wildlife Preserve shall be deleted in ordsr to prcltect the adjacent wetla areas from pol-lut ed runoff , erosion, and s ediinent ation. - __ .- . - Conunent: This condition intends to protect the wetland areas El increased polluted runoff and sedimentation, Alternate 7 a~lows - fie> ihility in the provision of an important access road within strict <---?quirenents that voulc! not: increase runoff or otherwise endanger wil areas. Note: The Regional Commission conc?ition deleting Kelly Drivc appealed to the State Coxmission by Council. Proposed Rewordincj The proFosetl extension of i<e!.ly Drivz as s 911 Exhibit I shall be relocated consiste;ae with the following provi A. Lands within the wildlife area proposed for acquisition k State Czpartment of Fish and Gaine shall not be filled pro~idilly, hC any road dcsign must be reviewed and approved by the Department of Fish and Gme. B. Any altcraticrr to landforn adjacent to and landward of tk. wildlife preserve shall be designed so as to preclude run02-f~ sedin or physical intrusi.cn in the sensitive habitat area, Siltation baZ other similar erosion control devices nay be used after review and by the Department of Fish and Game. Condition #8 3. "he proposed extension of Nejliza Avenue <om to p~k 2rive s:>als, jp d%li erssion 222 sediawtation. -. -- in orrl~~ 22 3Xtt~; tk,~ I~~le-p lagoor! 3-2 ;;s;-aqG z2.85 ij'rzr. 3GLAccg,i TAy: Comrent: Sne Condition $7 co-ment v :dote: This coiidition wa: inposez in the final stages of the Sttit? staff re~orc, ai;d public hearing precess. Proposed RCKGL-~~R~ --- I The aliqnxent of Xeblina Avenge is prese! illustrative parposes. Finz,l dcsicJn of :;cblFna Avenue must be eng: as to preclude sc<irL:cntation and funcfi in excess of the seiiirrtentai and runoff 0ccurr;r.c; naturally. A plan for siltation basins, sild 1 tated slopes sh2.l.l be reviewed and approvzd by the DepartIr.cnk of F. nxd &ire to insure ?cter,tFzl inpxts ~il1 not adiTerscly affect thc habitat area. a Coniiition $9 9. Alteration of Naviqable Charzelz a-d h!ertera?ce Dredzlr,,o - 'h enaVe that waters ad habitats of ].&a Hedioxh L~oor~ ae protected, the secticrr of 1 &ding i,$tth tfie dter&iox of navigable channels of Pgo 19 should be rev5..4 to be consistent with agpropriate Coastal Act policieso In respect to the maintenance dre2ging of the irmer lagoonp boundz-ies ShO1 be established around sensitive resource areas (Wildlife Preserve) to ensu their protection. establisher& of said dredgizg bomdzries o The department of Fish and Game should be consulted in 7.. * Coxicnt: Again, the first pzrt of this coxIzzon rquires an 'J? to this point zdditional product I vhich in this case must bc "approprS 6.te" xi?:l-, CI Act policies. ?Aiethzr the proc?uct provides "spFropriate" !>rotectj.o be subject to futurc- debate 0: ~zn~mown duration, City staff 2nd Coastzl Corrmission have frequently disagreed as to VJ satisfqrs the Coastal Act policies. The second portio2 of this con2ition requircs an additioml mappiny which stnff feels the Department of Fish and Game could provide. Staff would again like to point oct the attached memo regarding-des of possible power plant siting. a ~ -. . Lonclltroll. $10 10. '%e 531 dsslgZa;atlon on the area Set-.-.-eer. the "yUcC;~-?t;ls Sro-re m,d the -N~.'cE ~OLL&,~FJ of the =ea hom as 5edlc;:da Point (3s dq~icttd In Figre V-7 5 EIR) shall be deleted, 2nd the are?. shall be dcsl.-mt?d Cor low inLensi ti corranercia recreation uses such its smalL restararzts, B snall rxotC, gift bail-ar,C-tac1d,3 shops, 'ooaL; reztal facilities, cr similar uses. I Corrnent: This was in part one of the conditions imposed by t' Regional Corc;nissioi:, which .chc Council appealed to the State Conmi The Regional Coimissior: includcd thrS territory between the eucalyp grove and I!oover Strect access. The State Conicmission expanded the to inclu2e those parcels on the east side of Hoover Street. X11 c area conditioned by the Commission '(.*as shown on the City submittal --'*I (Resieential Ivlediurn density 4-10 CU per acre} e a Condition ;lI. .a ad1 designatj.on in the area ':;eti.reen -the western CundaXCy Of E2diGnda PO a to Whitey's Lading (as depicted in Figure V-7 in the EIR) shall be d the =ea shall be designated for lo?;,inteensit~r USSS k? order to minkfli r,ecessity for aterations in hndform trh.ich ~ould s~bst~~tld&- df ect the north shore irom the Interstate freexay of this ver~ prcrninmt are2 uumercfal recreation such ' as a snd1 restaura.1-t , @ft shop, bait-and-tact or sirnilar use is clearly the preferred use in vievr, of Sections 30221 and of the Coastal Act. Howeverp because Hedionda Point has prwrb.Ely been : into 8 lots, the plan should have some flebility to assure equity ta ea( the lot ownerso Some of this area is of such severe slope that;, in order preserve natural landforms, protect the lagoon from erosion m-d sedineztai and minimize the need for driveways to Aums heme, deve1cpez-h on each 1 not possible. V' Rcsidcntj,c\l us(: or 3 poPbion of t,hr z\k rn:ty ':iC ncccptablc -j f 1,hC propwty are Tmable to deve2.op a agresne2k Tor t'ne jok-at devdopment er" a COraelT facility.. In order. to assae fleSoilit,y .to the City &~d ~~!~o?EP,TS, tke corr.mePcijl-recre~tional. desi,Lxatim shaild be rncciified 'oy the follo\~~~ p "Resfdentid use of the Hedionda Poln3 my be accegtajle proykCrLg that the 'foILowi2g findings cz'i b,e nade : a- Present, m.d foreseeable future denzmi for pub'dc or coiraercial recreational activities that could 5e accommodated or? the proper is alreacly adequately prov;^ded for in the =eac Residential develoyment on 4 the Point Ki-1 be clrlstered orr zeas the slope is less thg% 2Cj;.3? shdl not obst~dct views frm Adms _.., and will have only one access from Adzxis Street- Prior to approvd of my build5-n.g permit, a legs agrement exis lot o:mers on the allocatlon of the condominium rigl?ts. Pemvle openspace easemer.",s sna be a condition perceden% to my develo Tne access proxisions of the Agua HedioEda Spcific Plan 5ave be compiled idthe b. co do Co;:;-ncnt: !Zo!.:nci.!, ~~A~>~~.2 zot;: i>,nt t3.2 1 cLzt t-7;~ s,~r.t5~nc.~.s .- ip. first pya+++-. ~~~~~~~~:: t>,,zt 3.3;;,';:t -;:<ist,ny .J n_?rce;s * ??le :-io-: (--+>;r?L, in aiiy form. The intent of this condition is to protect the views of the North from the Interstate Freeway by reducing alteration of Alternate 13. is essentially the Sam2 and provides protection as de by the City of Carlsbaci,. Clustered Zevelopment may occur on slop than 25%, as establishez by gradin9 criteria of the Regional Copni The City cannot para~tee an agreerent kt:,Teen property OwpAers as outliriec? in "C" of the .State staff condition, therefore, that prov been delete<. P.evision to the v:oy2ing i.~, tke ren1airlinc; portion of is sucjgesteill to previae xtore trazitional xeans of aqi:isition. 1andforrr.s - a 0 Proposed Pewording. The Z.1 designation in the area between the western boun&atry of I-Icdiondz ?oir?t area to Whitey's Landing (as depicted in figure V-7 in the EIR) shall be deleted, and the area sk designated for l0W intensity uses in order to minimize the necessii-: alterations in landzorrn which t:oulcl substantially affect views of tI north shorc from the Interstate freeway of this .very prominent area Commercial recreation such as a small restaurant, qift shop, bait-ai tackle shop, or similar use is clearly the preferred use in view OF Sections 30221 and 30222 of the Coastal Act. Howevert because Hedic Point has previously been subciividec? into 8 lots, the plan should hi SOIRE? flexibility to assure equity to each of the 1st ~pwners, Residential use of a portion cf the site may be acceptable if ?he property owners are ranzble to dcvclap an agreement for the joint develc:m.ent of a coiraercial fEcility. IE order to assure 2lexibii.i City and landowners l the cs~~erciel-reerea~ional designktion should modified by the following proviso: "Residential use of the Eedionda Point nay be acceptable provi that the following findings caa be made by the CLty: recreational activities that could be accommodated on the property already aclequately provided for in the area. A. Present and foreseeable future demand. for public or corne .. B, Residential cicvclopmcnt OE the point will 'be clustered or' where the slope is less thzn 253? shall not substantially obstruct from Adans Street, and will have only one access from Adam Street. C. Permanent openspace easements shall be provided as a cone of approval for any development. D. The access provisions of the 8-gua Hedionda Specific Plan conplie? with, .,. XI _C" I 1- - j.-+r--.-e,l""" .r_Y_K_ ____ 0 Condition $12 0 c 12. ?!e inplementation zonir.g ordinmces shaU_ include sufficient prm5 sic that the comnercial-recreztional. uses xill not o-ver'mden the trLffic tht: circulation system. This my be accomplished by Emitir?? intensit loment through means such as lot coverage, buildhg heights, and by r adiquate parEng. The hplementa-Lion ordinances nay also provide that nits be required so that each potential commePciil-recreati4Onal use ma evdlxated for its trdfic generating impact. Cormcnt: Staff is somewhat concerned that thc Coastal Cornmi, by condition, Zesignating a significant area for recreation-cornme uevclopmnt based on trair'fic capacity. The regulation of land us1 appropriate base?. on traffic capacity, horweverp because much of t north shore area is desiqnated for this' type of use the expcctatic the i~dividual property owners nzly be higher than what treffic cz trill allow. The City,. as a result, nay be left with a situation land is 2esignatcd fcr cerhin uses, yet cannot be developed bcca potential traffic impacts, ;e and through Condition 22, liniitiny t'he potential far 0 e Ccnclition $13 z.nd ijl.4 13. Re condition im7osed bj the Sa Eego Coast ;2e;lor?al Covmissior, requiring rcciesigmtiori of the S.D.G.&Za !&%acre sozth s?ore prope-rt;y Cram co,merci use to continued ?.@.cultural production shall be retxined- SZI Diego Gas znd Electric: GO. - Cormercial ProDertv - To protect ad pre: lk. prine agri-cultural lads in the coastal zone cozsistezt ~-)ith Section 3CZL,? the Act, the subject site should be desigr~ted for ccnticuect a;ricdtwal production rather than for commercia use. Coxnrj-t: The c'ujcctives of Conditi3ns 13 an2 1.1. are: - 1 s agricuizural ar.d urban 1znZ uses, and to 2. ?.etain the rnz.xinum anount of prime agricultural land. Estzslishaent of 2.9~~ Hedionda Lasoon as the boEndary betwzerl IIosicvcr, the State staff report also indicates that tremendous dific exist for recreaticnai cor;n.crci-?l uses which will enhance pubiic opp for cczscal rncrsation. initial analysis has indicated th~lt t3e;s~k ir, question :my hc2ve sigxificant potep-tiai vzllus as a rccreatioI1 com~~rci~l area because of its proximity to the lagoon and its exist 'frcc_way - access. 'Therefore, Cogmission considzration of s. corr.mercla1 -1esignation on this site seems aFpropriate- staff again points to the recorrtenZd Sesignation of the ss5jcct par bq- the State Cor;lr?.issio:i stzfr' for potential exFansion of the SDG & E Encina facility. con\rersion 02 agricultural lands for water oriented recreatioll COr;l,rcle particiji;;r parcei, i.2 earms.r]ced for convcrsio;! (as infcrred hY the S st;rff by their rscorratendation) p could provicle inportant xater orient recrei~i~n-cc:~~.erclsl activities consistent with the Coastal. Act ?01 -.. It is difficult to understand the Liffereccc in ' VerSZS Foyer plant siting. ~n the vie-,$ of the city s.i;afE, this - 0 CONDITION #I5 0 15. The proposed &-acre overlook site on the Papzgayo property shall be e:qm include ul addition& l-b-acre area as indicated in Exlhibit 6 in or3er to consistency :.,5th Sections 30221 md 30252(6) of the Coastal Act$ %e por of the shaded area south of the Droposed Canario Street shall be dedicate a public vies siteQ ??le area consisting Canario Street and the cul-de-sa landscaping (Exhibit 6) does not need to be dedichd, but improvements i =ea shall be limited to street, pzr&ng, or larxiscaping uses* prov'ide for a shwing of the ded.ica%ion costs throughozr-t the plan area by developer,t of aa in lieu fee or other fw.c?ing meck..ulisrn. The City Condition $2-5 Com~nt: The objectives of Conditicn 15 are: 1. Enhznce 2;ublic access tc the shoreline, ar,d 2 e ProviZe additions?- paxk facilities ~ To neet these goals and further provide public access along the mea front, staff feels that the reference to a particular exhibit could deleted. conCitiDn shaulc! allow the addicionai dedication to be located adjac to ti-.? existing dedication. This troulc! allow the City ax2 the prope ,owner scm flexibility and xay relieve the City of having to purchas a particular "park parcel". As the condition is worc?ec! now, it is most likely that the city will end up paying for zquisitian c?evelopi! maintenance of a park required by the Coastal Con~ission and got pla by our Parks and Recreation Dcpartmnt. Alternate 15 TG I~ 1.4 acres is satisfactory to the Commission, then the id I-- ihe ~rapsed $ acre overlook site on the P2pa37o prop2rty shall ex2a.ndcd to incluc!c an zdditior.cl 1.4 acrc area located adjacent 133 existing deCication in order to achieve consistcnc27 xith Sections 30 and 30232(5) of the Coastal Act. .-*Is"cps.pv- ~I_-_ , ~ _*- .--- --". . - Y r --I---..?" Ic..---'-----"**- '- -.v*--# .---"- -- 0 Condition ?ST 0 %. .. 1'5. The conversion of the Pzrmorria propsrty shall be pem,itted, Eowever, in < not to prejudice the prepahtion of the Locd Coastal Trogrm Tor the rem: of Carlsbad's coastal zone, the City of Czrlsbad shall w-derrtake the fo2l.c actions: ae Pending completion of the LC? for the 2.gridt-md 1and.s south 0: Hedionda Lagoonp the lagoorr shall be recognized as the stable box and a clearly defined trur"fer between the urban area north of the and the agriculturd. zea to the smLh to minimize conflicts Sstt agricultural an3 urbm luli zses unless othemtse modified by Ti: Commission action on the remairder of the City's LC?. As part, of its LO for the 1arrds ~02th of A-g.12. HecEonda L~goon, i City shax pr.5p-e an agricdtwd protection plan for c?~. prime potentially prime lads as described in Vista permit Xo. 1576 (: mission of said plan shall not be a reqlfir-emezt, of con-Jersicn).. area covercd by such a plan is subject to rnodiPication by the rcr der of the Cityss LP)., In order not to prejudice the preparation 'of the agricultxral. prt play and Local Coastal Trogrm for the agricultmal lads socth ( il~gua tiedionda Lxgoon, the City shall pernit lmdor.mers of those 1 defined above to enter into WillAmson cor,tracts wless as othe,ri, modified by fin21 comLssion actior? on the remainder of the City' bo c. - ^.. .. ConLqeilt : a-5) city staff agrees with Cormissioner Trautschy ' comient madc i?t the final vote hearir,g :-?hick w2.s: "The xat3r liric on the south shore is not a good nztur2.l boundarJy for laz2 11s~. i21aiy1 purpcses. Any snall body of prater, pegplc ~ank to ~;ct to the orL!?ei." They want to 11s~: the other side. There 2.l-c) cpportunities for a 2ar A roaz in close pro;;ir.iity cotild 5p a good SOUL~~RTY. Co~~,.~i:cial. 3x5 should be in nrsxi?p.ity to c_:ood fre2k:?.LT access rathr-r that: thr@uqh residentkt1 corxminit:-es It. .. City stzfz 21s~ ~c~~es a ~.~,rith Ccn.L~issL~r.er !:>:right's consrlep.ts ~1-i tfie s topic : 111 do not feel that I can support it as s certifiable LCI: with the ,current zonditions ar,d in tez-ms of my o~n uriderstzndinS of recreati needs, and I agrae with Ca..l-nLssiocer Frzutschy, that ~enple are goi to t;'a:It to 1.1s~ the cout]i shore. It does rn-1E;e sense to .CSS the SOG~ shore for recreational r,eeds biith vehFcular access rather than haVi that zccess 90 through residential areas. If it's the intei?tiGLI of our sta.ff: ?.I-,< t!he Coxinission thzt zcccss to the lagoor, is beinc; 1Lm by virtu.5 of forcing tp,L:t access throuqh ~hz residential ?.Teas 2nd those li.rLj.te2 transportai:io;i routes, ther, we should idciitify that as the tr~:e fir,3Lin2s ar,d cake that understzndabic by ourszlvns a112 city, beca!~~~ 12~ XririZGe of fcrcificj that recreakion to the north sha that ' 5 exc7.c kly !;:hat KC I =.e doing. " 0 0 A specific coiment siioald be directed to 17b. The conditior: refers the Vista Permit (Ezcina \<z.cer Pollukion Control Facility expansi.cn and the desiqnation by that condition of prime and potentially prim agricuitural lards. Staff questioned the validity of the designati of the agricultural land Fn the Vista permitI and protested its use before the Conmission at public hearing. Staff does not feel that land as shown on the referred to exhibit is an accurate delineation prime and potentially prime lands. Further study is necessary to p identify these lands. The last ser?tcncc in 14b scerns to be an attc to allow flexibility in further refincmcnt of the designation of th areas. I4 this is .the case, reference to the Vista permit is unncc City staff suggests that mention of the Vistc? permit be deleted. 2- , 0 0 Condition 18 c 7- .. - .., -. *p-e 3,2:-;;27. ;r' 7..z. .. 2.: 4 -.-.?: I--__- --- ..+?: --*<:A: -.r .I.-.- -.- -,-,--.,:.>:.* -.r. : -...., ^ <.:,: . ;> -,=:I.-- -.- ..," -...x ...- .- ~ _-..- +b..-;.&Z=-*.- - .I( ,..- >-d-- :;.;. I; ?*..-: ,,c .,= - - -. -.--_ .._"* -.. .-.-.- 3Lb I *dL. 4.l. 5:I':.L::.:Y:. La.. ,- .* d- .. .. .. --. - .. . . . , . . . . :.i--.. J- .-. . ~. .. -,a'.? =i:---;-iz ;11"3p: :-;y +dl ::e .,a. *__._ 27SP __- O?. :::2 !:tZ13 LFi2.L ,:,.=;.. ::- -y.r'f?Z7.3+ 1:. ~Sy~~;-,- 15 2s: -"4;-::,?5,: ;; +-.z 5.2 ..- -7=-,2-./ - --.. -.-=- __ -ec%i2:: :22; Lx, ," ._-- * ,~.- :&?.--,>FA?- #-:J~~:~~:~~::, ?-. ---31*--2 ::s.;;r;-,-c:r, -;- c<.;...: "Y.. 1 ; *- L'-c - . - .: .. ,. ... - bTL>-": 1: . ...:,--.: -, ----Ge ;r: ::..+y 1,g <:-*--=:.-a .. -*\-:- .- z--v --- .,-:-.-e:-,-.- <JY :'.:;::-~:.?.:~:E, .. . . .. .. ;< ?.' - * :9-: - .. .. ,.Go- ---I- --.....-.. .- .. --- ~ .., __a_-__.- ._. - - -. - - . .- " V. .-.- - .JU. ." . -- - 9. -. .. . ---- .- _.I -e: ?-- -'-t :7.~zz:,,-~ .,--. :,r-i:;r. .;.?.~-:3 1.2" ;r.c ..r - c .?*=.A- 2 _r _. . ?P,=CT.--^--. -.., ..' -..- I. -.- I - - Jj __ ~ - , .~ _._.___ -- 2 ,.- ,l.,-j .;::.'7*': 'sf---? -.*-- -* .. . .-.- ..-i.. -_ - I- _._ . -is- __ ..__ ,- ___ . .. .-. . .._ .- - .. . . , .. . -*,.- , .. . J:L;,'! T ; ..--- C..- '"C,'.-..:f'C~ - ." .-.>:.- .*--.:: _I .--- - . -..-?I-! .-- .I ..___. - - .. >... _-. ., - - u-*.;:.-- - --- <A* - .--. - -.-,-, . . - . ._. *", .I- - - . ,. . .. , . ,. ., . ..:- -. .,, ...i ..I. . .. .. , - _' .. . .. .:-- -. . , .._ - L. . . - - _. 2 , - :;c-. . Comment: The only comnent staff ha.s regarding this condition ection that requires a 5 acre park dcdicat.i.cn. Skaff's first obse. As that the suSject parcel is riot "oceanfront" as referred to in thi conclition. Therefore, the provision for reqluiring a park of any si observation is that it appears the 5 acre requirement was an arbitrc: condition21 location. There is one major problem with developing a 5 acre park in the sub: location. Because a 5 acre park is more than just a local servj.ce -- facility, it will draw significant nunhers of people fro3 outside tt neighborhsod. For example, Holiday Fark is approsinately 5 acres an is heavily utilized. The only way to gain access to the required pa is throuqh residential streets o established residential areas is unacceptable when viewed in terns c the value of 5 acres of parkland in the subject location.. Secause i so separated from other residential areas (topograpically) and acces is liinited, users outside th'e imxediate area will, nore than likely, autoixo5ile trans2ortation tc the site. The resEltin5 potential park and tra.ffic prcblens outwei93 the mnd for such a lac,.? park, Git7en the phj'sical constraints of the locaticn the % acre overlook park propssec? ir! tk City submittal of ths Aqua i!edionZ,a S25cific Plen ap more zpiJz92riate e Aii additiorial p~oblcm involved with the 5 acre ?ark requirement is t of increased cost to the City. The City will not be able to acquire ' acres of land through the subdivision dzdication procedul--c I T $ acre parcel could be acq1::irec? based on the anticipated iIcmber units planrind for the site. Any additional lacd i.ro~1.C: have tc €1 purchased by the City. Ti12 Parks h 3ecrez;tio:i Departssr,t do~s P, have plans for accpirinq 5 acrss at the Pannpnia site. Other co would include pzrk development costs and maintenance costs for t increased acreac;e. Council shculd be reninded that the 5 acre park was one cf the condif imposed by the Regj.onal Conmission an2 appealed to the State Connissl Staff scg2ests that the porticn of condition 13 which requires a 5 acre park dcdicatiQn be' deleted. qUeStiG!lahle Under section 30221 Of the COClstGl Act- Staff 'S SCCO~IC . one. We have seen KO substantiation of the need for 5 acres in the The increased traffic through _,------ .. 0 Condition $Z$ and #22 e.*~. *a 0 cw 21. The condFtion irr..pos?d by the San Diego Coast Regio~zL Commissiolz :.cI.t:? res the developmnt of cornmity park shall be retained in order to assure co cy with Sections 30240 and 30242 of the Coast& Act. Cornnnrnitv Park - To achieve consistency wi-t'n Section 30241 of the Act whi vides for the presematim of prime agricultural lands aqd Section 502@( which requires that new development be sited to prevent degradatiun of se resource areas, the proposed park concept should be rs?sised to include on uses that would require rnir&nzl site distuP'3anee, and vro-dd be cornpztible resotree protection (e*g. passive uses such as picnicking, tr&Ls, aqd PO beaches). The revised park uses should also be located so that no conver agriodtwal lands would. Se necessitated, Access to the passive reereatloin =ea could be pro~A6ed by boaz, or by a gedestridbike trail that would connect with C~nn~n Rd o (existL2g) srovf ( that no corPrersion of agicult-aal. lards is necessitaGed, The Camon Road proposal shall be deleted from the Specific Pkn to prese agricultural lad and enswe proteetioin of sensitive habitst areas as pro in Sections 302.40 zrd 30241 01 the Coastal .kte rnqr be reconsidered at the time the LC? fol- the remainder fo the City's cc zone is su5r;iitted €or Comission review. 22. 23. ??le proposi!- for Caznon Comment: This item was imposed by the Regional Commission, and. like condition 18, it was appealed by Council to the Statc Conunissio objectives of condition 20 are: -I 2- Preservation of agricultural land, and . v' 2 e Wildlife proteccior! ~ Staff rccoqnizcs the Act's dircctioil tot;azd the preservation prim aqricultural land. iioweve,-, few arcas in the State also offer the opportanity for \1c7ker oriented recreation as eoes this park site zc 'io the Agua I-Ie2ionr3a Lacjoon. k?c refer to Coastal Act polj.cics 302: and 30221 which support recreational opportunities on oceanfront 1; In response to wildlife protection, the DepartinenL of Fish and Gam suyjparts the pnrk concest. The City has also cqreed with Tisii an6 to protedt the wildlife habitat by restricting intrusion into the wildlife area e Ir, the appeal by the Council the followiIlg staterent was nac?e: "The niir:h-izl arrir,unt of ngricul tural conT,rcrsion necessary for poss iS psr?.: 2evelop.cnt would not constitute a violation of the Coastal A( Thc tradc-Dff of a Si::z1l an:ount 02 agricultural 1c;i:A to provide increzsea coastal related recreational opportunities for the entire comm2.ity an6 region is appropriate under the ;,ct ." staff still su~.ports this position and suqgasts cordition 23 3e .acntJ--ied ;ZS cnacceptzlle. *, . C. *. \ e: 0 e" \I 1 P~o<?os~c? Rei~rdinc;. Park de-jelopzicnt shoalc? be sitnj to preTj5 ---- - dcgradatics cf sensitive- resource area.cj as spproiicd. by the DepZrknE of Fish acd Game. Iiz niiditj.on, th? p?.rk khn_!ne shall be de'\reioped aroun.d its water oriepted iocztion 2nd .yila]-~ j~~?c~.u~~ such uses as picniclag, trails, 2nd poc!cet beaches. Finally, only aglicultural . Parid within tt:~ parj< site bou!ldaj-j-es neccssar~7 :or support .facilitlj and related recreaticn may bz converted o Condition $22 CorrJnent: .. This condition was originally Fmpossd Sy the Region3 Comqission mcl appealed to the State Commission by the Council, . The objectives of condition 22 are: - 1. Protection of 2rirr.2 agricultural lard,. mi! 2, Pmtzction of se~sitive habitzk areas. The esteilSi.on of Cannon Road is wholly withir, the Coastal Zone. As the City assu;;~es that the agricultural viability of the area travel: by Canncn I?oad will be protected through the LCP process. Ir. aciclit Dr. KooCi, an agricultural economist fron U.C. Riversic',e, has -stated that Cennon Road as proposed in the Specific Plan, will not affect agricultural viability of the area, Furthermore, the.r?eed. for Canri Road has kcen docuxentec! in the Agua !Iedisnda EIR and is part &f ti: rccjionally significant arterial systein coxtaincd in the adopted C?O Transportation Plan. L ,he Coinmission has complete control of 2euefopment within this area .. .2-- $ .I TO protect: the scr?sitlve habitat areas, staff prcposes that any aligc~.ect or construction of Cannon Roac! have zpprovd- of the Depart: of Fish a~2. Ganc. propose< p.er;;Ord.ing * TQ protect a2ricuitural 1a.n.d ane protect 2nsit-v~ habitat areas, the Csnnor, Ro~d extcnsioil shall: 1. ~e totaily fenced or! both sides with no parking aejacent to .- agr1cuitural lands. 2. :xecci;ie asprovGl for ;zli~nmer,t acd constrcction froa the Depart of ~isii c21:d ~.~,;:~c, ;::id aa aqrictiltur~~l expert of t!=e Coastal CoFZiis.7ion's choice. ,, e e CONDITION 24 '" 24. Cor?tinmus Access. Access dong the nortin shore of t'ne Isgoon shall be c timous. 'All accessways shall be connected zicl desiped in a ma-,rler thzt allow for reasonable use by any member of the general public; however, acc under the bridges for the railrod tracks and Interstate 5 may be desiasd pedestriarl use orly, The portion of the accessw;. east of Bristol Cove s? be subject to the Teviex and approval of the Departinent 02 Fish ard Game t assure adequate protection of sensitive habitat areaso Access to the Par view site shall be provided by a hi!bng trail b order to facilitate use c the park as an upland support area. Co~~ncnt: The objectives of conditicr: 23 allow for: 1. Continuous Z.CC~SS aloilg the north shore under the 1-5 and. RR br. 2. Fish and Game approvzl 05 access east of Sristol Cave, and 3. kcczss to Paiinonia Park. . To date, Caltrans and ths IIR have refused access rights under the railroad tracks and the 1-5 bridqe., The Regional Conmission recsgni this problem and provided for s, feasibility study for both crossings and alsc an altzrxitive contiiluous access. In fact, Exhibit D of thi Specific Dlan provides for alternative continuous acc2s.s. We feel thit condition 23 should also reccgnize the possibility of no access .ights ur.5er the 1-5 and RX bridG-es as c7,ic! the Regional Condition. -- Proposed. Re.sordiny. Access along the north side of ths laqoon . in s, ~r.ar~~er tki2.t brill allow for reasonai3l.e use by any incnber of t.he shall IX continuous. >All accesswzys shall be connected and designed ge?eral ~y~~~~c. 2nd 1-5 5rlc.yr-s if fe?.si:.sle. Bristo: cove silall 5e szbject to zne re vie^ and approval 05 the ~epartz,en'; of ~isfi ane Gaze to assure adequate protection of sensiti. h,a.bitat BYC2S. ?<ate: Cou;lcLl. Is cormient on providing a connectioK from the lagoon 3. continuous ~,CCOUSS shall jp_ 2~0vidd U~CISZ the Ri), 9- The yrsion of the ZCC~SSXC~Y ezst of .. a sF'o?-.. to :-I70 L..- - ~annonia. Park site WZS the folloxing: .- "CoL:I>cli feels as though the connection from a lagoon lev21 accesswa acrcSS par;: L;ri-;e an~ up a 200 foot bluff is not practical." ii s recormendation that t!le Pclnnctnia ?ark site shoal - lI? liyht of StaC=I be ?5 zcre, 2:nZ r,ok z:i "~zplark! supprt zrea" , the reworc?ed cordition deletns x-ece-ence to a park connection. .I F 0 0 Condition :,ks *" 25. ~c~tf~~ of -~.CC~SS .kreas. %e locat,ion of Txtme cuj-iic access zeas 3ha preciseljr plotted aid mppd in relation to the in2aq higbtiater Ene of th lqoon ad shdl he incorporated into the lmd use plme Condition 1/24 Comment: The prccisc identification of access areas in a .&ipposediiy generalized land use plan, severely limits future design possibilities, in staff's opinion. It is iinpossible to know at this tine where the optinm spots of access shou1d.k with no clctai infornaticn-as to what type of development wiil take place. The State Corrdssion at no time found that access location w2s a:? issue of stztc:.;ride significance, In 'addition, the Specific Plan requires accessway development consistent with Exhibit E) an2 also desicj~ates locations adjacent to the shore z1ong existinc; or to be acquird easements. Therefore staEf ~~O~GSZS that condition 24 is that this conditior. be consizered uracceptable. . unnecessary and unduly restricts future design options, Staff sugg - - m e of oters - 0 - P.0.Box 727, Cardiff-by-the-Sea, C.1 Ifern18 92W rIrd e- ~~rliATl~,r~~ir~i TO TIIL CAI:L::I3Ai> CITY COULJC IL IUiGAHDING TIIg RGUA IlEDIONIIA SPECIFIC PLAN Tkbruary 1979 I am speakiny In behalf of members of the League of Worn Voters of San Dier-ulto who reside in Carlsbad and who compri 'I over one-f'ourtli of the membershin of the League. Carlsbad Leapue rwrbers urge the City Council to agree the State-certified Apua Hedionda land use plan in order to move toward comnletlon of the Agua Iledionda Local Coastal Propam and to local issuance of Apua Hedionda coastal devel ment permits. The L,cague believes that coastal lands, such those on the Larroon, are of mom than local concern and requ state fpuidelines and standards, At the same time, the Leagu believes land use decis-tons for those areas should be made a the lowest level of Eovernment feasjble, subject 'co state re Our Leawue has been concerned with coastal preservation many years and joined other local Leapues throughout Califor in supportinr: tmssage of Proposition 20, Plany of our member took an active role as citizen participants in preparation o the Coastal Pla2. In nreparing the Coastal Plan and, later, Coastal Act, citizens and nlanners adhered to many of the st ards for sound land use planning that were adopted in the ea 1970s by the Leaeue of Women Voters after a two-year state a national land use study. Policies included In both the Plan the Act recognized that land along our coast is a limited resource, not just a commodity, The League believes this is the basic premise upon which land use decisions should be ma s a. [;xrlsbad Ci tv Councl1 -2- * February *I The 1,cap;ue also thinks that in decisions about land use, r as well as private interests should be resnected, with consider for social, environmental and economic factors. We have been gratified that policies in the Coastal Act of 1976 aimed at; ach ing a balance of these three factors, with conflicts between nc icies to be "resolved in a manner which on balance is the most Drotective of sipnif'icant coastal resources ." (Section 3007.5 the Coastal Act) The followinq are Tome of the major nolicies the League of 'Women Voters believes are essential in the imnlementation of th Coastal Act. Qirst,, nublic access to the coast should be assured for a1 citizens regardless of income, both for recreational use and fo: housin;~. Second, Itre believe frapile coastal areas, such as our loca: lapom wetlands, and coastal apricultural lands, such as those : the vicinitv op the Apua ikdionda Lagoon, rwst be preserved; Another ma,jor coastal nolicv of concern to the League relat to trie orderly nroyression or develop3ent. ire favor Eiving nric to infillinr: of present urban areas. Ue also believe coastal developnent must be consistent with the attainment and maintenar- of ambient air and water quality standards and wise utilization energy It is clear to the League that protection of a resoume as precious as our coast reauires careful irmlementation of the Coa Act; policies. We do not minimize the real and understandable co cerns and opposition that have been, and will continue to be, Eei erated during the process of land use nlanninp for the coast. SI February 1: 0 '" CaI?lstJ~?d Ci t;y WCi.1 - 3- CC :ri 11 riot realize their origl.nal nrofi-t cxncctations, 5ut it SE clciir that only throur;h the Coastal hct policies wZll the Inte of the many, as opposed to the few, be served. Provisions limitinp the use of nrivate property are founc the Coastal Act. Cut private property *IS have never been at The right of the community to control, zone, and plan for the public good has roots in history and has been enlarged out of sheer necessity of population pressure, Carlsbad League members are aware that the City has expen a tremendous amount of effort in preparing the Agua Hedfonda Specific Flan, which was, in fact, the first local coastal lan use plan submitted to the State Coastal Commission for approva consistent with the Coastal Act, Yuch detail was needed in tk: Plan for several reasons: (I) The Coastal Act emphasizes maki all land use decisions in the first stap;e of the local coastal programs, with more limited Commission review over the zoning portion of the local coastal nroprams. (2) Particularly with respect to the shorefront areas, the Act's policies are precis therefore require that fairly detailed provisions be carried o in the land use plan, The League believes a plan is needed for the Lagoon that recognizes the extraordinary value of the Lagoon as a habitat area both for migratory waterfowl on the Pacific Flyway and fo many species of fish. We believe a plan is needed to provide land uses that protect the agricultural and habitat areas whilc allowing maximum opportunity for Californians to visit and enjl this special coastal area. * .a " - s Carlsbad Citv @nc i. 1 -4- * February 1 Such an apnroach to a specific Plan for the Lagoon is cor with the polici-cs of' the Coastal Act, which recoqgizes that tF coast "is a distinct and valuable natural yesource. . .and that permanent Drotection of the state's natural and scenic resourc is a paramount concern to present and future residents of the state and the nation." e. Once again let us state our understandinF of the dif'ficul in planning for the lagoon area with the many competing intere We know this has been a frustrating planning Drocess, involvin a preat amount of' time and effort. !:le maintain, however, that because the Agua Hedionda Lagoon is a unique and precious reso that time and effort will be of value to all Californians now in the future. In conclusion, the League of Uornen Voters urges the City Courlcil to agree to the State-certified Lapoon land use plan a. to move forward into thefinal phase of the local coastal progr process, which is nreparation of zoninp regulations to frnpleme; the plan. Completion of the Agua Hedionda Local Coastal Progr will return to our local covernment the land use decision-maki: for this portion of our city's coastal area. The League suppo this return, with the hope that it will increase governmental accountability and insure greater public accessibility to the decision-making process, 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 0 e ,w’ NOTICE OF PUBLIC HEARING AGUA HEDIONDA SEGMENT OF LOCAL COASTAL PROGRAM NOTICE IS HEREBY GIVEN that the City Council of th Carlsbad will hold a Public Hearing on Tuesday, February at 7:30 P.M., in the City Council Chambers, 1200 Elm Aven bad, California, to consider the Agua Hedionda segment of Coastal Program as approved and conditioned by the State Commission. APPLICANT: City of Carlsbad PUBLISH: February 10, 1979 CARLSBAD CITY COU /- Fa * Cd1 20 1 c3J ~G-F3&dfiu ) L7) ,i;r79 -r-?k ce.!Cf c I t9;)r Fq22 t l+?L cc.:rLl G? f- ~Cs;/tr-,l Bk-0 1 ;A". CS5..l ;+&!.. 1 i, I- C L r(' A l.L.J9X&~ftbP c::< -*$L /c$...j ' ,/ i{ -{re L f p rj 1 -". (jJP& At+ df%; ft 15 hcF )I ,*.'#.J JTch. )L\ /,)/I g go, 7-p ,/7$' - c- -7 P ~@Z=Lt* @?-&&,, b c& &: i:7' c-. -6' B' f ; ,sl2&/ye*, Lqy C&c)d,c-., a, $J I i.4- (od p I 'Jat;h T7 I x: LOA{* t c p5.67 &> 6 A-P.4 A% &yP. &A >2 qH& ,fY& **c&Y7& [/.& 5 [ 6 d I: 09 ,np. dD-)J<-,.< - i p.,) c- l!<:P p /u p[p fa% /!& Li*L..+ ;~!P4* c T? et-- i2/mtk 53Ll k A ~TP~I i+: ~a A @t~ &fi$r~jd~fl~d ' --/-k uu ly 1 / J- I j I -I c r* j /f$dL&, g,, 2 c & ...- A> i e,r-. &yz.- /& 4*,-- L />/ "/&"' /K(- ' 1: 6 0 0 March 1, 1979 city Council City of Carlsbad 1200 Elm Avenue Carlsbad, CA. 92008 Re: Agua Hedionda Specific Plan I am writing this letter not as a representative of any group c organization, but as an individual, whose involvement with the Agua Hedionda Program started in 1976 as a project planner for City of.Carlsbad. It is not my intention to sway the Council i any particular direction. I am merely offering information, an hopefully, some answers to questions raised by Council at the February 27, 1979, public hearing, Hopefully, you will find my knowledge of, and experience with this project, useful. 9. CANNON ROAD During the EIR process, the need for Cannon Road was cited for the following reasons: a) Cannon Road is a major Eastmest arterial which appears on both the City's, as well as CPO's master circulation system. Its primary use will stem from residents living in the area between El Cainino Real and Melrose Avenue. b) Cannon Road is the direct connection to the beache and the 1-5 corridor for that area East of El Camino Real. c) The EIR states that without Cannon Road, 50%-60% of its (Cannon Road) trips would be diverted to facilities North of the Lagoon (;.e. Tamarack Avenue), while 40%-50% would be forced to use Palomar Airport Road. d) The 50%-60% diversion to the North of the Lagoon could increase traffic on Tamarack by 90%- As you know, Tamarack is already experiencing traffic problems, without the final connection to El Camino Real. In addition, streets such as Park and Hillside will probably be subject to through traffic volumes for which they were not intended or designed. 0 0 March 1, 1979 Page Twc City Council Re: Agua Hedionda Specific Plan e) The 40%-50% diversion to Palomar Airport Road will add an additional 40% of forecasted traffic on a facility that is expected to near carrying capacity wj-thout the additional Cannon Road traffic. The EIR states - "The Cannon Road link between El Camino Real and 1-5 can thus be said to be vital to the reTional traffic circulation plan and also, because of its diverted traffic to other facilities, is vital to local traffic circulation.....North of the Agua Hedionda Lagoon. " Like water, traffic will flow along the path of least resistance. The foregoing statements were the basis for adding Can Road to the Specific Plan. However, an additional que has since been raised concerning Cannon Road's impact agriculture and its potential encouragement to develop In an effort to answer this question, City Staff, at t request of the State Coastal Staff, consulted Dr. Robe Wood, an agricultural specialist from the University o California, Riverside Agriculture Extension. Dr. Wood response was: a) Cannon Road as proposed in the Specific Plan, will not affect the agricultural viability of the area South of Aqua Hedionda Lagoon, He cited several examples of major roads which traverse agriculture areas with no accompanying impact. b) The authority of the Coastal Commission and the Ci through the LCP process, will adecruatelv Drovide discretion to dictate land use South of the Lagoon This authority will protect agriculture and preclui development if the Coastal Commission or the Counc so desires. Finally, the Specific Plan calls for the improvement o a total 102 foot Cannon Road right-of-way, only at sucl time as traffic volume warrants such improvements. e 0 March 1, 1978 Page Th: City Council Re: Agua Hedionda Specific Plan 2. WILDLIFE PROTECTION + The Specific Plan calls for designation of a 90- acre wildlife area. It additionally required protection and the installation of physical buffers such as fencing in response to recommendations submitted by the California Department of Fish and Game. Through the course of Public Hearings at the Regional Coastal Commission level, the California Fish and Game Department, with concurrence from the Coastal Commissi delineated a much larger wildlife protection area so as to add additional area for a wildlife buffer. The State Coastal Commission has since approved the plan ' with additional requirements (Condition #1,4 and portions of #'s 2 and 3) above and beyond the measures suggested by the Department of Fish and. Game. City Council responded to these additional conditions by requesting a modification that stated: a) The City would respect a habitat area as The delineated by the Department of Fish and Game. The City would work with the Department of Fish and Game to provide adequate protection and buffer areas for the delineated habitat area. On those portions of the Kelly parcel outside of the wildlife area, proposed residential uses would be subject to review and approval by the Department of Fish & Game for the purposes of precluding run-off, sedimentation and intrusion into the Lagoon wildlife areas. b) c) Incidentally, the zoning of the Kelly property within City is RA 10,000, the portion in the County which is part of the Specific Plan is zoned Rural Residential - Estate, one half acre minimum. The Department of Fish and Game has delineated the sensitive wildlife area and the area necessary to buff that habitat. This area does not include any of the property owned by L & R. In addition, Fish and Game h stated that the best way to protect the wildlife areas is to prohibit human intrusion as well as domestic animal intrusion, as these are the primary sources of habitat degradation. In fact, Fish and Game has state 0 0 March 1, 1979 Page Foul City Council Re: Agua Hedionda Specific Plan that fencing is perhaps the best method of protection. Another of their alternatives, is residential develop- ment. This is true because it impedes total public intrusion and with proper fencinq, would also limit domestic animal intrusion. Oddly enough, the Coastal Commission's recommended land use, public and commercii recreation, will only encourage intrusion. If it's thi City's aim to encourage wildlife protection, then the "expert" recommendation by the Fish and Game Departmen would seem appropriate. 3, RECREATION Community Park - the question was asked if uses have been designated €or the "Hub" Community Park. The ans is yes and they qenerally appear in the Parks and Recreation Element of the City's long range capital improvement program, as well as'in the Agua Hedionda Specific Plan. The chief concern with the community park rises from t potential conversion of aQricultura1 land. Again, Dr. Wood, U.C. Riversid-e, stated that the conversion of 10 acres for Community Park purposes will in no way affec the agricultural viability of the area. In fact, he s this trade-off as perfectly acceptable. Another con- sideration is the park site itself. It would be diffi if not impossible, to duplicate this site with these same features : a) water oriented recreation b) nature trails/hikinq trails c) picnic areas d) view shed e) minimal traffic impact on established neighborhood from traffic generated by multi-use playing fields and a community center 4. INTENSITY OF DEVELOPMENT I The Coastal Commission has indicated the importance of recreation and recreation/commercial development. Am0 the desired commercial uses, are restaurants and motel which they describe as "low intensity." This is not t case. As you know, these types of facilities are inte uses and in most cases, do not belong arbitrarily loca in, or adjacent to established residential neighborhoc c a 0 March 1, 1979 Page Five City Council Re: Agua Hedionda Specific Plan Following this logic, the City Staff, throughout this project, has considered the commercial and recreation2 commercial potential of the "45" acre SDG&E property located on the South shore of the inner Lagoon adjacer to 1-5. This proposal deserves Council consideration, for the following reasons: a) location and easy freeway access, whereas the circulation system on the North shore of the inner Lagoon was not designed to accommodate public and private recreation and commercial/ recreation uses. * b) recreational access to a portion of the South shore could be provided. c) SDG&E could commit additional land to agriculture to offset any loss of existing agricultural land, If active recreation/commercial uses are appropriate E required by the Coastal Act, the uses should be locate in an area designed to accommodate them. * 5. CIRCULATION (Kelly Drive, Neblina Drive) Kelly Drive and Neblina Drive has beenOxecommended for deletion because of potential runoff, erosion and sedi entation. The fact is, drainage is a natural occurenc and by law must follow its natural course. Constructi of Neblina and Kelly Drives will not increase runoff, erosion, and sedimentation. By constructin9 a public improvement (i. e. public road) modern day drainage technology can be incorporated to eliminate or control these problems (i.e. storm drains, silt traps, settlir basins). Potential problems could be solved with a statement or condition requiring such measures. 6. PUBLIC TRUST State law dictates the disposition and uses within public trust land. Additional comment, by either the City or the Coastal Commission is unnecessary and irre In summary, I believe that the plan as originally submitted by Council and approved by the Region (with very few exceptions, i Cannon Road), meets the intent of the Coastal Act. When viewed an overall perspective, the plan meets every policy of the Coas Act of 1976, I 0 0 3 9% March 1, 1979 Page Six City Council Re: Agua Hedionda Specific Plan a) The Plan provides for maximum access to the b) The Plan protects the agricultural option of c) The Plan provides for protection of the Lagoon. d) The Plan provides for the protection of all e) The Plan maximizes the recreational potential shoreline. the South shore. sensitive wildlife habitats. of the Lagoon without exceeding its limited capacity. In closing, I would like to make two observations. First, aftei Regional Commission approval of a plan, the Act requires State ( Commission Certification, unless "there is an issue of statewidc significance." I question whether such issues as the size of Pi Park or Papagayo Park, protection of the wildlife habitat over i above measures prescribed by the Regional, Commission and Fish a Game, and the types of Community Park uses, are issues of state significance. Second, where is the Specific Plan? It seems to been lost in the process for it, as well as the EIR, has not on been referred to during State Coastal Commission hearings. I h often wondered why the "inadequacies" of a particular page or p graph have never been specifically addressed. I sincerely hope that the comments included in this letter are beneficial. I will be happy to discuss matters further should so desire. I am at your disposal. 0 e February 8, 1979 Pannonia Investment Corporation 9811 Kauffman Avenue South Gate, California 90280 7ma--a**---a&&b." v* -- ...-"."---.k 4--"'* '-*- Mayor Ronald Packard City Council of Carlsbad 1200 Elm Avenue Carlsbad, California 92008 Ker Proposal City Council Workshopv Agua Hedionda Specific Plan Mayor Packard: In 1976 Pannonia Investment Corporation joined together a number of proper ouners'in the preparation of a Land Use Plan for the Agua Hedionda Lagoon and its environs. We have c:ormitted a considerable amount of time and in excess of $12,500.00 toward this plan. The Commission's certification on May 16, 1978 contains a number of cond- itions and the stipulation that Carlsbad fulfill the requreinents of those conditions prior to or at the time Carlsbad's submission of the implemen- tation ordinance, iie urge the City of CarPsbad to ealite an irrnneaiaee position or: the state Coastal Plan and proceed with your recommendations (which we support) to the State Commission. Sincerely, _--_ p-&.&-</c-\ /c,z- p -- \ J'osef Bau r, PresiGent Pannonia Investment Corporation CCJ Paul D, bussey, City of Carlsbad banager James C, Hagaman, City of Carlsbad Planning Director Yl5 d *.* - 0 0 3" LAW OFFICES OF DAUBNEY AND BANCHE PROFESSIONAL CORPORATIONS WILLIAM H. DAUBNEY AREA CC NICHOLAS C. BANCHE 702 FOURTH STREET TELEPHONE POST OFFICE EOX 390 DCEANSIDE, CALIFORNIA 92054 February 9, 1979 The Honorable Ronald Packard Mayor, City of Carlsbad 1200 Elm Avenue Carlsbad, California 92008 RE: Agua Hedionda Specific Plan Dear Dr. Packard: I represent L R Partnership, a property owner acutely affected by the above referenced material. As you are no doubt aware, the Plan purports to be the product of some 2 1/2 years of combined labor by the Agua Hedionda property owners, the City of Carlsbad, and the California Coastal Commission. In reality it is simply a submission of the State Staff' position because the Commission did not have the time to con: Carlsbad's response and proposal. In short, the document which you have before you is not product of good faith give and take, but a "take it or leave submission by the California Coastal Commission. Perhaps this characterization is too harsh, but at any rate, the Plan you have before you did not consider the suggestions made by the Agua Hedionda property owners and thc City. Because of that, the Plan lacks realistic consistency a: exemplified by the fact that lands immediately adjacent to e; other vary in development potential from literally zero dwel: per acre to as many as 40 dwellings per acre. I sincerely suggest that the joint City/Property Owners proposal should be made conditions of approval of the Plan thereby forcing the State Commission to consider them. .", 0 0 '* J The Honorable Ronald Packard February 9, 1979 Page Two Certainly, if nothing else, the expenditure of time, effort and money dictates this course. also require it. Fairness would Sincerely , *cI&6 N CHOLAS C. BANCHE NCB: jp /wow r 9 * February 8, 1979 Pannonia Znvestment Corporation 9811 Kauffman Avenue South Gate, California 90280 Mayor Bonald Packard City Council of Carlsbad 1200 Elm Avenue Carlsbad, California 92008 Ret Propasal City Council Workshop, Agua Hedionda Specific Plan - ^.. Mayor Packard: In 1976 Painonfa Investment Corporation joined together a number of prope owners*in r:he preparation of a Land Use Plan for the Agua Hedionda Lagoon and its environs. We have cormitted a considerable amount of time and i excess of $12,500.00 tomrd this plan. The Commission's certification on May 16, 1978 contains a number of cond- itions and the stipulation thar. Carlsbad fulfill the requirements of thos conditions prior to or at the time Carlsbad's submission of the implemen- tation Ordinance. We urge the City of Carlsbad to take an immediate position on tho State Coastal Plan and proceed uitf- your recommendations (which we support) to the State Commission. Sincerely, --- - ~ -- C-\ --< Jt;". L- y!jZ{lnonia Jose: Bau r, xnves tmei cirlration JB/lS ccz Paul D, Bussey, City of Carlsbad Nanager James C. Hagaman, City of Carlsbad Planning Director 4- .% - I e e F 91 Blue Sky Lane Oceanside, California 92054 May 2, 1978 Mayor Packard amd Members of the Carlsbad City Council 1200 Efm Avenue Carfsbad, California 92008 Re: Aguu Hedionda Specific Plan, Papagayo Lot 5 Mr. Mayor and Members of the Ciiy Council: The April 18, 1978, State Coast Commission staff recommendations are an insult to the City of Carlsbad, the Regional Coast Commission and the Agua Hedionda pmperty ownen. Lot 5 of Carlsbad Tract Number 74-22, which is the only parcel of land ownec' by Papagayo Developers that is under consideration in this Local Coastal Pmgra (LCP), extends from the sewer easement on the north to the lagoon on the sout Years ago we granted Carlsbad a sewer easement twenty feet wide across the entire flat upper porfion of this property with the specific understanding that w could develop the entire remaining property. To secure Coast Cornmission perm to build the portion of Papagayo north of the sewer easement we were required to grant a 3,2 acre easement covering all lagoon frontage and a twenty foot wide access way from the end of Harbor Drive to the lagoon. I feel that this effscfjvely fulfills the requirements of the Coastal Act of 1976. The staff of the State Commission is now demanding 1,4 acres more at the end Hatbor Drive for a public park. The sewer easement plus 3.2-acre pllblic accf plus the new demand for 1.4 acres makes over one half of the tofal fen acre f WHAT OTHER PROPERTY OWNER iN THIS LCP IS REQUIRED TO GIVE OVER ONE HALF OF HIS LAND FOR CARUBAD TO HAVE THE AGUA HEDIONDA SPECIFIC PLAN APPROVED?!! There is no way to guarantee that Lot 5 will be annexed to the completed Pap gay0 project. Since it is a separate legal lot, the demand for 1,4 acres moR the end of Hatbor Drive for a public park effectively land locks the entire pal 0 0 I .4@ allowing no ingress or egress. is illegal by both state and federal law, The Fifth Amendment to the United States Constitution states, "Nor shall privatt property be taken for public use without just compensation." Article Five also says, ''nor shall any person be deprived of property without due process of law. I suggest that if the state staff has counsel, he should read the U. S. Constitu- tion, which plainly states it is "the supreme law of the land." The Fourteenth Amendment reads, "nor deny to any person within its jurisdictior equal protection of the laws." I feel that one hair" of our land being taken is illegal, unreasonabie, and discriminatory. My family and I own the first trust on the pmperty at the south end of Harbor Drive. We are eight elderly retire( Cali€ornians, all depending on this trust deed for a major portion of our future cia/ welfare. This latest illegal Coast Commission staff demand would make th property and our trust deed compiefely worthless. The Coastal Act and Commission have effectimly stopped nrogress on this prope for nearly eight yean, thereby making our trust deed worth about ten percent 1 each year by inflation alone. Our note, in stable dollan and incfuding compc interest, is worth less than fifty percent of its original value. Because the state wants Carlsbad to be its trial balloon on LCP's, they are den ing aibitrary, untenable, discriminatory, and illegal concessions. After all , tE aren't legally nsponsibfe, YOU ARE. The time, labor, and money that has been expended locally should logically bt guiding criteria. A non-elected staff of a non-elected commission of an exes striving for higher office should not rule Cadsbad. The tax mvcaht is a natural inevitable result. I pray that God's divine guidance can lead you on the corr path to prevent the further erosion of local control. Sincerely, This inversely condemns the entire ten acres. T Afr /:4?2252/ W. G ($tn r ,, ,.; '.,.la e 0 *?. rmf~1tfl,PJI)11M -___--- IXI'E : $!arch 24, 1978 TO: City Council FR,O4: Pl.aming Department S[JpJE,c'I' : Apa tIedi.onda S5cci fic Plan i'ippeal; Coastal Commission Deteimlna t i on of Subs tanti al 1s sue -- __ _I__-- -. -_.--ll--.ll On I\/Iarch 14, 1978, the State Coastal. Comissior>. reviewed each element of the Agiia Medionda Specific Plan appea.I. thcm was sdx+tuitlal issue with all but one of the elments outlined in our appeal. Coimission fomd that a five acre park site, a.s approved by the Regional Coir~l?issiox~ p is in confomance with the Coastnl Act. With regard to the bther ej-emen%, the Commission felt that they raised a substantial issue 9 and merit additional review. 1 e %.e Recreation Commercial (KC) designaticn between Hoover Street The Commission detemiincd that That. one el.enient is the Panmriia Park Dedication. 'ne These elements include: and the euca.lyptus grove. 27~ Conmui~ity Park rind Camon Iicad. "'he increased d.er,sity on the southern portion of the Pannonia proyerxy * ?%e prcvision of access from the Pamonia Park site to Park Drive. The Commercial designation. on SDGGE south shore property; and, The feasibility of continuous bikeJpedestrian access under the rai.lroad. and I-S right-of-way. 2. 3. 4. 5. 6 ~ In addition, the Coinii~ission found that there is substantial issue wi.th thc elemems oatl.in.ed by State staff in the i%rcli 69 1978 Coastal. Conmission Staff Rcport e The Canmission. action of fi.nding substaqtial issrre means that there ic, sufficient reasuii to re-examine a parti.cttl.ar issue. staff to prepare additi.ona1 infonmtion and. wil.1 act on these elements at svbseqment pahli c hearing. They have asked their JS: le 1 Howard Street, San Francisco 94705 - (4-'-' 397-6800 !m e March 6, 1978 INTERESTED PARTIES To: FROM: E. JACK SCHOOF', CHIEF PLANNER SUBJECT: y REVISED HEARING PFiO(sEDuRE ON AGUA El3DIONDA S?ECIFIC PM CITY OF CARLSBAD, SAN DTEGO COUNTY The City of Carlsbad's &pa Hedionda Specific Plan that is now before tfi Commisgion for hearing presents a number of inter-related issues that re clear hearing procedure. The procedure recommended on page 2 of the Mar memorandum to interested parties appears to create some potential confus Therefore, staff suggests substituting the following procedure ira its pl substantial issues (those previously recommended by the state staff with . issues subsequently appealed by the City of f2arlsbad)have been organ%ec! major issue groups, as follows: A. B. Agricultural Land Conversion C, D. Access Provisions E, Extent of Recreattonal Use of the Lagoon Protection and Restoration of Lagoon Habitat Areas View and Scenic Resource Protection Rather than having the City and other inteFested parties attempt to sped issues at once, it is proposed that testimony be taken for each of the f: issue groups separately to minimize confusfon among them. People tests; one issue group should clearly focus on only relevant issues znd should. 1 comments brief and to the pokt, In the agenda now recommended below, the Cityps appeals are underl5ried 'CI them from items previously recornended as substantial issues at the Corn ing of February U0 The State Commission. must determbe whether any of . appeals raise a substantial statewide issue; staff recommendations there1 indicated in parentheses after each City appeal item, X% ala substantial found, the action of the Regional. Conmission %&ll be final, Page references ham been adcled Tnilicatirg wheTe each %tern is discussed February 14 and March 3 memorandums, Please r,u.bey the Dages inyowNam rvldum so that the heading 'sStaff Analysis of ADpedl arid Prel-hTbary Reci * =pears as page 5. Revised Agenda for Agua Hedrfonda MeaPhg: Page # Feb o lb A. Went of' Recreational Use 03 the Lagoon 1. Comercial recreation on the north shore 9 a- Hedtonda Point 10 cc kea between XucaluDtus Grove & Hoover St, 10 1Q b. L & R and Ferraro (Substantia Issue) 2. Community Pmk and Cmon Road (Substmtiial Issue) Feb. 1L 0 -2- e 3* Papagayo Park Dedication 22 4, Pannonia Park Dedication (No Substantial Issue) y \ €3. Agr5cultural Land Conversion 1. Conversion of Fannonia Boperty 11 a, Density of southern Dortion of property (No Substantial Issue) Commercial Designation on SEX3 South Shore Pro- gerty (No Substantial Issue) C, - Protection and Restoration of Lagoon Habitat Areas 14 I, Land Use Designation on Kelly Property 15 2, 2, Extension of Kelly E~ive 15 3. Bek5neaticn of Wetlad H25itats 1-5 a, Policies to assure their protection 15 4. Protection of Eel Grass Beds 15 5,, Grading Controls 16 a. Need for erosTon and runoff stmdards 16 b. Floodplain protection policies 16 D. Access Provisions 3, Width of Access Easement 17 * 2, Seharation and Width of Bike and Pedestrim Paths 18 3- Sufficiency of Accessmy Implementation 19 -k. Continuous Access Around WSdlife Preserve 19 5. 6. Feasibility of Continuous AccessKay under Railroad 19 E, View and Scenic Resource Protection 19 Stairway from Pm-onia to Park Drive (No Sub- stantial Issue) znd 1-5 (Srzbstantial Issue) (Afternative Approaches) E37 E I-_, q'l:y"pt , Chat 3 . !'r- f34:;05 -- (4'85) 3: io 'Is ? i . M3rcf-L 3 9 l$'/G TO: j."'j;iCJl'.'1: I!; c( JBArn s GI Ilxp E gm? p LQmja. -\?.9- sjTJJj7;cy; )&GJY;pa lDZjI(?;JD,$, SpECIyj:(= pLqj f GI OF mz~r~~m r s,j41~ DLEXX cxy:ixyx 3-978 j "the Stat9 Cc!1:<in5 SELOP. &c~..~-F.,c!. %h~k. F. XIIPI~S~ L?% ~SE>ZC~.S .* --+ ". .a Sysd. i'ic :y&+n 5 2.4 qq?Gy& x?+,.-t%s cc.n:y:~t:i. ens by -b,'~e Sa2 Die! ax9 rzise subst, Ad. c~astaE :is~~.e~;, 3'hc St~ke @o~~Ad~,sTj.oi 1 tl'rb9lr;ouigh $O'b in i- of the slsteLe"do 5. t 1" is m..e KPaPrmi;i.Ilg Siate CC?x~ sston ane-vi .:we A san-iiz;u"c?ci p.Xb?Li. c 11: fcjgii5 b,?a:& the Re@ cna3.. Cmmii~s5-0~ had done a czr:;ful Y1:'eu"jyipJ of J,. Lila:: proposed, ph-.l~ blI.t, c;or.:rl~u.d..d.ed. -bha-G $ o:.l -these :i sm.es W8S set for Mar'ch. Lv;, becm of 9C)rm of 'c.ho ius17,es :rC3i.2;@ck by '(he .@la E-;e&-0nd.a Phi, XU ~,~&i..~j,<j~>. 7 gn F~~XQXT;? 8, 1978 r the E.:,? of C;a~]-sb~~j. s~~Iji;2.~,~,& 2 I.et'c,ej: 2: 6x1 KJaIZa CJf khs con;r;r'.s~,CX2 e 5 ~OC& (:oab?;"b~.k ~2~~Q~;~x2Xl FLC; .. - 5:: ~ 1 c,Jc:lS -' c:f ."L.Je q-Jj-,$y:;.]" gr.zLy(;!:d tlgr f;h,e szq J&qp &;;j (> S.k~zLe c$ilTtG, 5 *lJra nKIst, dct(3r)~1],f3 \.~~~~-~,~~~~* t;k\e ~L~'p~a:~e(i 5,&,2Sr;.S 2:~ 8e SU.12,"f ,A 2L.dAii.i 3'"'-' h is- L Daes u-riZey C;hapt,e~ 'j) sf %he Cc:2.stal Act, ( zec Z5~i-&f2 x:qox$. rJf F&-fg:&qv -JJ&p $ p 3.s de:;c,~-becE in t:ltte enc?L?s ? YAP & &,. fr ?,IA -,c5 ~,~ et ".,.e 1~kt"Th :& meer::i_ng, 2 pbEc heZ.Ti.r.,g Td'L3. q3: 1~.e3d CAI hcth -5 .* q~p.?&& rii;erns xgd. .t,T.ie m.bs-i;zn'~i,d. i., Sm.eE p~eviously fcxnd 'by t.11~ C~~:iaaz.;>sio. Po,>::~o~~s x&. :?kd.ng %D +,eski..fy an thi~ rmV;er ~iay S~I~~ZT E,L% .i.,lj.e X"ie2. of a,3_1, ~~s~sp~~~ie:ilse wi.U be pr016ded to 'LIE 6czn;mEssi.o:~~s t9hej,.r CQ~~.;.CC~~.Q $2- l&."c.:<> LO %he Conirdsgojx 0x1 QP befo~? the hez.Thg daJ;eo YGU ~TIEQ* s:~biii-% VI cor;wrent.:: of ~JLY lei2gth; oral .testi~~~~.y risuy be Ji~dtted GO fi~3 K~.~E.I'WS for sp e&er 0 I-.- .nj.e ?..ea&ng VS-U be 2r.t L:.;O parks: 2 B L]CSS yfis cj-tg's qp:d- present, z subs-kn.*ial 9, SSLI.~ wa~rzn"dng Stat CO~UY~SS~CXI -re~ie%.fp The s",f recc.vmndaLi.on on this matter is des bel-~d; tes"i.i.mcny & tt16 s pari; of $he hea$-rag sho~d..c! dea.7.. wziGh the recom~ecd.~~~.;.cjns as i;o wiidch p~~Lnt,;s :?X!, sed by -tI.~.e ciky d~ gre~e12.t s k5.aX issiaes 2nd 11:~Ech do riot,,, 13.;~~ sh~ld .i,h.e issues de-be;=dned by -the State CoiiWisE6CX-i to be SU~ .tiax be l:!.es&i-\yd? Th5.s pert; of the tlezxhg wiL1 cover bo'h the SU Lj-;tE j.sbueu ac.cq.&ed by the Coiruiris:&oon at its Febru,,x'y u. mee%i-ng, a.ny accepted by ths Cc.rriir<seion as "be ;-.esu7.2; of the first pat sf 2, hewing* ~o~.orsjiylg t,he keest,iaony pecpi..cae.j, ab .this hearing and in writing, staff wi.21 a €'i,na.l recoml.end&ion for Co~iaj.sz~~cc-n action CJ~I "chose ismesf The city Of 112~~ grant3d a ~~~~~~~r of .th.c+ ~m2 ~eq~fixylim!'r.s (60 days from 4;he ?:"c3C&pdC Gf ~.md use p12Zj. qpro-\ral by .t!be ite@on) to c.i~.ow final action, oil both ibus EF; r, r r_- , -. < > 0 0 ’Other ~SSU.CS p~esen-f;~?, bg’yfle k,wa. We6Lorid.a Specific Pia P,o t&e pj-ace &a . Corrl~.ssi onp s svihhern Ca.lshfoar,ia meeE.ng szhe&z:!.ed for J.prj- J, lg.19 B ~~~gc, . A-TIaI -__y1 StarE‘9 recomnecds that the Corrmissicra, a% the mee’dn.g of MZ-C~I u; find sevc items 2.n the Gity*s appeal (kased on the fol?-o~&n.g a~a&~d.s) rdse s~~j~taaz:; ism~?s under the CoasLrl kt ~mxwitiizg Conntissiion review md a decision is3 Stake Cornrrrissianl Items recomendcd as mh:.,-%antLaZ. Issxes me ( a) co:merd recmztion cl2si,gmEoi3, of th3 area betw?exb EUCiZl~tUS Grove ad Kocy,Tzr StTF (b] use of the ~OZXTLXT~?,~ ?ak (ahad C&inu~ Road) ; ad (c> -&e feasibj-Et$ 01 coll~.nu..rYJs 8ccessx,zk” on tha no~hshore E Uteems re@arEnended, as e presez1tir SQIIS-L~I~LXL i~=.e are: (I) ~m~nia ?ark couuiec~~~~ to pa, Ux-ivei (2) deli: of c’,~~lop~~~t on the ,c;~~then~ pa.rb3.o~ 02 the Parnorria pzrcel; (31 -p.eq&rep of a 5-aere park cie~cation on .the. ~juzno~ia prnper+Gy;: m.ci (L+> the elzimialzizi 03 ccmflercizl dks~gna-k,Lm on the SXZE s:rc.tfi share propert;:., If no slLbs-i;an isme is found, the ac-’~on of the RegLczial Conixission .r.&ll be .@i-naEo .CH EL. bX!a.nI\TG nuil-&_-q__-=-.-<- I, Itmzs in the CX”r,-3rFs appeal fo~ xhich staff 27.2s recoa~mended N) LXTEST&?YT ISSrn,: E?= B& W-:--N-TuS”., - PXm0ns.z Park cori1ec-!5-c;n to Fmk Z?ri\pe CevelopiEen% of the Vamaxld 3. pT?OlJe%cJ7. - . .< I, Der~sf$y* an s~.iCkee%i, pn:r+til?n af prcpeaY%.y ? 3rB Dedica-kiola of S-acre OKW~~.CIO~ paFk c o C .smeri e a De si. gna’~t ox on SD%E south showre propc.r-L.yl Item for WE ch stdf has recormended --I_ Sirf:,stmi;ial_ ,m--e--:--.=-,*s?A- Iss.s.e (Essues WM.F,~ !x Keen zddcd as a resalt of the ~~“6;~s appeal- are WK~~:EIAEC~): A. Access pro-aiisions II, fO Nidstk of access essenaei~t X. 3e 14.- Width af bicycle and pedestrian paths; qms’icm. of need fcw ser)wati on S-dfi,ci-@r3_ency of Accesswy %m.plenenl_;a”i5.on PPan FeasibiS-rE‘cg. of cur~tin-im~s accessway IILKI-~T rail~oad~ tracks xid 1-5 freeway, Be View rSmt,ectLon and Design Issues 1. L3uSiI&i.zig Setbacks from Accessway 2. Height E1zi.tatLials Extent of recreatioml use of the L=2g00n 1. Commrcial recreation ora the s,ortLh shore 3 e P~cel-bjr-Pat-Cel i7Lndy~i. s C, (a) [:] rsCn and F~IT~=.cJ Area betmeen EucaLv-pt,us Grove. and Hoover Street Hedionda Point -&---- 1- & i + m e v 2- Papagay0 pad!L decii:ra.Lios, 3' CQIIXEIJJLL~JY' rJ~k (Xid CEXXKVJ Road) D, GL-a!%LC Con-tL-Ols ad FlcodplEG A Pmteckion, I lo 2, Flmdp11;An pratec'don polid es Weed for m33?2 spd5fi.c standards 012 erosion azd rmoff E, GoshverSfior1 of Pannon_i_a pmper*y Fp Use azd RF;s-L;omtion of TElcllife Areas I., 3. Ijad use CesipaJcim oa K(;G.YLZ~ p~~~pe~f~g De3Lmeaki.ca of Wetlmd Hal-: 'cxi; Areas (a> 40 PlY$;eC*-?5m aa" E31 Grass Beds 20 EA%cn::ion of Kelly Drive ~eed for. poIici.ez to ast37Ere their pr.c;-i;ec"t;icn md restcmd 3 L i ~~~-~~~~.-~-~~~~~-~-,-~-..~~~~~--~.~~~~~~~~~~~~*-- $yT RTT.- *$~~~/JA~~i~~ cy AkpF%JLn e 'tm ~vT LLPbnENfiEy ,u *=ah-! I?wQqL~\~!>, " me city 0% CaT2.sbad is "p.peaj-Zg .the Re@ornzJ. Cczql",ssl,on coy&kiQE.a, yeq?--:r eorme&ian Isetx:.;en a proposed QTer2*o& pr%: Qn %,%e p~~f"J~".z pj,-qjefiy md t Re&9*a%LJ" A&f aZsQ la%n.",& t$& sxr& a gzqe&iQn &Je %a be =i.qx=ac%j ..;d- based Up3-i-l a 2JEJ,-JTjf,s; af -ty& topq=pq&-y (yf the sj,%e ~&~- $h& the T~~PJ- &-%E ~TLU ~1d-y be ~~'Q~~~~~~~~~J~ $&-feet b ~ILT~;E;~G~ ZbaXre p ra+;her .th&i ths 22J re%.% p&ex*- A..ed to b. t;Tae Ci,L$FS apped. SL&F.xases kks emd *tq to lG3 feet i.n hes".,gb,% d qp E~-,-& &ceq3esp p:J-l;ffs h21Te ?aeeadY becG J.opcd 5Xj. a"*hes: Xaca"ki*Cili%s -h s. JXegQ CGLrLtg., 'Eke comleet.cm 2s ~e8a mo7a~ 3.3: the Q..~cr:Leaok pa& Lis 53-6.a:e2.s& -from 5' a acy,.e to 5 ~~S;"Sc- .+dy 2s pYpx32d by L Eegg.QE2-X Q-J~X~-j~,~ &~& Et 2, ~%:8f."' B Q@X~,CZX thzt, sr.,ch a csrj,e&bon is 2o-t; &ps;.act;icdj fg de?;: 0 fa&! that 2% D . "2y $e d.eT&aoeX &t&y .t;kc-- h?mTrc::a% CQ27.&tLo'fr'S %-l-Li& "337 be a-iyic.a&ed, -k;o a-y &~.-QC,~-g-j,.;~-&~ of the pz7J pYoper.-iy* canse'~cxzYltlg, esaa the bas2s of tjle n2:J&&TD, pubylc ~,~C*,8SS pm~+.&- %he Coa-sLa kc% syypy :?;TcGA the ra<:.%.k3z? 0 d=jL-q tka yo&ian Gf C_';olzdi:LfLGa 2 .4-,h,2% rEcp?zes C9?3%52E &ec~~+[;;7~;~ fe~~%~,-Je 6 'J-& &; ifjm 2% bC+JI thasbi;" ~QC&&,&~ '&? *&d &terx-Jled th3.t S-:E&> GQeQb&, Qfi has ma% bee13 prmi,r&d Y$&t,,h c~lexT2 u.prm wb2,eh %he c%E.",emG:aa+AQn af LMe2,sL5U3:5y %:a:: jT&&:S As ZLeJ-ix45 %he state st&% regm-% ssk" Fcla7:ii;i;aqr qbo -the Regism1 CQ js;;sio:;a cQT$.t$sn ~~~ i.fieadLm- .2d2a-b 'khe CLty mq, may *Q 2i-d- eer+;-j.flc&&-)n ai" f-,b.e pj-zc 2; ilfl,z:Qd aecess comeL*ion vxxil.d be zccs~t,2b2,30 0s %he need to ellxr~k~ tdds eor1diti,on, this has *ea* been de-&x-.ec?. %a If "&e cit3y is &le %a ppe%e&< C;~%ex+& &-Jd %el%&Lo, sakx*a-*~ tx3e&.cal 5a2eaLbrnwk= st -@hi@ the, ae c:on&,$S*arra cQ7JJ.d be mudt: m"ere9mc r .SThGT 2?2:cctR*ms thaJG the Ca~ssian f-kidl aj~TyiTI?.-J!-L TSs-ilT oix .i $&??&5 GmW~,*~~~ Ifoovel. Street to y-?{ ?r.( j7-u r(R* ~~ _n_N__.%--..--w&.w__L__ '3"' .+ * ~~-.-.~~~~~~~-~~~~~~~~ s .Q& I$ e 3 c c f; -- v.- I .,, .r CJ ~-~-..:.riu.*.L * -%:Lor &oll&'M.or?, .__._I_._ _-,. --*.:<-&.+ Fo 2 cessgxj' &bzxg pzk ej-ve ad ktle DD~h sh,Qrec yke CkL-Jr cQXkeZds kbkakn sxch cOxxEaec-t;i>az-d is no% pracLie& due -La a 2c2J-fao.k bXlJXf, jJ-%ho.iyc& the &lc&-csa CO&,SS$G~' s fix~.&ir..~~ did nat k-2re1ud.c: a de-~di,ed -j-~s-~~~c~tj..Qrm, Peeunal 9 bdit~tad s;;& 2. coarection 2.3 ,vkeccssqjp ta as2~e 3124 ..--mm pb3L,6 we 0% t post22 clcYe232.x2k park* -, ,l LJd.@'l kKpE,,e12~ fees @XQ k~Z0~~~ Qf5-s th2-t the ecrmi.ssiL>az fi13.d NO STjjS _r___ w,m-m-.-- <--*%.- 0 F Ec PhL Tile C5.y s~xit:s ZQKLbilg', SadbEfLt# 32e23S&yy UUmCbEQZ %Q deterale $~!&~~~Q:& ~f'~~%$~~yo %$MCh ease the 2AZ+em2%2.E3 .,a. rnI2S%rn%3.,?:.3* isrGeet m2tkexQa 1 YSP w.-_Eseai.=s=.-BL~----s- u_I__D__n___ -a0 ne City of C~~Isbad is ',rrpe&I,~~~g t&e Regiolad Co2*mis.qAon casr-,~-i-i-osn revis-j rehimation of the wes-bet-xza t+g~e EUCS:~~U G~FT~ ad H~QTSW Street fc 7-==c~e2f2.0n0 Although the Ccmmission 5-n its CCIEL~<~~-~II ~~clicated that mbz-c reaf5.m would be prer"eme&, it nntd that comerciali recrea-tirjn timd-aso aw=$abl:: der the pokictes sf the Coastal Act.. Ih i-i;~ fLmE.ngs h s-qg0r-b sf t~.s action, trie re.-'or:aE ~crdssion not& Se f:or ~eereat~ionzl us be _rj~~te~'cecl OF such use uaiEess pxosmt ad TQreseoable fubdx*2 daad 5s 2 prgdeed I"Or % the 23X3. it as0 Cite", Section 302222 which estebxshes $h -~~sj-*,o:b.ser~~rq ccmrie.zcid recreatlond ~~at.i~tti.es fit:sizQed t~o er~;zlce Fbl 3021 02 thg -9c:t that. reqgires oc5znfrCnt lad s*at,able P" .- I, < e 0 0 &p"r3-Am5.L%m far ecP-a=LaE .kJ reCT*" ,u%i.QTBJ skax32- hm-e p35.Oritg cYw?F p&gat.e sesi d~r@l,Gpie~*l-k e 23e cxt,y con%e:Ids %.hat4 -the Tt.e3nesf&E<3-ki0n af tl:k? siP,e fox* reex*ezt,,ionaB use a pozi?:.2ibli%y 'tmt faas . not. beC..s, ~&%wolqi~l.~7 &?-SCiSSd0 In its S%&fY 3?epX% of Feb3YaxT u+, 2,978, st&f has pre\Ti-cmxy addr%:ss@cE .t of cci;~?~e~cZ~~~s~~~~~~~~~~~,~~ x!.5& 522. TzcM..n.g the cY&uest,Ton .t?$d;hei- %he p3.Z.m ?"E 8 r&2iclm% 2.XP.7.K.t of oeeadmIIJG Z?;Sca6 on eLrte mrLki, shore far presm% and LbLid;rd the ans37eR -'eha-b qEestim is -.a MOO E'oWZT~Xy shce : LhiS pa-Qperbj? CQd :cGa,ImTos %hati %he fJOrn& 1?7iem3" 521 .Yfle staff zT?px-b aP -%L*ii*JI Feb?:TJglLt-*T .urrrr>*-m~~ IL) 'S, )f the =ea b&p$ecQ -b& t:rsry -%s Camc5.l policy o~asecZ ^." -LQ tihe es%~3JIsbxexLt, of p?p$bY~cpg secreatic tlGs ~oc~~:kLcm0 The CX?,y$ s qqeii n.o-i;cs %ha% cmm~.es.cicCL rec.sgeakinw Xa~d E -. YecrE2k?*o3a &m 2.3 recpbc4 by Sectisn yx?z% sf: the Co2;tal A.C-b<> 3kx€ *L-" b-- CGl?L~'.d.erEd 223 %he &k@'~?,SSioa Of %he 0:;helP ZXPkk ShOTt3 %D2es hgG922 p32TCd..: --_.-e_-_ ISYJ3 >L%h regzzPd to dek5igr-l ___u_r> 2m.d HOTbTW s%Pae+J 2C.T reeri: ,~~,~~~,.-----~.--~~~ PE!.rmor?i.a site EeA-I_W__ 2:7d. ;G2*5gg$22 !& .m--,%~-JL&- site COFC BIS %Apg a$: Cmxsbad SJIci?-caLes t.ha,% an ~xcrease in den&tg on the soL*hexT of -kXe Paxcon2iil site frc;n -I;$ae &L, vxi.bs//acr;es p:rqqt;,s&. in *Che Spezs~~c PI: L/ l.-+ c;icr'@. reco!mend"e:i by- .the Re@x!aa caxTdssic9n .m3sLd. cEefinfie1:p %aiPe '' i(-J .iT&.l;q '.C.. . rnega&i-v--e effec~k OD. ad.3 acm% ~esiden-kial stree%s o 'i%c Gkhy $:so b~Ec2~tes %ac:~.r; pz?~:k Zedisation shoz.ldd not be: re~&md ai; %kds stsge h. the p3-~~~: ..-q aJ.tJj 7- ec% lacr2;+25.on. at> *LBzts <she a:% -kh& meTcTy,S ptl,-ys"P".@21." snc? si-JLe de:zig, c ra%i.m,E! E&i 7:ir:cr fxYeJc>Ya?e pExrk design aud s5..zc., R@,5Cfi& cQmz%ssion mated th5L the incrBa.se in, daerity vci.x,!* pro-vide EOF3 'r. CCC~S; ' ~><~~i?~~~~ tk,,?:L *&e Cj?;iJ>? dines nc,t. h'me i;he abjJ%ty %C g~.~~~~~ke~~ 2 X~XC?~ i P =h appXT-vin,g a kncrea32 i.n dersi-Ly GXT smererr1 'ha32 sf ~.1~22*fiL~~.a pYopCL*y Vg2pQd-?aetdeS i2 -L-;he CQaS%d ZQMe alii W3d.d. a.ChifFvrE?. g3?€?2tt e3" SODp3kih~t~ Sectim 302g af the Act xbi& C~IXS fa? the CQI-LC~Z&TX~.~.CET. of dcsellrqerk I thzb i$ can be shmm %ha% @he capaxitq o-% aQac:eia$ s%reeJk KXL be ~iffic? 2c@CXiQd&e %hi2 kXYe2Sed %?X$fiC g€Zl&E&h'X% o %le Re&Qnd- @OXE&S SiCTL CQT pm?5:.des that if it is shown that avail2bXe ,sLB.ea% capacity does not e22sf the dm&ty dcsigEatiors, skzs1iLd be sedu,eed to ,321 appropri2t;e IevcL (see &.3;nf repX% ef Feb-tEsn IJJs .s-b&b" bePLme3 'Lh&$ if -%he @oE?r..erdon fizndkig %h& i% sezxes $0 eance~trate deve2.opent if %he density were EM the 0-4 xmies ye3? acre psqasd in the @i,'iyPs plan'* If %Tauable 2gfidtll Iands &?E: to be corr%.eaPc,& for pErpases sf issfinkg a wbafized ZYeI.~ 3. 5 dmsi'tg. mhTbar;a dmrelopDen% pattern Wx.3.d not appe:ar to ccnce3tr2ke c8vre: OF pmv5de ma:x&txm housing ~ppx-Lmiti-es as effec-LiveLy as higher deasiJi;y ?xpw&,. In essence, the cpesbion is whether the loss of coasLd-mKLatd. c~,n2.-tul-a% %mds for Powdensi-by de~-el.op~a-L in fa& f-m-i;laers the policy of cenkr&xLng dw~Sqmmt~ Further, the issue raised by Yne City of Car;lsbac respect to traffic --hpacts of such. de-crel.cqaen-l; appears .LG have been adequ: addressed by the Re@on,ziL ComLssion provision that correlates ay %nmea: density on Wie Pamon5.a .&,.Le kaith Lh.e avai%ab:'ilj,ty of sufficient s-breet c; "heyefore, ~taff concurs in trae action of the Regional Commission b prop increase in deaas5-t~ on .the Pannonia property, paxi ~~i''Fi''FlKi3XlS that U Codssion find NO %-%~&T~~ on the rnatter,s N-thcmgh them .x~s o"the~ que&,,%ons with regard. to the emverdua of this 5 yy&rS.e!&i.~ -me 2s kcr 'be p~x<t&ed,~ 2% wovld be &UfS.d,-k, %PI ~i2-k~ t3.e BEC.C x, < 0 0 I ,<' i -:. : - .*-. :.',he Reg5o::d CO:C:X~SS~O~J, requ3:yezen.k f3.r 3 5;-a.c~.e &x?j.~&~~!;~ fo~ pmk 9p,se I lgxm %%re LI~XIYJV~~~ csceess tcz -the site 'behg ~I-CPJ%~.&. by the &en&m of E t=~~bl.e dmsilies being moved a1 %he site, E.nkge ~i-tl E'oL%h SX?_or;.e p-L&! access p~oposS.~ and the ELLYE YE of %he si-te as a ~cxL&~ look pu5n.k. The Co:~mlssion c:ri-&;ed SeeLicm 30221 xln_"i.c;h calls fop the ppese: of ~~~:kibIe QC~~XPLYXYG groper&$ fer sei-:reat$o;nr ax.i 20256( 6) xtlich requir E_@N resid-w-t,ia% dcF%~eXQ~>me3~& 1x2 bhcd. WLth :TPeGrf;CLt$5.C)LLc 121e rmnciz~e of ~ec-%ri_~n 30~2kt6) 0% tt1.2 CoQstaxz ~ct is clear fLq reqa.txz~~~~ . -tAh3 Lz.3.d use P'sm assure t&,t recrea"LtaLd needs o:e n.ew Pesrid.aTbs WiXL no' de%.eLop%e.ar."L bTG:2 aocEa, -p?Zk %eq~*siUc:L 2 ad. m,e comelatian sf degeiGLTd?e: wit& t~he pra& XLKT of or,sj.tc rec;reakicm.l Paei%Pij-e:~; .to sei-ii;e -the ]tiew dme: T.l.e: 3e@-~nLL CCXXX&SSLO~L~ decisicm agears to be iXCI,,-y jg.s-t,kticd on t%&j ba sUppo3.:~ of thhiS deeL~gan, stdf KYi;ld d.SO pcsinJcl OIL%: 1) T&e St&,e @ai?ln5. ira. appry~116,~g resider&ial de~~e%,qlment, 0x1 appr~~rsrat~~ly 15 8cu;es of krxi h P2pgi.p d.ecisPQYIs .Teq&& 3*2, Exye3 @f l2rLd eo be d.e&(x?.-l;ed- f-OT pali: -pEr A. %-acre p~k ded-ieatLrsn. cm th.~ 5y+~~e Parmrm5.a p;:sce~ 5s set,udXy less tpns-cj. Lh.e co~-i:5i.tiLoL~ %Egos& on the Fzp2,gay-O pro3 e& e me -p~Ip'a?d_;-EI. d&iea;i; os" the Q<agxxL "no park users 2.3d %.saulcl me& %ne Section 3022.3 r€@raeIl?: reser;.i.G?g up~md sqpox% EPXZL:;~ 2) ~k a p:pmioils zemit aprd.ica.tisza. oiz -L P,-;;K-snoGa proper:;$ the apJI?%Ca?:t4s t.ha2.seL.es pi..cpas'2d ra. s%--ec,?-s IJ-i c::t;site de (.AT~CB:L NO o IYS='~~) q me s-eqxiimbezt in tlie- 'LIZ ~cx fL 5acyL.e pa.1-k dec~.ca c=.%--.&.,=AaL--=$-* eav5JmTss Lb 2.t the f:c;:ni! TJq -. BE3 -tihe rfl, . 1- JGire, higkLcP a . c f-a-f f,ct-*d a?earby cn8.Sk.d. Tecrb-e?k:iCXl .?3:€3a% "c;.X-Wh 'bhe c(]YX'%IXkiQII of k?J,e =#'??m - ax@. iwq.,Z. 1- 'i c' , nQ'b ~~Cd~~~~dJ Ed2 3.CCilk %O %he ~~OO%~p WTid pTadc%E' ~~~p%~,oi?t~ the*Tefo%e s e.3f!s 3-.ee.:3on2b3ie* cons eq2. ... P& p~mk .dedi.ca%i.on.o ... 1 e CfTPTm2 ty .if ???I$ ? \ 3, ---A***--- ', yfio City of $a:lska< he7,as qp~y&y,3. the RegjJmzJ GGIXini 9sici%,~ s ccndi-&;ioxrs tk iqQsy;z x~t&ians on U2e &y~~~pmf3n~ of GonuLUTLlJl, Park, it,j*es for the e2~.>re com=Q~,k3r andl m&m is appY3p~a.te un.de:- the A.aCt;*> The city- CCxPkE a,Fi afi+-,%Fal, =~~q,~i to p-poride increased cozs%sd.-relr;'ced recreatiarad eppox mle ~q$~n& C~m&saj~a%, a2 the other hmd, famd th~t the p~OpCf%d. deT.rd of ~s~~~~~ty ai; Was j~r~co~.:~s~~e~l~ p&-ijh two CK~~~E'CXEL po.E.~ies in '&e CO~ Act 2 t, he e. ~~cj? pi,, 02 i s ~q~s;i~~~-~~ ~:d be c Zu-5 e %I>,& agi. CXdfXXY-d GOllVGT dm On ne C e 5 3 X .&yv~sli;p +&e -py& p~pd& be ~~~~%m~~ ?.& k.h&% thf3 %r3d+Qff 02 Ea. STG3-31 aTKfa 1) pAe .LqGmaphy of UI~ pmpased park :Z%e ~ru r-equise ex3;enki-w pa~n,g ~jIricBz ~&ght haw sipiff.cmt adverse jxqxcts i~pn the tt.ell.ds f'pem the pa.ylc ~te, in@onsi::t!erlt VZLL~ ~ectioi~ ~ozo(~) of -the ~c-i;, pI~ch p-eqdres th~L d.eve:loprnerrt in. meas adj2cm.t to en~q~on~~ex~~a~-y sengtive habitat areas be s-j_Lecl ad desi @.ed to prevent impei;s kijch ~mu~.,d si@:E'i.can.i;ly degrade such =ease -Jt J~T~S om that basis th,sk the Com*-Sd-vn ;justified the COlX%.tiun Lhzt rexrjses the park concept to include onl:y tt?ose-uses which wc~xld necessit.ate mi,?inial site dis"mrbaxic::; ad 2) me proposed park would re@re w-hEmmt,f?d CGIIVerSiOn Of agrricll: tmjL la-~dsi inconsis-tent, with Secti~cm. 30:?&1. of the Coastal Acto me RegjoTla.1 Codssi0r-i condi.e;ion. prohibii;ed ConverS:iO?3 Of ag~- cul.",urx.d. km.d for park devclogment e 0 -. * e ,. -li:%i%.e st&"S CC)XCLTL*S 5-11 -!;he Re@-onE.;i CGUWL?. s9-0~ a.cS;.i~i> oi> Coiruvd~ty Par::, i. *& ~%;s%f belt~~s .t,h~~% ?;he Ci-t;; of C~rl.sb2.d h.j.s rzisecj :Eqjoi%m,t, r;i3..estions a: t,h ap~~ropriatderLess of the C~~TK~YS~O~. of p5.ip.e ag15- cr;l-ta~.~-a.l Ja.r.-d for p&lri reCPeat5-on and -&ha% %h.5.s isme ShG~fid- be &.dyessed by the State CommLsd(a'b since ihe same qaes'~icxz may lie askad i.n future XPsQ L Yncse are two q.Es'ci.ons 1Yised by 'Ghe appeal, The f5,rsk is wh&her the ax pmposc6. by the City for i-nten,si.ve recrea'ki-onal a,ciS.\Cees is in fact zcit able for th~~e t.~~es 0-f rec~;e&L~~id USE^ TBj-3 is:jv*e p~8.s p.xagj~t,ed e.~cci~ by the Regional. CemLssion lerrel, of ~i.5.td&Et~ for P~C~~&~QTE~L use, sta€-r" beEe1re:s th3.k .t;lae 6ormrr_i.s&~m 511 exaj7;"eize %;he q~estLcm @or" pxqases of provtfi~g e to &,hes "J-JC~~, ~QTJ -j-on ill fl~~~e plmJj-- for i~Lc~si,ve :~.e~~c~~.kionzl useso In s.xar~.,iximg the q~es-iion. of %he suitabi of this s5-l~ fos intensive recreationd use, it wi:il be necess,qy LO con.* the coastal rcsoikrce inpacts of mch uses in DJLC~, c3103e praxj_a~:~tg $0 cdd%f. ad oi~gcLng agr5ciL-bma.I- acttvifzies as 1ae1-L as the ciirect conTrcrz5.On of p~' agricd-ixral lands, 14EI.e s-C;,.if has sL&eed i~ the enrlies. ,y~-b&.2.3tial. iss repor% 017. the hW.a Eedior~da plm -&hat the conr~wiity pa% wovild be appropx5 for pa.ssLve ~ecreaki.on.aL.uses, st&f bd.ieves -;;hat -the sea. ~L&L noti be QB able for ~;~CEXT~AG:CP for int80vfisi-wr nan-coastal -sela.ted recsea'dond ffac:'LJ: Fsjth %]?.e &ttendxn% pp~khg ad. access road- problem:; '~i3ide~ tjza '~ei~.s of -&e Coas-La1 Ir,CJC, Hovm-s~ 9 2." the Camnsaon v~re Ls i2n.d. t,ki..t the ='e9 is ax-&& ffov. T:~CTE Msweveza, sinrze <;he City has rGsed t&e rnsnt's am3 to tihe $ix:Ls Depar-tr3sTt of Parks md ~ldltfe axeas 2nd. ~f CT~~GD~ ~2eiiX~a33i CO~?~~-C$:.S bet~eei1 ~<:~~~~~~j~.a~ ' Y, .e 2. clonal U.E~S -of the .b~pe propose6 by "&e Cif;yV .th.e z.Z&f .balie-yes '&I& a $6~ rea pT.:ciW. create a C~TSXC'~: betv~een -tine peoxisirnlz of S~CL~OE 30aC9.1, (pest scea~f;?c~.k h~.ds for ~e~:rea"i;;,0~ia2.. use aid the ppai<,Tiazs @f Sectj.on 3Q?&l, t2-ng pr5-me a.g~iicu~~~~~ mds, and S~x-ii~oaa ~OW(II) p cxi.~ned at, pcotec-it,i~~g SF -2;i-re ~esmrce ;Ilreaso Suck a cai2Ec-b between Coastal kpt policies wc1~2d b: rej8CZved- by .zppl.ybg %he pro~L&sns 4f Sectim SOGCJ'?~~ 5rhLeh sLa.tea .that EX poUcgp coi?fX.@t~~ shLU b? "i-esoXved in 2 mamexu whj.611 m balzqce is .Kce mno: plaotectiv: of siignWiczin% coastal resoilmes.P6 Beeatsss the na-t,maX axas IC v&thi.aa and ad.Jaeer?l -b;s the propssed corsrnnity park are both scer6.c and natv FBSO~ZTC~S that, rm~.lcl be adversely affected. by int,emi~e park dewelopmcn.l~ m and for the park access mad (Camon Road) ~mw.U ?mars adx-erse ef2cc.t;~ on ca ag-ricu.3.tur~3, k~ds, sta*":T beE.eves 'chat, the Regionzl Comdsston ac"don %&..e Emit %;%;e park .to the na%urd area and %o X.mit the GyX3es ai' um: to passtve is rPon baimcf: the most protective of sLg~if2c~m-b coas-t& resmcces, ro ST_m E~O~~~~~IlS that the Corm& ss?on find SUE!STkXTI.F.L 1SSJ.i: in colxiee~or~ E Lhe Regiorizl C~~m~ssion action cn Coinnruni ty Pads, to enable Ccmmission @-id on whether. the CQixmmj-ty Fmk sit? is lPsui'i;ablLe for recreatior," and, if the Camr;rissim finds the site to be suitab1.e for recrea-Eon, on haw -the poEcie; cont&ned. in Ser,-Liuns 3821, 30241, and 30240 should be balanced under the pm-iiisioiis of SectLm 39307,5 E. The City of Carlsbad is appealing the ac-trion of 'cfae Regional Cordssion tlrhr;( essentAal2.y postponed a decision on the extension of Cmon Road until the ( subnits the s land ixsc plan for the a.gricul.tural. lad:; south of the proposed eAensiori. The City believes that because the Caas-i;sl. Act is ex-bsemely spel a~-,mt, the eo~ver~~. oil of a.g+ cdtumaK. lands in the C ;-7;stal Zctne y postponemen the &&:ij..~n wmld riot provide any adcEk:Lonal porser:j OT 2nsigh-L to the GomrrC d. e- .e ELF,.^ be F~X~;FXECXI~ Un.d.e~ %h% Goas"c:,d,. Actv -bl!lte P~:~s~>~ss~J. %C!T a ;P~T& t~ loCafX2d ?E. PEL276 o*% p'The EigCI CYO.~!%U.lC'.?d- lZKdS at.Zd. iD, t CkjsS ~I?~~,~~&.~~ kG 3 ?&I 1 beemse khe need, to eont-ert pd.me af!Jiiclx2-t-..-- uyal lmcl both for the park LtseZ .....---. - :.---"."..-- Deletion of Czmon Rozd (Condition 17) 2.- --dm--- 8 *I.-, - v 0 0 . ii . c ,~ , t. The City contends that it m-pplried extmsi.ve evLdence Tmrn expests -t;o mppar %he necessity for Cainm bad exkeensi.on 2nd. feels tb.,3t a decJi~on @,-~dd h_ayc beer; made at -Lhe t5.m ai' the Ikgt0~~3. Gumkssj-ar~ actiLon. The Rc?@~~P~Z Co~~~~tsslion &.si,?-fied the dcL&j.cn of Cai?jion Road ext,ensi.on cjzi p bagis of SectLou 302l-I CXL psotect3-olra of pfiriie ag-dcaj-tial ]-ad; a-d Sec-E;isl: 302&0, on prutectim of s=nzi'l;rEve habi.i;& areas beeadse its constrxcGon ww seqfiikre coiz~~sszLon af a.@5 cLL-b~xdl,. latad rnd a~Lght je~yc)z,::&i. ze the t$ild.life s?~ Staff beE.e7,7es 'chat tile ma.ttes vas a.d.equatel..y d.ejl:t. !dt,h in -%he Re@ocl.,li Con a.ct2.cn -t;a ;sostpone il ded,s!.m WI.~..~, %'ale EP far the ;sdJacerm-t. a-ea is 'before ~ECI-~OS~. LO prc~?iLde XC~SS to the Currrr~m6'Cy Park, ~~(3 becsu.se s-taf has recc that, %he Coxnissiogl. Btn,d su~bstzyii.al issae oa 'ebe conllrnmj.ty park rnayser, Ca3 Road mtensicn shorrld IE disc-ussed. at %he sane time Conseq~..enb~-, st,&? re ends that %he C~rnrii s si an find mbs-Lm-5. a1 * . ~ffXE~S~030 EOWeVeT, in IJeIg Gf kb,e fact f&r?_t cZ?jnOj?, Eo3.d eXten&-Gn ia; b&: cl vdtk the Re@,.crnaZ CO~~~T!"SSiO;? _L_awl=.u L_o*l.?">-s E?Tr CEl.?XlQa-L %3Elde Fe Bel_e-[:.;.',73 of @c3lme?cisl d.e~~$>~h<.on flY3% sDz&.fl SOlJ1';kl &..Oce DTO' =-".---.. =--I -~w_j-_u_._._>-w-.-,- (.l--WYrY-__l(_-=r_)-~-.~---~".~,~ %I-~,,~__-.I .-__ .=,-, ~~~ ---,- -~~ -? /,' The City of Ckl~ba5 con-berds -hit the basis for plia.ciaag Z;b..e cso~~ae;r.ei~~l desi. bn -the sabj ee'c. site was that co~~~~iercLaZ. ac.ti~-.'z;ies ~.~-~il.d cons-iit~~t,~; a lo@. cs is a-mLLabl.e fa the &t,e of2 of the I-5 free;qay. T%.c: Ci'iy ind.i,zates that VD, ~eax or adjace~?~ .to the p shore of Lte Irig~on, 1miL6 j.n,craase .I;he a%-,G.].z ~~%ivities were dei-e:!,oped an. some 02 -i;jrte pycjj?x%yp the lagom .~;lov.J_d be betLe u'iKEzed md no negatiye irrpac'., on n.;cr-ih shzoy~ residiyr7.iaa^l xr;eas yndd resu:~ The Regiorral Commissisn del-etxd the canmes-cid, desi[ii.aticn on the 'basis of S ~Gz!+I of the Coaskal .kt,* 9ie la-Ld. is pr5s;l.e agricLll-i:sw;il $a1d now Etlder pro and there is no evidence that tmy :&-ere urbm conflicts exist v&Leh m&i w CGm~eY&aB ~uxSU~.~, %o Seck?-sii 30?&1(b>, no%' evid.en,ce ";%?ai, CGSlBe the es'cdbBislmea?", of a stable limit to wbm devel-cpnendi, pmzmm-k to Se~-ii~orm :+on on" t,he cxi sting de-i~elopiient I. i C8.r Cm,tqyj z to "hi: scrut.t.1~~ aid .i:.iLa-t, re& 0x1 sion of com?erci. 33. 2.c.M-i6.3.-tizs a,% -I, WJ. Le 8 location, espe:ci..al-l.y- thatt pcr.tZ,on of .t csf tihe '$2gaon for ~L%bI.iC 1%. Rubes tliat if eoas.i,d &2pe;aden.-i; rec.r&.eoyl @ i 1lYLi.I"e in the case sf @axLm&tg P2Wk st.af:'f Cr3211d identAffy a pos~.bJ..e e0dXc'c %he pcdEcy of ?he Act to protect shcrrefron-t Smd for p.2blic recreation aid t;h ?Aon vLtA %he proposed sscreatioml cor~mx~5a.l uses on the SDGBi;E; site, In t, cormereid use of pri-va.te I.ad is grop~secio Sec'Liara 30222 of the Coastal. Ac proe-des direction that the use of private lands suitable. fo~ -~Lsi"r,:te-servin. Cia recreational facixties slial1. have pr50ri.t~- ove~ private residential, Q industri 21 p or general comlierci. db development p bu-i;nc~~o7aep.;Io~cu~,or-c d.eDendent, indust,, Therefore, s%a%f reconmmends that the action of 'che Reg C~d-b.Xd- pTOk?<..~QlY~ pOU.C?-eS, no ~lT&~.23 CO?XfliC% 5-S ra%Sed .clandeY the AC'C i.l2 --. l%-___lD CCXKXLSSL~~ be mstzined, ald til& the comrriis~on finci ELTO SUBSTJJVTIAL rssm -..'.-- F ? P 0 a .- % PRESENTATION March 14, 1978 STATE COASTAL COI4MISSION - ? t .. , & 0 INTRODUCTION a %, %e A,oua Hedionda Specific Plan was one of nine pilot projects desig eo test the ability to implement coastal plan policies at the local Carlsbad worked closely with the Regional and State Commission staff in developing a plan which met what we defined as our particular loc needs. based -- did not prescribe any format for a local implementation pla we chose the state-defined "Specific Plan" as the appropriate vehicl our particular circumstances. What we have achieved, I think you will agree, is a detailed plan fc relatively small coastal area. The sponsors of the pilot project were the City of Carlsbad and the California Coastal Zone Conservation Conmission. A group of proper owners, represented by a private consultant, also participated ZI p developent. A year was spent in developing the plan and taking it all the hearings necessary for local adoption. A second year has b spent in the effort of getting the plan to this stage in the proces There has been a large investment of time, energy, and money into plan -- including your staff's considerable commitment, and that oJ the private property owners. Since the Coastal Plan -- upon which our pilot progran was .1 -.---- - . kL;I-.- -.. '-- -^._I- _-_.-__ ^-I_ I-_^_ _______- ----.- -_______ L___ - _- ~- .. v- 3 0 0 ' t,, < The City would like to point out that the AHSP is not just a lad use plan, but also includes the following components: - Environmental Impact Report - - - Construction Policies - - Land Use Plan,including design criteria Open Space and Conservation, including agricultural protectj Circulation, including pedestrian, bike access Phasing of public facilities and improvements At this point, we would like to present to your Codssion an overv. of the Agua Hedionda Specific Plan Pilot Project, as submittedby tl City of Carlsbad. This presentation shows how the Agua Hedionda Lo Coastal Program meets'the intent of the Coastal Act of 1976. - - I" .2 t h a AHSP PRESENTATION 0 b ~n analysis of Specific Plan policies as they relate to the Coastal Act will demonstrate the adequacy of the plan in fulfilling the inte the Act. Furthemore, it will give the Commission a clear indicatio to how each policy of the Coastal Act has been satisfied by the Agua Hedionda Specific Plan. Our presentation of this analysis will foll the same order as Chapter 3 of the Act. The policies obtained in .tI. chapter are the standards by which the adequacy of the Specific Plx judged o Beginning with Article 2, Public Access, Policies 30210 through 302: require that maximum access and recreational opportunities be provic that access to the sea be protected. In addition, it requires accer from the nearest public roadway to the shoreline and along the coas- Access is also required in new development projects. Furthermore, Policy 30212 o 5 requires that distribution of public facilities a;;& ..% areas be spread throughout the area so as to mitigate overcrowding or over use. and housing opportunities. To provide for these policies, the Land Use and Circulation elemmf of the Specific Plan require the following: P-22 302107 First, bike and pedestrian access shall be developed according to E-D G E Exhibits D 6 E. Access along tRe entire north shore of the Pagom will be located along existing utility and leaseho1d easements or ( land acquired either through property owner agreement or condition approval for development. The entire Specific Plan ocean frontage also open to the public with parking provided, To further accomol lagoon use2 additional parking will be located around the inner la and at the 90 acre park site on the south shore. / 30200- fa 30210- 30211 30212- - 30213 Finally, Policy 30213 provides for Pow cost recreatio - lb E-M E-A 30211 ?- L E-N 01 -". --a%"- -" - -7 --7-m---?--.-- *-ym"ic*rrm-~-.rr-~.-xnnNII. &, -- *.-X I .",?-j -*---.,* \ 0 0 Pi22 3Q2125 Picnic benches, bike parking and drinking fountains will also be provided along the lagoon’s access way, In fact, the Agua Hedionda Specific Plan provides for an array of public uses consistent with r 30213 which encourages low cost visitor recreation facilities while locating uses so as to mitigate overuse and overcowding>/The Commj should also note that there are factors which limit the desirabilit) unrestricted access to some parts of the lagoon. Along the sozlthshc steep slopes restrict provision of a continuous useable access. In addition, the plan does not provide for access around the easterly c in an effort to protect the adjacent marsh area. /The City feels th a wimm mgunt of access is provided to both the ocean and the la$ various physical restrictions. Article 3 of the Coastal Act relates to the provision of recreation: opportunities. Policies 30220 and 30221 require the protection of 1 and oceanfront land suitable for recreation. As previously stated, entire ocean frontage is designated 0-S and is open to the public, The plan also promotes a multi-use concept reserving the lagoon for uses including fishing, swimming, and boating , as appropriate. It h also encouraged these uses by increasing access and parking facilit The remaining policies under Article 3 include 30222 through 30224. These policies promote increased commercial recreational facilities boating use of coastal waters, and eheffesematiorm of areas which s coastal recreation. , ’ In response to these policies, the Specific Plan has increased the comercial/recreation potential by expanding the R/C (Rec/Com) desi at Snug Harbor and mities Landing, The City feels ‘chat these area will accommodate the commercial recreation potential of the lagoon without exceeding the lagoon’s use capacity, - ‘w -E 30213 2a E-A 30220 P.14 30221 E-A 2b 30222 02 , 1. > 0 0 P.l? 302 The Specific Plan also designates a 90 acre park site along the sout shore. This site includes three pocket beaches Iqhich will accomoda calm water recreation. In order to further enhance the park site, a system of trafls and picnic areas will be provided utilizing several vista points within park. /' P.20 30224 In response to Section 30224 6 30234 of the Act, - the Specific Plan h encouraged continued boating use of the middle and inner lagoons, ar has promoted continued launching facilities at Snug Harbor and Whitj In the event that these launching facilities become no 101 viable, the Specific Plan has designated three alternative launchinl locations around the inner lagoon, Out of the 1150 acre &rea comprising the Specific Plan, approximate: 2/3 are dedicated to either 0-S, beaches, park sites or public aece? In addition, dl proposals for residential development involving 20 more acres shall be reviewed for the possible inclusion of a public within said boundaries. The City feels that the recreation and acc uses designated in the Specific Plan encourage the maxhm utiliza of the entire lagoon area without exceeding its =pacity OT the cap of the surrounding circulation system./ The policies contained in Article 4 of the Act refer to the marhe P. 14 P.20 30234 Landing. - - ;?ia 30230 environment. Policies 30230 8 30233 requh-e maintenance and enhanc of marine resources citing the need for special protection of area? containing species of special biologic significance. ,/ Policy 30233 also places severe restrictions on the development, dI filling 6 dredging of coastal waters and wetlands. In addition, PC 30231 and 30232 afford protection against erosion and urban runoff the lagoon. 30233 .3 - I 'p.11 3.~1239, 3b ne specif&= response to these po1icie.s related in the T %en space and Conservation element s' The entire wetland area is protected by means of the city's floodplain overlay zone. In an effort to further protect a unique area of special biological significance within the wetland, as described in the Agua Hedionc a wildlife preservation area has been designated, Special enhan and protection measures for this area include acq-uisition, fenci md restricted boat use. In addition the Department of Fish F G presently in the process of acquiring the defined preservation a additional area surrounding it. The only provision for alteration of the lagoon has been made fc mainentance dredging as required to maintain an adequate tidal r and provide for continued recreational use. Additional alteratj of tihe navigable waters which includes the wetland is subject tc Cal. Fish 6 Game, U.S. Fish 6 Wildlife Senrice, andU.S, Army Cc approval. .I At present, the quality of the Agua Hedionda Lagoon water is exc In an effort to maintain the quality, the Specific Plan provide: annual water quality testing and designates the City responsiblc corrective action. In regard to erosion and urban runoff cmrmPinj after construction, the Specific Plan requires appropriate initil rneasures.to protect the lagoon and sunomding habitat areas. Article 5, Land Resources Polices 30240 through 50242, requires protection of prime agricultural lmds and requires stable born separating urban and rural areas. The area along the south sho presently mder agriculture is a utility transmission corridor designated as Open-Space, with tRe exception of approximately I buildable acres designated Comercial, adjacent to 1-5, The Cc designation completes the continuation of the commercial area z Cannon Road. The continued agricultural area south of the Spec P.19 P.17 30233 P* 19 - .I 30231 P.17 30232 .- P. 20 4a. 4 I , boundary isd)ksently in an exclusive agricae preserve and wil % addressed as part of the city's future LCP process. A close examj of Exhibit "A" will show the definite division between the urban : north of the lagoon and the 0-S to the south. In addition, the areas designated for residential development wil: developed in phases, giving priority to already urbanized areas a3 the availability and proximity of urban services, The only agricultural conversion provided for in the Specific Pla relates to the Comity Park and the SDGtiE parcel at 1-5 and Can Road. At present, the park /consists of 90 acres, 20 of which are cultural production. activity areas so as to minimize its effects on grading and agric The majority of the park uses are coastal dependent although in i effort to minimize grading, some of the 20 acres may require con1 to park uses. According to Dr. Wood, an agricultural economist j U.C. Riverside referred to us by the corrrmission staff, "the ;til! of some or all of the 20 acres for recreational use will in no wi adversely impact the overall agricultural viability of the area,' also points out that many of the park uses are coastal dependent are in his judgment the best use of the area, Dr, Wood's letter distributed to the - Commission as part of the public recurd after our presentation. The Citya as does Dr. Wood, feels that with a fencing of the remaining agricultural land around the park, the and best use of the site is for recreation/Tne City also feels the SDGGE property, designated Commercial, is a logical extensic Car Country Commercial development to the south. This Cornerei: re designation could take many forms, including lagoon oriented/acl The final policy dealing with land resources is 30244 which 1-eqi P.24 30241 30242 site The Specific Plan requires every effort to 30244 .5 c__--I__I___ * _-_- ._--- - ---- -_ __-- - _.-- I_- - - _- __- .____- " -^_"x __ - -.---..- - .... * -?_ yx * ..---- % P.14 the protection 0 of archaeological resources. * n response to this + policy, the Specific Plan has established criteria for the scient disposition of all archaeological sites identified in the EIR. /A of the Coastal Act sets forth development policies, Policies 30250 through 30252 require development to locate within contigu~~~ to, or in close proximity to existing developed areas. These policies also promote public access and visual qualities of coastal area, This presentation has already addressed the location of develop and public access. With regard to 30251, the Land Use Section 01 the Specific Plan designates view corridors so as to protect the scenic qualities of the lagoon. The Specific Plan policies go OT establish design criteria dealing with landscaping, lighting, sij parking setback, lot coverage, and overall height G design. The: guidelines are designed to enhance the entire specific plan ai?ea, *" k response to policies 30253 and 30254, the location of new develol is designed to protect the quality of the entire area, For hsti residential development is limited to the minimum amount of unit! allowed under each individual land usk designati_an. Public accei easements, preservation of defined view-corridors, and Zimitatioi grading are all factors that will tend to reduce the potential y dwelling units per acre, In addition, the City Comcil may only higher density than the minim where i necessarypublic facilitie available to Serve the project. 'We feel that OUT Pmd Use Plan i detailed to indicate the kinds, location, and intensity of land I Sa 30250 G 30252 .. $ in Section 30108.5 of the Act.! inally, POliCY 30254 restricts 1 facilities necessav to accommodate needs generated by developme1 should note that the elements of the.City?s General Plan provide between individual General Plan Elements. In regard to Land Use the existing and proposed street e. :6 ~ * x - --.- .1 ..,.-- "" _I_ 1_1__I_ 3 I networks of dte General Plan provide for ad@,, design capacity accommodate land use designations. To further meet requirements t Coastal Act policies relating to Cannon Road, the Specific Plan dc the construction of Cannon Road until the demand necessitates it.,, I' TIre need for Cannon Road was determined through the EIR process c traffic generation from development east of El Camino Real outsid of the Coastal Zone. With the limit on development within the Co Zone, the City expects development to occur in the NE quadrant of City, Caltrans estimates approximately 10,000 trips daily on Can Road by 1995. If Cannon Road is not built, SO-60% of those trips would be diverted to Tamarack Avenue, a local collector, which i.~ its present condition, as the Commission is aware, is experiencir traffic problems, .The construction of Cannon Road will also groi a major east and west link for direct access to the beach for thf east of El Camino, as well as portions of the City of Vista. =The Specific Plan also stipulates that Cannon Road shall be fenced tr the agricultural lands adjacent to the road, Again, Dr, Wood of Riverside agrees with the City that the agricultural viability Q area traversed by Cannon Road will in no way be adversely affect adequate kncing is provided, + ' P.21 30254 ---.- -7 a 0 *? * ... * CONCLUSION Before concluding our presentation, City staff would request a responz the State Commission on a specific concern. City staffss concern has evolved as a result of many discussions with, State staff regarding the processing and content of a Local Coastal PI There appears to be a distinct shift from the traditional emphasis in land use planning. The state staff's emphasis is to use the lmduse phase as the basis for very specific land use decisions; that is, tho? specificity traditionally applied to zoning and implementation phases planning, In the traditional land use planning approach, the degree ( is progressively narrowed through the planning process. The process ' establishment of generalized land use, master planning, specific or p and the actual processing of a development proposal, It is the e&lu of specific development proposals in which the most detailed reqgirem are imposed (Applicable Ord. Exampleg) "he City staff sees an emphasis State staff in a direction contrary to this traditional approach. The City staff interprets the Coastal Act ts reflect t%e traditisnal emphasis. In Section 30108.5 of the Coastal Act, %and Use Plan'p is as portions of local govements' general plan, Local. govement's j what a general plan constitutes does not include tlie-level of detail by the State staff in various reports. Section 30108.4 of the Act dc "krplementing Actions7! as ordinances, regulations, or programs xthich the LCP, Local govement*s idea sf ordinances, regulations, or proj has been very well established as the process in which to apply spec- The City staff, in reading the Coastal Act, does not find any wordixrl .8 *' . e a n-. . e.. 1.. .. would imply a deviance from the traditional planning approach. In the Act itself points to the traditional land use plan - implement: stage sequence as one of its basic foundations. If the State Commission intends to interpret the Coastal Act in the traditional manner, the impact on the local planning process will t: cantly altered. First, there will be a totally new, unproven apprc established, Secondly, there will be two separate and distinct pprc within many local jurisdictions; that is, one for the coastal zone for the area outside the coastal zone. The City staff does not sec approach as an intent of the Act, especially in light of Section 3 the Coastal Act, which states: The legislature ELarther finds and ( To achieve maximum responsiveness to local conditions, i and public accessibility, it is necessary to rely heavi: govement and local land use planning procedures and e1 The City staff hereby requests a clarification of the State Cormnisr intent regarding this matter. This concludes our presentation. of the Specific Plm, Our staff ii to answer any questions %he Commission may have concembg the @a relation. to Coastal Act policies, + ' n a, .. i 09 E a' -- Gsj i-: ad Stwet, Szn Fraaci-,co 94195 - (4,151 399 .'"03 01 c. I. *? I R .. . ,* c7 10 2 -j-j,r TjyJ pigzps EIviQ f E, J~~[.!E sc:roa;.' 9 CS~F pi~mm. Sd~3ec-L: Pui.bL~c Kearing on A,pz I-i'edionda Spcific P%an, City GT G~.rl.stzd ( SZS~ E,~O COU~ j.) . "he City cf Carlsbad has asked the CorrJnissj-cn to consrider the CityPs Agm HedLicnda Speclfic Plm as a segxent of the City?s cvsrall cozsi;al pl.xul, znd to q~pr~w the Agi~;l !iecEonda p?-.?i'- as meetkg the ;-eqcirerne;.;Ls of thtz Coastal Act cf :1976. me City's requests have been zpprvred, sabjec-t; tc conditi.orrs, tijr thc Sm Diego Pe@!o p.21 ComLssion. ihe p7~x-,-;osn of the State CorrmLssion's rev5ew is (I) to deterrim wiiether the plm? a.s approved su5 ject to the Elegicnd. CsirLTiss5.rJiir s ccnd5i;ions f mee.ts the re cp3--:.ernerz-ts of the Coastal Acta fct:r.,GWs ; n, n LO act. 0:: the request for segmentation a-r?c~ (2). P. p~bljc heasbg on the mat.i;er ~3.l-l- De iield 5.3 EkP;e: FCb?d?rj7 l&.e 1978 rime: a. p.n, P?-ace : I. Jiqm35, ?3zrirla IJotel Sbol Tib-COln EGirleWird Ios h\21gr.:tes* CA 9WJC5 Persons ~6.skh-g to tzestlif'y on tl.6:; mat-ter may appar at the hmri~g or rv ' us gseL:e;7_"c thei? co;~~corns by Letter to the Cctr!;nj.ssion OR cr 5eZore the hw3riiS d-ate, nrjnctes for each speLker, STA..E ?&c!z.?fl>: n;5Jl X@{ p Cop5.e:; of zLL corrcspordence ~6lil be prs;15,cied. to t&e Co nc?y subnlit hFr2.-t%,nn ccyrmen-&,s of zny lec.$h; cl:pS!, tes-tirGony m2y bc l3riLted to 5 cIl-III.-_I" -- The staff recormends -Lhst, at the kmisslar? mee-ti~ig of F~brWiqy I&, 397E the Co:rk~ssrion:: le App~~vc? the request of the City of Carlsbacl to subz5.t iLs Az~a EeSor Phm as a segixnt of 5ts total Local Coastdl Progrm, in accoxbce xith the i hgs set forth bdox; and 2. Find >~k'c: specific aspects of +;he Agia IS~,dicncla Plm, as prepred by the C2ty m-d appr-o\red, subject, Lo coildi.-S.ons, by the 5-m .Eego Pagio~a?. COX^: raise E suSsta:k.Fal issue as to cop3omity -&th the policies in Chapter 3 of .I Coas-hl. Act, req~iri~ a decision by ths- Skate ConmissLon. (The Sari ego ~egioiza~ Commission ra<ewed ~AP pmposeci p1.m thorough.1~ carefE-UJr7 cz.lr? approved it srrbject to a nimher of important cor,cEtions. staff believes, hosiever, that because this is the first land we plm to be SI lnitteci for appru;vaL by any local govenrnent in the coastal zone, and because i kiimission's actions with regard to it ill be viewed as establ;isl.&,g precede1 to-th as to the 5.xiterpretat;ion of certain Coastal Act policies zrld as to the 1. of specificity arxi detail required in the 1.and use porbion of a Local Coastal g~arx~ there is B Lsubstantial issue warranting State Conmiission revie91 of this The m 0 ,\ I? I\ I. \. TA?jL% OF CONTEYi‘S r .. Area Descrip”tiqn ~2rt I: ~eoqqhic Sepentation I, Background ITe Sru.~.owlctizg kea IIi o bgi-on?.,t comission -4ction g?lr e Skff Plcormen2ation Part 2: I o Backgro.ud- 11, Ilf, .lTQ V, Staff P:ca3,ysis: Sizbstmtial Issue m-d I?re&hary RecoIllri;eadatioas Re.seew of Ama EecEonda SpecifLC Plan ---...-a& -.---I S?@ficace of Appz-~t-al of Lznd Use Plzcs Samrf of bd Use Plvl Najor Permit, Dccisicji.3 5-17 the &pa Hedionds Lagoon kea ... 8 . A, k;ilmerciLL bcr~ation Use of ShorelLhe B, AggCrrl.tu-aJ- Land Coxversion C, Use ad PEs5oraLion of I’aildlife -keas D, E, Degree of Specificity Required GracEng Controls znd Flood Plak htection 1, Overall Pdbic Access ConcELions 2. ap ‘trLew Protectioa and ksign Issues Specific Parcel by Parcel Access ad Design Reconmend< 8 0 .9 3,. , ?&iA nEScRIlr1 he AG~ 115dimcia Sycifi-c FLXI (JWSP) 3,rea is located prj.rxz<1y t5k~s th: Cs~l~bd in ccrkh SXI D.ic+go Ca-m";.;t. a. smA.1 prt.ion is i_l? mi5Corpratcd cc ~x~I*?$o~J-~ J.h% zrea includes the Ag~a f.:ec?j-or;j.a. Jdgoon ZQ~ 5.t~ la-.-nl A 6"d-J ~---adev com-tal vk:~h~d, as well. 2s the ki-a Iidiocdz C~ek fJoad pl&n east of khs to the CGas'G& 'Zc,z? boil'?ck2- 26, El CZT~Z~ Re&h of the 19 COE~~Z~ :.re.tllmds ir?,den"kificd in the: Qq~~x~yt of Fi.;h aqd Czievs e$$-%>, Cvi; N- ---*, ' r, The &pz EcrJior-,da lagoon is !i /i& ,y Lu.-~Lti~a 1'' C? PTjoTi_t-j_es .fxc C~2~t2.l XetlaSs in Calif e e'? tizrrs req spkciii- prc~eection by the terns of Section 30233(c) oi" the ~clasta~ ~.c~i, Tfie hg:"ca h'ecE,onGa con has been exLensivei.y modified by zzm to crczte a b like areao The ~-aiilmcid. brictge IQ~S cons-i;ructed across it axuxi $he :>AT 0 ",he ce~rturry, fol_?,owxt by the constntctio~ of old U.S, IsLgk.;zg 101, EOW Carl B:Lv~., p across its mm.t.hS h, 1954, the SZI IEC_C,~O GZS 2nd E.X-L,-~C CO, (SLYX &red@ 'che h~ocn to pya~irie co~king water ?os its Zmica g~;.;'ey pla::ts ?Io recenfly, htm-stzte 5 xis corri@leted, rssuliir,g in divi:;~m of the egoo on i three ixLercoxectx?. 'coc?ies of ?;ate- k5th abcmL 230 ~cres cf q~en water -are rm.3 203 acres of salt mzrsh ad ~;n;c'L 3-ztsa .~o.j.ay, the -IxL.II--I ctr~eer ~accon (bet;.vaen CarLsbad BI:JCL, =XI the ~EK!ZCE~ tracks) i pmvicles CGOL?~ :.rater for the LZCJ-~ pwe~ playt, plcark is -e6 for aqi~ctmltue expzz-i,rients j-a the cute.; 1zgoor~ =A tken is d chxrged ~C~~IES the kzck. ~YGO %he oc~z;, The other lagoon is &Lso a z;s?d-? .,- mpgazax:zd by s~~~~ 2% depths of 8 t;o 12 r~~ by pepLorJi@ &-s<&:. Tb3-s ar n. Thz m.~m ef?lcen< Tmc! -. .. 1. ", :+,$ih 2 pL-9E-c fj&zrir a;-sz 32yyr-r- deA cf by s E'l7.i;".c r~creZLlc:l?l fi&-YLZ -A DLZCO - -. =IC? -w---.--- ~2Cfl-n ~?.XOII 'cet.i~ei+~ the r~lmad ~i.22 1-5 2s SEZX a~d shll~~, L?, Z -7 rn ? rnodates a '..:LA eq~ati:: faciU.-Ljr rzlider. Is:ase f~~m SEC42; mz-pxiersd boats 8 s$filL%&qrig 2r$ ,r,?_7_0!.).ed ix if;, he mF ~a~~~~~ (east of 1-51 inch<.es the ~zg;est opea I;.at2r uez, as wd os< 100 zcl-&s of n=r,hes wAd m.3. fbks. 1% is tfiz regicavs od.:r sheltar~ ;sl"ez n~*~h of IdLsd~n 3ay :.fnere >Taker sfijng zqd EDiXZ' 'coatkg ZT'Z aUo;..t~L ebodb f96~,~15st& co~,~~ klas *sdg=.d a-i; 02 LT~ ~zxi c-ia t& zo-i-~h sicie 02 the l~5con at ths lowe=. e:ld of a nztxrd &&r-nge CDJI'S~ into L5.e L~GG~T~; It e su&tarat.id si.lt&ion .ad mwt be kedged uut, wer2- om to -i;.xo yeabTu Sest Cove :gas eavisioned as a high d.emity resident5r;ll rrza ;&th pfii-ate docks a &e~+ water access to kh.,e hgoor, foT its msidmt,~ lzme m~st of tile dteztion of Ag~3. Ke&or.Sa has beex 29 the f~m- of ckedgg sozT@ fj~lj~g h~ ocpLlmed 21 r;l.om recec-b years on its mrth shor:: east of Zr %ye, oil what. may be p~.bLic tnst lads, Xv&-~s-t; of ths nil~hss aid ;;i-i5 flats of the LWEI- lag002 a~ COI;.ST~C~XI to be h vjtue habitats by the State Departmer,t or' Pish and Gme7 ar,d se??e, 2m0~ ot thiixs ~ as nestiqr; 2rc.Zs for several endangc-red scecies p incIu+SzG the Zast ad W'njte Ta-2 IGtcs ayd 3el&qgts &vapna parr row. 'X?-Le remill% .irethl?_ciS, near Park Eve, have beccne somewhat degraded, but ar.'o copsidered by fish a Lme6Latelj. enst of the :q?tlXdS the flo~d$3.k; of ttie Agia ZeeLonda Creeky are ?@hiable Ez?d habi.t,ats as doc onthe City's Ll3 or its Specific PI~L -- *- .- - wjJ&l_l;-fe eapervs to be roa<jj- rsstorable, -1- - .-.. ""_. _.._,_.-_,, ".^ -.-. .~ ,.-.-.r....,I^_ ~ .-__ r__.__ .1_ ~. ,_. i .,_,- __I.._ .. , .... - .... .- ... ^ -,-, --. ~~, r, .l.l_,.. _. a ,. . 9 lm ??:-po&at ecnlogic&-at~r~ of. the Agna E-Iedidildz 0911 'is the extens5 . . ,ee-7.~rass beds that have colmized the lagoo:; -to clep-ths d.om to 10 feetY 1 is f'o~~rl in thn o-i'cer ad middle Ingoon ami acxnd thc edges cf the westem I of the icner 1z.gom- The e:itcnsi.ve fish poplabions that cherac-teri. ze thc are diLe, 5-2 113 mall rseawet to these prolific eclgrnss beds, The bgoon's W%CY slxface ax1 s~~l_.i;h Sior;3 a?e in the City of C,?rlsbad. and by SD2&Ee S'Ek3 leases the 1 ter sur-f?se of the hgmn to Czrlsbad for rei p~~poses for $1 2 year, Other .thm -the Encina FSVE!~: plmk site west of I-! suiith shore of the lagom is under an agki~~~2.t~KL lease for tonako prcdtrc ne east end cf -&e KdSP .area is under me or.a?isrsk&p, a significant poY&oi is in the vaLncorprated hmty =eae O~iCi~rSlXL~ of the r_orth shore, all. 0. is in .LIE City cfl Caz-lsbad, is more fragmnted cn:! is the mos'i, ,mbfect to cle-yelop;nerir, presstres, lhe north shore corz-tein,~ fla-i l~ad 2s ~~5.11 as skee: 2mas adzacefit to the lagoon, Only the rnid.dle lagoor, and 3ristol Cox% h2-v far been cor;u?!.tted ta resident221 dcvdopnent , @- %he Irier f2gOGnl there szd.2. e-xktixg co~~crc~al-~~~cre~ti-c~.~~ ckyrelcpnczts 5 in*chdir.?.? the CKPJ fx bDak laaqcl~g rz;?;n at Sm:g Kaz%or, Ihe rema.inder* of %he EOI%-L~ sh~;re>.e s-~ted fos ~&,&:~t,ia.l axi ~.d.~&L-Lfonal c-orr~~erci~-residn,nlcu52b developnentJo rTc- i-l I--! - -.. # - 2- I, @ 0 .\ .o ’ ,, PART r Gp~~~~~~~jj-c &gr; :?>t, 2tl.Q::n e.. t .. e 0 4, .I\ ~ \I GWXSRAPS~C SEJ?E31'j'ji7iTC$i --I^-.. ., .-I___I__-- ssceion 31152.3. (e) of t.he Ccastal Act 0' 1976 pro-vides -that local coast& p: g~nm mey he su'hrrj-t-ted to the Conz6ssion: trIb sepmate gcog~apliic vai-i;s c si.stLzg of less thm the local govem.mtvs jurLs61ctiou lyhg ruit,I~Lx the coast& xane, aooe provided th2.t -the Corxmiss-icn f*,ds thzt the <weas or ar pr-opxd. Tor sepwatz review C~R be z-~&~;zed for poteritid- cu~dztive irrrpa 0% d.c~n,lcpx~-L .on cciasta FCSOUTC~S zrld access indeperadc-i%ly of the remair! of the affected jmis&iction .lP %E Agm Rs&ionda SpecifLc P2-m. (N1S') is the -pad.ixt of on? of ths pilot projects iAxi.ti&ed bx the Sannission in ea-3-y 1976. X-Zs bcur~d~q- was dei' ~ted so thzt the ctiiidAi,-ve inacts of de-~loprncnt W~G~LZI the Cozst2.2. Zont Che Lagooi-irs res~:.rcs3 wad 02 eccess %a its sh.o~eSj.ne cc~d bs eorbsidered EX% a 1,7W axe S'GU& zma XB.S cieli. It encclvassed the cxtire 1 goola, i-Zs tr5buta37 kgm Hefionda Creek flood.~lzi,~~ to the Coastal Zone bo1 iwy, EL?< miost of its vievshed, 'il;ze tps~xiy areaf! 2.s~ 5.ficl.uded LI-2- of the eletm:t,s of the cL~mi?-zLim sys-kern affectkig zccess 'GO xid jlo;lg tk Lago shorn a?< tihe nearby os~jm beaches a-L CnrlsSad Stake Reache B3ased orr .m LnitiKl. evaluz%ion of the ciscvL3-&.on systen C~~ZC~':,;~~ zxd dev merit, pcteztid, the ~~staciy we2~~ ~JZS reduceci to the r?pla.r~-ng area" (appi r;l~?i&Ly 1.150 acres) G ga0i-1 itself; the Bcgza He&cnde C~eek fl,oop1.;3A1 ~LI t,he Coastal %one b~md: aad, -GI._.;. XES phy-siczl2-y zrd xii-si~dlly mcist direcLLy scl~tec! -to the Lagoor mwt s&)ject, to tha developsmt. pressures o at&, 372s Agi3 ~'ediozida ~p~ciEc FLWA XCS~ i~cli:ci~s: the > E&ib3.t, $1 shcws the Pr~*iCiciys $292 F- aa&-~c'; a =ea bom&pLes o As przsented to the Comrission, the A€EP 5xclubes a~eas -mdw the juris& of both the City of Casisb~d and the Cowity of Sm Diego- Tne Cou~tg a inclnckci i.r~ the SpzcFfic €!~zQ st~dy becaizsz it has 2li.rays been regs-ded, has more recently becoc!e the policy of the CozLty, that these Lads whic' tmincozyorated islmds wj_i;hin the City of. Cazlsbad vfll not be dewloped thzy me znmexed to ths City, N-khough off2cizl_s of the Co-x'ty of San I LETS amre of the AiTS S+LUdyt they were not ac-ti-ve3.y jnvolved in it e la a Setter dated Nou;ember IO, 1.974 f the Camtyg s Assistmt Czef A&ixi t2ve OfZi.ceP for Integrzted Planning noti.fLed the Ccwmissiox; chat 5.t %fa: and Cou,lty CoviiselEs 02i11Lon that the COLL??~~ cmot delsgzte'its pld powers and. rsspmsibilities by LUo~~ring Calsbad to s~13nit a LC% for tl County laid adjacent to it e The letter ~Zu-iher sxid the 'lit was the in oE the Board of Sugervisars th2-L the City do the sta3 work k prepmg -LcP for the minco,~orated islands within the City which would then be coqxrafxed and submitted a3 pa-& of the Countyfs LCP for cerbificztion, Ject to Lhe public he-g md dectsion making res~nsibsties of the 1x0 $v.EDlnJDr\rr, JJEA: TO the l?orth, the Agua €iedionda Specific Plan area is bounded by the 1; urbanized careas of Calsbad, East of the freeway and ini the Coastal ZC are reside?tijl areas. West of 1-5, most i~hich is in th2 Coastal Zone, residential. areas and the old dOmtoim, mch of which may be jncludcd j Cityps redevelopment project area now in its early forrnatriva sta.ges* . -3 . ' .- ,-.-, --~. .I ,.... -.,-.-. . ... ~~ . . . , , , .. ., .- -. ..-. -_ .".- . - .- ..,-....., "_._,__,_-,I ____ ~ktrth of thc Spzci_til)blan acaP east to EL Ca~,irza &, ax a 353 acre . . .riiillionuon Act, agriciiLiird. prcsei-vc: zqd r;;os!;Ly opcll Ixjds trh-jch e,-.:tcnd 2J:d c0't-Ji.Y ke~?%t.oqy mc! includes leqfrog pocket:; cf resi.dalt-j& &TJ~~C 2,kc Pd.cma~ .kkpri-, p firi6-Led indvstrial park land o agici3Jtu;Te mC: G'&,er IC??zd; 0 1x1 e - p4TGI-3;i:Tj E;Q.II$SI(-yT J-cg--~>g: & Exember 23y 1976 the sa Diego COCS~ ~~e~ond comissi&q endDssed tt. ~i?ftt&I. OZ the AHSP 1~5ng t-ri-t~? tJ12 City of Cmlsbrd as 2 separate geog ~eqxmt of tlis CiCyPs LC?, 2qd recor;l-r,end.ed tha% the ~tste CO.~SS-~&~ apz sxii S~~ZC~~.&ZGKL v,iii;h %he i'ol.l~~k~.g c cnditlo:,.!.;: * 7 b~Lticp-i:i-Los Eagmn sme 2 miles so~-Lh~ 332% a2:ea consists of inf;eri~isd - --..--"."..-.-',--.e-. i- $0 lk ~~WFCS& I"OT Czmon Road sha:U be deleted fro!% the -4,gi-a RerXonda S2ecific Phn, geogrzpilic segmrit o Caxon €bad sfm2.2- occ-a- at such ti~ns. as -?- t,ha LW fox- -the ~~in- Considerati on of he ~c\TL~o~ (SI 02 CmI-~b27d is sub,*kt,cd %O -hhc> Con-&ssion for IpsViep? ~ 5% &? Eo5 e s s Y.l *.en(---.- r- .!'fie: 7 d&Ztri.Cil 0% c&nJlOI?. Ffi2.6 at .thLs ',jxfl= 2pp""" J. "a's t~ be a issce 5-n cerL2 %hc Specii'ic .vjl.a~ ?.zd mt a concern rzla-kcd tcz geog:r~?.?hic: se 6.eletiara wzs propsrTy reqijzsd as ccs:x5.tion $3-7 of the Regi.caal Co-i i:ALdaL c-.: app.oved of the Speci3x E&T t X-mydux-e p st&f recorae_n,d.s %ha% the &c sa .2Gnefita.tio:l ..* D-0 he @?E& (s S-iaFf recmmends th& the Gomission appmve the se,qrm~k d' the 4,az Il'e&ionda SpeciTic l3-m =ea lxyiag wit hi^ the City of Czzlsk the go?;.n~?s thzk tfi2 sew,r:xi, mezi;s the :r-~qcj.x?rnext,s of Section 3051; (c t.h? C3'2.StaP nct of 197: * ~on&-i;-i~r~ $1 be dele$c:d0 -*- mr: I... -. i v Bo Fh.~i~~~ ___y__i_- 1 e Coasts- Resources e u_u____L_____D a) Netlmds and S&t%zt 'j?rotec-i;ion, Az1 of the Agua 3e~ond.a Lagoon mxrskes and mcifl~ts, ard its tributary floodplain including the He6ionda Creek to the Coastal Zone botmd.zry at XL Cadmino Real, ax cZuded t6thGj.q the ASa Bedionda Specrific Plan, Portions -of t.h.e ~i ad mdIK3.zts ad a. mqjoor;,-Ly of the q3-rn.d. floocf~lzh we ix Co.m-t fitor?-, 1,Wl.e these wezs ca~ot be eerkifiecl as sukmi'ctcd by th of Ccwl.s23&d 2-b tEs -ti:ne, the cmniktj-ye inpacts or" the lim5-teci r: fal devei.orjmmt and use cf them r.m remain under Ccmmission jwi . ion uriCiL the remajnder of the Cityts 2nd County LCP zx certifie therefore, will not impair the CoimissicnFs ability to ansyze th potential. cumulative intpac-ts from wi%hL~ the Coat33_ Zone OR the goon resources indegenaently of the remainder of -the City and adj County juri. sdi cti on c In addition, since the entire Lagoon is within this segment, the mul.a-Live effects of boating, dredging and human intrusion hpacts It can be analyzed within this segnxnl. _I___.-..- _q- -. 9 -14- h a’ e . ‘0 .\ b) ~%mrrl RDS~E-CPS - Euch ‘of the hgoanfs undevelopeii viewshed i sith hi in the ASEI fit?.jiondtr Segzat- De\6Lopi;:~:it i~acls ux the qaaLit,y of tohe scenic resou3:ces we ?LocaJ-izecl ad CGD~.QW~ to _.. - ---I- - .. ....... __ . w3 sepen’co ...... .. ..... - .. e) h-~~~c~fit~~d. entecLion D ne ex~s~ixg and potmtiS. agric-dture t2,thin the proposed cegynt 2-re the Pmo.iL,a parcel urd. the S?X2 057, -bhe l;zgoonps soutn snore. All of SE&Z‘s Is~d ai the south s thzk me i.~ s@cul.ture9 ad wh?.ch uz a part of the s-io-regi-ona rirxlixrre coqlex, ~rs 2mluded 21 Lhis se&m~r.~t,,. D-clirslon of t parcels in this sec~,znt r.iiU, efi&le the Corfi~ssiora to consid~vr“t the* pmpsed lwid urse designatZons for corisistcrzcy veth -the Se ~~.L-Z of the Act. If it detsmjaes tka’~ -the cnmla’~?ve iqxt pr0pc)d.s for thesz pzcels mst be consS-dered es a pz% of the &re$onel zg--icdtme corqJ,ez, . it co-dd &lay ’ii;?%iz c(srt7XiiCs krpose appr-opriate ccx5tions of a.~pxrv& o meyefore s ircLusLcr -ixi;u ap:ciif~-kuc pzrcels in t,he &pi Hei5ondr-i sea~n‘c, - xzi2.L nct. k * th.e C0m~~:sS5-~Kl75 2ibi:‘it.g to &qdJTe the cuxiztive iumact.s or’ t2 n2n-L on coasta TeSxlrces m,d coastLL access independcn% of the der of -k.j:s lo@& ja-s.s&ictiono %e &3~5~”33~$~~~: ane &11,2. E_eic‘nn&z sf: rrP xt8 j-rdxtdes a- of‘ %l=c ?i~x=~iz!:,e shc-eE.a=e zmi 1 ps-iic S-kEPLtS par2u-n TI~ere:b-e 3 ~~ELc to the T.apx~ fnca $he nezz~st yx2A.i~ ~~&ey~c~~ bs ~~zlyzed imi~p~.<f .- As cles,z&xxi zbo5i’e 9 thPv l*sJi.~~f$$f* ad 9L!2~~~+gl? ae.8 boxxdzees were de: based ox cons52erstion of the elemen-t;s of the sx~omrkbg c2l-cd.-atfi-on pxw,ciag ~~CC~SS to the Lagcon Tcr CasisSzd zesl.ci~ts mci %%si$oors fm! or& the xegi011 sd beyand, Theyefore, the cux2.a.ti.t-5 Liq2cts of devel1 a% ~CC~SS to tli2 L~.goon CZZ~ br~. ZTKX!JZ& V~~~IZL tFi5 SS~TZXL ixdependcnt remabder of Czf!.sb - ads s j=i.xris&cti.on D 3.’ PII.-.-.C---.- IW.mina%ion of TJ~Lccs~or26,ed Co~a2;&2 Tk?3 Ccriirky area eEnhzted Zrm the Sgecific P3.z~ wea 5s v&%>A &&e C Zaie z~d the Co~~~ssi~~~ bg ~tainixg jur5sdk-i;;Sor: over 5.k r can- ermie actverse LmaeLs on “&e Lagaa~ .resources or OM xccss -LO it would occm to Lts ce,+ifica’cfon ils a part of the CouxbyPs NE’ for the areao to the Ag~a Hed3xzqd.a Lagmrz, 8 %be E.€Z;~.L!JIC%X OZ Ga~-li_sS&t s jl.2Aictioiic -5- __x ” ..-, ,¶-71_.-- .-..----.--~-”--”_ -._. *-. _x_I ._..-_ ”__ n___ *-_I_ _X, ”-* .,.---- . .-.. I ............... 8 0. c ..’ PJ-RT 2 Eeyiex of 3:g.m. Eeclioaria Specific P1m- 1 a e. ,. ** ~ 3 b B fLcKc-;i?aE\?D c_- The c3.i;Y 03 Carlsbad (sm :Diego County) has reqies'ced the Coastij. Corcd.s=;ioj ee~=a,cS.' i-5~ Awn He&.Gr?da 3epcsifj.c Plan as 1nscLi11g the land use PIX). re@,:;- merits of the C~as-taL -!ict, This is the first; such request t,~ have beeil rete by the Goxzti.ssion. The City prepared its &pa Hedi0nd.a Plm in p3-t as one the @lot, projects tm6ertalieri lrricil the predecessor Goastil. Co;rJrdssLor, in 2-9 ZJI~ con*Ai~:~~,d by the present COF~S~~O~ last ye-, The Agua Hec5onda Plan cou-ers a segment 02 t.he CLity of Carlsbad - the =ea surrm?d-tng the Agda Iiedionda Lagooa. The plm deals xith the lagoon Ftsel tii'ch possible recreational- use of the ShoreEne, t5th commsion of former zgx2cultural Sand to urbxt developme-Et, md wi.%h a number of other issues t exiab in o%hzs local Coasi,al Prugrms- Th-as? the Con;misSionDs decision on Apia He?i.or?,da Plan willy to soms extent at lezst, be seefl as gvidmce to of lac?2 &o~?~mnents 511 deali.ng vith c0~~~c~1b3-e sitcations irr the&.r ow2 coast: areas. U~der th.3 pmee$vres es-bafilished by the C~as-Lsl Act md the C~xic5.ssirmfs r~ sons, the Rguz HecZozacia Laid. use plm. was first revie:.;ed by Ync Sa. Eego Regional Cormissicn, which ap2roved the plm subject to swerai condi"&on: (See Attachmen% A) 1i.s protlicled by Secticln 30513, of the Coastal Act, the Ct ssion9s first respomibi~ity is to dcterixi-rre ihether the PLXQ, as cozlcti~o appraved. by t'ne Xeg-iowd Ccm!sgGn, rceets the policy reqdreiflexts of Chap 3 of 'ths Act, or &.ether .there is ''a substant2.d- issue as io confomiL-ly tZi %he ~~E..C~E.S~'~ As stat,rd. above, hhs staff believes th2-L there ax subslm ~SSL~SS w~r~a-ting revj.2~1 'by the State Caiiii&SSL~r*a VmkP the prm5.Sior.s of the Act z7ir3 the-Co:!!r;ksdoS's m.y$!&i.ons, the Corm has 60 dq-s Fn 3hich to :I:.eviet; the pia; the 60 dq-s .begxi a~.the'date-thc vm received from thE: BegLonal Comission, Jmmry IO, 1978. Kcvever, t?hc ha wxitxd the 60 day Limit by four dsys so %hat, a find Conmission act5-a Gct t&cn at the bxh 1.&15 Contllis&ccn rneet,ing, If th,e Com6ssiori detem6 'c,hci-b the 3.ai-d. use pla dcies not r~se a su.tis-bantLa2 issue, then under Sec-i 30512(c) of the Act, the laid use plai shdl be deemed v?c2ytifiedt? by the Comi.s~cn. If, on the other hzqd, the Cormission detesroin&s 'chix'c there i substantial qxskion as t,o confcmity of sone por"i5onzi cf *e plan with tl policies in Cha2ter 3 of the Coast.& Act, then the Corra~ssioom. 5s to revic ... . ". 1 acf; or? 4;hoss portions. 11, SIG?JDIC?.HCX OF .UPY?O~J.%LCF ."C IAFSD USE PL% e*--, .a A~provd. of the land use plari phase of a bciL Coastal. Yrogrrun has mzjor ca-tions Xqcler the Coas-tal Act. Erst, approval of 'che lanrdU use plvl mmn a the si.grrf'icant, land me decisions have been. made in a manner ''.?se d&,ailerf to in&.cate the kinds, location and intensity of land uses" that canestal; :.&th the COast,al Act policies (enphasis added) md that all ''t appxcable resomce prot;,ecti.on and development poliues" recpired by the $& for the area in c;ues.tion have been precisely SbLed (SeCfliOn 30X08+5: Seccnd, app1Wv-d of the hd use plan mems tiht suf€icied direci;ion ha: pmvided for the local government to proceed to "ie Z0n.i.rI.g phase rdthout need for my further l*esolution of pk~~~ing issuese then the I-OCd. g0Ve-J: mbnrits its proposed zoning revisions to the CommiSSiOOn for revietr, the C of codsfial review j.s different fmm tha% at the land use phase becausc -. . -6- a 0 3. -4 . <.$..-'A sk?;zng * seqiirem:nhs m;.?<er the Cogs-La1 Act necesg.-tate a ~~~O&~-I-G-G of th Csin:r~i.ssion -ti7 w-. deny or ?:ecamend ii. rzodific~iti. ciri of %he miring urdinaicee Crge -the lend nse p:~m mtc! zon<. ..ng o?-Cii.ixmcz( :;> 2~2 maps t~,~-e, becn cer-~~ed kh~ GuthoT.f.t,y fcl' 5. ~r;itiqq the local government. All propa?sals for develo.gnent t.ri.-Uxh the celei'ii;d i! KU. -i;heil be subrxi'cted to the locLL go~err~ii~nt r~ther: L~EXQ to thz coastal c S~OGS, =Id the ,?Ole Of LhC? COiX~5s~O~ VLn be Lha:; Gf re\Li.et&ng Z?Ey 2ppF:& of local. goTremxmt aCf~Cns filed mder the lirxited appals provisions of Sec-Soon 30623 of the Act. Thz hczl Coast3.l Pr.o&rarn as cer";ifiecl nist thu: be capable of carq5ng ozrb She rcqSremer,-ts of the Coastil Act. Of course, my subscmei.t - chuzges i.n the bcal Coastd- Progrm nust be sQbmitLed as pi men&Taents: for Co;rmLssic;n re-ciwr, COZS~~~ dcvel.opins1.t pe~~t~ 1.~11 5" .t;ya,csferred 0 1-1 D ~$:~@~y- p? :[J:Jl-J gs>; pT>:.] _c.-..u_I.,x-________J__--..-.~--.- I' he Ag~a Ked:i~~~,da Sp~cirfrl..~ P~W, 2s mbrii'-%-t;ed 'Cg' the CiLy, w0~7.d: -- Pr~tec-i; the mo~e si.gn?..ficant ~.retlax2 aid lac! hzb5-tzLs cf tlzc Aguz rLediox.a Lzgoo;?- aid iP,s u?laci arease -- Gd.1 fcjr s%?oI~~~-EE: acC:ess LO be pro~d4-ded E~S PZE% GT E~W ~.ETF!~..o~z~II~ along the nox-kh shore;: fo~n dedj-catLcr, of a srmL1. overLsak pak on the Pcifi.l~~a p~o;pe:&y 01'; t,he north S?IOT;'E! c?f the f~~qei~ Lag-i.;on; :?rid 20%' U.E. hid. f.e~s~I f~7i.c~ SX-%3. crest.ioIl 02 a2 actLv-e C3im,x:;i-rLy Park C" the s0u:;h sh2x-z of th.: kgcX!3 - AlJ-07~ fola developen% of the Prn~1cm5.a property north of th~ lagom, I va$&tCh eras used trj gro~ -i;omatoes usti1 2-973 ; 2nd allox Tor. conversio_r* e.kistZng 2,oTi-cul'rtz;d- larids -!x prw.6$e recrea.tLonrL!- xceas in. the .Ccm i-by Pz~k ad t,o 3CccjmROdate corxisxit% recrea-*doi development, east of ad adJacmt to the Iiit.erst&e 5 freer.rzyo - PraviGe for resickr,,t,t,zl develcjpment in dl hZ; two areas dmg the en-Ere m-d.evelopc6 no:rth. shcre, T&th a range of densities arid. a desii sextieta process for new d&velop;-nentO - ~oti propose my- new aticIittior,KL co~=ll;ercl~recre~~.on tieve1aperit or? -i north shc-re, -- AXLov: su.bsi;ar.-L?.aL increasrs ir, -the density of de-relopnent ove~ %ha% in the prc?sr:?% zoai.:ig, which PBS origintilly zppJied in 1913. Vm?.er the zcning ?&id1 precaded the specific plm (Edfi.Xt B), the S~~%GE : shore parcel is zoned for public utjlity uses rather than for the ncd.i.um/ dcn&tjy residential uses of LO to 20 u-xits/xre perx6-t;Lecl by the plan: th pmpez-by is zned for qqxaxirnate-ly 5 cccits/acre, rather than the 10 to 2 lr2-t~ reposed. in the phi,; a?-d the l?ad around hle&ondn Point is zoned f unit3)kre instead of' the 4 to 10 wits the plczrl proposes, In addition, Kelly pmpertg is zoned, for apprn:.rimately 5 wits/dcre, whereas the Spcci plan d~esignates it for 10 to 20 dts/acree While the Specific Plan now nates the entire Pmonia property for up to 4 units per acre, the 1973 2 crt3.l~ for approximately 3 wits per acre on me portion arid approxLmately miits per acre on the remainder. -7-. .-~ ,,..- --...-.-. -. -....~.-. --.".,.*.I-.^-. , , _._""~ .I_,I ~ ___. ______ ,__ , .'". I..__i -.,,?: .s . . - , . . ..__I_ ".... I . . - -. _,""_ .. -.---~l--l,.~,. 6r i', a q. .W.JCX PEX~T ~a-si:cm ui TIT AQJA mnm).~L L~!~CC!-J: ii~j?pL z \ -- .-I_----- IC) . Sea Ties? Cm.dor;d.n?:z!s -uu---...-\,- -. Tlss perinit grated- by the Skate C3rL-~$,3n on Octobzr IC, lY'/ib2 :.!as for a two-sto-q, TJ-uni-L, c~nd.o~r~u~:n plvjeck 0;t t eomer of Czrlsbad Ec;ul.evwJ ad Tc-mrack Avecue, Tho ~,~if~cz~% i~s-~ in %i~S pxzit dedi; titi? prc~ject heiz$t, bak a6 &.nsit-; ad v~tjh pro dkg 2 pfDki.c accessiq alcng the nsrtb shorz of the Am2 ~e<&o~~~ kg0 -4pprcvS! of thLs pem5.te ap?ij.cation by ths State Codssi.on was cor-diJci UpGn the declica-tiorr to the CiP;;. of Cclsbzd of an opn space aqd ybfic access eesertimt, apprccximix2y 60 by 1C;O feet dlong Tmaack Ave_nui. 2s i! E&< in a f~tx~re ~~XC:-I.I.S~ uez a2d t,r-l uystag ihzt, >le eventtEU2 comect the Lagoon ad the pcbfic beach, UY- .. . . 2, ~~~~~>-cJ - !-CEEZ~- I__-.-.-wL NO. 8-7'3 - Iri Qc-tober 'of 1973, P;he S'cete COPZ~SS~-CX ZFJX the castruc-Lon 02 the firs'c phzse of +Ahis 23 in5t ~o;",di)mjniUm projecL key ~SSJZ ~ZWO~VECI th.~ CO~.LV~~S~CX 0' a-~i.~*dt~~Ll. l.~~ds LO ~bm -dsvelo: especia,,j; the precedent such coraversi-osn ~5gh-b set for .othzr sinikr Pa: cels in %he -eae Of p&icxlrs iqortace were the ccxiitions of zprt d.e.sri@ed to coq~ensate fox. the loss of open space aJ.osxg the ~Z.~GG:I~. 3h1 k!K~.SSiGa? reqiired Lh2t. the first phase be C02Sh~C's;& srabjzct'to 2 %l tial sel'?T.ck froa th2 edge of Lhs 1zgca-i b&ir,d. ca exts3xg sewer easemi 1% also req~rzd th'c E 3.,2--acre a-ea :im&iately adjrcsn'c to ad IXES~I along t,hz erkire I-l&'n of the property frcz-Lixg the kgocn be c?e6..c~~-kec the City 02 Carlsbad, .As in the cssi: of the Sezurie:.: Ccncio~ni-i~-xs proj?' t,he Coxzis~Zon inkended- thzit the z~';ta along the lagccn shor:: ccrctlcl e7ren. Erzk UT; iith a contintlo.:ts p5X.c 2ccesswqi- io zv.n Iron the Stdx 3eacla t be coixd Lh&.t t-he decki,c&i.cn r2quired 'by the State coriiiss.icr: cmLd be t Justed in c~TLfY_g~~.tion z~ci enlmgsd zs a coxZAdon of q~prcvd- fs::%u5 phases of the Pag~gzyo projec6,, A ihil pl~t;e concerns khat# poz%i.c.n 02 . propedy :.iSch remzks 'be'cweuta 3.2 ac?e dedicat2.cn 8zCf ths se:.,rer.-l.,in~? e, mait., Ti.;? State CG~LX~.SS~.Q~ per;~i-l stiydz-tes that Lle a$.icat shd.1 : onLy th.ose 1?..e7relop~nt rights c1s iAa% .po-r-kion fcs uses i2la.t are cczisist with the Coastal Pla (kt)e .. %est do;lg '&a si+Are north sh~y2 of t,hc Apz. E&j..czrjt: T2gcc;n. 1% sk:.ai ? 3 0 -2- -m./lsta..~~~~~or2~c~~~c"S"tt~:r - !!c..es 1 Azc..arWo,-'73 _- - project wcis denied Gy the State CC~S~~CC CD Cec~~ber I?p 1973. acaon WES sxbsequently qheld in cart. The propcsa was to szb&vi,de acres cn c"l n;t?sa overlooking Aga Hedond~. L;?gcon inP,o 165 lots fer ti& stmctica of ti~?le--fmily rtddences. Gozceas c?f the CGIIEX~S~~_C~~ Eedi 1zgo~1-1, thz iropac-i;s of .wbzn rmoff ad erosion fr~n th? Paxxxiia site : the lagccn, the conversion of what '~iere then p&ne agricuLtural lands, Find the 5oreclomrt-e of planning options for the Pmcnia site arc! Agua MedicEd8 Tkigoon mea per:ding the dev~tlop:lorit of the Costal PZ~I, The Com~6ssicil also cor^si.dered dtemativs uses for Lhf: sif;e,'such 25 its p recreati ona-', pot enti d. $cir,a Ur3.t ,5 r9~~e2 Bo, W-72 - The Comiis.sion agproved Lhis perzit on November 18, 1975. Amroval -- of this pernit to the Sa Cicga Gas mi 21 CO~EXIY includzd several ccnditicr,s pertzirir,g ot zir--cpdity mor\itorin emrtis5Sion controls,. ncnitor5r.g of kel? rssm-ces md replacement of am kelp beds, screening of the power +ant frcm 1-5 pith laxiscapi~g ad b and the prvfision of pbEc beach access. SpecificUj, the concticns eng to beach access reqdred "the State Depctstnent of Parks 2nd Zecsoat;: This lbc -% - - ___ ~ __I .,-~ _-,____..._. - ..- .---. ..- .r.. _I-c .~~.l-~. ,.... ~ .~_ . .-- 4 Q >. ~~cept,' 2 p'glic rccreationd. erlsernent; covering. that portjan of the SC~ ECg G>S wid El.ectric ~oqmny proPerty 1-yi2-g bnr-t;.;ecn Cc?rLs'cad ~oaevard ad -Lhe Pzsii'j-c Ocean aid between the pcwr plzat,':j d5scharge channel mc! the Terra s&d2v<s.ion,, 'JIhis dedj.ca'cic>n was to ccinn%nce on. Jtme 1, l371, 'tihen a? C5:j-S Lqg lease to the SK.&E Cmpmy Employees kssocia%i.on expires n > v o ~T~FF ~t:fi.~,y~-j-~: ~~~rmwru~~f, ~ssuss MD ztmx,Twim ~CO:~~;.~JD.~TIO~~S uIL__ _I_-- -.e----.---- --,---- As r.ot.ed ~SOV~, the rsview of the Ama I-lz6iond.a Specific Plxi by the Sa Elic Pcg5onal- Comission was carcful. and thorm2;h. Several. aspects of that plw app-raved. by the &?@om1 C~.z.ni~sFoa subject, to conCitions, are likely -Lo be by cther local go-J-emmeni;s along the coast as es-tablishilng overall CO~ZICLSS~C pdEcy, ad the staff therefore Selfeves that these interpretations arc? of ; s&&,&qtiXj- i9port~qce 2s to warr;;.l'c St;Lzi.e c~:~~iissioy: rev5sye hr ease h Ccnt~5ssi=r?. Frocessing, the s"cai.'f has G?-~ZGZCXI the djscussio-i. tl foU.oxs 'io LrcZ~.x?.c ?.a analysis of what the kgua Hec503l;;a ?la3 p:mposed, how propsals have 'ceez rnodifj.ec1' by Regional_ Ccmnj-ssior: CLXK~~~GZS 1 ad r r?rh.erc : pmpri&eZ 5 preLxLnary staff recoraexM3.on for f.c?,Thlher ch~ges~ The. sta progoses to mzke final reconr.:.cndzitians~ on the basis of lriscussiori at the p hearhg md @he directiG::. of' the CG~X~SS~CII~, at, the Co;m~-ssio~~s meeting a? 1!4~15~ wh5ch is -Le~t.x.-tiveiy- scl-iec?LLed to be held j,n_ Sa1 Diego., -1lecraaSional Use. of Shor.el-'Lr,e * ._.E,-_C- -__ll_-*_---.--- - -2 nr in2 Coastal AcZ; @ves big11 pfio~L?,y to corr~:;e;l...j_ z~~~~~r~~~;~~~~~~ de-rel5yzntz m-d places particular eqhzsis on reseiTrjq GC~~X~OZI.~; laud 01- m'eas suit& for wZter-a-5ented. recreakicm for such use (see Sections 3022..3, 30222, 3022 30222, 3022; ?ad 30255 of the Coastal Act,). San Dieso Coi~'ty, ,432.a Xdion6.a Lagoon is.i;he most suitable for extensive F eec.=.ss ad pecre~~io~l-co~~-L.;iercial. deve%opmsn.t,. is a xi!ldLifc preserve and at best is suited for passive recreation, To tk is Batiquitos Lagoon r&ich, uil.5.lce kgtm Hedi.ozla Lsgzon, has a basically VJ: waterZmnt area; with its shallow depth and dtstimtive natum..l features 9 E Lagocn is best siriteci for pxblic recreati.onai us2 ~5th aay ovez-jjght facili or intensive dag use Tacilif:>ies se-t back s:Lg13.f2czntLy fmm the shorelix, In con-trzst, Rsa Hedioxda Ikigoon has a krge wzkr a?pw and relatively GE depth, rn-g it the nost suitable sheltered i<ate:* area in the north cawit; for shoreline ad water-oriented recreation ir.clu6Lng fi.skg, cladig p hr: sail aid powr boatkg, ,si&m??g, and v&er skiing, Given the extensive si fine areas already cormitt.ed ta residential and p~25l.i~ recreationd- use b no&.h county Srea fmm Solaria Seach to Carlsbad, o,dy the Oceanside area CI provides si,gs'icant. cormercial recreationa.1 opporttmities in. the waterfroi arezs of San Diego cowty and the only sheltered water area in the Carlsba Oceanside axa is Ocemside Harborn For A- lIedi.on2a -kigoon itself, the ( of Carlsbad has excluded coiniiercial uses frm the outer and. middle Zngoor,s, the oL-ily area remninhg with the potentinl for con~efcijl-rec~eation~. dew ment is the inner lagoon. The Apa HecEonda Plan submitted by the City of Car1sba.d designates two si comercial-recreational use: boat launching facility; anld i.kritey*s Lruldingp a 2614-a.cre site, now the 1 of' ti small restaurait p In approving the. Fllan, the Regional Comdssion req I OP 3.U the coastal Iaguons of &em Vista hgoon t3 the Snug Harbor, a 10-acre site, presently used -9- & , ?.%.",.III I ^_l,_^___r ,.... __,... ;.._ ~ .-... ".. . ...- ..._ -. . - _- ,_..... -, ., - ' ,> k h q a- t5a.t t.he area &? Skqg €!ax.'no:* bettieen the erpcalyptus grove m.d. the c-xkensi K~.at-er Street* be rcdesigmted. Lo co~-~~erci~-,~ec~~eation, to ir.cysise th~ i av~5laKle for this bigh-px~or5ty useo Ever1 tr5th the cond5,tion esL&lis!mi by the ZkCgioml Cormission, ho:mrer, najoxi,-by of the mrth shore of the middle IS. inria- lagoon is desiLpted sidmtid. developzien~, Under the Coastal Act policies f residentiKL devel of ~ceznfrnnt Innd mitable for.recreationcz't use is allawed oriby- if the asxi foreseca'ole demd for p.io3.c or caimer.cial recreationii. ~.ctivLtics i adqmtely p-micided for in t:he area- The Ee@or?al ComLssion firdings c3 demonskete diha.1; the foreseesble future denad Zor vxrpatLon cd5 be a( ea othss pmperLies 5-11 the Carls'cad area, kcked, the eqectec?. populatic - 5x1 the no-rth CGWQ au forecasts 09 bcu...asi?~g rivix3ers of v5.sits;x.s 5-a S: Ccm1-Ly ind.icates tha'c recrea.t.ional clexarld is l3dy to incre~se~ mere we severa other X;~E;G~S to con side:^ i?crSas~!d coraercf.d reereat: a!_o:ig the Lrmer shoree FimL, them is sta~~~g evider,ce of ,his.toz5c yibE j~Gcm2iag a~ c_u'msli.re trdl syskern vhj-eh :;iGgists thzt the pcb22.c nzy hz estzbl.5.shed p-rssc~-pcsve 5.,girL-%s 011 many of the Im~r lagoox percelsP Sec topog.:.:~r$.-!i-c mzps zsd i.;isLa2Lc suqrey rrqs 5,xEcate that rmch of the Fen: E, & R pmperbies >iest of Sri~tolt COV~ rcq Iiawe beell sUbjeC6v to tidal ~ctf arLA thsrer"or2 my bs m5jec'c to the pab1i.c treest4 FkC!-y? the rscE2t c: 111 . .. QL" 1%5,tey's IandLi2g leavzs -the lagoc.xL ;.i+ith only c:1.e public 1XhTChLT~ 3 fa2 bQ;& ]2&2cfxhg f2ciE-t2ies* agps.tj-y L b,hat %Zi.;re is t? :need to reseri3c artteas fix a&5i;LcniL GT peplac m-e Sg1ecZ2c Plm zlsa desi..z;&xs __I ",c P~~s.gayo pxpxZy 02 "i2re sIicre of 4 lagoon Tor ~si&zn?.i~J ckwbye~~L wZ.cb as noted a'cave y is 2 lower pi01 fsr shore f.x)nt Lzxie 2o.crevsr, roslidkzt3.z.l CeveZops-r,t af -Lh Pqagayo ..;I shQTi'l<, Lq the st2fE's 0pjr~5~1, be acco;llpar,l;:.e.d by &.c~.%~ocG. pf3l-i~ pa& -:kc reereatiioca d'2mmc3 OP add.5.i;ior~L lo::d. resjdezbs o R:eJL!?Y2-2m Sta3 32 cc pl?iop to s&~~t$iz~g b,plea.x5ation o~L~2:nces ? the City QZ CaY.7.sba.d. shmi d& ij. re~lsed &x?t of the Aga Ed.i0;2&i S2eci2Ls PXa 'chat: 3.) Etaher desig~ates the I.IecEunda P0eri.i; l?mpe*y, the Ferxm (FZCi ad the I, & E pmpedy for ccmezcial-rsc:ea%im~ me op ci$sLg~ some OT all of these gmpe-rttzs fur residz~"c@ use only on the of a analysis s!~o~~Lrig that other Lacis EYE avz&l.able to r,ee.t pi md far23 eeable r!eeds ~OT :.rateF.oPilent e 5. p cozr.erciaX-rz crsition: velopaezrt in tk C;..~1sbact &?'eae 2) bv:des that desigxition of the Pepagayo pnpex-ky far rb,sident! thal ear~ercial-r~creat4o~~~ use Is co:i&itioned ~pn dedicathn adeqcate pecreationd areas as descz5l;ed 3.z~ inme detail below ir sec-t-jcn de&g with the Papagap parcel- > to of'fs& tJ?e less of p=sl;c: rscTe&&;:al opaorJ<;wTGi..s z:d t(3 pa:"LiEJJJ v:-.rr*.p ,--.X.- - 1.0- b* *.* ,r) m B D The Cityas lzrid use plzn proposes that the 59-acrc Tmnm-ia pixq~?~gr, on a oveYlo3!dng the north shore of the imer l.agoon., be designzbect for resid.cn.t w.e0 The property is phy:icall-y ccpable o:f supjjortdng agriculture axi was ~~‘-CLL%UI-~?. use for crops :%ch as tornahz~s un“S-1 1974- The issces ~5th regard to the Fzrmoria property exist in many places a.J-mg CC~Z.S-~, md t’ilus the Cc!;.~L-s~~~oiaPs decision wi’ih regard -i4c -this properby is 1 to haw con.sidrdAe prsceden-i;ial eff ecto Becase the ?mnoj?ia proper+t;r h=,s >em beX’d ox% of agt-i-cd.tUrai. produc+LTm thzet., of the 3.a.s-b five ye22:j7 m.d becmsc :it, has Class III soj-ls, it is tec class5fied as nori-pr2r~c agficul-tural land, The Coast& Act estzbli shes st; by vhich 211 proposz.ls to convert agricultrrd.. lad -Lo other uses are -to bc ui;t,eci. Th.e staxii~ds for coave+ir,g ncn-piirrle 1m,d are in Section 3024.2 cx as fall.9.rr.s: Am5 cultr1.ml -Land Ccnvzmion’ -....-.<--ALL _----. I_c .--- n---Y_ .- ”.&a O~,heY (i. et p ?3SZ--p~fi515?) 129dS Sl-&t?:Dle for Ei@.~~..Cvdk.U~d U.Se S.!ldl be C~WS~~C~ to ucri--ag;ri ~~lt,urzl ilses unless: 1) 2) Csn-btmLed OX’ re:nc,wed agL%Cd%‘Jrd GSe iS no?, fe2SibhJ Or 3:rch. conver:;~ cn eiou~ px-eseme prime agri.cvil.txr31 land or con!:ei:Lt(i/Fzte 2,eveloy;ms’;lt cemic8tm2c.’ wi~h Sect5.m 302j;O, e E o St %le C:i,t-y ccx~te~s t~ia-~; renewed zL&cdtxTaI- pri)ductf.cn on the P;mnor;iSr‘ pa3 The lkg~o~d, Corn;rbs~;ipn &d IJG~ a,g~.ee O$ d$Sa,rrei. Tii b-Lxb r2thsr zmTc,~~e~- the Coxvers7-,oll on i;ne ba:aS OX .._ %CE . &~od 5 > :I<: be ipxeadble- . .._ CGI~”;~t?-OE~ -. -- . -. .. . . - . .. . .-.. - -. _____ ,___ , - . .. - cGacmt,ra”,;icn of develop?z?.lo .Ti<2 Ctty has aclclovrPedged that pacz’Ps of Pamonja size, SCKJ-., ad lccatic: \&able qg-5.c~~~~~~ units brr@ tine City ,?;pg~as that taxs;-LLon costs ~ld vmd, pr9blar.s re.ciuce %he VLabiEty OS the p.sr.cc:l. Ths CityPs contention dbes p‘ EZgriifj.cant issue of policy in.teLrpretation bec~use bxaii.on can be control-: thraugh appropiate zoning and the Fs‘iUianiscn kt, and bectluse VaidfiSm w .?.ppear to be less of a pPo’cIlem tba in other areas in thzt the Pannocia pl is on a, mesa viLh cn3j om sicle e:cposed to W~ZIIL deve3-o;pxnte If the Cor;?i?.rfssion finds. %h& renewed agY5cdbdral use of Ltie propeI%:r iS E feasible, thm, under the C:oastal Act, coriversion to reS.deni3.4- or other 1 Eat cg.n be permitted. If, howeverL’, the Coi;trjssion finds ‘%hat renewed agr: use 2 feasible, conversicci cul be allowed only if the conversion would pr gr=lmc agricultural. land or would. concsntr:xt.te development as pro-\6cicd by Se 30250 of the Act. ‘Fne Regional Coir-nisssion concluded that converdcn would be consis.tm.t with 30250. possj_ble effects of such a deternrination on Sifi6b.r areas in other COaStd .. . The stdf believes this matter po:’es a substanthl. issue, because -11- _..._...__-.- -- , l)i 0 . b1 ' ', . .\ j Die to pior l~cjl g~vermvie~!% apps:-oviLs of Lexgfrog rezideiktal. a~ci a-the. d.ev.elopme:it, in agrieul-hrai aeas, r??my agScnJ-turril imds in the S,m I3.c regton &?e ?S.thh 01" close t,o irbm devslop~ent~ 112 the =ea betwcen 4-3 EfecEanda ic?gosn and Eaticpi.t;os Lagoo:.,, City a~a~ovils have r-esu.Lt,ed in ti cor*stnicEon of cu dealersili?~ .md severdl rcsiderkdal develoczents ( e* j ~tl-ta !Era, SpLm&er, Coxkfi;$on, Ay~s] mc! the c.;-LenSon of a na,jo;* sew line (A;~es pcmit xqroJed by the Itegtc~dl Ccnis:5.on). Similarly, the .E.a Jwna V&L~RY a-ea &SO 122s W~ZX devel(jpEent in close pro;dL~+,$ zdr I L,,F.;'s mcmt pemzits, zsgmie~ts ?:ere presented &.Y.I~ the cor-,~rsion of iigk t~x~l Lm-ds ad zzba irLiLXm; (?KS, ii_n?ed- 1\10. 26% -77, a.3 Plxkmmz 265. AgciaiLtwd- convwsioa acd ccrtcentrzitLm 02 devdop~~nk ms a ~SZUDI ir, cati.tc.1 E~TCI. EE~~'.F~-L~.s ae~s ES WELL (F)l~.;sr.or, A?pe& NQ~ 55-77)* TR~ cozvi or' nm-pr5rne J_?nds to pronot-c. csncs-ti-at5.cn of develcpxaxt, r.riJ_3_ dzso be i 5, tb:! C)rmge Coturty Laxi1 Cca:jtal Rro~gra~. for the Xx-vir~e Coast. prc-j-.i Mi q2*- S",z."-? ReCCr!JlZrfi2&[:n J:=*d.-"2-xm?-" --.-^,..- -,I- Tn.e stdf SeY~r;-ws e. fi.nG7rag tkit ccx:seryi~,.~z~ of Pi~i?~cn,o.~-Ls ~~32 lead to CI t~~it50:i of dev..lmm~:~t, ci3n be justified uxkr the CoesZ;d. Ack only if tch of Calsbad i?. fomd2.y cc::~z-!-led to grese:rvizg Ilmd south 02 t,k legooa . agc~Lnr3_tmzZ ussb Ccnser_.,rm-Lly ,. in o15er to m&e iihe E .2SSXL-y rln?z-Dg, bdie~e~ tcbe CiQr shutrld p:rcx<C;e XS~UCZC:: thai; the ag~j.~~+~~;;~~ IE~& s( Lhe lagom vziE ind~ed be kqt, in thzh u.se zrid khat the cit2- xiX take i,' a) c-1 -4 ei,s c tcy~xi kee$q %PAS :].kqd. in ~~-~~~;~~~e 3-u~~ ths stdf bex.zy.ei; n:lpe _is nee?.& t,kzq, ~jq1.y "jg;ht.i.fiiig kfie plan's cc~\~er~on c~+-.tey~a, 25 proposed by the %$CZI~ C~,XXCLSSLC~, cn %he cmi.hbiX-ky of u+LiEky haoki?s, erki the rase or" sxcl~~&-;e z$~.cL~. z(:~Lj.~~~ p&-i& csy1seqdcn-t red,u&j.cn of tau pr..s,~.;s, 1 there xXL 5s p~e~k* $0~- p~*qs@~y o:.:'i7_e,rs to beg52 :L$cz-J;_rlg '&~r* l_.,n_& fr71_10~ for J*ia:-?-a -. ,," GGt/ of yezys ,SO th.&, ~Ser ~II.D, ~tk~~j.~o~~ C~i'ZpLti~n~ th~Lr lad id 30 longs Act, wculd be szplicable. Ths:re :?od.ci then be the SZTE grzn-t; pr?:csu_.tl.e 22 mats for ccmtnicn cn i;h& Iaid as is rlox the czsz an Pczmc~ii?~ A-?>?xJ the ccnyersicjn of the Pmzzo~Lc? Bareel ~5.i;hcu-b c:on5iAtions ~ as5~5a.g CO:ICSL 0.f de-irekqximtt md-d cmstitate a pracedent for sixLlzr cc.n~~rsi.omr; els.5 5x1 Carlsbaci ad ths stcite., Px-ior to zilEi&'LAdn,g new o~ri.ti~.~ces~ the City ov" Cal.sbad skouZd sifsdi; r A~ the hci we plan affectir.g ths Fxz0::da ~PJ~I--L~ shcr.;ing thatx: . - .-.- - .. Vi.thi;Ut ED;=% SF~CS~C EC~~CZ FIC~ P .. clzsdfi ~& 2s ;n~nl z5g-:cL~t,xrzi ?Ed the '125s s";r-;,ng?llt c3-lvezsio.l FOXC .. 1) Renewed agricultural use of the pmperty is in fat% ixfeasiblz:, td-cing 5dlo accmct :,he possiI51.ity 02 Xillimson Act ~eamss, tax ~ssessz~n:~ rdlecting a City d&e-rxin&iiion .@ keep the pr"? in agxialtwd- use, and mes.mres %G ,mirLr66. ze vmd2E.s~~ or other pr~blems &sing Iron the ladp:; prairiiit;. to residentid. axas, that. 2) Conversion is pemtissible wde~ the Act becmse %he City is for;r corp~tb,ed to pre:jerrFng lad sonth of the 12goon for a,dcdtme z~d tkds convcrkion of &he Pmaoria property 'riill he92 conccntra urban deve1opnen.t. Such City comr&tmer& c3Cd be stated in a v3 cf tjcys, includi;ng e.cr;ing, Icng-tern -3.il;ii.t~ on the 2vaihbili-i;~ utili-ty hoolcqss that, I.rould incrsse presdmrs Zor ccnversicns, a - 12- . , ... -.. . . . . -- /..._I_.._.._.. ..._I_ __ . ---x 1 ..---.-.ll .(.._..., _, ,.._-_.." . , .--I--.. ~ .__.._ ~ .-,... 0) e' ,I '.. posrLb1.e iiicenti-ves for landokmers to kcep their Ian?;; in agriculk~ prduction. The s-tG.C beEe-i-es that withc;rr.% such clear riiebnres, t vd..2. be LncentiTJes :eo,- the cj;-mers of prime agx<Lcd..tural la~ds in -Lk to lee their land-, :Lte fjilo~ for three out of five yec'rsY thzs tec qslifyir~g the lm-d,~ for non-prime desipnkton, ar~d thus zllotring -i of t?oten~~~~~~-si~.ifj.csn% agicril-I,ux.d. m-eiisc As a al-benxkj--.e to tlx Eboue, the crniversion of Pa.~~~o;?ia could be 02 the approxil of m agrricdtural. protecti-ol: prograx as pa% of %I ths =e2 b.-'cweezi Agua Hcdiofida ad Ba+Lqi-Los 12goons- ._ I -13- r -..- I 1 ^I.. 4 e- 79 s. . .C, .Use <C Restorat5on of ?L..dEfe Z;r.c!as - ---.% *--> -.-a -.- ."-- --_....___r__ Tile A,ga €Ie&i.onda SpecSic Plm PT~POS~S EL :L@-a.cre 1XLd.life P~eseixc t0 pf-':~i of kbe laggcno m-e Pj-x~ prov??des tjn& ricj use =;t:all OCC-LT for tlrez yeas ~i-: the pro1~~~~2 resemel s bou;7,.zries vi~2-e rndhcck 02 a.cc:zt SiLtioa are zq?_ored= EIop:cver, in the evez'c. that acqxi.si"don of t,:he reserve is no-% successful, '&e Specif5.c Phn pr-sti-ides that the laml use li:~i.i;aLicns uf thz mdcrlyhg zone, inzludii-ig the f'J-ccdplSn oyrerley zone and appl'iczible Sped3c Tlec pli. c5eS i rer;tctratLa~. OS degraded S&it2t ages >Atkin the lagoon ana, \<ha?c the City rcgi~.~is a.3 the ifiosk S~~f'i~~j~'G ~et;l~~~ld X~ZLS CTi the CCS~~~XT.I cc sha3.n. q2pPy* Thf: plm Goes not h2Yre 2E-y prouis:cr,s OT policies ;C,el2tiq to . %E- Regioa3.L CCF.X~S sion at'cackied se~;erXL con&i-t.ions .to YGS ~ip2j~17~2I of the 1.; Ha3o-nc.k I'kzq to er?swe th& the ptm incoq;orates the Actfs re.sou.:::;ce protect ~cq~kre p-ox6si.cn of bTffes 'zo?;e:j on adjacect proper4~i.csi expx.sx:;- .of the \I: ~YESETJ~ LO ~IC~U.CL$ ZU of t'k proposed Departl.i.erit of Fhh ~?d' C-XT~~ actplsit. thz relozrj'iion of Ke);;;u Ro& e2$eIsisn cut (of +'no ctllrr prest?~~ a~2~ the estz'ull: 02 k~~--Cf~.pie~ zycg~ci ",z ser,siti~e resoz-ce ~reas to p~~)'~=ct, the:: CIX:.Z-FZ &cy i t.enaii:e d.rec.,~~rg cf the kgoon, ad pGssLbl2 restricticrr UT mo'i:: beet, -LL-~~Y: it is fai?_rld Zkt ths eelgrass beds in. the westera CQV'E: of the irzx~ 1233021 2. adxi-s ely eZfe ct ed c polj-cies (see ~c;nciit~ons IIJ~~ 15~ 1-7~ ad 21 LT A~LEC>JETA . A). I. .;5 :fie , -.. concii-~! -* 1. 13 tkl?. nv*OE@s& .Y" .L -2se;Te .%rea!, fiiJ not, e;.r~Ii ~5tj-y ch?i?.~e -::-,= a?c?ayly--jq ri~~~u~~~~~~~~~y resi.c.32 t!-:..f; Wi)p~Eg G-f the Xe$iC)l':&i. Com3j.ss5-cx. cCnf5-t of the Sp5fic ?l,zn9 Zf the p~ugerfy is ~0% accgFre.d. by the publ-ic, mediuc d.srsiAy resident,kl use z~~!%rs to be all.owed by tke H.za .- a. signic'iccat in ~3 m+teyisL".y of usz 0~~5;- the ci:-~--e~;C agri&t.~~l zon<-g * does mi qpsz?r zo 26: c~r,sFs.te:it :u5th the plicies of th CCIZTM. Act;, irres of the CrLSsticn ~2 ~~qfis~~i~~~* Tcie properties prcpaseci for ~ycls.s~c7. :.dt:ii r:-.jrJi.Sfe prese;"ie Zr$ h t,e fl.oec:$"aiy 02 Agm ~edl.~!cCa Greekp conci.IL3 a VF -4 a&q'szr of &jasl:,zl .?I& po;ic%e: .. .. St;ck r2sidcg.tj-Q .1 : .- .. -I . ~~&~~J-J~O~~C& 4 +-*:>r-ii-r*o LdvL &.-, kve hzp--value ha.3itat zr2a.sp mci 2.re .zcijxez% tro EQF? v&-l&-)le 2-Td se.lsi$ivc ha'::j.tat, zress ~ req~j..re L2:r&LkT -5 the tse z..d LqtasL%y of usi: cn svcch ladsy !RXLe thi. cciii~s ham held tht, the tjp5 c)E uses ~Z-lo.t:ed for emas ~5.tkz sig mdus -,,?lues p2~~ -cJ be seTjeyly Liyited, the; CLtjr CC~C! coilsides tf:;?~ STJ& E: nigk;t tal% c2Xpbg (see A&.xsor-, iQpe2l No. 153-73) th& xould nut TEqI?ze : site diJ,stw5mce ad a sm&!---sc;?J-e cc~~~erci~zl use ~ri the knoll adja~er~k to ! DKiYec Xith respect to Kelly Road., t'.e Specific PILm pmpused 80 exkmd thZs road 1 col%ect,or frsm its cu,nst hmiI;;;us ai; the e&$e of the proposed wLLc2.5Pe DY to eretltudly ccrncct to 3.. Cmri;lz Xd!.. me pro._nosed ro2.d lacztion xcufd j been 5 the e.mxicscY Vi1dli:fe Presem-e habitat &-e%, md. ;ms objected %o 5y Ceprtm::t of Fish ad Gam. Tne RegicnaP Cc~x~lssion roquirse that &,he xu' reloczted. h cocpextlcn i5th the Ceprtrne!:it of Fish end Smie, withcut spec zq rilloca-lec! mute, in ZI. ,effort to resolve <hc potea~iil. prot;iems ai' CO?IS a mad k t,he prese-rve aro,a. inere is scne question whether the road cm be safeiy reloc5ted oGtside of serve %rea. Gxrzntijr the resd tarmiwt2s j~st $0 the north:<cst of 5 smal2 and adjacezt to the flcodplai~. Contkming the nad will require oither si( the iL!,19 o.jt i-,to the fl~cdpl~ki amd XildLi~c Preserve, or CXL~LXJ the roc" the hill. .Et.ould pose serious conflicts v&th Coastal Act Fo1lcie.s 'neccuse aI the encrc onto the flood?lsb ar:d prpsey~. Cu6tb-q th~! road hLo the hill is pkp'ic 1V 0-a hcaticn of the :-oad in the Ploodplai-2, ;.+5th 2 gr36ud. ana safa - ll+- . ,. - .- , , . . ..- .__ . ,, e~..,."*-.- I-n-.. ".---.. ,I- I -- .. "- " ",^."____ ___,--- -.-_.-.-_ - .-. -.. .r,c curve as Lo be rmsa.. cutting ellough 3!!Ra *vc tig' my 1 en&n;;e:r existing de..,-t-: 4 opmnt of the top w~s513Pe r' p but may create 'Gh-c: hill- to provide a salic? ' of'khe hill, ad waul? .Lend to conr"lict with Coastal Act, pclicies callirxg for ~ presermtion of naturd- landform. Further, it is not clear that the road is seiltid. for access, given the Iimitatlons oil develomient. iri the WLLLl-ife Pres established ~h the Regiond Cornrxission conditions ad thc potenLi.al bicycle a pidestrixri access proposed xmcier the access condiLions o P. finra comern wLth respect to uses affectbe resource areas is that of poke adverse impacts from baatirg on eelgrass pro'cection if ths wes-te-m cove of th imcr lagoon. The Eegional Com~~Lssion Condition 15 reqviires thd; specid mea be ixken bo pro-Lett the eelgrass beds should it be demons.Lrat,ed. thak greater pro'cection 5s necessaqyc Howeverp the condition drid not specify il provisior~ per5.oiEc .emtp.C,ion of the beds or a ems of detemhLqg if the habitat is adversely affected. . endat:Lons : .>-yW-..-"-- *e7.Lmi_narsT St2ff FrFc::: to the su5mitta.l of the implesienkatiozi. o:rdhances, %!is CXfcy shodd pre: %.he Corninissior: re-~Csicns of -'ik Agua Hcdionda Spscific. Plan tr'lich 2 -__jU^i(---..- 'I !!-I Detete 'Clie nediu-x--de:nsltAy i-@siderrLi.,al desi~i.atic;n for the eqmded. t&ikU.?-f~ i33esex-g-e c?nd redesignates the property to 3- use a- uses cor sistent with rr,aLntsxmce 02 the resoace vskics ~hc thf: proprty= ~e~ete the propied extknssorr 02 ~ellgr ~i-ive~ ~horfici the ~i~y and . Departaen-L 0.r' Fish a:d G%;e d&emLm a route for the road ~thich WCI net exci-oach b3;o either t.he iroo?~la~k or the \,!12dli*"e P-seseive, & Pr'nich would not, reGuL-e excessive grac'ing h cGrd1ic.L xith CcastLL policies, the Comp5..ssion muM. recom2der t;hs e,xte:~~lox;, of Kzlly Dr Ir~clud.e a precise delineation or" wei;lmcf ha5itxL areas capable of rest.oration, do~g with the qpropr5.ate policies to asswe their re stora'ticn bV1 accordaace wj.th Section 39231 of $he Coastd. Act- ?'Jhe City finds that restloration of a degmded wetksd area is ir?feasLbl shGdd justify such a conslu.sion ai; &he the 5% subnits the re-&Sed of the Specific Plari. Include provision for the periodic checkyhg of %he eel grass beds t ens1m-e their proteciion, lie Plan sho-dd propose 'cha.'c the fLmI.bgz from such periodic eminations are to be protrided. to the Depatrner: Fish and Gaqe for detembation as to whether special protective me need to be taken to prot,ecL $he habitat area8 dl€ Fish and Game dei 'boating use should be Exited, the Plm should proyf~de that the Git comply vcith the mea:;wes 2) * - 3) 4) recommended by Fjsh and Gzmo -15- X * .* ,, ." "I(.I__,?__". ..~- .-.. -... --~ .. . ,. .~. 8 '\ @ e -- "\ Do C.rzc?!nz Contrals 2>,3. - od?d..zj.n Pro-i;ec-f;ic;n xne protection of the Agirn. H:edi.onda fnlocm wetl,7-rzds is o5t5ms1y- one of the iqctrtmt, coast$L o'ujeckiri..i~e~iP XII~ i.nvo?--,es n9-t; on~y la_rld use is:;u.u.es (2s &sc abo-ae) b~t also ~,-otec-t;icn ~iga3-nst adverse 5.in2a.ci;s of other ac.ki.ritics, Ih aeEri.ties tht. cm have sL~bs?,ark3.cCL irripacts ox sr;c?ic,ent,a.?ion of the ystl.a-~ me pacI5-n~ zlld fiocdpL2-n filling- %ne .mca~% of sedir;;.s~-b and silt con-k~r 5x1 rrruoff is :rel.ateeci to t%c? axbuzzt of g~?.&i-ng LSeng place aid 3i.e mzii-er 5-r the grading is ccnci.,zc",cdc Consecpently, g;;:.zdin,g pmc"xices !d.",h .. the ciyaj.,; 2s ~~kec? by -the EXZZZ~ d~3.c;l of a pelin;,t for a. s.J~xE-L~.s~,.~~ :s-tbn tkL;e &snag! SL~ Cripcuit~ -- # L~~;ocx (A~';~cKL IJO~ ~IG+~~)~ fk2 E.~$.CXT~J. C3i~s.si-0n7 in CCE~. C;L~~-?-R,$ for T?"c'~c' specifi:: c~i%eri_z to be inclEded &~zng ",e i;iip~.er:le~~a~~~~ : XT~LIXI~ the treatwnt of :-off wa-ters, :rcc@xements for g~zjing, ad n?p,c? LO prevent SXEKEXI-L from cr;texing .~i~z 1~w~iz. -0 Ha~~~~eT, stdl bexe?;.Gs t,h_es! KZZX~LSSS shdd be inchdd. in Vb.f: X~qd use &ige r&1cey kbLzi being &fe,Te t,o %he f.:rr$.emntat?-mi phaze- .. .q..*.--..""*-.- *--.--~-Iu__&....-u. --- -\-.- .5 F c -basins 01 coastal !.:ei;l.ands have been of @-ea% CO~C~~Zl to t.hE COKLi?SSLC.R, .-1. Another CC3:?eeAEl is PlLLng cf the fLood.;l?:.in, as this t,ec,?.s tr.? ii3cre2se the veI..oci-ii es of flcod floxs I thereby in.cre xzsckies tho lzgooiz (r2kher %ha1 b&lg de iwci ca. -the floc6 ffing.2 flLTKEx u?lar*d), ~h.r? ~pecif~c. PLXL cmt~ns a po~cy tAat p-..c?~Lbi%s dter.ation oP Xes u o>~~~erra.3ys %'r;lt s.r~zld c~~se dpi-fica.?;{; &v-e:cse inpac;ts. o oT7o Gi-i?,,es t,X: poxcy 2nd tke CityP s ~Lcc6glzi~ zcri2ing 9 hc:.xxwp, dz~:7locn:n"c. xm.3.d 'E el,:!-( in the fioo6pkh as Lcmg (2s it 6oes act mierozch upn tl~a %atexwyV" or' tl Lg.;.z IiecliGzdZ. C:.s&, 5- yy$-i~.~a~y s';.x-." 2sco ~?~+or to the ~~y~~~~~ of +& ~r:;-Ie:ne~,t&;Fcr: OF~~~~CES, t.3~ E%jr S~CZ~A 2 A ,,o %he ccr~j~s&m redzicils of i;hs AgLm HcciFcrida Specific P7m that: 1-j~~ .J -thf: arr.mr~t of se%hea?; th~t. _---.-_l.--. .--- P -- ..^ 1) Ir:cLu2e ~a~e sp?cSjLc t>3..i:t.CIi.es to CcjnLrOI ritn,~~:i ~1;:d er3doa ~UW- mzqk to Sn,ch<cn -323: d the Coi~tal Ac%. Cne stzmia-x-2 hat shot L 'be 2.ncoqsseted is '~kzf, k1J ne?,< d,~\7&~pe~k be de~5.<%& a15 @C~SIJ rz-gstam, in ,&&."~~~~ th.8 pl~~ ShoLd ~sQA~~z - th~t dl F^~W dSfe. ked to pyyj~~,t snjr izc.;-tase in % +, ,-k 7.y. - ILLI '. L'.' fyarri 3 2t)-yep?, cEe-kC2 dc530cstrzte3 'klzb, I;e& rmo.p'f Sh2Ll.L not i3cxas2 Zrox the 23ZS d'J. Y E!.ent p-qcs&j i~vopLxg ~zxiiq prssmt a -mioff cGfi%:.wI plm .. xk - 2 2&~~~r, on+-hm S~OEL The p1~a sh~& ~?.SO &sigm.-le a ems' eo^ ~~~~0~ emi.ng %+ii~.h FLL ~Z~LII~~ i"j.Uing,. cj: .cbz~i~e of VS~ tLcn shaf_a. be Z~Lted, ad sh0IC.d pZ'CpOSe Stm-ciEiXIS for lX$2EAdn fi~shzj. ad aqfk,?ished slopes. (3rosion 2nd sz&rnen'cz~-Ca gdd.0 mys?';-j~ being p-epaTo,d by the S~~~ Dieg:o 3egim~l CC~~XXLSS?-OII may pruJ-j-dc fhher g~&c?~axxcr: to ths Ciky 111 prepmi~g thts n~a-Lerii!. f the plan*) 2) ~ar'r,ain poxciss that prevenb my filling 01" devzlocmenl $2 the : yezy flood.'plzin of +ua IipCfiicnd.Et Cr?ek, unti.1 sllch time L?S th6 ( of Carlsbad has ;L ce+L.fiL& floc2 cr;.ntrol. progr;?j~.~~der the tI3ti( Flood In,~~qc~ prcpme Such ;i X-rriitatA.c?n af flc.cdclxis* cisralc! -is IlecesscJ to cdpi+~ce pjsk tic) 5.f-c: ~.d pr0.!>~3?..-Ly t'r~m flccd hs' (p-,,alat to caastd .\ct Section 30253)~ 2p-d -LO ?rot,ect the ~et1 from adverse im~sct.5 of mLoff (Y-JT'Zll2Xt 'io S<2Ct?.Cn ^ja%31) XZd t xl&k styem ~tc~ra~cr~g (p,.ysu;mt to Section, 302~6) in order to 6;1.~e incrzased f:kood v~loc~~es &?d secii.nen-L dcps!.kLO?l, -IC;-. .............. ..... ...... .,. .I . , - ?, I. -. ,. .- .- , , . - 0 -_I_ Ee --%L* bqree of 5. !.f5-c?.tJ:-qF re(! I\ 3:;; &&f ar,d *k.lie Te?resefit:.tiI-es rjf khc Cit;y of C~X~~~IJ~:~ have, shncc.: the 'r >~1ipS of t,.he p'i.l.0~ ~L-G~~Z~I work, :~c,+t to ari.5.m ai. agrement as to the del sp:;cificit,v rxpird. i.n Q local p:)-:?.n to meet ';he stmdax-ds of the Coastal 1 ~hcre is R~Q~, yet ccrnple.te agi-eeniento The City's position is that tht: pia, moiikficd by th~: Reg5.ond.. COE~X~SS~O:?.~ meets Cozstaf. Act req5.rmenLs as to : is reqrrireci ixdw the Co~stal Acto fin33-ke the 'imctittcnjl pl.zrir?g =id. zonlng v;ork of locjl gove:m?md;s f the ( Act places c;-.r;hasis on ii!&::ing mzjor 1m.d uses decisions in the prepaation I.PZLCI USE: pla~ rather than in thz zoi2.ng that fo'ilo.irs. The Cozstd Act doe: contexplate -Lhet the zopAr,g will b-2 of lesser impor'Lzrce, b12-L r.&her tht : bc essen-i:,iaUy -:he d.rsfftj.ng of mea5m-es i;0 czr;. cxt t.he ak-ea+y-agyee+up d,ec'lsions msde iii qqxmv,-;1 of the Iznd. USE: ?Iai* DX City stzf2, ad the Sm Eego Regicnal. Cormission ad. its staff, have I cjj^_tiger?_"t].y 'LO t1-j~ ir~ reso%ye dis,?gyecLa:ezk:; a_rld tu izrLre tfiz2i., :.,:hese there thm one passible in'ceqreta-Lion of 2 Co%s.i;21 Act policy as appEed to a SI 2;Jld @I." VEi;?e" arc.2, the j-?l_ti3Tpi.e%2,t,iClTl rnOSt, yle??ly in accol?.?. PfLth the iYliell' Coa.sta1 Act is i"oU-o:;ecl, N'orLethel.::zs!' becm-se tlils is the firsL Iad ilse : hxr& Teach22 the Com,j.ssjo:~.~ the staff be13e-v-ecj riL bpoi?b~~t that thr- Stst Gc;cin3ssicn pi-oyide g,e&ace in soy:iz of thc2se in'L.epreixS,ioas * 02 &pi.ffcmce is 'che fact, thzk thc Cb~sf;& Act cor.taii?.s precise s'i~ndad. sf-.oreline zr?eaP in p:%~cd.ay' fGr mxL-Lsrs swh zs use (Section 302221, ac ~2.t.". TI.le ~t.;.~?i' b2LC-fes D for %!IF; :cezsOa~i e;;platned belo?:, th!; ad~Eti~n~L rr,, >' (s~~i;:.~~~ ymi i?*71d 3025.2) z;rlrl l+-~.~~ pro~et:tio3 ( sec:i-31d 3~5~) o 'T&-&s secticn of the stc?ff z~&-ys-i,s ad&-es:;es %he q~.estlcn of cletemdL?5.g 2 2zc:ropfiate A" stzsd.ard of sr;scificity in a :Lad use pla 5.n the aea of pub1 =ii?-~:$: protection a-cj 2esi.g~ sta,ri_$..z-d.s o First the substayt2~a7 isszes rzised access; prorisicns of the Agua EIedionda pl;m =id severd prcEr;.,inzy stdf d.x~i.cms dczkkg ~5th oyera31 access co:xEtio:i.s we presented. Secondt vie t~~9;ior-t a~d desig issires raised by the 1;z-d use pLm. =e discussed. Fin3 seciiion of L5t. ;.eporP.pTn_zeerl';s a pzrrcel by pmzcl aad-ysis coilta3-&-g .speci cess and design recomex;dat,icns tl;here t,he overdl eccess md desipp cond5t either recpire Tm-tner elaboraticn os sha;ild be mocjified tG mee-L the reqd a4 the Coastd Act. 1 d le --.-x-*" crSc\i;*cII Wclic 8cpss cQ&gs r- I'ne Agia Kedicmda Specific P1m s;Er;nltLed by the City of Carlsbsd cpztains cies c&ling for sddition2- vertical md :lai;er.d sccessways dong tne no-& of %ha lagocn znd includes both a 35ike R0.3,e Plm and a Pedes-i;r5-m Access (See exhibits C znd D) c The Plan calls for the deve1opec-k ~f 2 sixxed bi pdestrim ro.uLe of a rninirm~ of 10 feet :in xidtlz g~'nera3.y rci.-Lnin a 15 tc easeiiient ~LGE~ the nodh shore. The rout,:: as proposed by the Cit,j. ?;odd k dlcconkhous- where the zrnbimLcents for the rzilroad tracks ad the Interst 5. freeway oc:cui-. The City'ts plan pmposes that additional vex%ical arld 12 accessways be provided by using eYj.s-ling u"dlity easemen-ts ad leasehold i held by th-? City, or that such ecccssways be acquired eithnr through agrec tzii2-1 the propcrty owners.or as condtions of appmvd. for development, south shore, the plan proposes that, beczuse of the steep bl.u.ffs which e6 adjacent to the lagoon, public access be limited LO poin.ts within the pro€ On ccmdty p2rk* , - 17- * EO ~>~ce~st:'~~ is ~;ZC~QSCCI t,he e::.st.Tpj exc the 22g0~fi iis a 1&..l.dEfe@e5-r<e i~ or<cy to psc;tec& it ~1-a~ ll~zzy. in,tcwA In appro~ing ~LE! Ag-.m FIebj-onda SpecriXic p:taq, the SF~~ Diep ~~est ~~~o:p-~ ~.~:ili.on at,tachcd. severs:'. c0nC;li~5.om li;xtn,r,ded to achizve p:~at=.r cc:?sist&qcy tiic ~;?ccPs:: pi-u~isioons 02 -the Coastcl. Ac-i;, C~nri.j."&~~ Noo 2 reqsrz:s tkzt cc p?,bl*c acce:;s b., pz-o-~&.,-' *'u 1.1 -- .F .l.ezzii3re L- zcn1ss .tho rilibo3.d t,rzc!;s acd Ir;-Lerc 5, a~d reqr'-res a ve?kLc&- ~!.ccess ccnnec'd.~:~ xi31 a prop3~55:=~ GVe:-lOci<: gzk Pmnonia F~CQC-Y~GJ~. Tine cc;nc!i-kion EISO cdlls fo:(* ttiz precise plot+zn,s of tk - pse3 p~b3-c ~CCBSS easecsrrt fro;;: the ed-gc of -the 12gcon7 23~ 9~~;ests 2 ri mt11~3 b~61d.h.g s&kck lice of 50 fret fmm the edge of -i;he 2ccess easemnni; 2 .L die iirnei- h:,~~i~ bg bI:dTfs, 'ISCIX~VSY, a 25 f:>~t set&;& W~?S 3?;ggeste5 2s ZdeqLate, yfie Regic @or~~issii?n access s'caqdzrd:; =e merely ::-q;s,es-ced criteyL3 i;hz-, t.:o?dd ha-u-e t be fi1.7~ ll~ed ~'i, the time tki~: i:,q:tes~_rk~..tj..on pj1asc is 2pproTje3-a ~~l'~..?lrtY~ S.kZff 42CCCTie?d2t?? GrtS TCA~~ tiic ~233. ded-[pai-,ed ax .I I' -.- .- \fiere the ~.cccsswzy xailci '04 sepaated fr~n a.y dz~j~~opr; 31 - -----*L.--h+----*--.-- ----- _-- PIE?~ Fkmir.ezz&,s -- .Bscaxs? .of. the ~eq~~z~$:ts of Sec'L;_oyLs stdf reeoy&qen& %>Zt t& 7-2Jd.. I! "g, T&vhere :-&sc&ylE: a Ly~~:,~~ --- ---_-__--- 2. 3G5C.9 of th,e Coastzl Ac5; FZG CGI.I~&, s~zcZ~~-C ~CC~~i~i re~i$-r=i~ie:~ts ~;ICI Q f -??&EL c use - -- p->sx (I -.t b, Ae:rt:yJz.cv of PTC, $e< L=,il-j y(zz B-T?::s u &czpse til.; E!;C?s.;;.;q" pprj;gse iXL *Le pl~i is i.ntc>c.,,d 0 a.ccr,x;loazi;s 't;c~:,h b,Fc:pZ-?~ 2nd p&k~$~~~>;~ ye!:Teaeicx& p2C.s of :~?..cyez~-,g -g-a;J?-_;;]e in r.;c:*-~~??yi~ sply c5- ego C.y<T*typ %% -~g.+i~-~~ (-.yJ..7,.,w.--, -4.Z-L Ld. ?35. -recpiiL?:i:L<.,cz2.1- IlSZS gm$CSd eLcy2g -3-2 nor%h zkor d+,$ crcs &53.u'c-2 WXLt. aci SEfZ D252,.C lx5e of the zccess;.Ey, 2&:, "----."".-%*._ .II...-,-,,, . __._l._l_.,_. ____.__ I - --~ z:d bec~;2;.s.t: t,h;;-: orczgsed p~k5. vex Xi-& .:!:?e ~~:,~~j-y used B-j-cerL+,ge,-L'_-J- 'pi?,, rr=;.;i;e cn 03.d IE.g?.;,;q If. 2nd the bicyc2.e r0~t.e o,a El- Cze,no Rzd 2nd :.i-j.U- SS;T,TS YE$ 2-5 >;e * I. - .- the Ci::zrLssicn st,~.?, se~~~3ar.2xd c~cye.l:;3 a:~d pe6estzi.m path q;e= to ne Celt: ,.:--'- .I- f-. ? t?:.e sep&.oI? of the t;.:a 2:C:ls 2rVl ?Ly!!.,22 @-.eatel* -fLZQ,Ei -7 Et?? 23 . ts^; ,% tLG aQW fer ~~z~~A~~~~ C c~~~~~'~QJ, r%eP..!s or" ti.3 l..2gomo merefor,", pI50;. to, or co",dnuLs with the sYlbnit.-LtC of i2-E ir;rp1ezezta-li ns of thl r,crth s:?cre, (x?!! path XigY; XL-l dong the shor32ics La we25 where thl,re is Exi5i"LeC Isve gx.p<::?.< 9 bhe OtI'" ,1yr Idy YE]. Long; EST g--,:>?mci> tg;ing &y,5J:J..zz cJ& x* kcz ' c,ucel - - QY&~k~c,OS, L&e &ky Of CZY!-SSSd Sh3.d.d %:bL%t re\<^seG *eft Of %he it32 11:: lad use pla to th3 Cc.mis,sicn for xvie:tr 2nd qzpm~d.~ ai-ich incorprztss Tol2.0~5.xg stacia+sz Sepxnte bicycle ad pe",est8ria Satk sZ?c~Cd be pm-~5dnc! v~tk2.n a-maLcni 3 ~~t5.c~ of fiP~y feet 1mdva-d or' ~ea h5.2i.i C' i;Tid~ 3~2~ SXC~$ 2s pi3T~dnd fo the pacel by prcel znzily52.s set forLh below. %-e bic;Jc7e s.xbh shc.d-6 52 nir~rxiza of IO *".$et xi.&, htxire tt.i-2 ?edestr~.ai'pz%h S~GU,I.~ be a c~d.rn!x c~f 6 r.zl.c?ee The ~e-fiseri Lmd use: plai shc~lri; ir:chcis ai access cc..=onent xk5.ch i f&,her relin-?mEzt 02 the a.ccess;.rq c?rd setbacks- for my &-e2 xhere ;Aese cxmot be et? tke City ~qy subr6t m, rnm.d~ai showi~g t5:at eC;U;Lwlsnt pb wcas have b:?-l~: ~z*ovi.ecd, The accessxqi- c.cspment inoidcl i~1ckde a precise 'cion of t5e pr~poscd easencnt, as :<ell. a3 s-tzrnc~rds for l~x%c~.ping oil both de.Lj-c&,ed =ea 2nd sztbxks, It s\orrld. also inchce st2naz2s for L!e prsv pxbEc z~le~LSes along the c?cco,s~~q~ t5at Lnchde but ax 30% ErLted to p The 'ca,.jc stmtlad s:hmld be the 50 fcot %cess ECYZ 25 i'orJt ~&5~k for CCX~~~LICV.~ StiTct..zt?s TCXCKP~F.UZ~ -by Y~PU RSL~CZXLL v COEZ~ 7 . fU~kXE mci: 2s benches, &;-r&5.ng fc-altElins, bicycle ,r3cks, 2nd 2i.ghti2ge -38- e @' -,-, .. *' _- c o ..~~~~~~~~~~~~~--.---~~~~~--~~~~~~~.~~~~ T~F; fi CA-LI..~ I-IeLi0nd.a I?:LECTI doc..; R \* c..,. b,ct ; 12 &&e d,Zt;yilcd pi'gp~~ii-~ ic.cj.ic3Li -..I LJl>-2:Ss it inelL:des a ~1cchar)j.sn; 'LO asyd~e .c,Lc deZica-Li.c~; 2nd j~,.;ipj:o~~i~en'~ 01" rmr t!ic nort!i;iiore access :i-h is d-jsfic;.Llllt; -i;o find -khat' the pl~n py~1-5.d~;; ~OI- "EZY ~~t:~+,e~, 2.c c 2 3. S>Jzy- o '&er<?fO:-es p.j<~r ea +Lhe ~~~~!~-~-,:j-J- 0'; the -k~p ;.~~htk~i CKY~IX~WS 7 the CS.-t Cel;Lsbad sI~~.L~..cI. s-,&;$-~L a1 amcqded *versio:1 of ;r $ecLf:ic nm r.Mch PPOPS I;iec;?aTj.s;:l J~o assl-ns e~rly cCi.;!@et,icn of 'C't(2 XC~SSX~J~~ J?oss~~J~.z d..t~~-ati~ be the ljse of '*in j-:i!x:E ?=>E: fm:ds from dm&p~exb In the plm. sea to fii? zcr_ess :=y:;ro~j~.ments j-n, cl sy:;t,f=;?a.kic rnzanr_r CY a phasing pmsym thzt cond5-t ea.cE~ sh~e 02 narth shore d~;~~KLopnenS, on "the coinpI.e:i;-ion of v-s&~..c linlted sz of the ac.cexw:y &til.::::. by ?,;he cj-~y or by ;2 sooperaLL7:z effort of -the adj~;. prop ~~+>y fy(;fic;y 3 z d. ,"--..,--..-w_. Co~tj~.~oi.~.s a- BSCCSS,; "_I_. D?.egi.:~&L Csndiki~~~ Ti:, o 2 ~::'c~cIs~s a i"ec?sibilit c~~-&i~up;.$ accessy;av on -Lhe zhcjre 9 b~~t, doe:; not spr_s:zify fe&Lbi.i?L-Ly c15ter?Lz dit-jon&-j-y, vhae tlie S;xci.f'iC: ~~~~~L pro?os;d to 2k:;j-t access XI the .. e~.~ti 5l1 ?'-:,'3 c;,+ Tar~on 22 the lricbi+;y of th.2 TJiJ-jjJj-fe Pyesz:yirc: j-, consis-be:y:, 7n.kk pro!:. At- b1Le c;exj.s+,ti.ve i-&,~~~.. h$aj-t,;;t,7 I-t nay be pcsslble to develcp 3 res'ci.l;ccted b: p~~p..$-& access 'LO -t,h(: plyq-Jo:;& . c~;;i?,rJ>zlj--17J p:rk 2Jld ,27_33 .?JXCx.J -Lh.:-. .QK!.ic c -k;pxjqr tic; ,y?cq &?S, pn,jc:,;f "iI(2 i&.,?-;li-?d h2b; - ~- .' L>>.;> --!- Gi.-.22* e--''- P ifierefoy*e, ljdor to -;,?LC? s&I-j-'Gd 0; ~..;~em&,~-~,j,~n o~&~J~~~~~:; f 'c?; (3 cit2- 0-f: ~~~-cyel~~~~~.es~~~~~~ 5:c.j-dge ~~~li~~ >*.ofid ?ret, zct, the ha:?<ij;~% ~;K?-G 3:~ -1;h2 Sziie ;;:~cpj+$j~~,g gzvfic azc ~2~s ~.-a~qc;. -Lbe L,3goc):rJ,( s eas'i, erpfi ,;I:-..- L. .A% .,:, GO 7 S.~cfi 2; :q&z:iaz- 2x1 - - .. bad &.,Q:J-I~ condu.cl ?AI a;l$q:3j- s or" the f-,e~hr>~c~l si~ri econo;;!T.i: f~:~.s~b~-f~%~ 0.f: yf~6:p-g 2 'v~~~?,ini;~~-~~:e acces:xq~ Fz,cjng the :c;o,rth shoreb 'ike Cabj~ cf CzrlsS~ sh:jvld dss yquest the ~~;~~~L~~y~ of Fish ad fTvne .kr~ re~j~~~ 'c,he e~yj.,~o~*~~~ fn_;Lsib<?fit,.y of a yt.roc~e1: pGLpS ~,~~~~/~iqj~~~~ by5dge bet:.jee:i -i;he E pyop-~sed c~mya-xi-t,y CZT!~ .ccnjpa.tibl.e ?j?.--Lh %hi., ?tiLd.LL-fe Presewe zrea. $;hwJ,.d be pTesen-bed .to the (~ci~:r~ss:~on fo2 a. detemk-ici",-ic?,:? 03 >:h&k.e~ or a?& 5; c9npUi2~.071str accessxq FeqE:ise?lerLt, shp&d. be s~er.ded ink? the Specific Pk 'F These .. I. 2, TJieTT Pr&ec.,'ciGrl Fxld '=,!YXY&!.TI .E- ~.t;ZCL~-2r~~ --.,-..-- .--- --...-=.+.- .-.-------- %'ne SpecLfic Plxq 5.xcludes ;a sec'sion or, dssign cr5texj.a vkLch set.~ out, gUii fa? liew bcvelomen'c zit'il re:qect to bxY!!diyG bdk, shape, mcl extc15or appe 721~:; cr5tcx5zi L~~cl..=de a 35i'oot height li~itz.Lic;n exceyL' as prm-idcd for in .f;:.qoseil design rtxiew orti&naztcet as weL1 2.s ?"rkil;; s%tm$zrdsa 'he ,guide1 s.l.so propose that lot c(j7;rerge and setback req&i*men%s of the underlyhg m"-*i3 prevC1 .except as. pmtyided in the propcsed design re-$+eig odA.nmcee 'Lie Regicr..;?i the de?_&tlon of t-hc &sip- criteria sect the hd. Use Plm phase on the basis tha-i; such ~fuide33ies shoi;ld be rzvised s~bxil%ed along with the oi-?~n~-c~/~~lp!~e:1~3,tlon phase of the TXP y InstcE the design criteria p:*opsed in thz Plan, the Regio~d. Co~;imission propo:jed gods for. indiriciiJd prccl-s, It also qgested an exznple of specific de: &andards to b4.de the City di~ring preparcition of the irnplaimtaiion crd3.nz kxYhiing sm.ple height limitations ad 'miildring setbacks o Tne problem v5-t approach is th& it zppears to leave the establishment of design criteria 'i zoning phase withou.t. clear policy ppidz~ccc: as paZ-t of the certified land u: Cornxission raq1.6~~~1 -19- .i: '* *, a- .;yY.cI--.I^yIcu"~v x3 r ?xrd?? 2T-T . -.<-.-_CI- ~ .-9 13 pro-~de @~?.?,T:cE: fop the r)rqma'ICi.o;i c?~;!?. revic:.: of -the IC- zoIxing OSL5.Z c;tFxf recc::!:ncn<s -thak -k.hc c:itg p.es.~'i a. .. pl:fiposcd ~Y.J.Ys~o:I 0.t' he lad TS~ I ~oy c~~;~LS~;~C:~ review 2nd qpcrjd. ccr.tk:xLtnii; ..;p~c-ifi~ desia 3JCm::~~d.s md. eies f@P i;t.l(. &)rel-im.. zzau Sugg&ed 2-L d&rds 3L.e sei+ j?orbl-L iiz -th2 f*xl( F~~"~~-.l~,~p.?'c;eZ m2aJsris * 3. -~,~~~~~~~~~~~ !!.cz:ess ~ _-IC---IYCI- <?PC? DC.S%Zl Ei?c:cT~~Yl~.2.';.iCns -__ .--- .. 2.- fix~l:2yh to stzff reccnie&,a%ions set f0r-5~ k1 c,ilp, pr~~3.o~~ t?:~ S~CZ::LC~S, E< re@renent,s a_rd desi@ cri.teria sh.o.jld be spezifj..ecl as pxt cf the .. City's Lt I; fdl~tiiqg ;l,_szussicn vS.1 p:resent CLI ;? oarcel--by--paz+ceL besis: (1) staff rei &c-!ions for s3,ecifLcc c?,cccss ddicati.ons -,&ere the reqirenents differ .., r'r~~in i r~v.~al_l 59 fo3.t acces'j ezsxnent ;.&+,h a 25 fo~t bZld5zig setbzck descrsoed 21 (The55 spec:j.& zccess ~eq~,~rene~-ts deri;;e either frcm the ;?ctentLd- 07~ ,Le;r"e6 Fcoa wat,erfrcr& use rec.yLre;iw,ts of Sec-b5,c:c. 30221 cf the Act) ; zcd (2) s-L;s~"~ or ckse, sz I :LI-~& 2ccess/c~3sg>x r.el.atio:;s'hl;,lss fur each pzxei cxii 3e ncm rea6i1.y exanhe( c?.~ ?Jo~tYi S~-IC:.C P?;-cs~.s Ad,-j~,cct to k E= f C;r?-S-L!2.d :zlT-z: The A c:z::; &jaceyl: to CarLs LC -op~-~zc.% "ik.,e sczrxie a (1 FLZa, To g?.JZ zl'le cLf,y g-&521C$ in E2!&Rg ki?s 2leczsscLrnJ PI21 Tva-SLons, bfi' -- spcc->lc t,y?es cz USC, fycm p~5l.i.r: txT.st zzd prescr@tj_iie ~@'Gs GJES~~CXIS 7 mc? r..; for cizsigx cr~tzria (2s Gppos~i to reqi~remmts} o -... I Sf,Flzf hss p:qese:l';e<~ this disc~ss~o~ (jn 2. >&-Fc=tl-~~--~2L?ce~ bZSiS S( .. .. I . . -iarr .I-y"-y,~I,- ....--I---I =,- --..- --... ..,- -...-.. ..-----.-. I------ -----.' .. ,-1 We&j-oi,.r;a 3,pecifi-c j>LZ?. a:ea c~~.-k,?.j.cs s~~;~~=~? '&-J-J:..~..#-,:.d 'ce:;.:e2:n '1 WZ-yacIc iy:cc*~:~ ZTd "Lhe I&Jx?I-L tkat -. z-5 se Sh&Z.Ljr -.<. \ frc yJ .&y,,:&~"&~.zii; 1Ld.tZ zer acy= lor t412:c-e T&7i:&jo TJ-J;.$zF.;- c-...:].5*+j-es of C~~-~s'o~d Bg&y"pr.,PeL ad. Ga.:Ls&id SLz_",a S;eech, 3% 3 set back 3, ~-~f~c~~y<, &js" >ZrlCS fxm cI2Y1SS2.d E!oule-iT2r2 t3 4nsLE-c? th? p: &On of z2 z&Cp-tz l,2.>.&C+Td k.Qffll.. ilne c~n&~#:~c~ ZISO remLres de. f:ol?,?ev$:r9 kG pro7;idl, clezz- g..Tj.d&nce f01 the 2mlement2tLon phase y ihs 3 $Jfjng pci.-Lq its y0pcs::d e.?&&rIsicn bet,;:een Sea~i;lerrc &Id the LZgc0;rr (m2 pmT,<&d &.c=g ?dz 2rclpgsed e;cLeraeca of the access'r.I2y-, ad ",% the rod+,:,zqe me spceLf-jc; - ~~~~; ;;L-sposes ~~~d~:-.iyj_a~ >;A* az:::skJ (3.i:) 02; r- .. -. 1. I Cclris e-j.on has reccrr;r!E::;d&. thai de~,&!.ocrr;~~~ I GT~ &e5 e >?-yzf-toc ccl--Cds -3 . n racqt %g be h+-m-okLIs: to 7~even-L ai-\:.;rse t5 :x&. iqxicts* cm~Ajon sh&d be r::f:srit-t;en t,o ?xAcor-p%.k2 tho b~-l~C.g 3-d 3CCSSS.qZ desi3 sta~&~~.~.s ap~~ijyed by the S+L?.:,e Ccx&ssicn in the ~e2rieX - seZ!'ii. 3). Lq &&,"jon, it 5.s msg:tStd. tht ii ~ZEGSCZQ~ X5-fOot S&baCk $3 2iffs-I; Ene 02 developcX.3-t be S,d<ed. to cr\,e-sto?J.* The at3; Of cZlS5 skm~ci ca~e_de~ ~E&~.~-IIZ 'ihe rznaixfirg C~velcyrncrit. to t.m-st315e~~ IS desgled, &prelGpmcnt 03 <lese parce2-S W~dd be COn&.StZ9k 75th sE?C'&E 30251 of eA2 Act, .2:cLid be timdly cor;;-ati.ble .kth the cha?acter Cf t ~~~~&~g ~-~~s, an:i p~c~~u be ccnsistent G.th proy45o~~ 7eECL acticr! the S-k-Le z~d R@o=jL cg~~is&ons ( ee g. %2i-~??: ~o~dcc6C~UtlS) e b, SZ~ TZ~~ZI GS tc TLX~T~C (SEE) ---.- PZ~CI~L. :,?orb, --,..-- h,cpor, - P3-s six 2cr2 is Iccated aa>accr,G "a tho north ~it-lorz cz ~h-3 01 lng0~11 i;rm&ateljr east of Ca-lsbad 3>d, Che poi-"jon' of the prope+"y congsts cif l;vel_ lady and the other is a st-?eT) excadcmnt ,zh-iting ti Lagom. Singl~eulU-nuullipl-e fsurri2.y dew1oprnzn-k adjcin ";e sit$ ?,o the north ad easte ' The parcel is accessible only frm Garfield -2Jerde &I; to its elamtion above Czlsbad Avenue. The Agua HxSonda Sp~.ci:ic P1; - 2cc . ., - ..-,. .. __ ... . . -. u. aesipyxiics ,thc steep()t&.:.on of the -,:;np?riy as. ope;.. a ,pace =id* tpe lev L, . . poj~~c;:. for Eevicter;Jc.id!. KT#- ~cnzity (,XI tct 30 iiu,/c~c)~ yn.e Rc[;iond Co~ni.:~~;ior~ a-ttac?~ed Cc-cE:i'iL,ou Noc 5 which cdls ~GL. devcl 1~cc-L cx the sJbject pzrcel to be unobtru.xiTJe in ~3-z znd loc&ticn, to sel-:r,a.-L ...--- ".- a ~~fi<;ie~~j; &js?;anc.e fro13 .bhc2 't.i>:~f'f edge, -to be f'lo+profilee To ;?sST>re that t.he Spec5i'ic l?l.::ci is p:;:ejse erzo~@ 4x1 doveloy 'cne inpl mcnt.zt.2:jn z,cning ordinax5 fr?r tkis pcxel, it is sug~r3sC,eci th& .de-vel! . mait on the i-lpper po~%:ion of tJ6-s parcel be set back a rrcinim~xn of 75 f -.fro!C the bluff edge ad be ltrni.L& to -t;q+.stolies in. k~--c!lt, fn 2rjd-j-t me e.xLst&i~-t?xLL runming d.mg the edge of the lagosi sho~.ci be the - b~ckll!~:~~ of the pk13.!i.c accecjsp:a;T t.GtII L3 - ~~~&i+n~ --e> IipcLecj to 2royide 2 ~23~ 2.0-32 Pc.06 combined pxkstS.,?_r,/r.sike p&h md a szfety f-2.nce D . .-. - . . ..-.. . -.- . --- ..- .- &--Lo _._.__ . A7 C, Ecke Parcel V~rt'n Short? Cuke? Iz.sxn - The Ecke Pzcel is 6,t in size ad lies wijacent .to the north shore 017 Ao~a iIeScndaFs oxter close to the 'chzr;ml- dtischerg:es or Vne Fkd-na PGXC.I' ?hit into %e oc-: ?%e site is ye~;-t-;i.~,,-elv -3 4112% P y,+j-tli a 35 foot hi& e~~~~~~&:~en~ along its zcd 10 ~QTL high emSzn2aext. ~Ajacext to ';he &goon, The sit y residecki 21- uses F predornlix~~5l-y s5.nsle-faxLL-y with sc~e mi:! Tfie. prcpePty is zccessiSle onlj- Yfimxgh ti12 st1 - w......... --*..---'-L-....L--.- ---,----- ..-. -dl__ farriilg, -Lo the nol-?.h. A dx adjacr-2% -sesiclen%i..;~ n.S&b::~hoocl t.0 tl:~ nmth, 2ie A,sia 'rt'e3or:.de plan 7yC"":jeS ).' yJ Xr-s:id.zn.+.-jd &&Q>.-~f$ rje..E2Lt,7: ( 1-0 -bej 20 &.;eJ-J&1g u-t: . acre.) fc:-* t~ie Ec1c.c ?wc:el* The vat?. A& ~Lx~..LI~ ~T~-cIT~~..Y -to coa~t~l-de~~~dect de~el~p~~.~ts j D 31 at-Lea?L;..ld SonGitioil I;~o, 6 PA~.cII C~US f~jsp the I ;i; fo~ ,q~-~~i~~~~~. use (p.~~;j;;;Cit to Sectia; 3'325; > .. # To CHSXE? L1ia-t the Sp~~i_f5, c P~ZT p:r;\::i des ~7~..ffZ clent m.ze for devc the ir~~l.:mntin~ ..., z,cxing ordinwinces p the cc~di'L5.c.n at-i;xt.ed by the Zcgi Conmissl.on sh~~lci Ge ~:i~&i-fid. -to recpii-= that 2 rxi.~im.m 1CrJ fcot st151 lsnd- be Tree of b.Ji_l&jjngs. At least filty fset s'nocld be de~-caLd. 2r for p~.bEc access st;itl., sep~xrate bike aid pedes'iz-5-G. pths a-:d the rem; should ke laxiscapined, 11s aqiacultwe uses are r~ot cis-dx~ped oa -*e Sj the entire 103 f-tp v5de strip should be locaLed along the sh::reline:, acpacdtllre uses are df~:veloped otz t-!x prcperty, this strip my not be feasiblj pro~vtded irxm(5ateQ- adjacent t.o the shorelii:?:, but. coillcl in: be loczted ,?sound '&e 8nqxxultu-re facilit2es- DesSgii c15tsri.a. sagged colisi de~"di;ion by Carlsixxi incl7rzde stepptng resi denti LL devel.opment fsc story where it is closest to the shore, to a m&.x5.nrm hc5gh-L o.f-two st( Pz.~arczo, Ncl-l;h Shore 1Gddl.e !.,xmn - ?3e Papzgayo parcel tot: appmxirnateljr 2.& acres ad is located adjacent to 'che north shore of i ~iiddle lagcon. The site is gently slopizg with a steep embdhent ru~ do~n to the edge of the bgoon. As with the Ecke parcel, the cnly acc to the piweel is thcw,~h the streets of m adjaccn'c residential r,zighl hood to the norkh. Apprwunately 3.5 acres have alre2icl.y been develop with 50 ccndomintm witso 3*2 acres of the lagoon-frcnt propedy I-: dedicated for pzbxc use pursumt to the rec$remeilts of the 1-772 COZX Act in Apped Hoe e1-7;3+ The Specific Plan proposes Residential 18i.edil ISigh Derlsity (10..to 20 dwelling units per acre) for the Papagayo ovme: h alternative lmd u-se evduated in the Eli3 for ?,he Speci'fic Plan Wa: dmsity residential, - dc -I_ -_N--.---.-"_I--.--.--.--- - 2 I.-- r", ... . ..._ - .. -. . , .. -, , . ., . . ._._ .. .. . . 0 e' .. '.>. ., .. -. The Eegionil Co:imLsr;ion: attachcd Coc&--t,ion No, '7 eaUi_ng for deve2.oprre.n of the U:?S~ZX+~J to .:;e ZLted ad desisi:i.i:Led i;o be visa<d.2.)- IXLO~~~GYLY~ p~ to Sect5or-i 30251, ~d'kh mffic5m-b sekback frciri the ird.& edgn of the p I,?oscd. ~.CCCSS easemmt zit on^ the bkff to provj-de aa xicqaxce Imdscxge buffcy? a:d ;.rL?;h the developmcnt to be Lot>psai%le tu ps~rerst adverse visi2?. ir;;l)zctsY Tne ~dy access re@.reir?m-Ls 5:i the Region& Co~~is5.0 cm5tica.s a-2 the iqi:c;vcknent, of a 3 acre c;.wr-loo!< pcsk to be locatec %he lc~.reZ brad ETCV.i.gJ:jP,r dr&-cZkd _I-- n~:ar .th~ cd"--de-sac Of Hxebor EYE E& a ~Y,~R.c zccess =;L:r?_~~zy to the witcer's edge ZE~ pro~~i~is for .E: TO C~WE XXGistency ?dth th~? Coas-tdL kc% .ii~ld %C p~-~~&de the ba,5s fO1 %hi: ~Ep~LT5l"Lti.OIl OEL.LEZrlCeS, %he %;$CXld cCP-~S3ciO?3 CG2&+.i;TiOil ShWdC mc~dLfi-r.d, As noted ea:.Eer, the polic:in,s of t5e Coaskl. 4-c-t $.*re Xgh prio:4Jq 'io recrwkimd USC of GC~XXF~OTYL pz93.gerby. iiigh ckasity resi cfatial use on C,h5 Pq~agq?o site. ~;:aild- Sz in CGYL~J~C~~ xikh these poliC; the int,eridve rest dezLial ctevelol;~ 1 -. __ .. . mA,less =x &,ccjy&,e. Lrg2 j.5 de&c&ed :r(jl: -~&_u_c recr~~2- 4.'LoxK!. else* Giv prop~sed for %he %pa ad the l.egom loca+;ic3 02 thn pz ~ 5.t seems cle2.Y t.h& g~L3.i~ usz =leas shd-i.;j. be rescrwd adjacmt to the existtng 3.2 acre decEcc+-Zon. e,Ss"&l;g dedication 2s one 02 the few kvd- ;3se.s-s ~hn.2 tk=e m'LLre noT sho??e wXch 3-5 sditzble for recre&';fc:2al ?-%5e as 2 w:ee.: site. It is d; one of the fex aeas vihr-re it, ~~2-d be possible to g~ovid.3 I.~-:T-ZA prj for 2-c.3E.c use or" the skoreEnc ~hich, tmkr SecSai 3Q2fZ 5 r zkcdd be The lx;d Licp-g -the b-kjff bet;.iezn the sew^ eaxr c!,ilsJLdb,,jt& ~~~~u&~L>:~ =X syea to ~-+Lgz.te z.zE:nst, ad.-v-~rs~ imec*,s, - rfiwf .zi ac7,&iticm& ddLcat5.on shc;iLd be seq,,dred &a% p&is b3Sfs cf Papagap p::operL~. T3.e de*- :;.z-'dca S?JV&E i.i:Lh& a Lr~-?e~~d sh~2Sd s 0% ?and bey&e.n -/-)le edge Q+" :&kc c~st2L~g d&j.,c&.i.c~ zqd 2 xne y~~~~~ - pzaef -:o the bb2z ;.k&ch i.:i:ersect,s xith the cyd of Lhe HZZ%OT Briv ne C&.-~+-S~C. z~ea &~~1.l.6 be ed.US?d E WLilZ -1ocd. cor: hzve been pesd .&o~t, "\e ~-G%~s~.cxI of y~bXc parleng ;31':2s, e~exLen 0t;iEr i.rskerfrcj;zt z~z~i 1p.s shc7b-n th2-L the &SZ.??CZ of gxbxc pcj6r~z f( tfie pb3-c .to 1156 rezi,&rki,al s$L-eetEj for ;?als;,~ge IZth respect i;~ &sig! cdtez-52 for %he Pqxgsyo properP"L3.,2t is Sl?-g,s?: th&~le City co~:~j-&s:b x.eq&rhg that, .the ?i:rs-L line OZ bxK!.5i.ngs nod the new &~c5.caA3-cn be ~~fi&-st,ory %a o~der to soften- %heir tiad iaTac: +,he f,qoon ~2d me hpt)xe view sits. It is dso stgges"ied th~t devek be :;at back & least LjO 2ezt fr3m %hi: kd?Ed CXIge 02 fhc PubLC dd ad tiz blvzf edge a?<: kh*b *Ae mwhWl hd5h.t; Of de"brelC?GlC22% ala. the > . '. &.-.&-SZC" (Ses r;;;"zzi'c-t F) m* reg&E.,l& .I;o pmTJi_dFi ?.e15 ,cuc3ces for pbXc p2r:k5.Zlgo .. be .i;wa--stok.es a% patie. eo STWZ Hxbor, ?To?ch Shore ITCGT -PI-- bcrccn - The SmJg iTark3r site It, is adjecent to ad. zzst or" -.. - -___y_ appr~&m&,cd~- seven ac~s in zize aid slspes gadudl2-y ;iom frcm ~LIT 2nd -4cims Streets to the lxccn edgz- ad is 31-ghly viziblc frcm the highway aid. L4.1 lagome- The FXE sta-le adecpate acc2ss exits to the site vi.a Adas zrd 'rIa;pxison Strze-LQ The is m-reiily developed ES a boat, IsrmcFLrq site :&th a~~.517wj facili The Spzci5.c Plm designates the Smg H,vbcr aza for conlmercid, EC: One oi L.?e nor2 im-,or-,mt aJ.",zmati-~e uses discussed in the XI3 w;?s i the exmasion or' the ccmzrciaL rsreaticn use to Hoover Sb;se&* -22- I! ., *' 0 e. I, ~, .. S'hff FJ.~~CZ~S -that 'ihc City can~der rcq.tifing ~1.1at r;ny ncq dcvelopcn F!iirc! froX Ha-xLscm Strei2t ad .Ad-,?~ns St,r.ec-i; ~ t.*eeu, f. this i3T'Ca. be 3dbOrdinzbc to &-sting lanj. foyfii~~ not b].Cck p&lic views mi:J ~e.b~f11 Z:istri._n.g nai;u;_re kca i3etwcn the Euc~.TJ.~Y~,~ Fic~ 2nd FIO~V~~ ~tl-~+~ J~~~~~~ - m-= The Speci1i.c PL~ desigpa.bcs tkL2 gte f3r meL*m d.msj_f .-..-- *I_ __I-- -.-"I)I-"I.I..-Cr-"I^---- -,A----------~-- .. cm~bj-n~ 2.pprmirxike:!.--- i;kr<ee acres a~: is s~-::nlai- in top0gyaph-y to Le Ef~bor pczrcel. . residen";i ax developnenb ( 10 50 20 ci~e~-i.ng Wits Tcr acre> ~ Re@-o:%d. cmctikim ?\IC.. 8 rec@r.es %hi:; 2~~2~ to bc resened for recrezt: Use= If ccmmercial recrea+tio:~ is devc;lopecl or!, thz si-,?, 2- acrz c?f wz& front Ih1:3 sh;ld be reserved for the pr.o~.&si~n of a pb~c use area a SUspOi% faCi XUeS for p&bx c boat, ~&;:~.~~~~g 26 j ac2n-i; to Hoover 3tree-L sJ.,geSted. C;2Si,g?, C~-kria =e -that de7re3_op;nen$ be stepped acZ1 tfpt bu- closest t~ the accesswa.3- =e onI-y-oi-ie--s.topy, >s-yfi ip nzems:; hpjgiyt of StQd-es, 1 EL.. --.-,-I.. E~S-onda. -I F'cCTL~ .,."-"--_ - ,'I& EIe~S-cgda poil~+> are2. a~,eE~-s geileraI-ly bet, Hooves Stsrcek XC;~SS aci \hitqr~ s ~~n(j?.p~g+ The xF-3~3. rj.-szs verf $;eep-i- ta-t; s~o>$" OX? 2@ to &.c$ from the S~O~:<~XEG -t;~ ~6.Zj;lll.s Si;seeta Tfie ~pecj- Plz~ c~P.F> for medj.cEi clen~ty ~.~;;~~~~~~.~J. ~~v~o~ne~t ( 3-0 to 29 r?v;Z?a ~~~CS pe2- acre), Tne. Rsgi ozi1 Commts Q. owl in Conck~ kion INQ B 9 recs~i. red- de~v&p~~~L$ jll -t;b?. ad c~~~stel~€d to e2ml-t: the pra-rLsicn of use-;ul -aiew Corl-dol'S, It a: prOposed thst &.S-h?rrhace of thc na'iurd. lwd forms be pj-pLn31 by rq ~'~,~cc~xc.cs .to be 10~2.t~i~ ad 6eSigF-d to fit the caJc.mdl_ CO~~C~,, 5: ~WOXTSX?S <;-kit the Regi+0~1;31. CC,XL~,S~~ ~on&j-qz.c,ns be nic)cj.fi,cd, t.0 ix( t0 ObseYVe ;Fdeql,IZie Se%baCks fI."ciD. '&e access ease me;-^';, t,o be lo?;-profj. > mom qwif5.c critsyia.?. ~~di~~~~ poilli; is one of cfie past cri*sedl cievelcpble pwcels 03 -the sp~l~~~ of Agua ~e~c~d?, fm~, both a vLsud- ad plnysi-cd- impact StwidPa ~em,'oTe, dee.m c developmsnt oil ft, whether residenual oT COxm~r lecTea~zon7 mst be p?'m& m.: desiped to 'cc~ipl4inenL the &goon's x b protect it, frcil; adve:cse phpiEd. irrrp3c-k reSfis3g 6:Z~ng md 2-f.te C~~St~cLjO~l, md t,o m.222Efi.ze pbzc enjopent of its w~.t~r' s edge* &..c~pb .far the bo$!.--sh.aped area in the rZddle of l2ne pzin%7 the gram the are,a &ops ah hTerJ-1. over 2g0 bet'vreen Rdms Streek m-d the ShOreEP dcspelopmenj-. loczted ip, t~.js sxea ~51:~ block or diss~np'u trie~~s fmm Adz Street, tfiz nea.rest, p.;ibli.c sLreet, to the lagoon axid ~Ll-l.. xkely infa oa potentid prescr5.ptjve fights xeas. Prcviding zu.tontobile xczss de\relopments along tE.s ae3, pQ~*j~~l~yly- in 3-gh.L of ths C~DT on i poses se\yrz de5ig-p canstjrdnts. Provid-ing &,el~agc for develc,Fmen-t increag-ng sedimentae-on into the la,goon also presents serious desig Consec;uently, develosriient of Hedionda Point should be 3lmi'ied 'CO the a-eas ncs tfie middle of "&e point and the ''la^loU'' ~II betxeen the tpJ making mlti-storJr dcsi&n possible with rear and/or roof &mddn~ tak off Aums Street- hd coverage by structures on fiedj.onda Point sho exceed 2($ of the nct land area, excludhg re&red dedications for , access. I i I / I -23- -. "._ ,- j ..~. ". .* .... X.__X_",I... ."_1...~... .--. . _. ,...-. . .. 1 0 0 .I 1' ', --_- h* &L%-,L "7: "i~p 0 Ill-.---..-..-.. Lx~c!S.nrr to Bri. sC,03. ~ -......_,..- CCP~~ --. T:~K?';eyf s LzI.&!.~~ 2p.d 'c1i.e ~2.c :L?:id d.joc5ri.L to t'jristol CG-VZ ?~.s.s- v,GcLerz:L?>y from the hgoor~ shor;.eo 1 SpeciTic K!.an. dcvigzzt.~:~ I!Ci2t;cy~s LmCji~g for corn,?lerci~~-pecrea-~j.ohl, xo Vm pxc~e1.s ad jacexb to E~~s'Col Coxre for adim:? rss55dmttal dwel.cpexk IO to 20 &~r;~iUg u-cc.t:; per acre,, 31 r~v2e;.dx?g the h?,d i.n~edi2t,cly edjacext to the s~G~~Ex, tks B.@m Cam$2SsiO~ ~6-d not i~ose zny conc5.'Liofis cm the de.vzLspc:A of these cD5t&Lc?. a.~ea aFprop::iat,e ;li~d ~ec~s:;~~ to ~*?,su.TE: de~ctlo::nien-'cl cofis-isi 1+5.-Lh -216 Coastal Act,, Stxff zuggests -Lhxt. bzrildbgs be skwpd, srch t.l 1-1; cioszst, to the accesswEy 5-s Efi5.ted ~CJ cns-story 22, hSght, bh9 p~;Cim~ he?&* of brLXL~5s Xn6,&Xl- "c3 -txo-stozi 2s y No devdop~enl shdd. be ijl.m~.& azk7.l a q~e"~if&@ &j;~:-zLn$;t~~ k.,zs beerr !d.c -tb.fi p?.d presci-ip2L-b-c; x5gLts j~1 the Lr+?a haye be$n p:xke~C,p_$. jn. ~CCG~~'EJ.CG ~5th ' pTopcl~CS. ~0kQ7~~~7 bE",CZil.I.Se Qf CkE! 1tOCZtiOIi Or' 'chS$,$ 32I'Ckl.S, desi&. A . Seccoa 33211 of tbAe C(jastal iic-t; 02" t,j>zk e~~~i~&~~$ - access ZIY-:;~ ~,~Z:JC? 1 cj.eSj.grt.e.k&o Cr, the TexS-rLj-rLP; pacels ta t,b east,, deveIc~cis~L sh -73 ..,L--, T 0~~~~' belo:.! -5113 ex;-s.L&g 'i;3_ur'f 1i.z-e ~d shc~~11d '02 sei; 'bXk a dnLmix 01 fee% :Fro12 ';he e&?, of +k,z bJ-gfzo trhe accessl..ray shc;illd. be dssi~~+e:! 7- th~ yiae -c,t?za:&s to cn,~~~~-ec.t v~-k\ Cove Dx3L-w,3 i: SKEL?_? pgbl2.c parxng 2~-k. 2~1 5x1 &rr;;?,c:c;e.m T,ktji the Eccess'i.i?a? S~CE~! CI. be f*r i;h2 flat EiL"e; 26 jaceni; ici COTJC TJ;;f.-bre nhere ~~-~~~~"d;l:ia>.. c -re s c25-p-~.-= EL gu dsts, :5-. n-.-4 -A t;f-J> Cayo - sri $&Qf &y$"!..C 5s Z[ ~:ci&~:a~ m.l?i.113 c!s2.;-:Icm..::: 5 i .--I-J ---. - -..-..- .. v2-13 zdged alt. ci d-gr md, (~enez-~ &~++J~~;;~~,~. of 2Q to 30 &*s,~?k:hg UXX~~S PET 8~~2~ ml$ ~gzci_fj.c la C~Q~ TO;= liigh de:.z;<g ? ~t~~y recor3:er3ss tkzt :fyut';-u dey-&cpn.rie::lt in 3x5 sp~d- Ccve bc af a, scs2.r :nc~.Kd53g e cori~p~,~;~t.~~ 1s- kh d.-veio: ~nt 011 &-tkm- side of 3. progcsed y=oSzc.-Lo &-Ster-n .^---T-I.____--__- ___> . __-- ?.. ..-,-- -...--. ..-I- ..e...., L sf,--..".--*.^.^. CY (?,e kc1 ;-.q z)~-:s~:'l~) -Y %lp, s'i):c1Ii.Lc pkD. d&.gm~,es L,g$5c c-Ez5 fl I-- vJ>..LJbJ-uu bv- .--- *-,-;--- SToDe J:re._s 525% ?& 'dc?s.i-, of 2I5. si-,o'r. C3"v-C -- - 1T ne&-~m ,s~dsnAd& &xlsi;r of 0 tQ & Ch!?Eklg IJI!!kS prs aCP?e * r- a.ne ~cp-~al& Ccm-xi.sdon &id nat s9ecifi-ciE-y address th.zse PXCL'~ in : ~f cm."~cns, ctha:.$ ~~yeLc~rncl-~ here xxld hzve a substmkkl vi.-% 03 .t;hc goon ~~&k~e The ~zdiag a-d scenic ?reserva.LicrJ. recgi.reim Fd~ym (8.5-CA:l c_ ad LEI Pro-;reil;-tLes ----,4 - These trfo prsperties e~e. ~0th pxrcels !KF.T~ been ? The SFeci.fic P the Acb XcqAre Xnttj.:~g d~,dop:xe-~Li; dasitLeS .to 1 &/Xu - IC, --x-,..---- bevdeaq :;-j.st,o~ ~x&i the iin;e~j propny. p;j_Uy filledl b~t, IaajT be stibject to the pbxc tr~:st, ppq3ses ~je&ju~ :e;$ resdGqti&ll .&n:jtiies af 10 'C,Q 2.0 &deang u2its acre. RejonaI cc~p~s~ox1. Ccyficji.*don Ne. E requires the provision of ad.ecpt bdfers bett;esn ay df:\r&p;IPerk and !;be adjacent bLi-~d~f€? preSelTe, E5 stdf recor;mm.i,s th2.t development of these properties be no mor2 than stodes in h&.&t ad be designed to prov5+de substantial view corridor that, the ~;rize ,ci~;d 11,jgh;ht of de\Y?lGpm!ZlS be at a CO@LL~ble SCC&?-= P 24-- .. si L cAi.ia4. the 13~~i311, ;?,?I c!&.zg to n.0 less thxa half ofae xiLd@h cf each bi of the p~mperties. In id. ioa. to the stmdard access reqxirement, thcl ~CCTISS from !4~5na Dr-ive to the shoreline should be 50 ft- !.&de, with il 25 fL.. b3.1cl~ng setback; a& a -;- 2cre lad. Brca., wiLh a 30 f-k- road a.cc easemnt to Yak D?rive, shodd be reserved. for a :n.pport parking faKI.i for a p~s:<@le fta-tt~e b~at l~~~lchlri~ Y;IiTi_%r bzt~t~:: th~ ~WO parcels, --.-.. SG:?iY&o2.Y2 -..- -__I.I--..- Sflor.: C5T-Tle:T?22. -,.."..-I Prone&? J-^---.-.---.'...-- llest of 1-9- - 'rhis site 1- is located a-t the i;aimn Boa6 off raq on the xes$ side of the freeway, eon'cxins ~ppr~.~i~~-t~~~ 6 acres. The LSlpectfic Tlan desigmtes it for cc cid. uses. me Regional Corz~ssio~i did.. na-t; zpecifYcailly adckess the de.-doprnmt of properby in its fin.dirigs or contE3cns;. To preserve the unobstricte~ c \Tev: Srctn; 1-5 st&Z pecomm~~d~ thaL deve.lop~~ent of %his p,sope,%y be se' 103 fLo frox the edge of %he LagoonD o--.=---aX,.----CI-^.CII Pa~r~~nia Park -.--I - Tfie Agx7.a Re&ji.o~da Spet5f-X~ Pla1 d~s-igla%es t.ki me pa?Q:Tj-a ;%-i.i;e lo?. sirigle-Zam%l-y resider;tiKL use E.% 0-& d...er,/ac . k oae-I ZCye ??~-~,5~*1~,2k" - 13 apgs.~+,&~g the ccmcreyzign of the Faizxn5-a proprLy to residentzi. al US< the &p.~s~~im ~qmd~~~ io, proposed ~~erl~ok; p2zk fmm &-xre tc five acx=es; ho>;evey, it d-52 nat est.&l,fsh zq~ cfi.i;eria fc?r its devef-~pmen%~ 5s reccmaend.ed i;haL tkj.2 S?eci.,"ric Plan iqeqdre thcib, if the E'SXIXJIXL~ prc is cIlo;qe& to copj-er-t, 2.~ leas"i; 5 acy~3s of u.ssble land a.ca be decEcak tat&l. &TQ;L, inclc&ng 2~~tacir;'ied pr.'kj-ng, ctn,d with the rem.tG~der 02 thc 2mpro~;ec-l 1~5th p1qgrocn.d aid plaj-i:'Lel6s zrzas -Lo serve local recre2tkor needso A pblj. c stzj,i-:;;ay shodd. bc ~:iro~%3ed ccr~nec~ng the pak abOVe Parlc ~~rlive bel&; far erbzlced shor.eXne access, along with parking for 25 czz's, in a.ccordmce wi'~:? Section 30212~5, Access roacls -La the Pam pwk should ba of su.fiX.ciw*L pidth a;?d well-signed to ensvxs mxhm p access to th.2 pa& ad sk.,oreline b&me The plzn shculd a.f?L1-m kh-2 ci inteLb to accept the Parlr*s de&i.cation, spec;ifg rqho kc11 32)- for the 'p inlpoveiaents, aqd ensm-z that it ?rill be proacided for pUbXC t1SS b ph with the developmait QI: the Pa-aornia :psope&y. p:iDlic p2rk is also propsed, iEJroTj-';dy v$.bh 3. c9asi;z.l Cy;e-..l@& ;Lxd $"p4iC 3Zya to COVerr!3 less tw3 i E. Co:munitv ---..__u_)__- Px-k - Thfi proposed C~mv~dt3~ Park site is lacaked o s0dt-e of the lagoon on lads whic~, are no^ in agr~ci~~tur.a.1 poctu The actual resenration of lad envisioned to accor!xxda-te th.e grqosed is. 20 acres. Tine Park and Recr.e&ion Element of -&lie City of CarlsSadgs General Plar fies the Con?mmit;y Par!< site as being the t'Iiubfg of the &ityes recreati The CityPs posi-bion is that the CommrLty Park is ceiitrjlly located, tion, extensive utility easments and cargmns make it posz2ble to corn Comimmity Park icith every other park in the City.= Activities planr,ed a commni.ty center, thi3atre asts building, baseball. fields, and Led: -25- ..-_-.-"." ,-. .. I"_-. .,- .__-,," ,.-.,.--. ., , -. .,.^ ~ ,..-. ~a--. .l_^.."IX+-...-. ---. .. - ... ._. . . -- ^.... ".-_ . . . ....-..,..-," ',JE~ re-tzied.ng the corn ty ark, the RC~C~EI C0im-i.. x1 noc?ificci th.:: z Fkms s propsed devcf!ke.?t, corxept by req~j.ri::g "GL the puk incl~:de passive uses such 2s :@.cr6.ckk-iF tz~1s7 ad ?ackCt besches, xith acces: pxwided by bozitt by p~3kstri&i/bicyC?-e tr&l tht could cormxt xith ! mAski-sg ternrims of C xmn RoaJ proai.dcd that no coriverri on GI aog5aL kads j-s i~eceSsil~%ed, c;r by pcdestxian,/bicycle tmil on the e.6s5-r~~ 3. awzd Just sca"ch of the Agca IIS~~GII~~ ~C,:L& (Kelly D.rive). En order "Lo razxrc the design plzns for I~i~~rcvemexLs of tbs park ae c( tent with the ohjcctjves of the Cozstal~ Act, the Spccif5.e ?la should. j a de-tAl-3.d site p1.m deiineating zezs tith5.n -the Corm-n;i.i.ty .P&c bond; whe~e the -public shm.ld kiz~e EmiLd or no 8ccess4 and .;here alter~u~z laqaorns incI,u&ng fi~~q~",io~ me~g~r:?s -to ami$ erosion 2qc.i secEoentX =e pC,~i;osede Thz bowida2i3~ cf thc park rnzy have to be adjusted. to s?' 9 .' -, =I CfJIeECtS \$sk.h. a@&kZY& USeS 02: brc%kd r~~o~~ces E 8 *I -- -26;- 1- 1^_ ..--". .*.- - 1- - - ----. . --.--. -__I_ I -.. . -. .. ._.. - . -- . .. .. - . . -, ...-.. 1. ~~ .,.r.-.i. . ,Ir..__^,. ,_,,. .-...---- .-.... -..- --- - -_ * . ,_ _.._.. ~ .-_.... __. _r_~_,._^__^~..........~.,........._.,...I.....-.~~--~~ '- .- -. * -1 . B: ‘. . I. -1 .. .” P . ... -..- . - . .. .~. , . -. I _II.”.. - I ' -\' e -. -. .. .. . . h. < ., . ., ., .. ;- ,'. M E M 0 w A N D Bd e TO : Paul Bussey, City Manager DATE: February l FROM: Planning Department SUBJECT: State Coastal Commission packet on Agua Hedionda as forwarded after final date. - The packet forwarded to the City from the Coastal Conrmi: is lengthy and possibly confusing to those not totally farnil with the Agua Ilediona'a case. Staff has separated the packet into sections. They are described below: Section 1 a) Letter of introduction from Michael Fisher to ~~ Mayor Packard. b) Conditions of approval from final vote hearing of . Nay 16,. 1978. Note: These are the "official" conditions reflecting Commission changes to their staff reconmiendation. 0 Section 2 a) Coriditions as recommended by Commission staff for May 16, 1978, hearing. These conditions were distr L. buted on the day of the hearing. Staff recogrzizes the poor quality of the reproduction, however, the copy used for reproduction was itself a reproductio Other than to see a progression of the conditions, is not necessary to review this section in depth. Section 3 a> This is the report received by staff a few days pri to the May 16 final vote hearing- This recommendat contains the declarations and findings required by the Coastal Act to justify conditions. Because the final conditions were changed subsequent to this re the declarations and findings are not complete. Ot than the findings and support attachments, in depth xeview of this section is not necessary. I_-- Councj.1 should use Section No. 1 of this packet in revi the Con~mission's final action, and in considering City staff conunen ts and recolmendations . @*ty staff has included an additional information packe which 1s desicjned to help clarify the commission's condition Of aPPrQlial and the Aqua Hedionda planning process. TCH/ar * v 3 State of California, Edr-nuna G. Brown Jr., Governor California Coastal Conmission 631 Howard Street, Lit?? :!cor San Francisco, Califunia 94 105 0 i315) 543-5555 June 12, 19'78 The Hcnorabls P,cnzl:! ?.ackzcl, Nilayor 1220 ELn Avmue City cf C2rlsbaCi CSJ-~SW, CA. 922~3 Dear Hayor ?2ckzi,; I m pleased to $e &LE: to trzsfit to ym a copy .cf the Ccastd Comis~o acticn on t'h Ay~a Hec5cnrla SpeciEc ?kc, the seccr,d lad use plan to be cerezie.~ ,~&r ",ht Ccasta -Act cf 1976, As you =*e ;;m'cably awme, ths State Ccdssicn pproved tkis Csmmr;t fcr trmsxittzG to the City ~dthcut %dxg able to fUj take ink0 CCCC?L"-~ tke nodi.55.ed ccz?-3..cr,s proy;osed by jrou-- piwi~izg st~f, became thcse conc5+5. wers given to the Commission on the 5zy of the fix22 heari-nc wc Shzs mr? preserkd too late to have keen ?rccerPJ evduzted ad disc~sstd by kcth t COrrJ-rriss5.cn ad stdf. May 16th xeecing becase the dezcline for Cc&mLssic!n ac5m xj8s imed5atel situzt2on, LjhB sr-ly chcdces a.raS,rbie to the Ccdsdcn :iier3 (1) to &sa?; . the pia, (2) to -tit*olci action, YAfich -xxier the ksms c~ $he cast tal ~ci woda h~e zixtem.ti.cGy qprovec th3 g~z, ar (3) ts ~~~~ve ",e 9:s ;ci.t conditicns xFich it hac 'Deo,n Svm suEicie-lt tine to S~G&J ad &ismss. The Stck Ccmiisdon cbse to ta'se the latter apprczch, 'XI% cn17 Ctsr ~5 a consi.2.erz3lt a.o~zt of relxctmce to So so. Se-ressd. corrLnss~mzrs ~~ggi that a-,prwd of th~ stGf r:con,exiz+Acn zmld seyx es a ~e'c'c2.s for IC! .presentin - the cu~.-er.t ymposals to the Cis-,- ig +.er to cbL- tkt City Cmydl's fczz2' cer.sLider&Lm. mu rssponse. Sixce the Cslds&cCr,'s 1c-3 has 20 fin< effsct .&~t,i1 the City forn&l~ a?7;rcv&5 <he plz? x5.t;? the YS- redr~d 3g t?-2 C~~&+~CJT,S, the Ccp~s&m ~,\r;-&es yxi to cc;:si,dsr i5s ret: .cjat,i.cn 8s ",enta4dT;e. The results of &iscus~or,s 'set;-t;een .. ?;S CZI .. thz 38 2: back to tile co~~~ii~~cfi Tor I?LL"f,hm CYLSCUS&C~ sad Fcs.ZiSle ~~~il52~1?, c? %k:r-. cc~ssio~ ec+Asn that xas ta-kn cn May 16, 1978. SO pl5,ase 50 not ZYC& this fcmal Ccwissi.cn ac*%i,cx as the "fine wcdiU" cn the ?+a Eedicncs. FI The ccnditi.c~s 30, in fact rc-prcsent se~~~sl;r--hCd CS~CZ~S of the CGEXI 3ut, de?en&ng u~cx y~i C~mciL's rpspcns2, 'they n~y be sdbjact to furt,h rcocWicaticr,. 3 &t, the Cormlss2on >ias r2*red to %.&e ~C-LC~ S< GL-re: tpis . hw,d; fio zayLt=.r time ~~be~~~or, >!d 'ceal ofzer& '~y th2 ci-s.J, 0 I. ~. .* 0 -2- - On bekalf of the Commission .and sta.3, I would 3ke to ta-Is this op>or";u--i% to offer gur slncer3 qpreciaticn to the City for pur patimce in seeb-g tl Ap t[edior,dz Specific Plan pilot project through ",'ne rigorous ad oftatim frustxiting 3rccess of Coastal Comissicn cenificstion. I sincerely hope . in the? future we will be able to process.the Czrlsbad Local Coastal Progran saoothly and egeciiausly. I, dong with members of my stdf, look forad to meeting with you and ~pu Cocnc:LL as 'you ccnsider the attache6 doc-ment in the coming weeks. Tenj po one 01: more mcabers of the Ccrnission mzy also jolh us because of the b?or of tl??i.s pilot poject as a ,dce cn how to process the many other LCPs to f it. Again, mythmks to the City of Calsbad Tor its er"forts-mci ny hopes for frdtfill, zd xmiz3~g c5scLssicn :kth ~pu vhere *de can share cur mu.tm.l cc SincersPj yours , @ L- XICFJEL L. nsc'm 3xecj.ti.re Xrector MI.y7/E ak e 0 . . ._. . . ,I_ -. - - .f -1 State of C; lifornia, Edmund G. 8rown Jr., Governor Caiifornia ~oasta~ Commisiion 631 Howa-d Street 4th floor San Frar;ci:;co, Califcrnia 94105 (415) 543-8555 JwAe 12, 1978 The Ecnsrzble 7~nd.d ?ackzr:',, %yor 1m an ATeril22 Calsbad, S;lifomia 92.328 Bar &yor ?zckrd: on FIQ- 15,.1978, by a ~cte of 8 to 1 the C;i?;fo~Aa Cozstd ~omLssion c~rtil'ie the &;.a FdLcnGz Sceclfic ?lm, su'c;e& io the cm.ditions set r'or",h klcw, ES the 1a.r.d we plz?. for the &si EecEmda sspern 02 the Citzr ol' Ca~Lsbz5 LxaL Coas-Ld. ?~.og.r.m.. S~C-ir*S.C Pl&2 xhich fu~~l the csr,di",Fcr-s 2s set'for;"k, 3E?1CW. .. City of CzrLsbzC Action on La6 Use F'kzse 0.' Loc& Coas22. ??mcm -7 ?=-;,or tc or at %he kiw of sumissior. or' =.~+s~s~t&i.o~ . ., os'&?l~:c=s) t>Ae Ci*J of Ce:sbsrj shed3 ~;~~~~ E?r;_SiSr,S $0 tF- -9 Jqa :JP>z:ca ~XS---YJ- S,G.-.a to +-& xcpst, of tb~ City of CaLsbad to s-dbMt its :lssl2 ~e~~~~~~ ,s~ Plan a:; 2 sem,eE-t of its totC Locc Coastd ?mgz~, rL?z Ccmission'cr, Ebnz I& 2.9'78 zpxvzd ceg.erri;&icr- of %e &xi ?&ion& z2-m LIE es &scr-z$d 2 enclosc:5 stdf =?or% ~~gzxx9 Tor Lh-A uA-cu meti~g mci ;,? acccrdziice :~-ith tke fbdLq3 coI%&yed b thz5 EXII;. lk ~gzF;tt -Lk lolng &lw 22 formfi-~ 5rm-snAttL.zg 35-s ac?;lon $0 p.u, .. e !-s 70u .- < &re &we p tkough, ;-s.;I-s is cr2.j tke secczx pa to be z~~rc~C 3g tk Zczris3 3o tL 1u has %de11 71s som kbe to &vise 55% p3tGt>p :zs%xre~5s of q9xv2. TT E ageiy a~p~ci&e %he City's xi??;r,sess to parSc:ipzie s a zSc5 ;:ogrm E tbE en.able 2s to war- (-Jc+ 32qy ~:m,ce~~~ &<225* ' - T-23 ;Fx ES3<SJU -= z;d t other local gw~~~er;ts x2 -,PL subsecp~tPJ- h wor!&yg ~fi555 h zcr9 ?f'ficier--t process5g tkeir s~~bm5ssiom e ConcE5ons : me &p %&cnda S~cific ?lm is sub2ec-t to tke folLovhg csnsz-llo;ls: 1, T~E ZNH ciest~~tion - (1~1-m d.u./ac~ oc th2.t m~im of ui.r L-;-'J .- ?rqe* -. . &La -r..--- loc&,ed .N;,t>A? the ~~~-~~g &=a 2s sko\3~a j-y z<-zbj-t 1 shcl ke ~eisiet Y a16 the sea 3ka be ~&e~~~~~& 23 2 "~;.~~C~C~S ~~!~~~~~~~ - +lz~z!' lor a 0:: zses csr~siste~% with tFAe m=;'-'enmce of :he MSOU~TZPS ~ikes cl' A* uce p::opeAy t:-ia% bcI.xiz %?-e cc%~si-,~ ;~tl~?ri, X==, %e .Ly~a ze6iorda C3e ~(~-p~ Il.20c; I dl?, &?C a s$plz=c&y% 3r"Ctze.t3l3@fi Si<?. * :+-%+scj -2 7- . * -2- may imlucie ag5cvltxix?, outdoor plat nurseries, ?ish hatcheries, M, ranges, achery rages, hLIdng and horseback e&iag tr;.is, dln'life and mkxx presene or sidzr uses. Shall 'be cmsistenk with Cacdi.ticn No. &, and sha be subject to ~vilew and appzovil by tiz iktpwtcent of fish md &me. solely for pxzses 02 assuring that the 2:velopeRt c11 the property -,FX be c.ksig& to probzb, btrUSi0,nS hko the lag9on vP2We itreas and ?.rill be ocfierfise conslste with kabitat protection. The BiH desigation (i0-a ci,u/sc~ c11 thst portior, of the L & R pmgert loc.&ed south 03 ?~k ER sh0.m in W2cit 1 shall be &leted, mAd. t& ShalL be -ndesip-a?ate", to a ccrmercid-z-ecmation or Trisitor-serpiTg ue US~S that ~PY corn-sstlble xith tlt.-e protectiori o_i the .d$gcerrb hsbi$ak az h.ed-'.&sly east of tLe s-&jec% pro pert^. pedkteci XSBS aw imi.,~& SO rentd- m-d lwxA_T1_g ?.x;7itks, mctels, xstzmzr-ts7 @s S~OF, ~&t-~ tackle S~OGS, or sinSar uses, ?io cie~elo~rcnt of t& ?ropeevy sha occ T&tiolA Ta~tkec athorizzkion frcn the %,&e ~aq.is co&ssic~ staticg th the dweloF,er?-i; SV~OIC.~ be coEsisteck *p~th the 9ubxc tyjst iy ~ri,=w or" the potential 2~bIi.c tnst cIL?rs which exist CE the proprly. JXJ 6eTElcpm On tb? proprty shall be subject to r%5ew zrd a?pxwiL by the 3;pzrEn Fish uld Gune solely for the pqses of assrhg that t1.;p aevz,lopAent o the prcpr5y -05ll. be clesrged to p+mi-xibj~ Lytmions iyto thee lag~~~ 772 mas a?d TdLl cthemise 'ze co&ister;i; *&th habitat pro-Lection. ~f it is detem~-ed tkit the _Cuj?-ic tyst dces r-ot elrist cn the tntlre F vely lcw dens~tj reS_i_&r;'LiA use may be acceptable 011 the site ~YOYL&~ s&fi,c-jeIlt i.,itig=,ticfi meas-L-es ars require", to protect th~ e:dsti% ~18~: habit8& cess to the east ad south, and for aa~5.~' b,on.? marsh restora2la the z;ik2. ~2 crcier to gSFLr2 fle,<S2lty to t;?e City 2.d L~*Cc~mer, Yi.5 c~~~ercia?-recreational. desip-ztion should. 'ce . mooll Isd by the LGLLGX~~~ e .hy dem1opmr;t on the property 2. ' -- 0 . . .p. .l 7- &&&xtid use of ';he L & R property scuth or' ?ark Erere say be acceptable prod- that the fclLowkg fhegs CZI be made: 3. PresZnt ad forsee&le ?&Et., dernw-d for pklic 0" CCIimeYCic recreakj.cr,a actcttks that codci be eccornodated on the prcpeAAdy is &-eaciy a~~~~te~j p-cn<&xi for 3 the ~$3.. 'Ej,;,.-Lten zat,"_oriz;2tLcn Trcm the State Lvlds Ccmission has been recs?red stat154 thEt, there has been a resoht5cn to the pblk tmst srcjlea xhic2; WC~C! pe,qit re.=,ident.iial development on the site cn the sea rjescrih,ed iy "c" below. 4s a ConciitLicE or' de velopmerxt, prcserratLon or' the restored marsh area descri'cec -h "d" Selow shall be assxed either througn the recordation Or" ul open SgaC$ easement or a bow-dq settlemer-t kth the State L& Scdssion Residentic &d.ocnexit or, the slte *N;E be ckster2d cn a sac1 area at ",he e:csre3e xr%hwestern pcrti.cn of the pmperty LY arcie: b. c. + "0 locate the resideztid, uses as fm ~~zy Zrcm G~E! pock..% W~S~E as pssible. Dep3ity Tpx be yes%ri.:ted. to 1-2 -mi%s/acre C~CUJ on the basfs of the entire parcel size FriGr Lko z.iy ~ZYS:? rsstor: 0 -3 d; Pursuznt to the C5.t.~ fill ?emit tkt 1770~s. the storzge of Efi the property 'mt which recpires the rexoval of the fill 12 the ae essay go-zeArmer,-i;al a?proTrs.ls =e zot obtained, the 32.l on the rsimhder of the site will be rwiovd to pemit mash restorstlo A mLn5imm of a 1CCLfoot Wfer syill be established betsree2 the sacre =ea prsposed Tor r3sider;tiiL use ad my edsting zrd restored ha5itak =ea. subject to rmiew and apprcrval by %he Ceprtmer;rL of Fish u;d Ga-e solely for the ?qose of assdng that the aeveloprnent os1 the property :E!L be desiqxci to prohibit intrusiom bto the lagcon wildlse zeas md xY!.l be otheTLse ccnsisteE+ dtn habl5z-t pro- e e. . . hy deTrelopat ~i' the proper%y shall 5e .. t ecti on 3. The 53% desigz%i.cn OT? tkat -,ortion of the Ferrsro prsperky belcw the &est: 10ll"cot conto-rn intez-xd. shdl be ,ieletecl Fn order to ccnceztm-Le res5de~ti$ dedopent cr; the ?orbion of the properby fv.r%hest I'rsm the khltat zezs t; the $'a&. The a~3a below the fizchtl~~ 10-foct cmtcur shd.l be redesigAz%e", a pki~~or;l~~t& tse i~ 7~y.q 03 the c+l.i,er,ce thzt zrescr;^r;.t5ve ~LqkLs e:ds-L .. over a sub&.ztiaL portion 05 the site. A czre?d;~, coctrclled recreatlo- 0rierii;ed use such as 2 boahlamchhg facility, vofle'~eba3. ,. COUF~S, , or gkZ.( beach =ea c~dd be ciesig-eci to seme as a Lc'fer b~i;Weex ;ne ?Lg?% LAer-sit- J . resiciexdii!, -232s of 3ri5kcL Cove, ,-eside~ttd. use on the :,7este-~- zod5.~- ai' .. j Ferrcro prsner%y, ad tks h:aGitat zeas to the'east. hy dmeloyiiezt ST! zr,e proper%>- shdl r?ot occxr m%il x5tten ~cthcr5eztim has keen oktFi-?ed Zrcm the State k~Ss Ccmasszcz~ stzkirg ",hat the 2c~elscntz5 XG~C~ 6s cmsist~zt : the p.i~I,ic tms+ in v5e~~- of the potm%iG p5A.i.c txst c1-m xhich &.st CE tho, ;:?cpx%y. ~n addi" ~cn, developext on the ?rqxzi,~ shdl be zdbjeet ts view ad 2Fprs-d- bg the 2eseusen-i of FLsh a2 Gzxe s0leL-y fcr 315 pzzcses ZSSUJ:~~ that -Lhe dmelop.ent on the prope3y -&E be desiaed - to ?rcZcit ., 1 trus:Lcns iqto the lzgocn ~5lW.e areas ad ~&ll ctherdse be cor-ziskext 32; hab5xt yrct ecti.cn. In the event a bo-mlda-y asese~ 5s reached xis? the Stzte Ea.& Ccmissic~ .- and '9 resohtion of the prescriptive ~g-~ts isxe is e?fec%ed, the zg-nea 20 . d.zqj,~~e my ke su5stit.Atc'; for the IC-foot ccr;to.m lAe, prc-$5c],ed. thz5 ess C,idl'LjT the sme cpm seace =ea is Zreserrd, zAG gro~5dec tkat eyivals~~t pmtection is ilfforded the adjacent .,dlWif9 hrbit& zeas. The ls~d use @m shall ixlude ;3. precise de?;ye&lon. 02 wetlmi k-e'citat z: and shall ccntkn s nq+.. 3: degrzdeci aci ~GXTIZ~ lad zeas tk2-L the 2s mat of Fish wad Gaie considers to be capable cL3 restcrzticn. 'i"r.3 lzple.?l&--?; tion phase or" the LC? shd contain specif5c provislcns 'cr ass;tr;-Ts >ab%tat protectim, L~c3~dhg measaos suck as Mfer aeas, protective fezcing, x- vegetatioll, fill removal, etc. %.e -h&enmtation Tkase of the LC? shd a: provide for kcl~cEzg wetl21;d restoration requirsnezts, ?:hers 'f;ssiSle, as t ccncii",ior, for develoynen--l s.pprovd.s for 2ropertles cmtzhk~g s<stL~g :?abFi arezs or former weklmds. 5.' The ?la shd '-;.lclude r grogrm to noritor Yie 301 gass ceas -,Ltbi~ the ? lagcon to m-suze tkeir arstec5isn. (ZXWD~~ 3) s~c:? ncn;tc+~?g cci~? te ?a out by the Dezircniezt of Fish ard &me. The Depzrtinent cr' Fish ad Cae six r& zw the fLid2gs I'xn this pro-crm. mad 2etehze xnetker speclc - 2rotzc4: me2:'iL-es need ts be t&an t3 prz&~:ct the ?el s~azs hakitat 223, LS Fish 3 %he k ccoperztiar, xith the City axi 2oastsL Codsa5.cn dttenir,s thzt c?> tdri q~ss of rscz-oat5cr-d. use mch 8s 'so&ing zhs-dd 'ce lid",ed, the ?lm : rq&e L@$.nentzZcm or' corrscti~zrp S~~SZ~S. .. - e' *, .. 4. .. 0 -4- 6. The plan shall include specific poEcies to nipLni.ze grading in order to 'lii runoff, erosion ad se"&er;t,ation hto the LagDon. The specific policies shz hclucle prdsions tkaz the moff pez-Is shz2.L ~ot inc?2ase, that disturbed : sha 'ce prmptpj revegetated, md that the season for maeng operations sh: be restricted to prevent gadkg ciuring the mkfU season. To prevmr, the for extensive pao~-?~ for 'dcig pads or accsss roads, reside,?tizl densiti shall be IAnirnited on slopes or" greater thvl 20%. All portions or" properzies i a slope or" great= thvl 20% shill be re6esiSaterl to a rnm density of $ per acre, provi-ded, however, tkt deveiopect sh&L not occm on those poni of the property TETith a slope grzzter than 29$ Z sch development would requ any or" the foEowing: .. a' An access road with! IC0 ft. of the lagoon. b. c. A side slope rozd ta aeas of sloPe grezter thz- 2G$. A rosd xhich recLres mts or 571s i,rl a-~ aes. or' sloDe greater thvl 255. 7. The pmposeci exzer-sLor, 02 XeDj C~-E tlzrcugh ad zdjzcmt to 5he proposed Wildlife ?reserve shall be dele%& in order to protect the adjzcent xetlad areas fra p0I.lu-L ed rmoff , erosion t ad s eJAxient ation. The pro-posed extension or" NeS&a Avenue dobn to Fzrk Wve shall be ddeta in order to protect the ir-cer lagoon w-d ;Jetlac! sreas fxm p03~ted ?moZf erosicn mAd s ed5reata';lon. ater:ition of NSfiga'ale Glzmels md M&tenzn-ce 2edgixg - TO en-sxe th& watw:; ad habitats a2 A-gw HeGocda lapon are po-t.ectec, the sectior, or" t den7ig with the dterz-,ion of r,avigaole chmxels of ?g. 19 should be T&S to be cc;nsistent ~tk zprqkate Coast& Act Toxcies. In re:;pect to the nP;xkenace &ec?@ng of the inner Lagcon, bomdaies sho~ be es-;ablished arvm-d sensiti-~e resource zeas (XiWSe Presemre) to emu their 2rotection. me dqxztnent of Fisn ad Qne should be conYcultxi In t estsb:Lissi.nezt, 02 s&d cirefl6g-k~ bmdzl.ies. 8, I 9. * - 8. Recreat!.cn$. zd Comercid 3ec.rn&lxd. Use of t,ke Lzmcn 10. The E3 desigaation on thp_ =ea betwee2 the 3;;uczl~ypms Grme ad the wester: bcmnc~mj of the =e2 ~nmm as Hd.cr_ca ~obt (as cieTicted in ~?,-cle 7-7 ir, FXB) shall be deleted, ad the srea sha 5e ciesigxzzai r'cr LC', ;n-=~~~~-y -*-ur--r- _I I commercial recreztion uses such as nu restaurants, a nail motel, giZt b&l-anci-tzckJe skcps, boa; rez-x.2 faciEties, cr sirn3.r uses. The il4 desigmtion k the a'ea betwee3 the weste-v bcur,2cJ of Eedionda PC area to '&Ltey's Lmbg (as depicted ir, Fi,cu-rs T-7 -h the ZZ8.) s5all be c? and the =ea sha be desigdxc! for lov LZtenS2.il-i 7J.ses in, order to nb3 the necess'-t-J for alterztkns 5~ Im~orn xhich XGVL~ sxbstzntimj =":e.-,? of the north shore frm thz I,-,-terstate frreexay or" tkis vel-j ?rcmi~~t as Conmwcial reczszz;cE scch as a sndl resmxwAtT gft shop, bfit-md-tacl 'or s:imila- use is c1ezrl.y tke prer'erred use in \<ex of Sectlons 30221 a;.c of the Coast& Act. into.3 lots, the $a should hwe some 1'1,si'cstj LO assiio ecpit3- to ea the Lot omers. Some or' tbLs area is of such sme!.rol sloce kht, ix crder presene r,&cd lxxifmxsT gotecr, the lagcon 2xn ergsion xci aediie,-,tE ad &Lm'se the need for &-i-~e:e-p to Bdms A-mmue, developer.+, on each not possible. 11. .I .. Yowever, because Hesonda. ?)oh; has preduusl-j beea @ .- I . -5- Resiiential use of aportion ofthe site may be acceptable if the property OW are ,unable to develop an Ggem,ent for the j0-b.t development of a COmerCid facility. co~erci&-recrsatiord. desigzation should be mociUied. by the follct~k! prov "Residential use of the HeASor-da ?chi;. aay be acceptable prov'idhg that the folloviing findbgs CUL be made: a. Preserit md foreseeable fuhre deemad for Amiblic or commercial recreational actiTLti5s that cdd be accormodated on the property is al-re2dy adecyustely prov5ded for in the area. Residen-LiZL developen% on the Point TErill be clustered m seas wh( the sloDe is less thu- XI$, shd mt obstruct T~ZXS from Advns Sti ad will hme only cr,e 2ccess fr2m Aduns Street. Px5or to qprwd. 02 ay 'mX!-&qg pedt, a Legd sposner-t &s%s lot Otners on the iLloc~ilon 52 the ccndordzi~m rights. ?er.ulen% openspece e2sements ~hd2 be a coricEticn precedezt to any cevelopxc The access srovisions of the Agm Hediocda Specific Plan have been !h$ im_D1mentat5.cn zon3g orri;,?ulces shfl in,clude sufficlznt provision to 1 tnz-t; the comercid,-recreatisn~ uses ;.JX zst over'w3m the t~2f5c ca?ac: the circxl&ion s-p-lern. E~is my be accsn?LLsj?ed. by ?fmiLulrs intezslty or' ( loprimt C-zm$~ meas sxh as lot ccverzge? bd&g f;eig3ts, ad Q re- xiecpite pa!dng. fit? 2mF1Gmen.-lEkicr, orfiL.x.mes nay also pro-ricie that me : mitr; be rewed. so thzt each poterhid comercid-rPcreZt-Llonal use rii~y be evdl~z~ted Tor its tr;L5c gmer~tbg i~pct. The ccnc35cn i-osed 'ry the Sa Xego Coast 3egiond Corrm5.ssim requ2ri.q ! re&~sigisr;izn of the S.D.G.223. L5acre south snore properly frsm ccrmexii use to cmtl-meci ~.rC;_cdtural prcducticn shS be retened. Sa Diego Gas u=d XLectr'-c Co. - Cmmer&al Propert,y .I. To Srotect md pres"; prime ~z~cJ~.<wKL lmcis in the coastal zone ccnsistent .N;,th Secticn 302A1 ( the Act, the subject site should be desigwtea Tor cork-hzed =Ti-cd%wd The p-mposed &acre overlook site on the ?q%~.,.o yrcrperty si?zLL be eqzrde: bclude ul ad6Ltionli l.L-acre =ea es ixiicated -5n EW~ibit 6 in order to 2 consistency :dth Sectlons 30221 md 3G252(6) of the Coastal Act. The porti~ of the shaded =ea south of the proposeci Cmzrio Street shall be dediczteci a pAAic -riew site. Tke area consist2.q cf Cznzrio Street, ETXI ",he pd.-c?e-s IzlrlcisczqirS (&hibit 6) does not need to 'ce cieri"cated, kut inprovser;ts ir- area shall be 7;ted to eu-LTeet, pa;r!5~1g, or lmdscq~ing ~es. T3e City na; pro-dde for a sIxr-5n.g of the dedicabicn costs tkrmgiiout the $Ian mea by tl deVelOFnenk of a k lim fee or other %ding mec,k,a-isin. In orcier to 2ssie r"lexibiiit-J to the City aqd l211Cloymers, the e b. c. d. ' corqA2 ed x5th e 12. 13. e I&. . pmiucticn rather tha for ccmmercial use. 15. .. m -6- e .. 'i. pble.w *U. -c. I -. >.a =,.. -..-.- - . mzy-:--* .. _I Ccrx~slion of tkp Psmmia ?rooe?5-~ The ccnlrersion of the Pzzxxxia pra7erLy sha be penitted. 9o..sefer, k 0: not to Freju-Sce the precPratlcn of tie Locd Corstal Propan for ';he rea2 of Cwlsbad's coastal zone, tne City of Carlsbsa shall ur,dert&e the foEu actions : ec* 17. 8. Pendirg ccm.pletion of the LCP for the agricult.;rrd laads south of Heciiofida Tyagoon, the llgoon shdl be reccpLzed as the stzble bou and a clez2.y delined 'ntfer between the -nka =e8 nor3 of the ar,d the agr5cdtmd =ea to the smth to mbi.zLze co~??-Lcts bettg agz-ic-~t-c~7 ad u,-5m lad uses unless otkemise mcdified. by fln Commission action on the rwrinder of the City's X?. As pwt of Its LC? for thelands south or' Agx Hed5.o~Ga kgoon, th City shall prepre an ~gidturdl ?rotecti.cn plzn ,'or 4. prlrne potatially prime lvlds as described i?~ Vista pernit Xo. ~5-76 (2 mission of said p1.z shall nct be a re@xinerk of conversion). area covered Sy sxh a plzn, Is "wbject to nodificaticn by the rs~ der of the City's LCT. In cder nct to prftjudice the 2reprztion of the ~~5cd5urd - prc plvl ad Local Soastd Trogm for the agrkuL5ur2 lacs south c Agua Xedionda kgoon, tke Citg sha2.L pernit ladcwners of those 1 defhed above to enter i~to Xri;7"anscn ccntxicta Wess as cthen mcdified by fbd ccrdssion acticr, on the rmahder 02 the Ci-57' b. c. a ., . -7- 18. The p0ri;j.m of the i2egiond. Com~ission’s ConcStion No. 13 which proposes m crease in dezsltg on the southexx portion of the PmnorLa croperty shall be del6:ted on the basis that such FZT kcrsase LT demit3 is cot rewred to md thp_ necessa-y Zindhgs of Sections 30241 aqd 30242. &.dtmd Cosirerz!.or, Critedr~ - To be consistent ibth the objective of tl COa:jtal Act -lo protect ~5gicdkxd. lads irl the coastal zone, tfie specizlc plans conversion cri-ter5a for the socth shore a@r.i!-turi!. 1mds should be rerrlsed to be ccnsistent w5th that f~~i-16 iy Sections 3021 cd 3021;2 of the Act. des:igmtion is a?prc@ake -Lo protect the %r5cdkurd lads in a manner cc: sis-;errt with the ag-ic~2.tma-l policl~s of the Act, or whe%ker &>other ci~sLg such as cne pemittLrg 2ggc-~Ltxire ZEG sugpoIct faciL5les excLusi7rely, TmuJ e . 19. Also, it should be more clearly denonstrated tn2t the “ocen space” .. zpp:ro?riate. D* _I C0r;mlt-J. I3~:u/SZSCT1 ?sad X). The ccnction i~osed by the Sw. =ego Coast ?ie@omJ. Ccmission xith respe the develcpneni; of co~~ity pck shdl be r5tahed L.? order to assuire cons cy xith Sec”vons ~02!.,.0 ad ;On& of the Coastal Act. &ml+-~ ?zk - To achime consistency :&th Secticn 302L;I or“ the Act wh~ch vides :or the preservatim of ?r;~lne zgricu~tcr~!. lacis ad SectLon 302~o(-d -wfiich reqircs thzt m:J develoyenk be sited $0 prs7erL-l cegr2dztion ol sen5 reswrce =$as, -;‘ne prc~osed 2zk cmcspt ~h~d-6 ‘se rs-rise5 to ixl-xle cr?1:; uses that WCJLL~ rsWne ziz~bd site disk-cbacs, zm! wodd be compzzible v> resoxxe gmteeti.cn (e.g. passive uses suck es picr~cXrg, t~ails., ad pot) beaches). %e rsrlsee pck uses &odd also ‘se i0szi.d so that 20 convers~ agrccnilt.Jra lads xdd ’ce xcsssitated. Access to the pass;-fre recreat2on aoa could be prov’ided by 50&, or by 1, ped.estrixy’b2ce tr~l tfiat xouid cmxect skth Carnor, 3~. (sfisting) prod^^ thzt no ccmerslsn of s~gc-icdhz.d. I~ISS is necessitsted. ?“ne! Camon kad pmgosd shall. be deleted Zrm tiie STec3i.c ?la to prese~, q@cxiLkxrzl Izd ad. ensure cr9tectLon of sensit’;re habitat ~eas as prov! in Sections :OW ad 3C2L1 of the Coastal Act. The gr=rposa for Caacn E majr be reconsidered st the t‘-m~, the LCF for the Tmakde? fo the Ci”,y’s coi zone is s~knLttec! for Cormiss5on rev5ew. 2‘1. 0 22. . E. aG3.c P.zcess 23. $&iril_zcus ACC~SS. ACCP,SS dong the north snore of the lagoon shr71 ’ze c: timous. Xi ~ccesswqp shdl be zornected. and desi=-ed ix r~ nwaer that 7 EXLOW for reason&L!.e -=e ‘sy any member of tk; genera publAc; however, ECC under the bkdges for the r52zo~d. tracks ad Ixt?~stak 5 may be designed peciestriul use only. The Forkion el ‘he accessway east of SristoL Cove :L3 be subject to the rcLe:.r ar-d apprvid- cf the De:,&aent or“ Fish ad Gme k, assure zdeqsite protec’ion of sensitive .habitst as’s. Access to the Pzn!~ v55w site shall Se provided by a bE.l&~g tr~5l i.?? orier 50 Ziciztste use 3 The location of ?&&-e nc:‘c?;c 2c:ess zezs shd 3reclsei;T -,l;tsed ac sqped Ln rolatlon to tiie me= ‘.;$h-water Ex 02 th lag,ocn w+c shall be i-xoqorat& 5to the lac use ;lm. the p2rk as a uplala suqcrt mea. .. 21~. &:zt!”-i.>r, OS Ac~ess ?_rsas. e . . 25. Mer$; of Access 3aseneTt ad b"fer a-p~zs. All accessways should be desig to enliace the ~bEc' 3 r~cre~tlonal e-werience by being limiting, by proxi adecpilte oDen spaces for 7ight and &r, by assurbg the provision of adecpa 0 buffe:? axas ad lzxIsca+ng to Frotect private property owners ad tne pb fmm *risud i.l';msicn -xi noise, and by protectiT4 the safety of accessway More :jpecificdlT, dL1 p~blic access easments &xXi be at least 25 feet in measur-ed Iron the MK-W line lzndwz-rd, except .for underpasses of major trans %ion ;structures and aeas of PwYtreme topogrqhic Emitatlcn where the acces cuuro;; feasibly be inplenented at the required ni.?Amm. area may be less tha 25 feet, provided thzt the developed ?ortion of the e rnent :is sufr"icfent to acccmnodate reasonable vltlclpated access needs. these object,ives, the zonin~ portion of the LC? should cor,-lai? speci;ic sta re@at-hg my stmctu-res proposed to be located ii%t& IC0 fest of a ?X3 recre;:tional use =ea. The follovrirrg ini*'re@eqc~ts are sqgested tc part 02 the zoning: ??le actual public To . -. . .. i~o All portlens of new struc"iirr~,s should generS2.7 be set Sack frm t nearest FoiYt of the public access easemmt a &stace eqaivalent two times the height of the rndn structure above fi~Lshed grade of dwelcgent located closest to the public use =ea. Applicants for my dwelopmed, especially those poposed with a 1 setback thzn the stadd provided &ove, shdl be rcquked to dm strate thzt latisca?ixg or other hsfer techniques C!l be pro-~d~ assure that the stl-~ckzs m-d aq a.@enmces >rill x5Lxize ktz u?on the ~blic ilse area ad thzt the.privacy of ftliu--e resicknts be as=&. 12. cri"' - Access Sias. In aci&tion to the re&rwLer;t, that 22, pbEc use areas be ide~t:i.fi~d, the iqlmnr5ation phase shall grohlji*, the erection or pitxme of si,gs or othe? dmtces on adjacent prope;.-ty th& codd be inteqrettd IS deterF3g use of Lesigateci Lmbl..ic access areas. Fhasiw P&Ec Pkcess I-mrovcmezts. A public accesway hprovenm-t p1a-q s? be dwelopea provi2kg Zcr the $xising of iz-~~ro.~.enez~ts of pblic use zees. plm ,jh&l kclude: 27. a. D&catior- requirmmts for those portioxls of the propose6 access% not ment1-J i,z ~ii3li.c omershLp 33;' tlnder p.2~1'~ co~trol; Prov5slons for funding md constructL?g the -5nprovmexts for those of the accessday Xhezdy mder pub22-c ownership or csnkrol; Provisions for corqleting or bondirig zccessway 5mTrovfments as eac shoreEqe properby obtPis develqment approval ad; Reasonable ccntiingexcy provisions for asmhg that the accessway: be made ccnti,-ruous with5 2J jTezs. '3. 1:. .(I. F . Vi5w :?rot ectl cn Cr5t e~? 2 28. The f3?imizg desim criteria s;?U ap&~ to developents ~i5sibl~, r"rn ~ajc roads : 0 a, , There a sigLiflczit elmatLon dit'fsrezzce (e*%.) 35 it.) &est3 'Dei *. -9- the first pbEc road md the shoreme, as 5-i the case of Hedxsnda Point and Smq Eabor, no portion 02 a.st~xi,we nay ese &ove the elmatior, of the roadbed. Where pror;erty located bekeen the first ~b1.i~ road arld the shore2 is approfiiatePy the saxe elentior, as the pbEc rozd, a view corn consisting of that portion of the proFert7 vkich is beud at least on+third of the road front-e, shfl be kept free of aU. stmc";Jre: and lm6scaphg rishg higher thm a reasonable v;iewEne from ve5ic: passbg on the -public rozd. 'there p-wpe,"cy acjohs the shore&e,. the 'neizht - OS structures shd stq dom 2% the I;ohts clcsest to a bluff edgo 3r the shorZ&e to avoid castkg shdous UTOE such anzs, ami to allow a percei-Jed tru tion frm open spaces to more k-tez-sLyd.y &TJelopxi meas. Any developex% ?rc~csed'-Lo '=e Icc~te6.011 OT near a s9,grLEcz.;t; E& ~mc~orn (e.g., H+zoncia point) S~CU be cl.;~sterd in the =e2 that requires the 3ast Csturjulce of zatx~a2 lmdZorms ad shdl. be dm ,Loped in a mmer thzt asmes its compatibiEty ad haz-;nctl;r wit5 t; natural 1mdf'o-m 't;.lrsq& use of 5~ch are3.tect.L-2-1 tec>x~Lc;ues as terraced or pole fmdat5orrs zd r3D@ALo~ ol roof lL-es -Lo comple: the tc?ogr+y, etc. e b. c. d. .. G* - ESC f?7lZ?POxS ' 29, ~cke ?ZTC~I - 3ecase of the prssepce of such nat-crd mci rnsll-made attri*tm%e: as stetable water qz&Q,-, protection f-rorn oce~ z;~r~z~ts uld xa-ve'action, 2 the prox5mity of the themz?. sff>~snt ol" the EnC*a Fower Plat, the Zcke pa: sharild be reserve6 for acpacSLu?e use cor_sls-l~~5 xi21 Secti.cn 30255 of the . %id use shU stad mtil it has been snom thmugh 2n objective sta3y thzt aquamlknd. ~se of %>e site 1s bzeaslble. In adc?itior, to ecoccrriic 2ezsibL othc critez5.a tkzt shocld be s'mEeci TLch&e i~sct u~cn y.15X.c access, -2s to the above cr5terLa, tkt aqGacdture is r-ot r'essYoLe, then the desigzztlo: may be smzded to zother use cmsi&ezt wit?? Coastd bc"s rquimnerks. Be . feas:iblSity stcdy skdl be rex xi red -- by an i?dg?encient ccnsfitrit ay;-,rc-~ed 7 .-. ky City of CclscaC F.% TJC~ time dmelocm~t is prsposzd. 9k;le the feasicut: .e < cfizr:;cter, and W-tEt? cpLlLty. If it is dete-nbe?, based u?on kat cot E~it aquaiziit~re is bebg hvestigz*eci, inter~in uszs xch as recreation ( Cm'T -,e --3 : I fiskhg) th2-l wc-LC! necessitate a iniPLnal sz>ital imestnat uld. dist;x-E2Ece of the site wvdd be pemxittd. Srisol Cwe - W2t.k the objectlves cf protzcting coast& zesthetics ar-d. pro.% for xaZfic safety, deveioy?ment in Edstol Cove should 'ce proKoited Srm pr! dkg pa--!&zg thzt necessitz%es backing out on to the street. A sL1@.e-&+5ve! with adeqnate orrslte trim ~~m-d would cmtri'mte to traffic.seetg, z.d woi pmvi5e mom for '&fez lar,dscapir-,g. pmisicn 05 Icw-sz.c accerzt+ccst ko*~sk& a~d recrcs%i.c,nd fxiEti3s hzs bl . apprspriatePy csnsi&re:! as Der -_I Section 30213 of the Act, qeci2c 2rovisicn: must be L~cludec L? 5he ?b,. A: it is hterced thzt ?,rov5sicns for lo.deTccc houshg oppo~%-m-tiss ;Vir?l be szde L, other ~~~32s or' %;?e CcmixzLtg, the .i&z of t.hose pro~5sicr.s m.5 stzpxtl~p mti~nd~ shculd be L.xlude2 i? ",e TI this tkne. Also, 5 it is bte~~?ed ths% the cestkg 'notlsk~ .. scck socth of Tamarack me Xest o? 1-5 Is to be preserved ta nest the izxct ai' Sec$lm 30: that tco stodd 'ze speciiizd. 30. ,. - 3.1. &3_p.d. :.Icci,"l.zt? iT'.cTIe z.'ms5.x *%I? F.ecro2ctlsr.22 "IclLi5es - To ez,n,suze that 0 A" .* 32. - Wi_P_cYpi/?/!liZxout TrcT!.sZcn - To be consisten5 T~5h constltctional lar, the ing statemen?; should be deleted: "In instaces xhere there is a clew ad meamrable loss of vahe to owner and a definite g:P;z iz -mhe to the public, some form of ccmpn should ccnsiderd." e. _I- Findims ad Decl_.r.fJions After pu1)E.c heariig held on May 16, 1978, the Comlssion found and declad t as cmdil;loned, the Xga HeciEonda Speciflc ?la is in confonmce ~5th *e Gal Coastal Act.. These findizgs =e csntained in the RegicnaL ad. State Godssic repcirts irhicn =E a-ctached to tzs trulmittal. A&&n, thn.k ;JOU $3~ yl%k@tkg *~th us as a pilot pro-~m. 'de ask -yCnJZ cs pati.mce as we ;oge%er ~roceed thrmgh the balmce of the -mtfiec! step tc:.~ar certified Locd Coastal Pro~zm. Sir,c er e17 , mcm L. FIscm.3 I @ Executive I)-ireczor KLF,'S&k @ The cndersiaeri eck~owledges receipt of the action of the C=i'iir^orzia Cozstzl Ccmnisslm 02 the lad use phase of ?@a Hedionda segnent of the City of Car's bcXL Cosstd Progm and certifies thst %ne City has held a pbXs hea-r;-?g CE .its cm-terrtss, ',-,clu&~g d.l cs~diticns ih?osd, ad has %der. r*ormzl. acticr, 82 necesszy 50 5ccxorz;;e the cm~>%icr,s kt0 %he Bgzz X:,e*Zon&. SpecClc Plz.?.. -- Date City Clerk r 4. . , -' - <::::<r. ,\i :,-'A;!f,, !, Ff!:r)i,r><; $-I Z:l.,'.vn .j: Tss '.v'. : C J 1 if !j r rii? C m :: ;i I C CI !:I m I s?,i or 1 631 t*c?3n.ci::! \tr?le[. 4tb !hXX n Franc,rscc. C ,3;ifxriiJ 94 I35 615, S"l,-8555 Jw.e 23, 1?78 The Eonorable ' Rondd Fackard, Mayor 1xx) Zim :\-em= Carlskad, C:dilo~~ls 92.226 . City of Carlsbad .. . %a? ?{:ayor Tackard: .I on Alrle 12, 1372,Z t,r&-,sr?,ittec ;,3 7312 a copy of ",e sctio2 of the Cost&. ",ormi. ._ in Csrt-jr";$.ng :,:?e .?~:a, --..cioa& ~.p~ci~~c ?I&? 2s +:-o a.lu - LEZ~ ''st? phn prtlon 05 - the Ca-rlsbzid csz;st& ?rogrm T2r .ti ;lgm Ikdlonda Lagoon. e Ccna2tio:i LTposed by $he ?e@czC!- Soxi5ssicr, :-rith ~g,ar.cis to a >acre park ir?cl-xied Iri the ",r..-snit-,d. 9z~kaz3. ,Qtkrou@ this park decEcstlor, rcqci~'t3:ent inpsed by the %@on--? Comni.ssicn KES ap~aled 'sy the Ci%y to ti- State Ccmis the St ate (:oriLvis52.on .J't.?r -xAer,slve discussion fo.~nd tkt tld ckdicatior, shod cmtirue t,<> be a cocditlor, cn the spprroval of %he lxi~ use ?lm. %;e CormissiorL however, 2-5 dekte %e po:"Jicx ol ,nat conditicr, -iiiTch :.<:q~5rec! ;in lr~c;~ ~e in der-isI+,y on $he sozt?..erL =or%ion of the pm~.nl=la site -,.ikich wzs dsc; ap~xale~!. by ConseqLentP-r, I xoilld ask that p;: incaTor.=le i-%o t.k 1is.L cocd5tiom contened iyL the trmsmittal letter of Jixz 13, 1976, the ?oll.o>& inadveFlently, how .. . cie&ica.tio:! or: the ~~z~onia propertty (~s~<ox~?J, - Ccpmi5sion ~or.&.';ion >io. 13) was .I . L' Cr~lsbac!. ,. additi.cn to Cor,mtl=n 50. 1% of th2-L %rzii?+s,~tk.d: CFty c'f -e *-G. %e 20rt:m or ih? FesoniI- ~slrs.nissic~.f s ~~ondittor. NO., 13 vhich ?ropses a~ incresse In- &~si%;.f on th.3 southern porkion sf the ?axs?La pr~~p~r;~ shdl be dnleted cn $he tasls that sijch. z: i_,r.crease 2~~ &~S++T- - uy' Is not ~~~-&-~zd 53 ?$<e +he necessuy :lx&ngs of &ebj-sc :OWL z.6 5Ca;j.. -. . + '- I7 $eth ~C!-,'_3~. '3221 0: b.-& ,a?.s-;:L .;..ct, .,.ii.ll:'n 133L--S 13r $25 Again:, 37 .;%nks to the City of C3rls5d Tor ?xti.cip&iri~; xitb x5 :G 3 pilot ; S5ncerr:ly pi^-'^ 9 .. 1,ECHAllL L, FzxtTZ . --.A(. 5 >ah .- G .. c2 4 zg & 4 < ix 5 .; ., 2 E?$ .c - - 3 r- gga .t 3 2 E % ’; 2 L2 ,: . ,- _.“I-; , 2To .. 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Jack Sc:?ooc, *?sf ?k\?e~ %?JZ CT : .a - sigz &cc~~~q,~~<~sn 02 J-~LE :ejjmda Specific ?lay, City of ~alst;ae ( smA cisgo ~cn?ty) (~cr Ccrmissicn :msi?eratioz 242y 15, 197.“) - S-Td(pS?S 3ACKC.2UU?D >-- Asce .f p5zccn.. scp_csic pial- 2;p-gT;Ee 3s DliCt ?yo:ec.,$; r ,LL-p-C -n ’nzpbs z.& ~;~~s~~~~~~ <SST~~ ~&~~,i---~~~c~ or; -- 2 ss:-Lry -&, 1573; 23ziqg Gn C5t-y’: ,tQpe;” of ~&~~~ CcrrLssisn actio2 cx Xmch yL, 1972. ca.2,g: s 51 c>T *i- c z c>i -u- ,. *-. , close ~~~~~ zerl?g dker ciC;jI s res9c~se $0 s$,&f T~~OIZXISE~ZZLC~* -- 1 Vote 03 L.272 :,‘se ?lzc. m !f2 L &pL. L. - i 2 cy; 3 -.7oy?n pF 2 ,e .-n Y_. .-. -. T.Z. _- -- - - .- 1 ~EC+--S -- - y&~~=zz=i=~ ~5 525 x-x3- :-==-e--~ ~. =E ‘;?e :cy.>ezs &?z?$ - .. . 9: -thE lG:^=cE (~CA~L-; lj :?a =ec-y-=~~ -:26 ;c :xes :~.;z~~~~~ .&&n ..L* - - _., ”._* .dt?=-z-L -,--sas. ~ f(. 2 ;-~~*--d~, zy3 3 ?C?-‘ic?- zi- -,:?e ‘41913 2, 3 Zec&-.-s y.~+~<~-~~<~y 2: <;-,e - - -- - sqe--”;7 7:.+<--:-- - -, ‘ zm --s<fy-:;< .S% 53 a .sz ;<eL:k is 22. 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Stu"f Hate i 11, Stdf Recormendzticn 1 1.1:. Conditicns of J-ppmnl 1 SecivFcr, A- Imtemicn ad Zestorztion of L~GCL? Hzbit,& keas - 1. Csnditiocs 1 2. PLzLrIgs 2nd CeclaratLor,s 3 Secticn 3- ?~creatici?-.^al md Ccmxercle Becrea5icnal .- use of the L;~~oGE 1. Ccnditicns 7 2. P3xE.~ngs ad kclarzti.t;Lcns 8 0 Sectisn C- Conversi~r! cl the Pzmoriia Trcprtjr 1. Concliticns u 2. Pb-diqs .md Eeclarations 15 Secticn D- ~srr~mz.i:tvj. Pzrk/Czxmn 3~ad 1. Conditicns 16 2. Fi.??&,gs ad kcl~r?ticn,c 17 Secticn 3- P~5lic Access 1. Condi%lcns 18 2. Fi?di.lgs ad Ceclerations 19 Secticn F- View Trotemion C;-;-"Uerla I. Conditior,s 20 2. Pkld52gs ad %cla,-atior.s . 2.1 0 I' 1 .a STAFF NOT3 In resp~se to tkle 3ublie testi..oEy and zodssion covments at the t;~o : pl'dAC kearhgs cn ti?e Aga %ecEocda lazd xse plan staff hes rzlzi-sed a.?&fsis. A?Fx 1% CCg~issi2n 3eetiTg. At the r5cuest of khe ,City cf CarLsbad, t C~IEX&S~~C~! consld~raticn xis ~;ost?,or,ed to >h? 3-5. T>is seccr.d &afk oz ~~c~~~ccktio~s is s~jstaa$Wj. tb,e Same 23 the AprQ 12 -jz..rs-joq c,t..ar, f:rom tkat &-aft are LydLcated +y the IL&er!;mirg sz 22% Or ckacgl4 ~zte: o:? the habitat xik~:s of tb? Lmer lagoor,. -4tteratioc ~ZS '=e22 &ccted. the location, tGe a~s i.ais~si%y of lmd uses srcgased for %:ne bncy 12; lmd xses ars ccnsis5er;i; -,.~th the zpsocce p.-atec,iJn cc;1ceps 03 tte c: A(:t. ?zL&vizT&r z)ttec<Fc-;._ b~s been <.e~~oi:e2 to asswiyg t>at the la,-d :: cont&s ~E~SO'ZC~ ~r:t~~ticr_ zyd ~ey~l~~rer;-l po~r~es z~~~nsS~ I--- --- -7 Pp-AAan vu-- - ' c xx5ck-aC17J .",e ?reLi&~3~~ r~cc~cecdat:cns ccn;a;2ed .. iq ti;^ ?ebmar-j :I Zest &~f< of re~~sed rPcs.men&tions T~,-~s rased Tor tke .a 03 1:ie pi-ary foctls of the prcposed coc&tions is &ecte< toi,lard tte ZrG- PZZ~'.~S~~J sn the s:?orle-~e ~E~C~LS, $0 ass&:: t+t 2~9:~ with parsic.;lar .. - s11ch as pc:g 22~ &velc73r,sr_'L cn steea-go2e< :arcels. prO?osed CCEct;,32s ke.72 at-lzqta6 20 asscre c1-2; ;k,,, aZs:.i28le yn5.s 3: intensitils af &-.zLzzesk 52.~2 %PR ccqX& :v*<h yesc:~ce -;c-t---- -. -c7 - -- ?rssec;=_zr_ 1. . u v i .disc. J 9 ,, , . -., . . C: that ~~55 ?r~;5ie p&ecticc :or 5F-e ~e~j~i~p~ev-~ cz zopi?g orr;;"~r_.~~S 2": toward habitat ml~s 03 the PLyzn kgcc~. the sTeclficity of "uhe lzd vse p1z.l.. Ccn&'; U&CPS t2ve ':e22 L-22-%& ir: : p~opcsed coi~citxxis for xcGf;~L-s the res=-ce ?,rotec$icn LTC! dereloFce pciii~i~_~ reqLred by S;c",icn 331C3. j of the COZ+~~ Act czy z~d. ~2 Lyt! to be applied to ci'ferent, .. k~es of wct;lm zeas. 3-u~ the conditicr?s .LE!SS site specFfic t:?~? oTi+?-r zroposed ~7 $hs ?ek,r:L-J ,r;;iff rezcr C??Z&?CS ";a+ the 3rcl,+S.:s;ns 07 A. H&.or;da P1m 25 mhit'ced by the City 02 Czlsjad or 2s ccn&ticned by -4ccorci2q to +,he CwaZssion' s nsgfi2tions the CGIZELSSZ~E mst ;&e s?ec: f a.ctxd. f5~E.~gs that : (a) the lmxi use plz? neets the reqcirc,entsdzf, me is in CGP~OX: with, Cbqter 3 of the Ca?fo;lnia ~ozsta ~ct 02 1976; (5) $fie lvld me p~z;? cmtens t:?e spxiz~c ~tl~ic'acczss cmpmm as reqrired 'C-J 3~bXe F~~SGCC~S cads, Seckisn 3090( a) ; (c) the lad use ?la? is consistezt ;hth my E?~XCZ~? ~~ZC~SZGES of the ccrmissbon t;?.&i shdl &.',e reLsn2'caTmissicn or locd grj-;e-r=zr;: St&f has SO ~F~s& the ~~~~T~~~-J car_sticr,s r2l2t~+ig $3 the is~je rz:tive fom to prpj-j.de ga~zqce ._ fc,r <e;!i-o :Lth basic SO~C-- -issues ra- d tk.a.1 &,tzqiirg to c',sT'lne zreclse c~kz~ia - -3 SI? a zncsl-t;,-;~-ce1 ';;asis. h.6 d:, pro:,<& Tore e-',?Xsi-Je -5 Z.072C3 J Sal Diiego 3egicr,d cGrxl?ssic~. ,.. . . -. " - "2 0. .. actlons purscat to Pdblic 2esmrces 'Code, - Section 30625( c) ; 2.n~ (d) 'tie 12yd us5 plm is ccnsistent xith the req&cim",s cf the California - zmiirornent al QLditj. Act uld ZT'J repdations issued ;;JT%LZT -- . . --- -.- . .-_-___ thersto. In ~ILT, the ~deq~acy of the 1axj we ?la? mst be :r;dg~d Lr te--s of 5: .pidace thst t5e laid use ?lan ?-ovidss for the i.~l~~ez$zt5,zn T;S.ase 3. the .LC?. ';'rl?p,? the i.qLsentztton or~iq~~cps ce mks:tte2, the c~=,st~ ccmAssl~,ns nay rPject m arcicizz~c~ CI-L-J if it co2s mt ccrLsx k55k 3r not adequte to czry.7 out the 1~~2 'clss plan. Eezcz, the &e+ac;r of th Lxplernm.tztlon criinaces is not xe2~u^p05 qxinst the ~~lici.~ cf zi,zi?; 3 of the hast2 Act kc my k2 TTri2xzi ccl-7 i~ terxs 2: %:".E! ?C?~C~SS ciiteris t:r~ki=c+ i7 the lz,d we ?I&-.. 1^~n~I~re, a lzd ~se DLZI sk .I '0 - .L. .. c{, 1 .. s~i-?' ~=?C~.:fd~;~.~Ty~~~ : - The :i-L22f =-:s.n%,% 532% =;;p Ccu-LssLcr, &>eu <;--e fZ?-l2.(&y -.aqe;,,-- - -Lb--u-m.: I. .\rcn-7=1 xi,% kXeit52ES *. - Be cc~3s=~~ ~g,~~-~ V' >zc?GTs t>$ >-ss X=A&.sC*A s+& ---- 3= p ---- -1 3- 3s ?ecZiz q n -2a,-m ,I, ' - *q Si2 "EL L.-~~ vva~t :~g~~~ ~~~b~~~<~~ 2s ksrzb zGdi=iea 5-J =hs CCz .. se% 2aeUh 'sel~~, C- ;CC~ s~d~~:& t>2i, ES c2r,cixt;2E5ci,, 52% lzTd .Ise -.la .. '. .,. I cmz2e.5>- -ax-. 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Y - .. rC3 --4 - --.2u- - -- d..... , --""-u. e .. 1 -LZ- .. 0 1 ?L?rl;?_ag z.T2 2:ec1y<~,~~s The Codssicn ILmis %at th-e Agua Zedicilda Lzgocr, zo~t&-,s ejctrezep- -r&Lzb: ~so~ce ~2~s 2s set fsrcUh 37 tke CEorLz 2epLdd~,ez< of 74-k -3L ad 'G2E.e 2 Its pbECatLcz ?:e !,TZ?LZJ. ?=.zc:.ncps or" lr~a ;..%c!ienda Lateen. pmvides ZI exkznelj- or=cAc%iyrc k~bizct Isr ovz,p p& ~~~re~ue'srzt?; sce~es, fo?"y scecies of ~is;2: * fi:t-;-~>:? s?ec~ss 31 xater-zcscciztzd bi~s(+-c>Ln~y~ se7rerd er;d2;=g..rod ssecies) VL~~LY i5~ s~bti~d, i~t~!+~tdd, zqa te-~2st~;,~ hbitat aeas. (see3+25i% 3) Xuch cf tke =si! LYLY~ Aga ?:j?c!,tc~& has 2: -_ ?-e Lagoon . been ideztcied h-- 'y ;'?a "*-- " Ce3"-;9 -A.LI- Least TeA-r: ?2ccverj. Tza 5 a &=-t dccae: &s a esseztld '-Ai<& z-2, (see w3ik i;) SeckicE 20~(a) cz kks ~azst~ iict stakts tk2t enTi+.i~~xent~~ sensitLyr2 ., ra, areas s;?a Se smtec'e", q-~yst .. 227 s~~~~c~y~ EsTt;ticn .. of +'si',&% ,-~&ue LZ ~,CCL;ZCC, Sectlc~ ZGU(3) ?~v%.es that csreloy.e?,r, 3 =..as zcj +. b~ emkyrxzz<p'7J ser-siti-Te kzbi%z% r-yas skpi: he sitej. .,r-d desig,& t:, ar LTEC*S k>At xc7,yd +-?-a& SCCj 2'COZ" &.d LA-.+ .,licv ZJC? ds7ielcgezt shd2 be cc r~q.12zd -J- -A-U r~.u.-rc-w.- uu -_-- -A-U Xgia necxr,ck :~LZ cocslstezt ykth t abve t-do 2cl;ciss or' th?; Ccastd, Act. 'r'ear--m=z?d residez5i37 use. ad:acezk t3 a wetlad, dcq i&fi the zttendmt mficdt to ackieye. dec5sicr.s thi CcY%sslar- has zz.',tez';e2 5s 6.;~ hit3 zh:: zm''S1e3 of =.osi?i..ntl fcr ~xz!le, %:?E: Staz.e ScmLssicn csr.si$erzd the ?ablz3 of res%dect,ld cse .. ECY~~ tk.~t o~S.7 xes czzer,ser;; cc :LC:? zsc111'ces skfl ';e &cwed. rcj<>iy SJC;? areas. ,. - -.., . - pac,5blP iLZl ""3 vi*- CC"'-''-"ro -u--3.C.r- a? scch"bika5 seas. Ccr,dr;-tims 1, 2, aid 3 --e-.. -;e ,m ,--+ qsihr 4.- "'-6 Aka .. . . - . .. .. . . .. e --- - -. . . .__ ...__-._ __ &neyLic &qLq$s9 zdzaq .-.. &"-a ".LA.- ,,""ece,5:: yr-- ' 0: Lzc-+-+ ivcId .- ,.,eth~C hzbitz% ens= YI. ex - (~es letters. s+~iks 19, 11, crzd 12). L? seTf+i tp .__ . --. -. .> - . - .. -. . . - _. .. use zd$accct 2. ' -;12. -- -ne-- .. "0 IICr-"Cu. G -C3. 3- :;e 1stF-x.x L&Tlco-d?ers A-spd. (xc. 265-77 -_I ., &jacsTt to t>e 3ucr,a ';agcc,n ~2; ~.ac~~~~~d th25 Tzzci;T 3dc; a i~tr~cers zm-d 4r-ac'- yl-r-Y-.- ,- na~- uruz ir41 -9:- 02 tke ask xcd-d 5.S so sciDsza-,tid as 4am~ A - 3 --c-".-" bo !e-. .. ~~p.-fSc~y~l-~ ir.,teZ?~ -&<%k zubxe c:;cFLezk of t:?e =ea. 3.e Cc&ssion i a?p+~r=,?g tk prs;ect ze~.e-rzci a 5r-e: snch as Ic.ri r'eccss c~ ~3~25 yeg:tat th&, woad 3e ~-~~~-~= t3 ~~~~~~~s~, :i.e5~'-7 nsst ~eg~le $,yn Ly<ex-3~~.s +; tfie ~21~23s vd~es i: %:?e ze~. Zycs, -*e35 %;?.e cor;r;;,ss$cr: a?Froj.i;d d:j?~;plo neat Ly the ac+3ccnL j, .,.-.I zcla iy $Le Ist>-~~s Aze,C, it shc-dd dso be noted tha - -AD -. 0 tk l~qd ZdjacexS to the ZCCT-~ l~son kzd -,~+Siocsly k.em c-r. 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If also zcted ::yat -;>.e clcse ;~Ldky ol a ;a+ic~$-zLy r.l;labl; flat, to the zeacL-"t slicreli-,~ sece i< >ii~~jr - :--d-zerscis ta i-crCzsed kzl~? c~~riiil~rs z?d dec23ficr-s t~ ~~tec% zhe .:?ak:;ac, rescEce5. '3.e Frxiecsssc CGEEL~S~~~ :SLX! p,z subSt~~:-d iss-~e 5-q a azpeal $-xa this cieclsi$r-. .. ., -- .. .. ' Sl;c~e-+e~~~;~ %;?e r.ra4 L_ ,Vecesscl- ?.zrizz& C~rnxbsFor, gx%ed the ~:rz5s -r%h e2 ., .. %e crdEer;7 pcjace~-= 53 2;- -7- -ya'-? 3 L-i<--* assze s&""&7 ?z<2d;E Zr' tkf! 2?'3;"--- i ---5 :.,,,,c, -l3*?.---- CzEsec-cer.y.17, Czr ;',e27 "mTE :-$ -:= ..-Gat- e----- m-2 G3 tc-c;?n -*- -'ea >!cs. 1, 2, 225 3 T.Pc+.. -..- --&,--s--=---.- -- * d-4.. dl -I.- .. -. 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FL-a'l 3-;w9 -3 -. ,cl_____ ,:?.< p4 p-- __ -Asqa ~.-- -7, -.rr7r: " .LC;. d,rz>-i~~ CA ____.____ __-- -... -"1-.- L- r-. 5f Lie 2J..z4iL -.f,-.:-@ -2 --a cf .1<1a 1- .I:.sc322 .. . - S5"" -^c.,.pl '-- -J ?-...= --". .,C" 3Fz,i5 Es-ersL-2 cz LC~---;~"S .,.-L '=eccze 2: STET: ~:~~;~~ ;x - ~ I - 2 a L LA, z-5-:-=.2z-7 L-22 z c,y* ~~;~5~ !-,-,- \-7 / ; ) * +'-= --f--&." l,-2& -3 A.ea -?-A:-2 ;re-"= -' -LLF--d mir--.-c rFpn---P.-. *.-- __ -.. _-a -- .I*-- d---"- i?-xc;;;es khz; =;=2 >--c-eass.? -2se 2: -,;e ~~~~~~ - :cT.-z, -+ie; -:sa., _-__- =-- LyCza2Se -:s .:---=---- --'-a --- ------c :- -'-a --- -c.ycI --_. -----"--.I -..- A*"= Am-o; r-ci4 --*PC? <-n-3-&e -.-a -. ' pn&Le"ie-;J 32 cces;-Lz?- "Et.3Z9. :---"Tt, b*- ur,r-ur --.* d u.L-*b-ua -- ---... 2-u 4--- -. ,- .. :. -1 * 7; 7--+ *.l ... . . T. * .. ~~-:aces. -L i- \___ . ._ .- - ~ -&gC2??= ol' &ha ~~-- ---I. 2--L- c--.r=l - --,, -1 -,uui. 2-i-e.i ,c~Ld - be -Lyc~-tssd -2;~ 2 2~--?- - -L "L - cl *----.a-- rcr?irr.r ., - * -*'-,.e', - . -- ._ .. ... .. ..~ -.. .. -. - .. __ - -.. -- 'C -A .4Lr, --i ---- "U -2.- --_- "- I--.-.- =, :;.- ~v?.-.--.-3e --2----- =>---=--- --. - 4 _- -, -.. ~ Tk;c 2*.;-xi -:-- -kG .rp..r, $."-.<l r'lzcC, -- - . -9 _.& -----I-..- -__- ._*-A ---- .. * :.. ;'-e e" -.-e- ----+-I. -*- - -.-u*.-'"-=u-'-.- -- .- c0ct;"eC 52 YLZs::. . ,. ~. .. * --...- req.5 f - -. . ---5 -. . d - _- A -... 1 --" * -. - - 4.A- ._--a* L_" $-..A- b. u rL.j .i .- - -. . .. y - & - __ - ,. . .. 22 2 s:'~-:? 25 ZZCL:~ - XZ=~=Z .. _I..- -.=d-d-d-e-- +__e -- M=-=-- -- -.-- --. -. .. a -- .,- \ ' la rn 3J &otlt t>-ye w&s. 3- the 1st3ss ~,asldom.,ers decisi~n (iqced >IO* S K 77) tke ccnnission .pm~~ited CEEC~ dischap iato aallcna Laecn by mq~jqg t~e cDr.strilc+,icn of 28 ?err;,ocs cz%ch b2si.m CI? the 37-acz p~rc~l* In 'she Lyb-?e .Jo>~s ~~"c~t~ss,, -- -4p~ea No,. 85-77, t5.e coir-ssicn CeF?3d a ped% for *A i2-*uF;d ~<~-~i; 1L L~ %bc ZLCC~ ?I& of soled& Crsd, 2zdizz th& cj~je~~p~2~~ iy <:?e .'lccd?l&q i~c,yased ZlocC flot~ and the do~.r;ls%5ull de- positicq of se-Lqe2.t,, u-d ~ot~~~ t;;n,e a~I,-~-erse effscts cf urjzn2zaticn CE ZIXY~ stom vo~x~s. basLy of CY~ sar, pl&ta ~~~~e=, f~n,hg ~kzt +,he aur,t =Ad mariner of gzcm ad p~-c~~~7 xzd c==.,stFLcuicn, wdcdd ~&-t h lz;els or" sedhectzticn tL wtilc! ahersel~ zCe& Sa Eqkto LGCOE. Ccn&ticns 5, 6, ~2 7 "em &-Jclqed 50 9-5~~ ",at ,sba^? develcgeEt occ'~-s a ry2pJ;pT xrich bes 20% a*jerc,elj. dfepu t,.ii =OSO~C~S cr" the Z~~GGE. ?-e 52: p~cj.p5 of <:"-E: g2cyg C=IXE~~OE ~ZSWO ~;n,cZ'c xi3 z.ot ixAxase, 3rcq-k rw tis cy ,T-cla Lyzs, zTd -.7l.<& -zaa:g e cjjp-jq <;?e -,ciz+er ~or,ths. ?ki$.d 2, -dee3%:2-y adj re~25 52 522 lai;ccE; csnseqseZ$l)-, ,density has bee2 ~O&LC~ zc mcds rEqpir~~~ g-;=zs>Tp c.25 zyd fu 327~;e ';een ?l2+z&&. Z$ shc.dd be 20 ~>at ~58 d~l~t~c~ 0: i;he >izb>.a ~-:JC.U~ e:c-;er.sior, does not ?rerest acct3ss ?X -&mJ biTe &?~- vdcAci2 .~-fzzce: 9.2 csccerz +'sr .zixxi.ai+?~ seaentzticr- it is , de-yelcpe25 CJ t>As FqesL;r to xeet the pmwsed CF.ndties Cf- the C~%-J'S ;?I: wo~d =?.yZ5 e-yLznc,-72 ~<;i;-~ - o: %;le ficcc$l&yp ir-,creasLq the Fed< rate I rm-off %2a +hs +ha ai-., de-psitl.;~ cz s&cje-t, 550 th 1~igecn. St shd2 be r,oted tk2.t skict ~L-it&Lms cn dwelaunclt or' &tee? s'qes z? qq~.d L? mzz =%as ern2 the coast. Sectlsn 6317(~) of sa :*is<m ~~mty' slopes i-19 ~xcecs 02 13i 'cut nct z~cee??g zC$ 50 cne w~t cer LO acres. Str AcicE%imd ol.5 Aqtd % c+he~. j-z~!ls2i.c-;lcr.s l-.."Zti-x dmdogmk on sevex slopes, zz dz in "o"f@"^l"C? $y%Tf'313 Spsl'i.rp -&z??s: :I- ?ygs";<:.1 G7eSe ?On :<e$. :l-&-?.L-Z (.bedca aciscy 05 ?~~~~-~ c~:ici~s, jd7, 1975). a --z1-7 7 ?--C--J, 3 the A. L aterp-ises perzit. (Aned NO. IC?-77) coes~m- de-~ed a cep-5 lor a 17-lot ~~&~p~sicn on 3 ~C~ZS 7h.t;hk tke d-2 .- .~ .. .. -. - of pmLkzd rs*or'f r'T-rlys 3 CSr,C%F*, ~~I"ic-.ihZl.y fLyxil m2ds L2, steer, L?.2S nes+tq ~~~;~~~~Ge~~ 50 ?zk .i*T;c-ce; access 5s FSS~SLE. CII the tSSt29 -TIE& - 7 3- a fa@,or ;,? cc-cE%cn SO. 1, the redPsi3&5.cn 01 %,?e 3dly ~TOF~;,. ' .. .. Besmc~ ~~~~~~~~< z<st~Lct zcr-?,c o,rnjZ&qce mts the .dk~sit7 of dcrelcp dEiSit-y l>Z.t2%2cm Eire q-g2& tO slcpes i.3 I,YCess cr" p$-. e . L. B. ?~cIY&~sI=~ c", Ccm.ey:tL! ?~c&~*,~cid. Use cf the Laaccr? 9. The 24 desig-atlcn on the =ea %%wen the %cd.pbzs kove z the ~TS~~ZX- kc~~ckq~ a~ the zzza 1e-c~- 2s Xedicnda T~iyt (2s C in ?tp.y 7-7 L", zke ~5) shax >e dp,tet&, a?d $;le =sa ah,& &slgpted 13~ la-+- L-~~--~-~. --an C> '-7 ccmerc2.2- z~crestic)~~ uses xc:? i .. _---. .. .. -7 sin'c!. 2eSbLlr-T.s3 a 5-m mtel, gi,f$ skcps, b&++?Jld-tsc;kle 10. me -3 ciesfgz&t;tor, LT the zea betweez the xestLz ko~dzzz or" H&cda ?cix5 zea to >j-~tqts L=- (2s dey,j.c%d in ri,ye i~ the m.) she be del&&, r~ld ~?e s:a sha je desiga<d - ICW ?.~??~~557 ZS~S 57 sr.i,er to d*-*ze the necessity cor dtc atia;?,s i- I;i-scrr]. xk&n -,,,-OU?~ v~~~--~- "c4*uLa~h-eeci T:zX;s 3f t north shre r'xm t:ie inter+late <,-ey.iqr or' 4A-,,s ve~ gsp2Ze.d Ccmercizl recrest-licn sxh as a sin,i!.l restmLqt, g: ~>.cp, : =d-tac!C~. sksp, or sLrL!.sz use 5s cL~-.'.~-J t;he ~refe-~ed ~;sp ; t;i~~ or' SectFsrs 2O2Z. z,G' 3C22 of t;?e ca;\s+?L dct, EudeTrer, . bai; .x-<& 'a+ TzLi "a- 05 , or SWE uses. . -. - *-P .. cause A."--..+- -a$:*-~, 3-2 La-.* -A hg Lad" z -ma:rL5us>J- y*- ~eez sub&~ - dPri -u 4 &..->a -- 3 12% the z.1;2 s:?,z-L:! ha-75 seze ~~3:~~----~y 53 2.sydyp ;csi;,r,7 ;s =.=e; _..". let, c-c-ers. 5cr.e 2: -iic 9-23 -- : = ?&* ..a rcir.. c-s-i =kt"-" -.3--a-c1 $2re --e- rlrC", 4 a YcI CMZeTih Z~ZZ~QL. ~LYCZ~"T.S, zr~tec, :a3 LZ~~C:: $xl ?_V_E:_~ =e...-**- 2- 1 -.- =*- 3- ..- -7 'p - CIS -=.*#A -'..- 4.4 --=* " -.:"..d-": e-., -rC- ...-_-.--.. 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I? aicii:~x, ot~er sections of tk5 Coast2 A& place yirtic: eqhass on -~cl-athciL cse cf %he sast: Spcj;icn 30222 ro,q&?s t;~& iJse 0: ?z~v.&s Lads 'ZD~ yi_si;or-se-~i~'~ ccmercid rsc--s<lccd ~~c~~~ts Shp17 FA- p~50Ii-t~ OVZF ?JZ>~Z~Z -~si&r;~,~, gezerd k&23trxq or ga~er.7 ccmercid deve1cpe.t; Sedicn :Oa ..--ccc-~ges i~creased wc-=zi:cn: joztiyg use 03 c%&&?. srake=.s; w-d'Sec%Lcr? 30=? =ec_uires th& lo.cier cost -j,,itor zed. ec~s. f arxtes shall be pmte&,ed, exc-.rqea, m-6 >,+-re, r"easi'slt, pmdded. -. kie the Zsrojecticn of e;ciebi?g 3-13 fct:'-.o -~cr~&~~-~ r,0&5 $2 cetex-4-9 --" xheC=er s122.ci.e~1% h.d Tor -PE:C_~Z;;~~CE~ use is -3ser;recj iq k:?~! ~,-a zecccd;? ???a is a d.C'fic~12.t ad Lz&y~se task, L-I view 02 tk! tzaer.bus 3mh-b? thzj is r's~~ast 51 ?Jc,+A SZ~ XS,-O c0~~<3 ~6 tke -7er-j sztec ~OIX~~ ~f :zcc~~~i VZC=% 13-d ET*P'?;~~ .la~z - %?% CC~&~ ;~i3 Aza w ;?o,dicn& 7253 I_ yzjt, ~c'ser~ 2~ ticn2.l lzd I'sr EC~ZZZ:CZLL '152 k ol-i,er to Bc??me cc~sis+~;-ler,c-j -&51 c.2 CoaS,d !!!to Aya ~~COIXZ Laqc;c is m-f: or' %k zsw WFZ~S;.~ +;-,co~~ttec! stor%_'l-,~k CZ~: ccmercl2-.-c-axxx2. -;es. Agm -p.aonca L2gc;c~ h:las ;i L~~O ~~5er =e2 S cla,i coastd ce.pezdeli-l =~c-~~~~s~~-c~~*~~~~~ acew2,5tils ., 33 &cS5m, .\?= ?ki on& is sitaated c~~krd2;r iy a zp,a ~derg~ing I.Z;?~S =~y&h~ -,,~;.a ~CCOSS 2 kterstate 57 CZLS~~C: 3>~-&, z~d 3 CL-L:~ ?ea - f:re y-z~Lwz7 I dccg -,&~~k of the cex ceveloczer--L k :zz%h COLZ~-J 5s OCC-LT~~. ?-is k~-r,er,!bm - - -~~*c~? .. .. .. .I ., . ., .. .. .. - .. . Mem theA- is ptezk5fi ,'r %:?e 3a-r;isicn of. l,z-;~?ttr.slk-, ;risL$cr-sey,nLyz - .. -. . . .. W-fiCLect <C*";3, ~6:: 3 2; the Tsst Zit&rJ$ i+j;zpa -&-;er .&-a3 5. ALn "4-u - --G comty for skce?;ye z.-d -rG:er+riz2ted ,=ecrsz+)lcr, -l-:-LA&:g :L+Ly, b2&~g, s&l LT~ pci,y:-kcsj-~L?g, .s~~->T-~T 3) . zyc ;.,-zter 5:n-TZ - 2s vzx 2s Gther .., . .. docaex=e2 227 2 2qp?i..e=s+r..re ?:zz-.?z ~g~~~~+~~~ ?e;& z%tzcksd 2s si22 a& pnzec.C,s t;-t the -&tal -&TdC*A-q -- cl' t;?e S&I'&--a.q i2cs-TrEk& cit Oc~~iside, szy y-235, yi,--La, 2.d ~CC~~';O, 8s -*zs as th.e b&y >js5*<s =E Sam 2ezck). %!3 59 rep3?" f'X-%er xtes tBzt the zc*h csrA7 is eGec to be the mst rsFir2j &~,*~kg zrea ix tke Sc? LLP~ EZ~GZ, - becacse z~wt:? pressLTs ~m ~erj zp2zi iyc. 3ec~yd$e thep- a-5 Lag2 LF~IT~~ of vacz?--,' 12~5 avd2Dle for de7elqXez5. Tk;e-... ~y ~0 ~ASE&,CXZ. y~jectic11~ >-et avzil5S.; for tke ,m.~t>-~zt.te Sep 1995, dtkocgh aC?E",!xEL ,z-*%;? is e-xp2cted. As 22 2.X2ix?3, x?!e ths sop latic, of khf: cj.,ty cy Z~-lsbzd is p~:ec%tcj to 5s. 5&L.CCI iy 2.975, %?e I;&-~S' c+cera ?*a -a serit 8 r-2 9pfi~tj~1 of ~~~,6~.(?~ c;~;J ~-=~PC%Z .. - u.0 ~~cc-?rzt& zrsis Is e,Tec%ed ta c2sAl.e f-xm 8 .. 1975 ~oph55-c~ of 221 to a tot& p@.&5x CS 392,533 5 1995 (i~&~&.-g -;.x citizs ol" Cz-isSad, 0 - .. m - . ., ' h&Lc1g ",. >~-+~c~~~~~~~ cs~;n~",~s cf kdca&z7 ~~~m~';~sl ~~w-f, a? -. .. ,. that :f.,e ~;tic+zt;IC! ~~LiL~-liCr, 2% -~~c<u: -*-x SEf zce72yl). 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A* . of a cmerci.21. -=e is f,m-.' 20% to Se necessq.t,o acfime ccn~istzrc~ :i55 p&l he to the *seed cmcshL?s, res22&u2L :?o;lsi--?g vculc! be an eccegk' tdre residmt2d. me i;ec,=use or' Ed%& ab73ty to ?rrni.de ~CCZSS Z-XXD -4 &d becase of the seves sloFes which va6Ld. azke d~relqxmz-t -ide&X? -2. alter'atlcn cl a. sigzx3cmk SCCTIC ~zscice uld the c=.ea';l,-;1 03 moff 2-"-d problms ~mme~, %-,a ~22s 03 modemte slqe ~3 dwelq2Dle -&%X+ r3z and may be &yd.qeci foy ~~xn~_-~~.S,-re~zz&icrd tr~e 8s the p-"i-cr;,ty me, X prmLded for in the ccm&t;ic~, ccmcclal dnebp~eh is fmyd to be k.?%s site. . . __ Wfic ci.r-2-fiz%lca is or' ccxs;ldsraSle CCT,CST?- 50th to <ke Citj of Car~shd to the Corais&c~~. .. Ccr,sequ=Alg, Cor.d5tisr,s 3, 12, 22d 11 3x-LLde tkat c.6~ law-k%ezs~;-r ccmercl.'-ro-c-oati.md 'ses ,+dd Be er~Lsicz&. dccg 55% E ShE. defeat tke Wse ol' plls.s,~~~,- ~;lljZc zccess to =:?e ~cr~zkkd~ ~-2s cr' Lqp~n 2 -LZe @Lit 1s clsccl7t-ag.d r'xn V;-si+,L~g the Lagocn '3;T %e czrigzst cawre. ?AS a92 5s z~t r&tz3Le for sL+d\c i;tenrl-Te ~Ls',top-serjAg IS^ .. . . ... C&z=ti3r, xr&<iq ;'=a tco i-tzys>Tz cs~Jerc~~-~-c=$&~cn use ;.j . \. 3-u . .. .~ .. . ...- - . .. .- ,.. . -. .. . _. __ - .- -.- .- --. _- .. - - The effect of the c~~~~c~s Lzosed WE the z~n~2i of the, slz. shcx F 4% in 2 ?e4 -*>:**:cn -A $ke g~~~-~$;cn sf t_-._'312 & %:?e coyu\ &Or5 ae the .ol.-?. 97.izi253-r ~'TCCSOCL CT t:?3 st.-? ta +:?e Ccds,-m. ?-is XS1';tS .- .. +'mm the ~.e",llc~~~~ rL-, y~~=~s~~i~ d.y*."uies ~PAC~ kes '2~~2 ---c;r;osss =e?~ t rn Ed of %';\,e -%~son iy c~.<er to ?=3<ecr, tile -$&Le-? hzk<<a< L-~ZS zct m'n dmeloFA91t; k t;?e 'fcc~~~&-, ?CT m~12, x2e Cit-,--'s t=.x-fl.-, cwdy&+z~<. - . ,- 1 .. - . +&ai mder %;?E: x~msi%;~ .* or' the dev;ls~.~?1e~% ~e.zrz!LLU-l& b-j ;he Spsci2.i: ZILY .uT-.'er uses: mch 2s. >,rc-csed iq ~=~*>~Fc~ 1 :=.? 55.. LL;-; -%r-%r=-,-. z--32 .- ---. v-- -I+Y---. pEeCl 28e5.: p,m, xr~3 -,he zrvs& ~~~~~~=.-~~c~~~;;e;l=~~ .=e~ 17 -dy~ zc ELEX? bG*des SF- EZSG~ 2~6 liYAtey's -ky&? dcq wi,t> -1.e ~~es pqosed -Ferrem prc~rt~ below the 10 Zoct COE-~OLX zrid L & 2 ~z-c~I%IJ,sc'~"L;?%~ CZ ?z-: mab. ger,ersti: ketwea LE0 md m &&.thxil trj.2~ -- zer ciqj usi2g ..e- 555 5% ger.er&ior, ntes for cazzerc'lS.-;c~ati.cn use6 by tke Ci.57'~ trz.fzc cecs %Ahis iL?crease *,cU. ke Eore t;?za ccqas&ed r'cr 'Q- tile ?m~gsed Cecrease L , h-ker,city of use GS the GXL;7 pmpe~~y. it, skcuI-0 Se zoted t>a% 20% cdj ~23 1'; be e-ecked that fexer tz5p .. *tziX. gene=.&.teci i~ "i?e r-oFL;i shre =?E as a redt of the Ccdsslcr: act~n, 'cu - opmte zc;? zcc,= ef~~~wi~re~y *hkh tke L~t-~&.ictlcr, 0: ad&tic~~?L cxnerci ~cyatic.;1d 3se3. uses errLsicEec y,q %:?e csr,cEtim-s -LLL ge~e=..r'?? OCTZ zt ::p*~dS CZZLB C, &+y at.,~! pie& other thaA xhen E~~&~TA~.LEJ--E~~-~~~x~ - ;P& tr.J'f2.c - ~~cld CIC ws *&x elZ.=+w>re17 e;rtc.d 522 capcit7 cf XCLZX AXEZ~J~~ ZZZ~ i+&< IXve . ,I t pekt thei7 Tcre ~~f~c~en~ ~<-~iz~~~:3c, ;? ~5L$i,sz, the I.~&X%L.CZ LZ ~2 of dr~-~e-,qa;~~ i-to -i&~s X-J~YX~ x-3 dso e:&exd i:~, ca~~cL5y. ccnsikuen< +ih 2eck-js:R 3~25~ 05 =;?e ~2astd J-c'; .*hi,c:? YZS~L-~S xzc -. ;ii=erc .. eest~yz 3T ?lL-r.ed pb~c wor:<s ~~c~ti~s c~i ~CCCG.O&=~B cS~ 2 LZLZZ~ recreEt~cz, ccmdercld r~c:~~<~~~, ~;d .&s~::T-~szT~T~ l~?d ~LS~S +.G --I Kelly 3r32: L*T, 'z*-~<y-2+~ 5+p-txx.q-+--;7 -....A trL3 ___.. s :;rcJLc-:_e_- s?-gz2:e& - -CortlSIl sl ;z,Czt L-;-lZS -N-c?1La 5e ~'---y~;~~- cy? ;e 525 Ayg ;T-2---c7.v-.;hn - .. ... - -. . .. ~ .- ._. 0 . .- - -..- . . ! a also it Is a-+ .AYb""C -d t?Z=i t>3_ +-y--~~ic~ ..Jsven e2r.g %'?,Et .cor'+:? ;;?cy- -&-x Co~erc~~-y,c-~<~~n~ ?e& tr&:;: zcy +,he %-,TZS "- .. C? L ,. - -- .. 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'0 - -A - -A- ;Ledesigr;ztisn os' tkis ?mpe,*;y for rrn-a5-I;,c.zL+cfi wes 12 ZLso ixocsis+.ect ' with nmemus ar~dous ~kt &io~~ wiech ZF~ 5steci _c LT 3biSi.t 9. .. . .e .--- .- I . 0 ._.._____- .. -. .- Beyond the qxstim or' thp me6 for cocvtrsi.cn cf prize a+.c~2%an.l 7kni.s th S.DeG.&?3. ps;rcd. 3 seTzer2ly ?;.7i$ed LT its miliiy far Ecr$&ior& uses a 1 to the ?~;?erl;i~s d.0~4 the r;orth shore clue to the steep -~ls Over the lagoc prevent iicce23 to the skor-&e, ~n_ sdEklcns th ,. ___ south . . . zhc~~-~~r~ot . be &7& ccmercb.l-recroation wSL be pmiceti cn tke cczh shore where aa 2ccessria.j. be developec, i2s seczs edizely crazsitare 50 comide- the csnvsrs-Ln of ar.7 - *<Lth an 2cce3rd27 wi<h~-& CbpLTAT .: mr *~zh p.r;~~g._~r;;~~-~~~-.u~e~. ckreg -- . -- _--_ _. .__.___- - - .- __ ._ ~ -- . @C?~*.U~'ZI. lad OR the SOLI:? short: xitm the Lme-te iu-;~~. .. - .-___ -.___ __.^ ------- --- .----. .----1__ ___.__ __ ---. - ..-. - - . __ _.-_ - L? adc?iticr,izzzT cf kke xes xEch, uw2.d be 7,oca%ed cn 518 l;i-ac=.~! 3x2~3 (aside fxn SY~ s~oz-e:r=n-~.ese~.ci~z~ uses) nay be mre ccnzr&~a locaked in uplz~d zeas rdjacEzt to the skt? Seackss -,&e,= %he= - agess.ta 3e sv.2- ficier,t ~accczLtt,e:! vzczi-.% lzxio c11 the xes% si& or' a%ersta--lz 5. Csm?.i%i.sc while adnisrbq ccmis,encj xi5h Seckim-s 30n222, 30222, zr-d ;GW, is 2-50 ccnsisi-lerit -At;? Sectlcn 2022 -,&hicii requi=-,s that, OCRE&-N;.C+, 1z-d sai%&ls r' rec,-e&.tlcnd use skdL be p,mtec",ed for ~czzt,icnaL use sed dmeloyent .. -d forseeabl-.. f~bm demd for public or cccizerci2.l =cAreztien& ac%~y.l-ties tl could be acccm&ted c11 tke ~rqert7 .. is dzezdy adeqcatelj- pmLded 2sr lh are2. ?~qu.i~kg the lad to ,T=T LZ a,@c;i!-t.cal xse cbes mt preclude el; kd -~se of the crqzz5y fcr recreational use scEet-be LT ",le fut9xz. As xi prei5oud.g zo'ced, %hers -my ;_I?deed bg: additlmzl -mxzet dezwc for visiter- sem-kTg si;io=..3i+-s-?c, .;ses beyma those pkded or t%e north S~O-E 2s gwCrl'n . contimes La the Xor%h Com2y &-a. zcwever, BS lcng a the Lzd Is C*J codtted to a,~c.clltxrd. use, the pd,e.tid csztimes to exist fcr its eventU comersLcn to vis5tor-sez-Lzg uses 27 tke i~+,'zo, 2 the lad cesig for cc;cnerciAL-~c-~&icrd. use cn the mrth sixx-3 md LP- G~~TCT ptst52 =' t~cnl- seas ;1ns Ca,-lsbad. State 3eac3 wid. %ti.@.tos 7-00~ is E&, sdfici ' .. e Condition No.13 Is zq2i.-xd to zs,s.re tkit tke rmzkzxkq: dere1cFez.t of thy Papqayo pmperky is cmsistest .kt:? the Coastal Act. '%e State Coessic~ in 1973, xprvrL?% $he dseloper;t of the Pqxigap -pmcert-J coz%h of the si me, reccg~zeu <kat the Ccastd. 327 wkiich vas bei~g cselopeci ~gkh rq , aWticnzl dec5caticn cf lvld 5etxeori the sexsr. .+-e &xi the sb~1Lzie. - 7 second Cc;&",cn cf qym& of the ~p~~~fl pe~t rECS as r'OEOWS: -9 "AZliCzt sbU ~a7 ret&? d$~el~p~k% ~&s r'or w-2 type of dmslop.ent _seiaitted ?or the ~r%? betxeen the sewer ke easeztzt md the lapm that ray be :&-rzitted by the fkd $m. zcopkd By the Szn Piego Coasi; ?&&caL qnasis ad2ed . Comissio~ ar,d Be St&e CcmissLcn." * SubseqQentlr, the Co2std. AcL, as adopted by .the State Le,-isl&ne hzs plz extremely strong emphasis on the ase .of ocernJxnt l,zd :or re.cT2aticmi : In ad&% Sedicn 3c252(5) of the xc: rqcixs tiit the man% of ne*& develoFent B rJdqt~q xAd e~~~~~c~ pib~c Ecr,psS t,~ the c3ast QT asz~-l~g th~t mz-oati needs 0: Ze.4 Esidsts -,j-jj ~ot o-zerlod R~L%Y ccastzl rec-yz%icn .. ~-8s co~++,~q the ZqCa?t of deyeloyment k-tth >OCA pA ~CS-ESL%~CE =jzd 2~7 ment ?1=-3 -kt;? t1-e p~v;:s;or. 05 ccsite -ocreztlcr!al r'aclLi<ies to seme new develcpest: ~~*uke~or~ SecSLon >Ge2S!. 5 jrsv',Lss ttz5 irherFrer ZCT?Z -- ayc fladjls, +Ec f~c~~tips, -Ln,ckj&ng. >~*!crq 2-28s c;r ~&.~$i~s, 5 be cE.s<y5:%%& tkr~.@xx-L -a area 50 2s ts ~iti;.zi.a =ex% the kr?ac?s, s- ~tke~Lse, or' c-ra---- _-__ ,.ic;i.g c;r overise 57 the 7bXc ~f ul'~ sizgle 25: __ _wses as is evident iii Sections 3CZ2l, 30222, 9223, mAC ?On. .. '0 43- . . __ __ . -.. - - __. __._. .-.-.. ' pae ccdS+-c--, a>z,q-Jld ~2 %he :z?+z-;e:zt tks &-,r?LsFceEt or" 230 .. z~L~s rs*-\ of 5kz ce:qer 7'?6 c'l 1'. 2~"~s 92 lzd. z: ~<r>~=~~, *. <?e -a-,- ---.-.J --I:- --L.- . Lw\2 d~-&C~~=l~ a? 3.2 "C,?S c-' ---A is-- - l-;czs - &...a .--A" -Lq-...p--!?P GLb* -Am-. ,i.:Je79;, f>Ls && kg &*.bcz+icn $3 3x"-;c3 ztyl ?.y&lZ =eczzi=c;cc -. -Jy-lLs :cr $he zZ5-d .. to t=7;21 r'?se* 2 -2% $3 -;::e a.'a-z"+v &-;? ?:=-7k. %"a2 if is cl3z.w tA.p-; ;*---s &-a 15 cz:-&ez< L- ~&<+C~~~C(j ?&-:<s, %he .I-& - 7h .&$&%+.- -,3 LAp ~.-~ -- L;~J ..---I ,4-va &y2&y ;cpEqisd. ?,E: ~~~~~.L .IC% is 73~~ q~ fit, ~c-g~-p~7 5: <?e ;,y-+--5-21"-9 22 53-2 &- zck rnerlszk re2--'s-j- C=.E* A;-a% kg% -aC---~y~~ --%?P> e-' E..:U- ~"y~~~;s -2-l *--" LL"--k 02 ceTP12gEe p-c-=a*t=,z- Cc.25 3-J =ecz---yz 2 cc,"T"'~;=~~ .2l tks -La Fr-.??- __ b-" c2s2, s'---co -_--- .,--- ,---s 02 ';he ,. ze ?J43+CE z>p--Yr.7 SI' *:3 :zec:c, TiZ? C+;?P? 3-*ze=s s- :*"~T~:-~~; >:=.-,;er,115 ., 5eerE =-A2 -7 rQ,&--C 2;; xh '3ZT-f--21z3 -'Le ---w -:Ai<- vII-y 1,CD d-1 ,^-..e A -ca, -- - _I -.->---J <r-idcI- ,. Liq- -.-m z2?E.p2F /=.yys-,er T-, "'7 &Z?L.< 5,3 "PC?.4C 7; .3=:ir? 3x-,--sLcE 2 ns&le g2s-lLc LZZ 3;?2; *x?-, .^___ -d-z=.-r" - <G'-.=-, - YZS L7",2C"3 ::_' kizk- &asi%;r ~~~:~~~~~~ ,252 $;zcz-Z j;, A;, _I- ,:-,, err-*:---? -___, s--?P&.2ZL;r -. -2 .- -7:zx c &o?4-~prA 7 :.-A Dl&- p,-.,T * c"ITI-'- .._ 7 2 -.s-iol h-- -="- 4 "c.e b-J: -"LLl: 2s ;TTLM i? CbL-.-..".* .. -,, L." --.wy -A - -.'CI-3 s-' ~~~~~-.~~ .- - czj--cz kc>A<ss -re--- ?<&-; --'CI-- a 2,c-m ,xCr-- i a, ~~~r&~~-~+u c c~~si-4~~ ~5 kke 7;E-T 5 bkL*f fete 'ze=;Jeez 552 -iizcb~- .- CC?~~C;L~Z%~, tke 1. .. -GI ~~~~~~ ;;le ?2pzgqio 3m;sct c: tte ~er~2~~ ' -n4 -*"-&*uQ&--dcd -A'- 7;- iir-c +r= 5?ig~ 22s ",;-,e_ ~,ps& zbc-;?. .e. .. - -- .. , . ,.. - p&rL& ,zcecsin, ~~~~ is ~~~~~-j'~ ~c~~<~~fi &7~1~55~5 ~2 ~LD bi-- 3:---- A -+c&?c .. ..- ., ,,,,sr- 2~21~(,2) -+< nir -e--; -y -%a 'aqc-7 .. 74--'--- --..I- "*-- ---I ., . -_. *. .. ..rr;o.. +Ao -3- - .. . - I_ --c .., . .,. .&.7.7s 7_*c-!- -.--.v -pn,.- -- -- e.,- --:- c"..-dz-d __*_. -. -. , . -. -.. -_..- - -i7 .. .. . .- - . ., -- ... , . . ,. . '71 *ea;- --- -*.-a *I_--- - uLL,u dl-" - d _. far& t:?at -~:~~?d~~ '33 or' -;;5 ?z>Gqc <fe -2 -- - ,Aa" A" ----.' yeJ :s3 2~ ~72~ ?~+z-z ~z<;EFL-T~ -- d" CY-- --*-/-L-- -=I -,4- - -- - 3 r----r ... . a l,GiZr 1' CT^-DT"-Z~ .- - .. . .. .. ._-... __ ___ th,TU~kCLi-L tkt3 ;?1'" Z?'. .- .. - .. ' , c. Ccr:;rczi3-! $5 %?-e ?z--ccT.12 rxzer5-7 -'--ll be 7--,--iLAzA 3-e ccrb~eTs:~c2 os - A;a 4.-- .3-*-fim;, - L*.-.*-- -,u,-.a---- -- "_I..-- >", ~-~ .. ECh'Ci21', -:: ,z--4zT -.St 70 31":'2,-c3 ALa -.75-=---- IrL- +",,c>;cE of L-n hca c,?zs<z yy"5c2-T far yz5 -'1r&;s=' 22 ,---i '"L-JL.,G< -&-AS 5 &e---- ZGT.0, til;?; p-: "^"4 2-- .e-- e* c&-ls82cj &&. 1 __*-- .-;:31.-1,? "c-2 ___L__ A.w= -,-9'*.& 3-71 -q-- -C3-.-VUL.-. U,*" "G.2 v: .. . .. u* -- _. 0'. &4 Y,CI1S : %.E LLT zG= the 2-mics*&-fi 12- 2. ?ed'-"Z - ccZ?lc5lm c.. - 'G"'-" -&L-.Gs* A:* -, -..:....? 2-.. ..-Gk -2 A;= 1 --r &,BT yh"-r- Ad.._ hdc., --a .-e- "-4 "- v1-w ,-,-"cI= ="c i*** .. "4 *,? -.,-..2i --a2 ta th;p s;?<-z sc T," -7 72 csy-->; 9 z2+* . - scc%B sr' Ag2 .."-."IlCi? Legcc--.) =Le Lszc2-l s~'':Cz r.5- Leg-.ze2 25 kt. 9"Z;slZ .>c.--"--- --LLd LC -me 2 cle=;.l;. &fix2 cip Y*- ?L-l;Jp, U&dJ >!S ?E-" or' L;s LLp z3r %.;.e 1ZT& see%:? <Sf :.,clz :%ii-CE< LagQCZ, tkE3 Clt7 Shr'; DMS22r2 -- a- sT;c.Ly&-< e =.*ytsc icr, pa,7 fsr =i;? ?,",IC z-2 :p%;ZT;,LG;; TTjZ 137% 2s descSxe LY 7'Istz ;e&% Xc. nlz- ==... ;.c$ *:e 2. I"U"";:seT,; a: ccz.;lr5=;r. >.. p-3 2 wprQ< j7 5&7 z.7&* is C.;'*r; - 4- v - -" A^. .du -+:*-=~------T ._L-- -rC 4--** -- ad i.a&*igz 2f %>s ,>L%T' 5 LC2 ) . "d -d* "-I_.. 4__- __ - -C Z.d--.- of kkt3 E-?: &. o=juer ...% i - -e :..4 ,.a +La -*-.e-. -- c"i+ .,..= 7 -u- - _"__ ,,,,ec=1:r'* 2:2l-; 2-c LC2 'LLC.7-c - -rL-C... -4 ':p ---,-I- .,-- 1 * --Ac *.-- s __-_a r,; AS..." xL;:-* 2: .+2 z5-'-^,T,c2 -..&ZXr,? . i-2c.Jp 5: zr-2.. -_-_ 3 ., . ^-e-_ ,.----.-_-- ..-- _.."%_ --e- i4:2&-:L.-.. -",-.d,2-4J ,,329 25 37 &::e -..+ --: =- -- 3.. ,.- ?.+-. ==: -* ",-: I.- ____ _. --.& __.__-____ _--- ".- c.". :.:? "37Z * ... .. u4.- %- -"- 4- - -- - betdpe- ~g~~~~<-~~~ zyd +~~~ya~~y~ *~ses *~rnJ~cs 2552~ rnfi~~s~ u L-- ~~;~~b+~~-~~v~-- ~~w<c~ cr, A'-= vi-- -.4-c:-rja* - ---4"- 1 1 .. - 5. 7 q6 { <*:--+ "=- e-. \rL-..r:u-3u-+-i cf sz -, .. .. - c* --- -- - ,---e&-: 3 ---- =-, .- .. .- .. . - . .. -. --- -;-=a 7="<= -=--- 5;:s z<ty 5;A=L; -=-- - ___._" -&.-rN _____ "_ .#*-&.,-* _---- ----- .. . -. - 'I --i ---ne-- . . . --. .. .^ -3 i.-= -<Aa-, = - -: i.- w-.- "--", I -v- * '0 a. 0.L- .. . L 153 me porCLiOll of tke ;iegicn&L co~ssicn's ccdiL,icn No. 13 . w;hic!! Gropses ir, ;^r=cZzise b~ der,sLtg cn -the sou",her;l ?ori or' the Pa.co~.La pm~;ert-~ skdL - .--- be -._ -. delsted-m . .-., t'ze 3asis tk --- such - 21 i~~czase iz chsity >s ~ot -L EC:~';TS~ _.__ .___ $5 ___ nd& __I_ the n! findhiis if. Sectikns. 3~ a3 30212, .I__- _I ________ ,. e.-- --- __ -- - -- .. --_ ._ -. rxdi.~~ zd Ceclzr&ioor?s Ee 59-a~~ ?mmria ?mpz%~ is situked on . 2 lcesa .. o-ve~LooE;II17 3 tke norC51 02 the ;ir,er lagom zm-d is cks5S-stzd b tke J-q~z Eedio~d2 ?la for ,YSii use. Altbcgi? %?L gqxrLy is, ~:~sicr77~ czp&ip of s-qm%i-z~ G~c-XL~L was LTI ~gzcd%-zzi!. use fcr c=3r)s SIC.;, 2s tcet~es imi.%LL 1573,. it 'LS tzck classi;ied 2s ZGC-~K~X a-g5d.?qd. lac Sec~~se 2.t ;?as been ne12 .. 0c-L . o+" CU~.?U~. X-C&X+~SI ?or "&-e cl the La& Sve ~zrs mass LE- SSS. '!3e Coast& XC% estzcl~shcs ~~KLzAs j-j wbLc3 i!.l ~~cysds fer cczTeL.Si a.@c~d..t.cii lzd to ct;?er uses e to be cv&wt,ede %-e st~7._dd3 for c: Thg c~~+rh;le lz.d LY cczt&?ed i? Sec-Lczl 3022.2 mc prsedly as r"d20us: uld 'ceczcse ZT cas .. 1tm o<~er la& &",la zor a,~~c-~~~~~ ice ha not be ca7e2%e~ to ZGE-Z~~X~L~L-~ uces -~C.PCS: I) 2) . Such csr7e2-sicn xca6 preseme ~FLX? ag5xil*Lrd kzd or cor?ceztr3-;i! ~on&&zed or rmewed zggc~~2z-d Use IS 'not :'~asljle, or de-velopet csnsis',er?i; ~K;-tn S&c%ic~ 3OS9. . . '' @ ',qlie the City zmtmds tkt ?mewed zggcG.txr2 ~r;6~c%C;im CE C,k ZZYX pzrcel is i-2easi-'=L% becxse tazatLc~~ ccsts a-,d ~nUa pablezs rz&~ce ,, , trhrmgk zsr;p%te zorLq xcl ';LE: :vL!Xzi~,scn ACZ, xd 'cecarlae T~~%!~czI sppa to >e a cc~t~~sb~p 3z~blzm ~55;~~ - the A~~~s~@L~ cke-cte5stLc: the p~zci&z si53. C~~.Secpe~~q, cmersicr, c5' ?.,-,-.cF~z wcdd be just52 &y 3 SUL~, cw:ersk~ ir~uld Z~-SX~E! ~rhe .xzzi.~.L5-~-2 1~~2 or csm% dselcFest as ?m~ded for 22- Ss&2zA 502l..2( 27. Cc~eticn 1 A kkxs t;?~ fLq&Tg 1.a Se a& L' vrz: ' c-,c73ydcn of tiye ~~~~-cr~a 7rqxr"ug i,-3 bcth ET: pm ~~:~~~~J I~C! - zy-?ci c=rcc~rn~,^ue cs-felsTmr_t t?-zu::? the eZZZisi of 2 a&lp *scL?&Tr se~~~=~~~ ,~ec~ cqd p3_na_i =$as ZA s. cLe~~1>* &??% . -,.* bdfer aya to *aze cu~i~~u~ bee&cq a~ld*?d 'E%&? hZC 'Ices. &fAdtion sf sa& a bcm-,&~ m-d b~*fe= LT~ &c;nies- the *LZ,Z 2% 202 9. the lqsa ad <he ~+c-iL%zaL. zoa.to the scci3 ~LCWS %he i'Lr~%ig 50 1 that dF3.reloyxr;', cf the ?zrs,.u=GrLz ?m~t?rty k5l.L - csnce~t~z%;"ue C~~sl~se~t X the LA~W- ~$2 tg t:?e co:-j,h ol the lagoox. A, a&A"*- UL"*., +ke .I'- -a~r4-;an" .. -clc-- a,. "U.W*&,, the C~+J $0 *:e&? ?re~~-~t:cr~ oi' a ETLCLC?C~L :?~~tec%lcr, $Lz-+i 1'2r t3e ladow-ers ~c~~~. cf tha l=accr: - .11;-11 be a&.Lmed to o,c';~r kt3 KALL~SCX .Cr ,,Aacts, ~0~s tke fLz&:z 53 Se Tzce $hat c~~v-.2r5ic11o5 t?.e.Ps~*crLa 3rc~ .. ?&E 5eyre 53 p~se~r.. 2~2.e =-~~c~~~-~ - la~d sc~th cf $hie "~SOCC - ;e~Cll -&OIL% scc5 a cc cc@.s~<~~ cf f& Tdcd Cca9hl Y=-,~zx for the &?a. . ~&ivtT or' J-h* r)iru 1;?2_rct?l, tkertt is some b~bt (2s tte %S;-ccd c~dssicr- ~e4-h"- "LA"- C'q; cy- s c~nc>~s~~- 5s $o%a-~ TTCC $-,*ez t;3zt 1. ucG,,Ac~ -v-+i cm- be ccztz . . .*. *. ._I ,. CJJ-tUr.? lar,ds so;;'L;? 0: tkp ~qon., 2Ln.g -dth the 3r3vi313T, that ,-. 7, 4 Zg5c-A - *FAA .e -3 . . .. . . .. .- t;?e 7M131a_.+;rn mT 5ke -ucs c,o~s*~ ?--,-a ZF.2 %:-,e 2-r-CL5~~d. L .. 9a to .c; ,,;-*LA& -2--- -+ to -~~~77g~~ ct'r"c-+;s 25 c~r7zEix ad th"V b&< $f ?2f,s--4 ; v~ t>4e P:A- v-uJ 3~ cs-15.s2& ~~~-c~g %e -,resoxztisr, 03 tbe zTLo&ye ;0;2Lz:*J . .- , &AP c~>r22-s2z at;S.d Ay7p ~~~~&~y '0 Z?X?. %%3 2qm-22. 22 the J-32 fl-b- "I-- --.. a- .._-__ 2c-r.L"-=- 3:- "c~ci*A.z2~ -<-.* LAO -p- =c?or3? E5&z2& S::3r-L.c ?2?.? is "".."- tee"is2 x;r:,3s cf ss&A2z sc3!.. "2s T-.-.C~~ 1s uiiv LZ?" F>~:~!~7~Q~ 5z-z: ,fl'ii7+r +.ha ?r.a I-----= -,,-,:-, -LTe2 ka ""e .,*-" i-"- -PC- - 31 di-.. .-.-3-"-- LC 13 zrz- .. . -kc. P-+-.4-.. -=.,G2 ----.- --*- -- -<& CE %>zzs s=,os q, r?,5:i525;-=7 -. -2s=s. ,___" Lbk2Z-d.- _I_-I 4L-l =Lu d *T +y2e Lrd .X? 21Lrl 2s zc~-+~sx7-; XTp?? +-f,172 cc--: -5s -;~~-,<t~~ 2T:rL: ~;--.C~ ;s t:---l. u&&lz 'zc-2 a-j w2z Llyc ?,,,, d -- 'cc;cc>.. 2kl. zlz =~~~~~~s ;fs -e-- sAd ;--:= ~31 -EE~~:ZC+~ Ak- -3;~ -5 TS~S ~~~~;? 3: 522 2~302 - z~e 5hn 27:: lz-ds s&?J%2 2: -;Le -lzz'rC"? d - --2--4-" ..-,,--.YPn+ ---- i-cwcc--7 mr,?.tisr, 1%. 1j ~~~;~s t>~ ?i+z= c,-=---- - -u-A-.Lu-a --- ---- ----L- - d:- dexs<57 05 t5.e 3~~~-.-.~ &~r~~;~~~** p-2 :Ly"'-42- _'x ccme=uisr, 2: 5% . _- .. pp=+eT 32*;2 e%zeT *:ezn ;3a& i2 CCE"~CI;~CZ -.CZL L~L--~L...;- -+a. 2, CL- vu. Cf tk6 de,relcFze3J 5s t%$r2fS-2 --e" 2 cs$-,d 25-:=.. .. .. .iz* -:l=c--.zse 2c-25 -tic ~cr"9r:~<s, 23:'; 5 :el'-? a 2 ZZ%-;=.='.Sr' lSC.7 C-sCMS-x2", ?-7t=.e"lnn -'--'- I--Lu i.--r "" --?:E tax z5sE;5.a22z=: . -I - b---" ub-4- "- I__L *y~- ~-~-* --" vG7 ke ~1-,~.;r~s~d 3s a~~-.~~~ct-L LX~~SXLZ~S 52; , ... .. 2z +'-*<- 7 27A.q A.1 -- - . .. _crJle E+--"Lu--.-. -4 r" 1 +,-*37 1 --* m.;S scc:c> cf +:,"^e 1..gsCL .. . ?A.qv - - +1, 3 _I. - .. .. ' 1 - A*** 7 2 rm-3 .- ,. -. - - .I--- *----. _*I--._- VI-__ - - .. -. c-= -.dv\^--l 4. & -J; I -VI* -; so+-: vr.4-JLI - ;cu(2) c -9- -"J n+w;;A:nm IT ., . .. . ___.:_-.- - - . _. . -. . . - - . - - . . . - .__ .-- e. - __ .--- ' D. CCSTTE!~ ?&</c.=--cc y-;ac! - .. .. 10 0 - LAS! cy.-L-ya.h- +-fi-L2-7. -2.p9ec cy 5% SE >:5,-c Zcesd; .. =2;7;_cn2 2Cd -fLkh Eq?C%. to %;:e 5272L.:-YzZz-; sl' csCL-2;y -:"-a "__- -- -j071.3 3f 552 ::oa,FL2l A&. p.e Cz-.-c-c.. ==a2 .Z=-c=(-ya +a '25 <a&e fy-3 c=e .. $F?c'piZ /. ---;, =kQ-7 --* * e A bL--.A imaJ 4n - -4jn " _--- to 2SS-AZ cz2?.sl,c;exq7 .N;_t;l st?c%icr.s >c3';1 2 " 9- -- 17. to z-yse,c;Te &~:y-?+&-sL iz~c 2-d ST-ZL- zyVt~~~=cn cz "C.,* =-PC >Gm z7-2 35*& c' t? .. e ---I "=A .: - '&i%2% 22225 ts i-V,-i-"- -_ s2c.%;sI-s .. kaztd. Xc%. Tze Z=TX)EL fcjr Zz-zr,? ?zxi zq 55 ,ZZCLI.'=,=T: Id." -"..L*.A-- v- 4-d" LrsJ . - -' 2-L tbe t-5 &'-.G -&T4 zc= A'-- -F-----~~- e-- A'-a n<A,l 5 esas=d u1- - 7~+ ;A a> -*,, "-4 --; Am -..-e a.dq 1s sc-L..b""I- -d- L-.,L4..-3&--- &" ,-- -- - _I_ - - - - _. - . . -. . .. .- ?+-y&"ES .-d ;~~~~-~~<~~~ See:- y-c 4 , ?c-'^ /..-('=) =.eq~~s ';>E% ciz~e1s.ccer.5 2~ LZ acijacsz5 5,- Z.T>T~ZZ~ZEL sigL:iC-z:5l~ degrzC1 sx:? &?22S. 2: az$-7'-32 -- " - 5;1ILs 5!2c:x r,: the ..== -;a 2: -d--..e.zL$~ ;.= 5::s Sey: -uddrosed CCZXL-A~Y I- x~ ~=;e, ,,.-".A _- __ __- k.-w I " - -:,,-e .p--,,r.F '--+--e-T -.-- os* ---- :-,.?..-.;-- .- &'-- ---- -b-u.- .A-UC-u *"-y.cc--- --- --i-^3-u.- :- "..t ,\l=Lk?2 z~ser:3, =: 1: ,. , .. . sez<".rp, bzbi<& &YES 5s sited ~2 - csslg-2~ ;C .. ;~TJ~E< . ~V-S~_S -~G~~;~~ iicc2 ... . ---- ,.- - 2 1 -c2-=.A i. r:has n-- I .. .. . --- -' A. /e -* --^- .. .. evideat thzt tLe plvl dces cot a&qLskelj demns-Lrzts how develcyner,C, wiXL LI a cocpz.ti51e mr-~er. tm..d-Te gxhg w0d.d be nocsssitated for the zx~&2.cml. ES~S ?rq-osed w would probabl.;T 32-e a &@Sicat zcrerse -%rqac$ en tke xetl;cds 2s a zsu erosicn ad sedbeztzticn. 3 rY3qmEse to t?is ?13blsm, the .S_cecSic. ?la taira cr2j gensrd. st&er,exh that cb xt ezsu-9 csnslstczlcj wi%h Sectlcn Csnd p-m-tecz;icr, of ths ze2r5y sensi+'.rr. '.aji.%at ZLLr2se F-t-Sz2m 50 Sectior 3OW(b) or' %h Act ad %Le facts -laked &o~rrp, Ccr_cSL_icn 210, Lj ~0,Cvai.x~ ac+,ic3 02 *he %E;,r?nd. - ZcziLssicn vrxic:? rzcpi-~s ;h& t;?:, prsydse?. sou%h c pak cnc~* be rzeseci to i~fi2f.d~ C;.J~ thse -ses (sw-i, 3s trds, ?is& E~~-L-~ZIC$ zci I be WE camis-kr,~ wj.55 -~scwcz fjm?,sc%ima Sectic~ 30m(b) also xiztes to tkrt ;c*icz of ~smcr, %e& hi~ch IS prq to y~y zdjacer-i, 50 tf.,e Xlxe-2 rpwSeFj2. A-gLy, r&flcezt e~i;co,nc~ 2~s - i;ae to the toydgra$-iy ol' the proposed ?a3 site, ,I .. ad aocL,et be2r_:s) .&V&k ?<CQ?? -..c.ss?-t'TTe w&-- oite ' .. i;em pA=ser,",d 52 A'ma UArr Sran;?:- uvrr-As 3707 ___ 23 ' ES~LY tkzt tke ~i?cP~te1~;1 --zac%s ,mad ccr?s"srxt5m CY tke Icm-tex v -Lzaci,cj ol trdfic cir~daticr, would 51 &s*Q. Uk? t -&%h the T&.Z%~TAICS of *;?e '&2dLifz ?=sene. TzxzeSor~3, Sectic: rqpx-ts, i~ pzz, CcdLticz Xc. 15 *&xich zeqci-3~ tke delz9cLm or' C.ZZTXXI f,mm the SFeciflc ?La. b;elcper;', of ccrn~-Lky sc4 zcd ",e ccns-k~~-5isr, of Czmcn ?cad iiii xq the conyes<m- of -475 u--,.u c.xa--~wad --*r- ?&-.- Lad ,PA~ cc:r;vers%cr- .-,z5ter',a for ?I - &PJ4c7d*zi.- laT&- fs :s&T6 57 Sp,ck<cn 503,.7(j), iqF5ch stztec %ha% ccnverz iJSe is 1;TZc;jr SyEZljT 7;*Seci, *J ccFz'"=@ws iu;,t;? .&+'ZaJ uses z,d wkAe= c,i.,e ,. sCo;ili be =-Led to those 7zq6s i,,+e~ ;.:e 752b-fity of edstL?q ~K~~c~..iL~~ versior, of <;",e lads -,+miLC: ccmlste a logLc23. aci i",zble ceigiborhcod .. . ryd .. &-&e io s:;e tzb~s>-Ts.Z'; of 2 +"-&~p x*, ';o ~syelcFEer;t, -es .-..I -- - c>a sct+h zhc t~d. h~m EYZG~~~ Isr arcsb~. 2-y cs-si;,e-d 5T:T.e ~~~&r she iezi-+tj $2a.co cq zc~p. "J E,~~~~~-~~ ~~&~~~~~~ 5 %>z~je of the 1st Zi-ze yecz agrLc-t.iu.fi ~.GJ'>S of tbe S?ecific pl~~ sb&ts thzt: -.- ___ __._ - --- foam3 i-?, Sec",len jXZX cf she C-s*e,y-re,?.-L cc.& 22 that the7 hzx ret~~.ed c _.. ___. - . - . . . ...a,.~;-c~t.za - 1.z.6~ s.cu~,h 0: the ?igx :<&cr,cia. iqccn ritkj~ -;;?e S_ceciC 3x7 %YE =E: GL". of 2 xxh lwger .- zke&~ec& coFLex, scce GZ XFL~:? is m Z~TLC+VZC ~e~e-7e, a,?< %:?E& ',;..ose lzds sko-&i be ro,t&?ed 5 agz5cAt.L-d. xse. . b deuq -&th the cem32t3 park site w.6 Cacn ,%?cad, If, is z-ddezt t the= z EO cc~flA.+~:',s -&,-:h tLnLa cie-reloFxnt, zzd She comersfcn f~n ag c?fi*nd 1:Ce s;cdd 20% c~;~t~rice to +he estz~cck..~t OZ a stable E-it ~%a c?~-elo~..e~~. ,?-e"c,fo,w,, tke ~qe-yc csmsxicn cy:ter5a 5 Seek 30~(3) c: khe .IC; =~.ot be -,PIC, kr tke Syecil'Lc ?La pmysd-s Tor A'- ,,,e locztion of %;?e ccm~~tg azk zyd =;-e r'gsezt 02 CXSCT? sac. CCCS~+ ly cmA&$;cn ye. 15 ?r;y;-~.es t>zt the -.r;-sed p.rk uses Be loczted so 5% .. csE-JerJ12n s: ~~:~~y~~ lzycs -&Q-L~ jt r,e~es s:_-,zked. SLzil~niy, Ccne No. 17 *yq&--s CL-i vI-z ~ L-n ",I- -- sed CZ--E~.~< - 2: .zr.c.on ?cad ke 22L~s%~d &ha cI*-~ C 4F pp<"- _"___ ~ - --lL>* c-e c-,r,clkicn aoxG; hqe~r, :or -cccciCera~~cn cf .. . I-. -. .. .. -LY- '0 +&3 LLp -T zaz fie d-- -~QF --.AA-. :qDP Cz K:e CikY'S CGZsud. zaE empxed mac A 553 4-w !+LA .:s s;l'c-,%%ed I'or *:c&ssicn -T:%?. - 5. FAEc .csess .e 1~- CgrA+ -" ____ --m~ d,-s ICZ~. Bc2es.s dc2:g '-,>e co*h shoz.. sf tk2 7zcc 1- &-a -22 C3r+-"'P'-= *~ ___" YL. awe of A'-* t,-" =.,A..-- ftmP'cg; -2 -.?%,-?.e dL.--b, :--&-,i?~, r,-,rr5 ~CSBSS *.&.Lz %;?.e LZ-? * .;os'-Q- "cT J2 ~pc~~~,.~q~ kc '2% ccr,--ec": 225 ; 5-4 +.b 2 ;z.?ez %h& k-z rxrd zsy ~~~SCC~DL~ -ss :q- . z-77 .. &Ls-&l c9-1 zzu cfl y,L'a,-i t- -La --?,-l:.TJ 2p-i ~~,.-y,T~ s-' of ~&~~-~-~~ 221"2;2; ZZES. Jccess ,a chs ?=22+2 -F:s?,q si-, si7_& 51, n?-?fi=< ?x 2 ZL"" Zy-Ll 2- y+zr +A :;&-2%2%2 1: of tin5 g2rt 2s 2? -2?=-c', SL?C* 2-22. TACI-*ir" c? .~.czozs .1:"-25. ma __.- ~2c~-~"y- c-' 2z~z1. Fc1'37-c ZCC .. 2Z-c-85 shC '.;e '5:zc1s.2~-i v- zL2;z'sc zz!5 ICu""- -- brr- LS;cCE &-.I ska - cs i:ccncr=z;$- 14 tht IZr,C i;se +ZY. *.--=3-. ^'*.=,.?* iz -rP.acC&--- =J 3 Lk55 c!? .~..s:css Z2S=FEZ-5 .cL! ___ -yp_ __ .-. - -c.: s>A&d qcl, <==-i -+ ---, "uy zy?,--z-< *zrL&2 sz->i cT8c1 rplrisnCe - ..p-.-c -.--A:-,- - c< ri--.-- --=~.-~:? 'x2 far xgQ= 2p-C c-, 'q 2s-.nr, 3%--5 ,. A--c irr-r *-- __ d i-.Lu-- -- rcy +&e -m-2xc _.. =-<- J;l -.2 t-2- --27 :----,c+--? -+- ii-idi- ="c T,c:s2, z?l2 .T zrx. Ic;'-Y '.Jc;z2 F2*cL-chj-, c -7-h:- --I- v*ir Sz-&;J 0: ec:$=s-,.:zy '3""" ~ccess Z.ZSF,EZL~S szc c.- 2% lez9- 2j ---- __ N--~,; _, -__-_ i i"xn the :.c-x-T; :-*a -__ T3?+-- -,-&Zf, X<:"2+" 52: :~-+_e~~ssec '2: =i2$cr L-n..ncrCc e-- 1- i-r.cI-T-l b&C&-U .. +Ga-w-. ab--r"-dS 2222 22-22s 2: 2xk-z?.s -Ic;c~TzTr-lc cz--.-e" -_=,--<LY- .") 4-7 ma&: Ut&sn -&+?$ +h2 eczesshq7 - "&'"+J Y" -..*_.--.-.--- zk thP pc7*y< l+"<"~-J. thzri 2j :e$%, ;r=r;T;,Zo,ci thk. 5s te-:G.c=.,~< ZC,-LCT, sr' $2~. 225 nf3i is ZG--.--.--U ne&s. .3 .-- .- I .- for <le ~--c& t,-z&s "=. -:;er+dz;z 5 -~q De L---+-J p&,estFjLT :i;se s?_IJ. tbe D~~+--=IT; c= 215.1- z-r-rfi tze=. 53 ~~~~~ ~i~~~~~~ cr;;ecty::: 2-2 2~+~<cx c;? t& ;cc~s~~~~ 225% sf . -,.. 1 . ,. -- Lr;r"4 4u c-1 . _--. . ,.. . . .* . .. '-9. ,. 53 7: .....-3,-i _. * -no; --2 - - .. . .- __ - --cv-L.A.- .. 9. mea p27-72+c ce =;I A&= - .- - =..--..... -- El. .. =*rc-p*,= -."a -".->:,-I -.m,...o<-- qw-7 2.- s - -v- v-a-u--C- -b- --v---- -i-.--L- J'i- v'--" , .. .. - - .. 4--.--- "j d--+ -J-.A--S, - .- .. .. .. .- - seas z7-c i~----~-~~-~ 52 z~r~tec; -----a _-_* d*- --r---a~-- +&L.Y-- Y, ",I C-,-=P- __-- 3 f *- a L-2 , .' . .. --= - - . ... -- I *-a> :.. -- ---.. -3^CC,-.Cur . -- 1 . ,. . .. 0 ?*$ ap"-c< ---..12 ,u&c use 22s zcq ;e ,. .. . , . .- ----2; ,,:=-A %a Zr-cr-ri2+l TI1'^--": I "-',--"L.- 4 * - - d=.",-G-.- 3 Ztl .. CLZZ.; 2: 2cc To ses'', %:?ase cGjec,i-ies, t:3_2 -. =e?".-- ;cr,=:r; cl^ <:-.e .p~"ozy: $0 -cl, -I3c,zZzd +y;k IC@ 53s --" F.-- d- 2 --l.*, d..LI" - - -"o"-~E;=~ --c- b2 ?L4u o$ +;?$ z-7L-4: s-:FC cl' "".d IL*..JC-LL""" -L-,l.< -.m-i..-7;-. -"a a. A22 cc, v--i4 .Arr 3"- "c- s =.--b--. 5---- --J L- S+" m& 2 as;&?cJ y~-&l-; -2 t>:c A>es t;?? k-*iy< 1 t&! z& -ebyJct-&-2 &-,-s I:-!s'r.st 7;i.e I or' -,zp_ <s$p- * --7 A.-?.<s -.-..cp.,-<= b. A@kZT>S I2r c-7 is2qAza=, S5';tCL=' .. illr"rr --e-- VU" ,fliAka a Lssser 3,9-.8c'' -I-_ ---,a - -nn-- --& :4 . sh$7- Be -G-l74---. ~ -__ _- i ,a 2~.CS5?2t3 -kS. h:d5c~+:g rz .. - .?Pa7 A-n.--2m.ec -M7*-l --* --,. ..--.> ,- irr ---.-..= L&-- --p s"-'"-'--" y-; =*-- ,F- 2pc .. - =.= S~O$-", zdd&+2 a~e~~~~ s%z-.iz-Ls ~~~~~-~y~ 2y-r ~uy~~<-;-~~ ,. 2-1 z.27Lyai',-,c -~-z= r~cA-3~s?~~ ~2 ~~~~~u~~ -" ,-. .. me ~-32. bac2 Z-m-2 c>s z2z3pb y~Ly$ G,' t,::~ 22kE.c ECC~~S ezs+ .. . cf .. nwAt ~fr~~~~- c,lsse&, ';a t;:e ~'zic: -=e zr$z. .. . ,. UA-2- d._- =.>C-I>- --,,--:- ZCC7S. 2-k .. . L--- '*c".---%--- __ -- r-"l-...-- .<c -3;- d -..zv a_-- . -. 7 - -: ,.; '-< - =, : ---. -2 - --""L - -_- --1 _I.. .,_*-.---- .?-- ..--_.--- ----A_-- -u~cz ti25 ?-X= 7~22 ce~ 2-2 2r-z; ~23 =.r<;.scr 2: I'.~~~-a :55,.=-;3 2" z% ~~~~'"$~* .. .. .e .-$ - -:- -- ------..._ - -7. - .L 21. 'Access Sia3. G z&Lt',on to th2 Zwj=xxent iZ.2.t a d1j-c use was be clearljj idmt-iZ&., t?,e iqd.-e=en+,ation $mze si12 pr&L=it t,k emctim. CT ?lacene;?t of sigs or'otkr CW:_CPS on adjacent qpr+-y that cofid be L:%er=.+-zd as dste~~~ 9: of desip2te6 p5Ec zccsss. css. 22. ?t.,~~i?,c ?5Ec ?.ccess ~.mcveme-ts. X public accessiey -~q~m. aent plzri si?U be aeveloped ~s-s;,ibs ior t:ke $~asi-rlg of % Ceciicati.cn sqL-~rzents i'cr thee ?+~.CILS 32 the ~TOFOS ~C~SS;J~'J rat, c.,--rentl;r i-=1 +E<: o+,a~dii? or racer pk C0,r;'kl; .. ?rcvtsions for Pzd5zzg m-ci C~~~ZYC~~~~ %?e i213373ent1 .. , .. . - ' pcvenents of p5E.c cse ZCE:~~. ,%.F: ?LLI shd.2. ;,n_cL~&: a, b. for tksse =,reas of th$ ~c~Ss;<q ri-..o_@ yp&r z&.Ec r;, Saki.? GI' CC2?ZCL; .-. C. - d. BeascAEle c3-'lt-~~~-ccy-~~~i5~c-"is fcr ass.zz5.q 532% tk! -.-:. iTcv5sicns r'cr. cs@st;,g cr t,cr.Eq accpss;u2y k-zzy,-ez~ ES sac:? &roli?e ;;l=-c;FeFwy oet&,zs ~e-;eLccnest amrc;lral accessdays em be m&e coc?dy-ui~us -,dtiii~ 23 ;ears. --- -...- ,----. -... ~ c__-", . , i+T&++& zqd &cl-~~c,lc..s S&icn 30212 of the Ccastd. AC-5 r,q.er..s %;?Et F25L.C ICCt3SS fxn the E01LYS xq+Ayzezt of ~ec-~ics 2 of :i.+t,icl+ r< of the C~~=ODL~'C:Z-C;~?L%~CZ, 7-m ,,.aL.< - pubuc ~&,qajr to ';?e sk0~?5,3 ZlG &X?% the .cC.l,Sku be .. pTO-$<&d . kl i?eTd Ck'?%1 aat pmje,eusI Iy z&et,icn, Sec*i.cn 33210 rzc*zi-~s t2zG7 "k CZZZ~P~~ OC% t access7 -&id? 5;- be cx~:m-,usly rdstec!, z.2 ~czatLcnC c;Fcz%-zLz:es S&""J needs, zr ~ha be ~lv3.iiC.ed ~GI' a the ?~-,$PI ccnsiP%~t 315th S~XC *ZaL-r the need to ?i~tzct ~~312~ ~Lgkts, rL$k% cf 2rLTzke ?m?ez%y c;.;r--ers, ad r,abAd ~~SOIXX ce2s frz: WerLse." III ~CCZ.%~CII, S~C~CCII SO~CC(Z) 01' ~kf: masts Aew of 1976 I'~~+LZS tk~t 2. -bed. Co~&d. Fj~~?ga CCE~~?. 2 "WC-C~L access csTcr,eZt to a25~= t:?.zit &TCEI ~II~EC.ZCC~SS to the ~3~5% md ?Q~C roc-Taticn LZES is p~~~kled. ConseqLer-%>J, ~ccatj.ccs 3 %>-~agh z! L.z ~~C~S~ZLWJ to PT~S'L- E~SCII&~~Z ?~b: -ked to Sil;i3a~:;~g, c;i-,--~z, -,J&&T~, Sic-jeL~~g, 5++-k~?5, ."~.s?LY~, kea& cgcfit-jcns zy ZecPssz-FJ :3 =?LCQ -L;e 'Ek~l.j2?~~2 07' %ZS>Z~S ~ri ~F~TZ~S pr sbaExye t?--q? tke 2z-4,sicn cf a 'ctL<er ~$2 to =~3d'~e zclse =Ad -dad jjqaC+"s3 SZsTs! 5dfir;cLk ope2 212s for adeqxke 7Egh% 2.d 2iy7 ad pntt the szfe27 oi' accessmy use~s. - 0. ,- .. . access fcr ~~?rq~++&~ .. si-are7'Te . 1395 a+, A,-z :',&ior.Cz? LYC~EZT~ S.clc, not . ,. . - ccnbLqg, t2A-g cz slj,ez-tsS, a-d ~c<~~~-S~~ e:~Lorz<<cc. L! cCE%LcIl, tk pert7 as we" as 59 '2< t;:E: ccrz7;cts 'sey6serl "jZC &?C pT:?ate use of t . . -1 cor,,-J-itirn-s 72 a-d 22 ze req&-s ',a ~+rs2 th& 8CC2SS 5s k fa& CSIl%f-~~~: --s =< ttzt, 2s the accesc-dzy 5s cm-st~~+~& in spq~r;-L~ 2s 2 CCZCL~~CZ 02 '.- vi2ud ?cre,lFL<u ,p~$ec;s, ~a& se-g~~e~t .criE. CCTLC~C'; .htth %~PI ~&~ace~% J( =lent +,, c+-Pr to zs-2 r~~~cce~l; 735 *q the &S2.: cl <;?e CCZT~SZ~~ ECC~: T-aqc.:i; = .-7+.a-. ;;?PI zosed by ~,he S.~J DL~JSO c2aeu ?.e?5cr,d CCF~SS~CZ IS "3% -bb--u-4 ---- .. ,. M.&ya Cm*S=l2n l$y-cs@=es, hcwprey, 2-& tte %X5k*2CC5 SiTC15 ?Zsn Ysr' :,,,2c -.J; 1 nr. . tros-,ijs Cr the ____, ZnOOl.-** ucy -r.-+-.- d,--yc2s, .%% tkt zcczss skcdc "v5 ;rs% the=? 'SJ >LLT~ trel zc~ ~~~~~u-~i~~~ 5~e 53 %h3 *c--+ -.*LJ .,-..& ?. -7 r,srst=-i2-.-;s E% 5 .. 2 &*-a 2*ef-.-n;er. A*-= ---e -.A :jPc 2'.3 kdo loca">;zs, .?, Cz?z-L ~~&~~~~c~ 3- -A.M c.-- \----- Ur-r *NU LL--=-L tD ng - - * 2-$3& - -A'-?s ;~yc',zT ;-'-a a..- YdG 7-'".cC*.-5 u- -"rCI- "S -- .. s!i;o>,n $,ha% pklLe ~CCOSS 15 L.IIII ~?GS---- 0 -1% 5, -- .- .. ., . . A. 1 pus;^c=$, ts 2 r,=niq ~SP&*S ~252, 27.2 ,A>az ~hxz -=e cf t3~ a229 is -- &%~e cc--*-- E< the --*a "*-s.---; 3-7 -----j A=-~ Cu-. n-i--:m --<-a tke '2"Z:P 23Sj2.$& ros5- v I. .. . @ d&LZd* >qd2-2-7* :,*~~~~ -,p= r2zd= ,'=-,m tzp, &y~ly~~-~ cl' 572 ?q?&zEp 2-qjCJc., &,d %ke zce-i --- -7. ---- '"33DC '7qa UI cl A;;p, z-22 .?-43: ;z$ rJye-"l, -,u T;OSt -c<cT SczA- ZTqq, 3 <sZL:& z&S$=T:&? ~cc~ssijq- +x h??? i --;hsr -+..z- 35-4 zc;r3 32 ~pq7" ka 2223 z-r---*'-- -d"-v"A-G*s :zy rc& T;LZLC ':eP. -3- &io='.. e3ps cl' i,;?S, :x.zsn. - ;J@TC;?r, c*v=-c:s ;y&StT:Zq ZCZCSS -&-&& +uc, "L-, 4 51'7r --?Ye -".y'' "1% a3z*?7: *:LC y2.4 7 <%y ,>z <+ acz-sz(iq -? %"Si" cQz&Tw cs;--,e?d:x k+"-L;.rzy- 5-s ,~&-~~~~~ ,St&i;Z Ze?& y-2 z-. %>E :zzs $7mc tS,e y*db &,cra or' yt,e -1T-S- &?< fiPL3 1~~~Q~73, - a &+?%LC& 52- -q~-~~+d f-s-= 2 >+'.+-z ty-2: -=, ?x-;= >;-73 20 t;",Z 32 +wa4&" -"?' =5L73 -.p7-y7 ,253 22 &'"a ".A+ m?-;c e-:- 2s ;?ccos3 71-2 2 S-&-eae -/jrat 22 z?-.J1'1-.r,'=le, ",s_cl gSc& ?,pez2*; t;lB 7;,s,qsz; ,f .. . 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I..._U1 c".d-.L-&d .. -u- rsq,ec* ta %>$ x2dcv ~-3. 5% :.z-x-x, =_n_ciu ~-~~s~ ;----T <~;$p-~-~ euzy<z .. - -- . -. w-7- ,-,--A e- 1- ZE,~ :-~zC--z?:?-r zcr .2752-~-2;572 <%si?A Z~XC,E& s:lcL& -- . .. .. - -uC+;=.v- c.I+- 4~ ... c'-.u 4~- a~,-- - CC;ICr-lV=S. ., .. ., 0 ,- . .- ... - WbJ - ma *- ~i-4 urAv, , .. .. , . '-3 . 552 ~j-f ---" &La bai- C-'".,-rr'lC, ----ace---- 5s set; c~c@e%ec yg' 5k2 ~~~~~-~~;=~~ .. >e aa2.e cc;~;~-~~~ i,,$>L? 2 pes. . y. 75F.i ?yt?+?; cT:t2y;s .. . a* .%*e ---77P*-~.-~ +,cia- c?-L2--2 c*--l? r-.L cyy.-J --,- t3 dsTelLq2zs V1SL3i8 2TUl 2t:cr -x5;-c ,-ea+c* -u. .a. h%er'3 2 S*L-;.Cs-t $zTewi;n dJ-:'z---CS (2.:. , 35 pplimi 55 2 euyyy---l. 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TH?lex propd~ adjoi?-s the shcrd3e, the h&g.ht of stm.ctmes sh7' st= dc;l;n 2% the pci?.-ls clcsed to a bldf edge or the shcrelk? to S:JO~? castk?? sh22oU -on such =os, w-c t3 dlow a ixrce>d t~zzs5%iczi . frcm open q-caces 50 nor4 iTtctsi+ely &velcped areas. Any develqe-t props& to be locztd c11 -or re= a dip77 be c3stercd b tile =ea that reqkes 'vae Lea: OTsturbace 02 c&zrd lulScLms d sh;177 be dcyrelo: urd tec.hz2qe.s as terr.-c--i or soli fm~~t2c~s ad re@ztLm cl' ~cf i'rres to C,CET$~T~% fhe toccgqi.; etc. 0 d. s~~c2nt n2t-m2L 12XEcm (2.g,, :-;ecScr-dz TOkt) ,. b a mzaa C,$s% gsm-65 its c~~~t~~-"- 3' ulc 52XTCl -A+-\ +-,he E&=-$- l;z+Gom tbz-9 use oz a& sz&Lt ~?j7JmxG .32<-g ~~~L2~:!.~~T~': Sect5.cn 3025 oZ %i?e C~atd. AC+u ~P~L~DS 5z-k the scezic =XI -~=xQ ~~~ of co&d z~as SkL!J. be cmsi&red z~5 s-xtected 2s a rc.scvrco d mb3-c iqmrtzce. it remos tS!% ~emi-L-L& C1;1~elqmzx =e SL:%U z.1-2 cksL?-ed t; p-otec2, +ZJS %a uld 2.0~2 tke oczzz 2.6 sce7Lc csasLal ~82s~ z2k~?.zs Lke .. . ,. - &te&;cn ol' z&'L-d 7.75 'OFLS, 'se -e=-&? c:qz%ljl... -,y<',;? the c'na,-acter .. rmAc~g ~-223, 3-2, -,.,+ere r'se~ible, rp+u~?e zy2 ~~q~~c~ y-Lz& q~et;~ .- -.1. v%sxZ!.~ des&& =eae ~~xd2.7~ Secttcn 26292 ~rn~55.e~ tkz% cmespe-% hi@y scs~ic rreas, ~c'..&-G those c',er:gcz%ed. % Locd p~~-nen,-t, shfl suk+&ate 'yo the ch2ract22 si i',s settlrg. . .. ,ayc&q the )..x a&c-& Spec;"lc ?I~T 2s SGL-A~~& .CJ %>e C'_"y r,ctes <;".E '*the -0~~'s na+c& x-6 SCZ~~ 7r;l~e~ S;;o?;lj. be reca~Lz& 27 & 22d-z2 deyelcyenj;s zqd ;;.,c&-ic~'~~~s of EestLnG GS~S, ~3 rrA% a ., cses of <;?e 1 goon zd iks cTr>ms s';p7: c~~~1~~~$ tcn~, ..~+~-fi se%t---s'y, 2; -,qgd< .~c;cIP_~: Zmrn the -Prh.sic~ 02 aC&i<~~d Le~5.g~ e~5%e*z to sd2e the ?r~~~tic~ 0: orc.Exz?ces rp---g the Lnlemom-%zt=sn ;:;?zse. Cacsec;is-L1.;~, CsrkL%lcr, No. 2, : de-velcpmt, z-3 fiyS.2~~ to ?xxiciz Zcr -,e=& cqsti>ili%-~ LA S;?s Ajz ,. jniblic use ZD~S 2s req&e~ to ac'.Lse csrsist~x7 x=?,A? GPCZLC:: 2G22 02 t. Coastd Act. 0 .. poses 6esigZ-l cr:%z-:a +a sssLzno the aresePrzt-L1,11 sf -LmS :-T9 ';?e 52% u'-c road, to m-3 Ik-L n-nT-- n4-1'qC dtprz<2c+s <o l~~&-o-~,s %%X ccrs &~---r> 4A" U&.ClJ .4.- J .; A* .. c .. .. -23.. 0 .. .. , --. -- .. . .. -. - . ____ .- - ._ .----- .. -.- PC - ". c _... ..-. -_ . . .._ - . - . I ; .-- -. - _. . . - -. . __ ._ - - _--.-. --- T t 5. .r - riiGl1: _-. _. .. .- . . - .-.- b .. - -. . .. .t . I :. I 1 ! _.. ; I" ,x<? -- 1 1 .. i j i 11 t i -e. i. -I- - .- .- .. 0 - .. .. r.--- Califo;.$2. Lezst ZCi: .Xgxa zedlcr,<a Lzgocr Sa2 Diego Ccut7, Cali - .. SXC . .. - I - *=a -.-- .-. . . ._* .- .._-. .. - -0.- ru=) :a i=o . -.__ -.. -. - . ~ - - --. .---- .x* " ,' .,.a, -- .. ..' . ... - .-- .. - -. .. ... . .... -.. . . -_ ---. .. . EA '3 Yi 3' - I .. I' - - .-.-- /-. .. .i 1. ' ii 1; - .- . I - . . . - - . _- - . =ai$ 7 0 This emr: was fi3mcd wi:n Fsjerd hncs ~CXT me u. S. cecannen: of Uouslng IRC L'can ~elc~~~r, ;,-e U. 3. ~~sac4-rnr of Trznscr- taricn, 3rd :ne Envir~nrr.rn~1 7rj:eC:Cn A5encl: na:.g funds i:cn GLTZABS; anc :CUI +uncs frsm C?C mencer jurid,icin,nr Nunbsr 6 De:.ni;er - 1977 * r(-=-J\fij"th For E?-&"iS u x POPuLATiCN BY ~17" & COhqMUNIT" pLA,NN!NG >.REA IN TR 6 0 U CT 1 0 N On Oc:c'cer 17, 75177 $,s C?G 3c& si CiC?-r,tCrS period, ;rz ~3: r=,sdif 2f 2 C;C;~~::~.VC? 2~a~ ~S'.',VZ~Z i1CUP.S 1 I. 2dcc;ed 155 2aries i\/ rzcjzfiai - fcrecasx, wi..icn r.se c~:n ;~V~!QC& SVO: 23 15 j~cf?T ihi Cprj ar,c 3~~7 cjr\/ -. in :?a r~gicn, 2s ,;q,~:l 25 :?.2 s:c\,v:h forX~sX ! 725s '!'QfAI- ?CP?jUTTCN I,Y C:TY GaCC?S :2z .?. _- , !------ Cauniy of S;n z=itp. i ?,e ?cre::s:s T~?sTs:s~~T Z T~fiSen- l.?Co.?*& 'P o. ,<or,s ~pa rzqicn'j iocai scvprn.~;eg~ ,. z5:rcirg .~k~i l Qz;? ijGn ci rhe ;=,c:icfi's - f:;;Er? Fc.suiaTicn ?X?$ sr,e is iikcky 72 zx~ct cr :C~GsT,C!~Z:E. \;\/f)il(? these forez.s;s :2cEs2-"T 5 \iiPW oi ;he iuXJrs ' Yx).M'- I* .. that SZ~T;!~ r~zszn~~i~ :cc;\/, i: IS reccgziild ._ XSt . chances ifi ?;z?-,s, policies 2nd 0:Zef f2C:GrS -. qowIn srz :ikaiy to ccczr in ~52 fu:ur?. j nersfcrs. T. . *. 7Do.m 7 poocla:icn iore.c;z.s;s Nij/ be rsa.r~s;eS parrc~~c:il\/ ZZG rp/ised fsressrs ;?~;zrzcj. ~niji ~p,ey are ret/i&, :hz ss:rias I?/ fcrzctj:: will ?P ued in ti/ :23;cce; ;:;afinjng ac:il/i:ies ~L~~c~T.:ssF, "\i 1h2 2nd air ,;c;aiii\/ ;:zfifl!c<. lfi Zrjci?;icn, :P,zli ',Vi:\ Ze i;fe"u 11 is also axsecr2~ TF,~: :~,s\j ,..v!\\ iind .,.iicej;re~a ':p !? a772.T:ing ,. ., po, ific!c<ir,c ,,va;?r zkzii:y, ::z.nczc,<a:i:n, CCLS;~~ in assesin(: rezzir: fzde:zi, ZZ~ . . :;zT? _. w.,m - ._, . . .. g:an? ~C~;IC~.T~GFS. rhe piar,cir,g 2c;ivi;ies oi lcwi jc;ris?ic:ionc tfic sceciaI ;uvcs2 2<sr,c:es. St]MrdAA\i OF THE FCRECAs?;S ?cpula;ion ii: ;;z Sari 2;is;o -t~i,~fi is ~XCECZC . ~3 -. in- c:z;s? 37 2 :2:2 2: ;tee; 'S,CCQ .. IM.w '- :szi3iz ;n;~:a\!y. i nis 2:StN::: ;s tC1;~\,~~~fit :: 2cs;nc 3 :!?/ :>Z - j;;? ~i Nat:~~ai (-;;\/ tat?, .<ezr fcr :i-,e pzx; :? /5315. ^^ dli :ofai ZCCLlt:: ;fi ,Alii 1 ;::w Z'/ r.crztxe! 2rc rs;:?, 3 .?'le! :: -,-x,Lf-L "/ IZ5S. :'f ;\jer yC,fCc ,'? 2.2'25 .--- - . q .-e e-- :~~mj &-un~ zs. iaunri >UT 2.0" -.r, : 0 TTz; :irz, 175 s;!-, =,+ce :?C!:r: >j,i; E5 ;rSr.:'<!T5:E!', :.'[It5 :.;le :.::n 5" :.a ;:,s jtq-,a si:? 25 -2 :~;:tz-=-, ',',;:r:: 27,~. =.:::c*,r;r8 7,3i:-2CI,:tT. Z'??j 2rz ::c:.', i S&,, q E ,+ 5 >,$: \, 5 J L> 4\ ?j j >; G c G 2; x t :x 7: 5 x 3 c 74 I SAX' t I E ,2 3 i E 2 i c L a3 4- .. -,).-::=\. . ,=*; .. - ..-..-== >.::. ,-,=; - -,.,'I ,! ,jt.czrc ;,-u,3 /,;:3 ,Jr-racc z2; *..y - = -- i,r -r, ----7<..33 -_*- -=c- 31 :+?x- -2 '.'*GI -2-zy <-'3'." .1. - ~~ ..__ - ____l_,_,,,_l_ ----_.----._--. . -_ _--_-__-_________---. ___ _____ __ . . __. ,- - _. ~ -. --. . . POPULATION GROWTH FOR CITIES The 14 incorporated cilies in Ihe San Diegd rssion will experience a wide range of growtn r;lies mer the next 18 years. Cities w6ich x?, for the mcs; 3arT, currently developed, scch as Narional City and :m:eriai 3eac2, will experience ;iryle popularicn growtn. On ;he other hand, the citieswith larce 3rnotin;s of vacmt land, such ?is rncsf ,of ;ke North Counpi ciries, wiil jee dramaric increaes in population. Tabie i csntzins 3-13 fcrecasis for each city, while Macs i, 2 ;nd 3 deoic: ?fie pc,l;uIa- tion disrrioution for 1975, 1985 and 1995. The City of San Diego Growrh within :he Ci?] of San Ciqfjo will, acccrc!ing to the forezsts, Se significmtiy infiuenced by rhe cizy's Growth hiianagement Prcqam. Cverail, rhe C~KY will add agproximatzly 250,QCO geople durincj ::e next i8 years, or abut l.I,:2CO annuaily. The ciiy ,will csnrain abcut 42% of the rqion's powlation in ;9E, ccmsared io rhe raia of cjrowth would be lowered io 5,3GC In jpite of this reduction, cy 1395, the NoRh is ioricast to Imntain an aaciiional ICO,GCO The rate of growth in South %an Diego, whi . than sotie other City areas, IS srojectzd to ce suburjanizing land on Olay Mesa cecomes d I he incmse in Scum San Diego is expectPC! T per year, compared :o acproxirna?e!y 2;30 beween 1970 and 1975. South Bay Cities Tnreo of rhe Sourn Say ciries - Nationai Ciq 9eac.h and Corcnado - are alrezdy iui~y $cieve COntsin veri iityie vacant land. As a resulr, th wiiI 2xperience sniy modest ;rcwth, mcsi of be.in :he icrm of infilling 2nd redevelosmen: 0 I . - .. 48% currently. The annual growrh :ax icr the city will averace 1.576, noticably iess ihan 2.5% anneal growth FIGURE 2 PERCENT OF REGIONS WPCILATION YY GTY GRCUP: ex;;ecc:ed for ;ne res of trie recjion. In ierms of the dis7ribti:icn of crowth wirhin :he city, ;he Growth Management 2Tccram wii! have a dsninanr influence 2s illustrate^ by :he ficures for ciry sIaristical areis, shcwn in Table 1. The rnac cn pace 9 iliusmies the city smistiai arc3 boundaries. The Centrd ad Coasal areas of San Ciep, which have Seen iosing populat:cn, are forecas; io increase by ' o 27,200 and 15,CC:O pesote ciuring ike next 18 years. Growth in these areas. desipaied as "Tier 2" in the various inceniives* __ Most of the growth in ;?e% areas represenis infiiling or redeveiopment. 50 . ' . 40 Growth Manasemen? Plsn ,would be s;imuiared by 33 -rag. Kearny Mesa, anorher "Tier 2" area wnich has 5ss-1 20 axperienc!ng rninirnal crawrh, is fcreczs: ;a incross? Sy over 3C,CCO pegpie by is%. AS wit3 the o~her "TTer 2" areas, gcw;h LVOUIC resuit Crineriiy frsm :r,e L~DIs- menmion of incentives for infiilinc and reseve!cpmenr. The Eaeern tr23 whicn has been growing 31 a rat? of 10 4,000 cer year, is forecast 70 rmrinue srowing Sy amut 3,3CO per yex thrcusn 1995. >AK!-I of :his grow7h will be in ~ht: Eiiicc (Tierrasantaj ?re:. North San Diego nas '?E!: absoroinc ;he iarGes: 2cr;icn Nom Ci,unv Em Caunw %urn Say C.o ol 0 . of San Diego's gr,w:h - ziccc: 5,C)CG seoole ;3er year. Cium Cina Ln DIW With :he 3esignatron of Nonh CiTv as a "Tier 3" area, Citlar The C:ty of San Doeqo'r Growth Managemelt Plan 's aescrioed in rneir Coronado ,.vttl ;row cy 3,Si.C Cescil 3s~'~:; , j,s, ~cj: :;f :KZ ~r:s>,v:h x-,irir.c .n ;srg 5nC Ccrcnaco Silcrss. NatjonaI City 5 'zrs.:;s: 1.2 ;~:~.JI $V : ,?CC ;2rc2!S 2Z: -e :?vS!2)ceS. .e reooc. "A Growth Vanaqernenr ?rooram for :an Siego." A 3r:ef Serin#- .PC' cion of :ne ":iers" 1s ds follows: 7er 1 - Centre C.KV San Oicso 4 Ber 2 - Cicer, esraolrrned area .rnrneliatclv nonh anc $3- nt Centre - c; 1.f e T er 2 - Neiviv sevciootng areas aenera~lv 3n ze-srnefo- of c~nrnunitv -- ,,Gr-j\j 3s a res~,: zi :nfiI!ip,l; ij :r? 'fy,;.~ Tier .I - ?.esenr!v ,vacant. ncs::y :met ~qr~c~aturai T:er j - unrutrea ior ceve~cmnenr 2 'hperii! Beach, wnicn has 'ierf ii;;!? VBCZ~: !and, !j . . fcrxssr :3 ;:ew by 2.~~2 zecsie. Lies: zf ?;?is ;rcwin will be :he restli: oi riceveiocnen: oi :>e 5xnfrcmt The Ci;y oi Sari Marcas, ,,vfi ich js fcroczs; :C sGGciZTiOfl Zur!nG :?I? nex: 13 '/Z?rj, 2X21C hicns; ;ercm:as2 inc:sxe of ;ny c:?/ in t, (i &5%j. 3y 1 CC5 SZ~I ?&:c:s :S ~X~CZC :O pecpi?: The goquizrion of Visa is ~xcec;:ed ;c ;rsw at;siTins 5 12~21 3: :9,zCG :y i>C5. !/lucri Src3,vtn ,,viii occur in ik5 rocen:!\/ :nr?sx& 21 -? Chula Visn, ;?,e ani\/ Scu~h 2zy ci~/ wiih larce 2mcun;s oi ;/=,can: ;an~. z/ajizcis YO: teveico,T,znt, is 2xpec:ed ic! SXCEC;~RCI :isni;tcani r;rDw'ih, ac;sins cver 53,2CG curins ~he ?,EX; ! 3 \/3a;j. Arlcst zf :z\S j:cv/In cily. Acoroxic:a:&y 12,8^JCG c,f ;,-e zrc;*,v:r, "iii 52 in Gor?t%, ~ILL is incic;cz;d in :zz ~OECZS: fGi :z? C:?y af Chiuia Vis;3. In ZCC~;::~ 10 :he :ccu,ken ceveIcp:rr.eni -flirhin ;ne c:~/ sf C::t;ia \/is;?, 3~~~2 .zi ;;s z!car 2r2.85 of :-.e Ciy - zrz ;y<n-r-=* _. wcr.ru ':3 axcarisncs :2rE':elcC.T,.n, grez .- .- . . I. .- .. ., I wiii be in 151 sa~u:~a?rzrn~ 3rz:s cn :?,$ 23s: sic3 DT :>e Scurh gari of ce ci1y. ljeP Mar, 3s 2 ESUII cf iTj snaii ia;d zrza, !X lad, sn2 ;:Cwth ;r;aneSsrint ZCIIC:?S, :S i Z:~LV sv cnlv 3CO CSOC!E cLrinc :ne r,ex; ,: j ==.z.iz:5! Xlar'j ,zcc~;z~jcc ,s ;re,er-=r u.-- -- .c/ ' :he Rice Cz;i?ysn ArzJ3, wt?ic.'7 ;j TJrFmI!y iininczr- .. .~ .- . "" - Unincarpomed Area - 1 he fjgijres ic; ~k3 +~:b;? c=ccla~ic;: cf 1:: E3St COUCPj C1s-C.S - -. i n2 ;hr;P -n ~2-s; ~5ur::y cirizs - fi Cajc,?, l.2 !:~~~c, ana ;crs:& cz,-r:uni;:ls, rab-;;rafl :r: ~ 2~:s Lsrricn ,zfc\Ji - curz.ntt\j xzrain o~,iy :irnl:z~ :rcxn:s of .i=,En; /2r;c z\/zil;c,e :or ,~~:~~Cg,~,~~.i. :-~\4~e%,?r, :re lo~i 2ener.i c;ixs 'cr TPSZ :;ite c:r;ts ,vtli!i '2~ 13 3 are ~XZX:?~ r,~ 22 :<ice 'yii-,"lin :>s czr:z.si 5ccrcariS .. CSZI~UEI:'~ ;;i;,n 3ccu;E:i.zn ;c.~s, *:T?EC :?i -. - -- : 32 CGGGF/ ~c~.T~ 07 >i,sp;iscrj cas 2;rzti <ca!j, ~S;2~iiS~,~~ 'EX! ?ECZ cf IF,? .--- -v,.,cl~ci: c:;iZ3ns ;:cu~s, 22 ucz ?or 'CSUZ~ Z+YC ' .- .. - .. 5, cre21zr crifizarjcn of 2Vaiitzlz 1zr.c. Os,er 1 s,CCo ?ecs:l - ;lEnp.i.i-,s. In :ar:c3 <=,:es :?,e ;:ais rec:s.=.n: .. de?:a,yurzs f~zn h;jy~r:~~~l ;r:b,v;,~ ~rzr;Cs t; of sro>pl;ps Lased ,an ke./e!cp,-enl ;res.,::e, ; ka ~S;~~iiS~;';eS 2 'crctN:p, >~?~~~~~~~y: ; 25s oi El Cajon, zir;;~.~; 3,CCO wii! 5s xdeh ;3 La Xes, and apprxima:?Iy 10,CCO ta Lzmon Grove, . n - - North County Citia ifiii;h ~he excesricn ~IT' &e! !v.ier, :?,e >!cr;n Csunr;/ is anaiy;e :he S:r,LvTn si :ze Un/pC3rzC:3:x 5; ECST?V~ES ;ciic/ Z~Z~Y~SS :G :%E 3cer=: ^if : i-;3ac:irs grr.w:rt sa~3rns vy!ii 5e r.iiscTss 5e:ies cf CSc, grci+\itn f~rzcfjfs, -- 'zx;s,;ei :o ,e :ha mcs: rxia~v ., ;rrwir.g 2rtz ir, ~ka SX A,yy p,zlicy cnar.;as ;,dr,c;ac E'{ ;;z 3,:ar-J 3; .., -. I_ qi~c~ rqicc. , :e NCK~ CC~R~ ci~i~s t'i Lar!S3Z.d. C~GGICS, 22i-1 !*lar~:cs ??,e i is;^ ais ZX~EC:~ :S 2~;s~- ience virj raid ca;es cf ;rz*,vm. Grawr? 3:ssxrss in -. F9RECAST.S OF HCUSING ci:ies and =avrr;i;ni:v ;ianr;ifis xzzs. ressec rex!; of C5ac~cs :a :ne 5;~ S:;LC:~:~ CY :T? af;d hccsescic, ieirrle:ion ~zt:er-l~. ??cu~r,c as these ciiiej ,:BV~ 22~~; tier/ ;r?E; in :=el;: yezrs ZCC arz ex;ec:ed li) ccz7;ja!~e 31 is~s: zziii ;$C,5. Ail $2~; ci;j~s - i zs!~~ 2 5r.c 2A ;r;:erT ';rsca5;; 3: -c~ci . have iarge 2:mcun;j of Y~CX: ,znc avaii:.b!z kr 2sve!~C- ' rnerrt. I --. .--e - . ..- ;'orec2sr 13 ~~c~~c~ ~~23 i.sx !j~ ~zi i ;; L.- .. cf I?? Nc~i; C:t;n;\j C;;iES, Cceanside is fcrscs: TO -. . j 91s :z~';j:s in zn ~3.~~~t:~,~ ::.;tu<;:: *g:2 f;r 5,vnicn SXC~~CS :p,? -2:: io: 2c-i;iE:;cn 1n;:2 ,- t,ersxs de:$ is: ~~SC:Z::=;I, s\/ec 175 -,?.X; tjr,GS; CCG,c.CC: >c~~ET;~~zs 2re ~X~~C;~~ ;3 ;i;serj :P,? 1ar;SS; ST;:CL~.: of ;ccuiztian ~:~\.t'.h - --. ar;croxi,~ato.i\/ .'c,zCc ~VET tke ~ex; 18 ye:.rs, ,z%.,/ ;5C, Qceenj:cs ., s :GCciE.;:i;n is exsecy25 :c ~.yc~~s :cC,CCQ nziting ir ~55 :nii-~ i2;SesI ~i?j in ?,e Y~S~~TI ikeninC t-2 ., Ci~jts of Sari 3iep and C;-,ti!a \iis:zj. Pocuiz.:icn wirhin tne 2xis:irS ci:y IiTits oi Esccndido is exoec:~.6 IS gow frsn SZ,ZCC in is77 ic 7730 in 1595, ;n ipcrzaze zf 23,;;CQ 2: 2:/3. ikerz js aicc 2.y- yet:?< ;o 'ze smsicerasie ;r.:wm in :;le frince ;:ezs 'ceyonc :?e rl"r;%; :::y 2ccrzzries: tk2 :n:;:2 ZFCCrD- dido zrn2raj -- ;s!;n Ais2 jj ~xc;=:s: ;C 5:zw frsn ~~,~C:C in 1275 12 i ;7,2CO in :?Cz, ST: :nc:2::e ;f aircs: ?5?; in 242 r/?tTj. :be regicn. .- .* 0 3 ___-_- .___ ___.. .._ __ ... _._ .. . ..____ _--. .-.- . - --. -_-- - .-. -. .- .-..----- .- - . ..-- _-- .. P r’E FOLLOWING DATA .rlEELiCT TOTAL HCUSEHOLD WPULAiiON FOR EACH Gal0 CELL a 1-560PERSONS fg 501 - 1m PERSCNS 1 1Wl- 1500 PERSCNS E OVER 301) PERSCNS 1975 ~QUSeksld -‘d I PLXWIC onaiwurio- - s u -I-- -. ? THE %)GLOWING 3kTA REELECT 7OTX iiCUSiSOl2 X:P'JLAT:CN FOR 5\CH $310 CELL s 1-SYPEZ.SGNS Q a7 - :m PERSONS 3 1cr)l- ;Ea PERSXS 1 OVER 5m Pc_3scFIs .,-.e r*,:r~.,.% :. j* : 7: a-73". :;,e< :. :.,-,--,-, :m.. , -6 \,,", ... l**l..G o#cA*'i>-'c.l ir .:-=,,::: - :-- - - - - . - - . Change 1975 - 1995 96 of Numeriwi I Percent ! 1975 97,lCO' Dei Mar 4, io0 5, EGO Chula Visa Corcnazo El Calon 60,000 75,COO Esccndido 49 ,2oo 67,600 29.8C0 1 , 21,300 Imperial 3~ach La lirlesa ~2.420 j ~4,900 131,l CO' 56.CC0 74.5 5,200 1.:co 23.4 .3 &O,COO 20.000 33.3 3.9 77.500 28.360 57.5 3.2 62,r;CO 13.6CO 46.2 25 22.7130 1.200 i 9.1 l 1.3 Lemon Grove 1 2s.1002 1 23,SCO 1 30,CCO i 9,CCO 55.2co 1 78,100 - i 02,SCO 46.7C.O i Narional City 44,220 I 47,700 WCO. i C,ZCCI :08,3CO i li7.tCO 137.5CO 29 .2CO Oceanjice San 3iqo Cenrral I 1.3 49.3 9.5 28 w.5 3.6 27 .O 7.3 Eastirn Coastal 176,CCC i :9.2SO 1 12.2 ! 10.1 252.293 157*200 1 307:290 '" cco j 318,Cco . i 66,7t:O 25.5 16.2 South 5.3. aS,3CO Total I- 70,SCO 26.290 2.3 1- ' 22 36.2 '1.- 49.5 59.JCO 937.7C0 1,04:8;3CO 27 3,500 San Marccs I 22,900 1' ;;;; Vista I 2E: j 40,100 2: .x0 i .a I. 1 1085 1 1955 Plan Areas i 1975 ' Numerlwl 1 Percent j 1375 Aloine 4,6CO . 1 5.400 10.ZC0 1 6.2GU 1 ' 13.8 Failbrook 13.4GO 22,100 36,L'CO 22.200 iE8.7 Lakesiae 38.500 1 63,520 53,cco 11.500 . 29.9 ilanona a,cco Paway 25.700 3 1,660 45::co . 1 19.320 75.1 .=(am bow 2.2co 3.200 6,CCG I 3.9CO 172.7 40,,/00 3.CO Z?.SCO 1 256.3 9O:KC 1 43,JCO i ? 6.3 San 3leqcrts I 31,600 ..r *-- I 1 .A 4.0 ! 1.4 9- I .3 .3 - 2.3 12.2 Sanrse j 40.200 Sweerwa:er I 13.50G Valle 3e Oro 1 67,'CG Vai!ev C-.?:er ! :,x0 35.6 I 11.9 1 i,SGG2 2o.ccc2 I 3.500 21.2 ' -1.2 6.3CC ! 10.3CO j ~.'CCC I :52.3 j , .- ',iOo 61 ,000 1 ,3,f:cc ~ .24,cc0 53,160 i 34.CCG I i 25,500 29.5 j 79.2 -7 tu3 WE '> 0 -L r 2 0 .A 2 8 G) LLI U H r c * J - 0 U i- s3 b.4 z --l J )-f LJ U LL 4 Lu 0 0 - --i 0 s c! 1. r=' G U --- -________ _-__ ____ ___ ~_-___ . - .__ ____._ ~ __ - Mi&- CALI FO FIN 1 A COASTA L CO MM I SS 10 N 637 Howad St-zst. 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IC2 of &=--CL='ZG . .. :z:&j ,a Es<2zz%i2L &-E22r-?+. c 4 1- \,r i -s=n re: -..;"; d-1 .-.--v -+-- _I .. 5 , ='e +.,A e: -v- r .-.- $--A*, -- 2 --.- +- ---I---- i ---- . . .. Cp7 -- I:-.- Y:-~=\. -L -e-- ---. *m -5v- am '~ --.___ . -e-? -L ------- --.a -- -. c-- - ---- ?.=23>2 72, ,_-- -+ . -. --~= -'Aa .,.---='" .-2 -- -= -- 1.. .--.--- - --A- " =o,aczcrz 111 z-- 2;;ZT" -2 dm:PlcT-"r-;. 1.1 .,-- -.\ ?7.. 1,-=;2--. =-e--* 5,- .--- -e-------= - ._ ____ _..1 dL .--___ ".- --L.-" 1 -- .Y- ".- -e.-- "----- = twac- '-- ? z=--c: ,. =--a ----z- e .-a=- -=.c:-=,;=y. ___- - __"___" __._- Z.,.," ..._- 'c ' -2 ____ __*" __ z- -c "-__ .--- - --i---- -- .- -- - - .. . . . ,. .. _- -zl "a=--c -----< ---=-- - .-.- - -- .1 - . - .. , . +. -.--- _.. 2--- - -. , -. .rc-.OI..;.- 3- .. 2.2 :he __-_, __ ----- 9' rT::z:---z -zy=z ;c .L-ZL? i.-;.il,tG9z:. .. . - .. _- - --. - - ---- -- - --___ - - -- -- - - ._ - . -3- mc210 C3STT-Y a Armed !io. X477 (Suri~zZ). Me~do&?o to lower assessxezts ai ?At the csxversicr, or' a,&xltu.rzl 1: to =*a developx%. Amed No. 267-7 j (Ee~rLzz). ae-+ucs :-=a :pA&Tu @cd.+x.zz -muld be Fresez-red, 2-e Cc&ssim derLed a lzd &iV',sia~ mu Ze Ccdssicn grz?tad a ce*t to E-&& c,r, a lzg~f yzcel xi5h cecsi2;i.c~~ as-s..Eh," ti Frn-ZrnT CX?lF AmeG ?ioe 117-77 (!~?--~cct-r TT-~C!~). p-e CGLZ~SS~~X grm-:zd a ;e-rzi.t ,d ccocEt2c2r,s Tor th8 ?12cer,eEz cl' 5'71 Lq %.+eq fk&?g tb2t @CLlL*Lr5? aot be ahersely ~Zfecxeci Sy ;:e pxpsed Cevelosaozt. Amea ?io. :X-77 (Crsckry. "he Ccmission 6eed a cs=erc,i:21 Cnrjzic;;1 in 2.17 e,il'o;rt -A prctecr, qricJ3t.cd. k~ds f-xn cley~elcpe~t, pzs,..cl-es. Am21 110. 522-77 ( ZZ-~ZL+ Co. .Z Azx-k, T2ttl~ Leszx) ?.e Czdssic~ c a 131;a &azcn LT Azczsa iz an .Z-,".~TL ta hd1; t~e csr~erslor, 02 2.~~5~2 Iax%.s b -L%Z &-relopent. Arne2 17.:~. llv-'76 (?m'col25 22-7 '$estesrake~ ALI%:~c~~-T> I ?he Ccrzziss2.cn i a pzzLz K.% cor.&clms lor smqe pxq sz;i'uions zx se~riaz boys 3 Su Couty. %e c~zc?itlor,s -3; sever kcokq~s in zn- &zs4ew t3 336,ecT a=@ 1zCs fz=c =gmtk-i~dr;ri~g ~IYSFCQ,~ aid ',?c,=easec! tau assesaer,ts. * - - e .4me21 SO 6577 (?~~l-c-~~~s~cr,, 1 . =e CCC&SS~~ dtnied a ?e+t for a E Xzzed YO. 6~71 (A-~acck). ~ke COETLTSS~GE cer~ej. a CC~PT.CS~ de~elop~er Azc,z-,a 5 LY at-,evu b p=-,teck ag15al~~~Q Izr,ds f-~m Cwelc~ezt ~res5 hCIX Fr"!< h E2 2TiCe.q -Z2 ;3ro,tE?CZ &&.C'd.",.;Lrd k2d.S Z-YD d€VdCFEeZ* 92 EEL HCrn CCC7?J'i"Z Anea !IC. ~7c-77 [:e55 %re"). ?.e CCECLSS~C~, g?zte6 a gel-,'; *d<h c= d2ticr-s r'cr a 'ria~tr smcly ac Listebczicn qsten LY %it;? 3mr. con&tlcns Limit serkce csrzea5cns to resideztial &xi csmsrcid. develo nent 5 ul rete* to lcwer assess~e~ts OE ~gc*.il~zC lzds, thereby prsterrti~g tke &=c=rlt.c~-d, l~~ds r'mn ckelcFEent p~ss'z-es. no e .. . -55 10 - SAN DIEGO STATE UNIVERSITY 0 SAN CIE?JO. CALiFSSPiIA S2'92 -y< Cacarnen! cf 3ioiWy XpFl 4, 1978 Q;.pi ! z' 0, y& 5 i AFFi 0' Li CALIiC .. C0P.STA.L cc To: Jb !,!!cr-.-&, >-2.l*7s': C& 13-T- i 2. c- &5 t 51 Ce FA s 5 i 27 Sa2 ~~~y&sc~f c\ 941::6 637- EC..J=~~ st, 45: zlccr Prsn: Zc'l %c3dllZ, .ASsociztz ?z35zi3oz 02 3i3lccJ 3.e: '''Ql.Iz qLes-Les 2bccz AT= .',5?-'cr.zii Lzyoc?. - .* . -. . .. >jy =ssez=*", 22 scu<y,ez- CdiZ=--F3 -&-LL;& :?2s ke..- i:s2ze =a cy=. Ti j tc- .-q= I - La-.-Lj, -'i-- - -, ks ~~~&Sq7~",CS --q;CCZ, &?.S +e 322 "iccc ?L-:cz 7:.ccCi Qb+-~~p~~->~~s zzz?J ..J=p-X--ce - 2: .z<:gr e,---' h c -L-b.= ---- . >3y 2CAL-7<q 2: 57s vzzersh?e &-:?i:h e:qcSSS scil z2 trssicz 7Jill ~-c~--~s2 d.2 s*=,792= Is.¶¶ of >qz EsP>o.?la AS""" (><-Z)* ?:E! a=sap-- lqccr;. 3-e ,:=r"c efZ..p- 5s22rEA-7J c2cr2z.es - ~~~&~cz:-.y~y J 25gec:z&.-: zf ZQSt?r2/ "';?IC: r,ccIL's i2 .x-=* ?-",e sec2r.d 3=zzc'= alters +-- ~f~=~+~ 3Q<2 3;;yts &?Z z7i-s. ._ -. - .. --pnpl - g">&---p'- *_ c-i=dc-.--;, &o:t AT22 ne-Ls:ca 2cccn 22-2 f-&F-rr..l .- - r - 0 7 A-4- -.cL.-*--. -=-*---, I_ - 1. ----.. -3 -. . . .. . &&C T.,.i-es--iycrps& =-;---ZIT %:< f:::i2z L: z: c--e , of secL"oz=az13c 2ZO c, -- -- -. .. .. . .- .- -I .I, 0 ,Zs3-i2 -r\n-....r- - -.- rr -r.-LrC-> d,L,. .. -- 2. >*Cric~~'..re GSO C~~+-~jl2~~S =3 5es; w.-b-QC, -pni>,Li '3Ct Wi'.'- 7- -222 scil ,I ..I - - __._I _-... -1 2!!<L2C c3. L2oira 2Tt'T.C c=r,se--;z-Ls:. >---.d--Lc=s J 3zcs:c~* <&? >=p- -- -- -- 7=- '?' -..l --..-a &,Jn --"~ 1 --?..an --.--, - .zre :?as &a cc.zsi.ter ~~~-~rs 2: =c~~---n - u.. 1,s seElzen'cr-Lcn 2~2 otkr r'r---cc=Z L.?_ZU-s t.2 l2GCCr.S. ;*si&c-d &-,.p~sz-p--!t: ~=.s.~~~ Fn 5_-=3*;3--;2=I=. LL.6 -sc ;'nz--yes, .rik".ez1 acv<p'.,L.?y=7 .se 211cds 2cz2 ----.A_- dy -ur-3 1.. -- =-.+.,-a - _c__ 1~~2 'XS. -?~si2t?~t~l Zs-ieLC mex: Srizcs zT lr.c=3=52 i> L?? c2nsiey cf - -,seal.. 2.25 ;e-,s -42LZT. 1.1252292 x= 2-=2.:3e 51, <=.? ac"-.J<-+s 95 P&CS. ---.a1 ~~t~=~ckxEct, si?,cs 5:s- cz11;1 nclss zrc5 2m+q s~~~-$~~~.~-~ of ,..-&-- +e-.Gcp vlc"'-c; -.---=--a,-. -.. __- 7- ,S2' d--Ldrl/ &,I ,?. &in; hi--^ y ----ark5 ----. pi L=zcqh 72=3:2 seils %".e /-; &ter soil - ---.*a -.--.A, I. -'"- --=.. --- ... ci a - - - -=2s ' A - - - = - c-*='" 2.-34..=r=a -.-.>-,-,a?- -.-- c=~;=lc-zen= ~ecr~~~~s egen s;:ece f -2:z:z.: :ay 53 i-~cz~z;~ zz ~llcBilt ETLZZL pcgcla=ic-s, s-:c> 25 ~"~-~ z2c 31=zs/ VfL5 -zlY zl<-Az3 .-LA--- ---.4 25 *del' >z .dL=>:z =-&s *+,-c.-~~:~~. 22-t :szsz .1":=2.= i; 5z.15:=j-12 z= zr2-z-1 ______ A? C^C,^.~5/ i.1 =&-.-s 3=3 +?s:-*,? :z:2:5l5. T2 Lizz.?: &..C j." c$ -1 ':QZ -SF- -, 2 .-- 5xck 2&yAc$, 5: 19 ...cesr;=.r; -2 c^,dj--Cj ~c~~=-,v'z,.<;, == 9;'ZLI :zc= --=- -- - c:: fr.<l:2 7.25:: 'Z32.S. I_ ---a -...I-- - ----_-. -_ -. --LcI- ----I 2c.q ee,-.sir;. &-7alec-ect, ~~51.3 Eer.siy2y, cr -7..rC=y-?s ~s.2- yen-' --. . -- . .. .. . ---- -L -- .. .* - .I coisc l?*;eiJ ;?E 0~221 fc-~~5 cc cs~~->A;ca 53 ~J-'S?&. Sir-2, s~;~c~~.-l.i -- DLr", Lc<es z--s L-c=nq .-,:.e =Gs= -- -. --. . L - --- 3 . .. __.-__ L __.._-_ -__--___ ;3 a-a--.. .. . .. ---, -2- ,--.-A -. .. . . .. . .. -. .. - -. .- - -- -- -- -- . ,. . .. -- ., ..-_- .- -- "--.e -. .- -- ..__.__ 4-a =--- ____-_ 2 -_ -I.-___--- 1---------. -=.-2--:, /-;.,-% /=3~*~-~-,-~~. ~~*,<~*,-~~ -. __ ---- d -,,-= ~ _,.^ -.-= =.-..*--- e- .-.*.------ ---.. =---- -------- &s-..:st A- -. .. i A=-- -=-> _--- -- --; ,--i -...-..*-' ;.=a :- -- ------_--_- --- -2. --- ---.a- ---.------ -- --- -- .. 0 -. -- - -, =,-=.",A 1- - - I -- = -*<#'.,E,=:,-/ A:,: ;;--fz: - _.-- - .. .. . . __ ___. ~ ___ . - _.__ .__ .._ ..- __ . .... -.- -___ .. ._..- .- . . _-_.-- ..- _-- 2 a natural veqetation pit%= wculd Se’even mre Zesirable, and at least a buffer zone ob vegeb*ci.cn should be czeaced t~ 9rovLde a kansiticn bet.Aeen wetland md c2lwd habitats, .. 3. Cevelopent for recreatimal or rclsidential use cannot Se consiZez2 “proteczire or‘ wLl2life hzbitit. “ if recreationd uses are allowed, Liey should be rstzic+ad ta these actl-zL+des which =e zoqtatijle with AN3 which utilize Kip natu+l -dces of k5e wthnd. wit3 proper me of boar&aL~s and overlooks, hiking ~?d bizi3datckiig azz csqatijle racreatiocal ue5. 3f the wac&y spor3, -wbca-A?g, car?ceirg, !<ayilkLig, and sailing are nose co~mpat 4. Sedhentzti.cn is of cmcesA f3r soc“Lie_r?, cdifo,qia laqccns, sicca increased thi&+r -_ ad al,tswd. ck~th ccr?tou=s afzect wetland Sio”2. of tke western ?L+- cf >TZ 5y 2~5qi~q redcces 5e 2rcblen of i-20 wetlacd fifliag i.3, >ut :-- ,i~~~y +59revat=.s <?e ?rcblem or‘ kz5iJLty. n~ol;%” SO~ of th ~~&lex~ of <=e tae2er waer, but cices EO~ eliz.zats se6iantstim. e,Cfec,s iz ths shallcw waAer. shce flocC?lng cf the wa-Arshed also cone-ibutes se&zent frsn lipstrem, it would sea only wise ta -A+mize any aciiiitioml csctr5ution of se&xsq-Ls fzcn adjacent slcges. Stess slcpes LE! partic~i~x~y s*bjec to erosion, an^ *-e’$ cieve1cp;;ent seeps wxiise. !&ibtc~ . .- 3redqhg ZLZ~ 3. ?mer koa+& no 2oyckt effect wetlaid biotil by cacsiig noisel w2vesI t.crbi6i.t.j ad spilled fuel. \Tot 211 spe.cies nil1 be sensi+ive to all 5ese effects. For i?st=nc5, ~lmts 23 not respcnd to ~oise, but bids do. mzbiciity affec”& s&nerSed or~aisix but riot terrestrial ones. is difficult +a s5.y which effoct of pcwer kilting is of cjxeattst C~~CO-XI. -MY concez-s with power bcztizg E-~S <?at it is @ a fora of recreaeon which tzkew afivzzntzqe 02 <?e natlt-al valces of Lie wetlad. recreaticn which &es r,ot =pix sx ecologically pleasing secting. It &OU. be a high pllority recr2a’dsn fcr -ri~t’;~~&, but should instead te res+-Lct~c! to h&i*ats wkera a xatural xesozrce is not being endmqred. ,Eence, it . It is a for= or’ 0 6. I think %hit it is Pore zzprcFr=aAe t:, lixit reCrea*&CMl boat uses to a~arsh/laqccn we+>-.& to non-?cwe= ~OZ+G such 2s canoes, kayzks, and sdl saiiSoats. .would zot only inc=ease Lye cx=yir,g ca~aci~~ of boats but 21s0 other Z~CZX~ since th.9 ncise of ;lower bats reduces the at+,-activsness or’ azzas to kiz+ watc??ers, hike=, pinicers, etc . I s-ilspect tkat liuetazicn of Soa’ting t= non-_scwer Ynes SspectZxlly suhitcdd, Jcy’ Zedlei Associate ?rofsssor of 3iology -7 2 dL ”.. <;‘<c L. - JZ/k c P. S. on Xcpa 2eiSicnC.a -uqccn. cc: D. Ylauzz-ello. Dr. jack 3rzdshaw of L\e i2niversit-y of Sa Die9 my have f.Lr’-”.er CCD .. .a ' r. &+a+" L -44 - ?= C-?F- UNIVEXSlN Of SAY DIEGO F -.: : '.,:/ . . 7. c- /$SGLA 'a J 21 >! I c & & u C;j?D --,:,a7p C;Z!J :s Z) j 1.q &CAST.A.L x!;.: :..; !s-:.:cz I -0 . .. .I 1, (i+i .J .4priiL 14, 1978 Jiii~ 4kSrd2 C&;amia c=sys <"~~ssi~- 631 2cxzxi SP?~:. A<? 5lcor Sa FT--~~C-, Cdif3n-i~ 94: C j &= >h* >:cct;rz<7: %.~-ijj< ycu fGr yc~ le:2sr cf VU<^ 21, 1973 -=,.-r-~--;--rr - ,...Cl"S c-.j T?STCTS2S '=2 L -----*+,7; 3..-.; kc,:z -"a _Y^?C.. ,a .-c --" -.&"LW-r i..+"r" 31 ZLLZ--L--4- i&-L 'Lses . .~ . s,ecil:c qxes~icrz ii, A* E&im?z Lasccn. ($YsTicn @it?: '{/GCd (f227gF35 27 the T-zCd ?L=;> sxi7 -s rzzd' C-~'.~T~?~: .. .. - .- . 2-c resi&x:iA c~~i~~~~.sz~ L~c-~~ e t:--e &scs::l,cr, ~1 511: :;:a -L.~LZ H(+-ir& Lagcm? $~srbiyz S*G--EC~ .h''_ll c~i~~~ .- ~?c ty;qs?o~* TL~ ,,,+.r_+=.r <--7q yaq-:7 Ai?- Lq lacre qp--zitiss 05 :*-~;ty :zei--z 2atL2iL25 .- 5-,-?~2d>,; i?~c, ~-~e .- i;zcc; seriom erosicz sf Ak.3 L&- ii3;1y *--;* eyzdle soils-, 12 z; ~~st-F;a:i+p~ c'"-=y tjqe ;;e=- cf rest 05 <-:e C~Z-LI 1~7r,c"s 01 r hz- - >;ezc -. ~~~~L~, r~a ~22 smd(-;ic;x &..L --~-?~+~~.,,7 residsntl2 .$->.a7 bcd --W.,~A&.-+ ,--?--an+ !.'&A-'-AA ,, .kf -L SjJt a-2 clay pszer,lS>; z< <;c.e 3Ci-yZ .U~~~~ ::-A%s? .. T;.:sr: . s+'"-'1s &cP..%--ca i.l-3 -'-s b;, ,cs,cm5. ; -? 1; WCUlC qpezy L+T 3y-11: Lke ?n,ai?&eers ET~ i?pazle .- c~ ::?e &-~lL~?~~, 3~ :l;s r~s;cy.1=12 .. ~~ZT;C- Laus isye. iAq-p --=,-an+ -a->-. ----- '~-.-a -_--*.L. .. ./c/> * c-.2 ,I='," -t..as ar2 7J:,y-;i->q: .-o cm+-31 --, ..------ i k- >,,l...eP.: cf 211 ;?>e. rkz: is tr.;s:iyg +.e 12+m2s at .Hnere- c%;sicp.c; is .- i~'ozz:s5':. ~$~;~ticlJ ,en <=e yZC2-l; r3;3+ --I- n ,C,U,_",: ----e 1: -- Lye 52: 2: Cr.25; Cz-.Yon 7 ,(.erz 'n it c5<-b2r-ss +;J 522 c:;i?~!it3 ~zgccz. L.-e ~~~,-~~ z~> <--z; resuiztd nc-4 zovs~s z~z~cx~TA:~~-~ z+o 2~~s 01 -alicznia 52: ?~r& zxtsasive ~ec~-.c~,z~tien :;2$ also ccz~ed 2: ;LZ..~TSU ;aj--ts i? .i.rx Eeciicrxk LZSCC- [e.~. 3riscs~. Cove) . @25tiCn Te.o : ;qal2 ~+c~~~~, yj-;h Frozscticr, CZ -. ~;e . rLa;z2= .. zz2s scj--a-- .. -. ;I\TLdeT : Ye. , -gencral-i s:&&y~ zAy ?zyiqgJ r:c=-g 21 cf?ir lcn- 3- *A ---- -is ..-.iLLi-.d 3 - 21 severfi- z~i-~;~. Y-As rey$;iyg h:cA iralrcj~~ z--. r--. r='.-= -,i=Fr- --bfl LC-. -c2r 4 A--=-A '**- -c 3 e cz? z=fsCt 2 ,Te2tzr ~52) l-sye rss-at=.n, L'; e>,y----.e r;fs~ .:f ~&~;~n~a~i~;= cf 55~6, y-<n -. 3*. b-'LIT/ engiqez.r',r.s ~~~~c. rep&cz ;.VS ~~~~~~~1 but 53" ~.cr~~.e ~?scn si:>Ae; . .. -- ii racZ11 .-A- Cil^* ?: .. 1. . - .-. . bcri. - & .. 3 ~b~~~y;~~a ~9 21;s~- -,he r-5; ~~.--?~l.~ai -'-a .;&: r-.g-++;-. n= -2s. 9 --- >,--,, ;c'_..,ts rs?ecizll>.. ,* 7- .- e&? ISq"'::z->.. sp/e--3 i-L=z-;c.. ,zf s,;<: 1 .. - -- -- - 1. bl., dzr~i7.i -=c - .. .- -7 , - -___ ~..:ial 2e*;elczixn:, cr XC:'~T ,iezs<;,-, clxs~irzd :e~l;l-~::aA ce-ielLT73;r.en< >e zcs: ,cz?sis :g:' -- -La :--cc-~ :-a :h+.-: .. .. . .. z--*.- -- --L. -G% .-. - - w _I.*_ .- %iy &~z~-~~~~;~ A~TC 'a?~ -,-,j-iil :JCU T+,.ocii r~c~~,e~d? .. '0 -.,.a - .,.. -. - u .e...-, -_ . -. .- A,,c2:; =?'\ St- - - -- . --*- . a TGd -2 _.IC 2 7.. ~ ' -- . -- - .- __ ____ - _.._ .- .e I believe that lcw de-nsity residential Cevelqrmt, or ggticulture would be TQSZ cmsisxefit wizh protection or' *&E? :*itat areas zdjacent to the Izgccn. LC~ &nsity residential if pr~eriy Flamed md suitably bufferzd would rnim~ize adverse iiiacts of hmzns mi hesfic zrrizils. Suitzble agridme wald czrtziiiiy be mos': pleasiiig visuzily hx iiculd cmtri.~~te no pemxxiTer,t 5,zjitzt and relztively few nestmg sites. &~i- Cultxrzl lad on t5e OL~T hard is ?orentially recl~kiable. Questicn 31zze: ard Ferrero prcerties be ziore prDtc?ctive 05 t3e wilc12e h&itat? Should ,my r~strictims be ?lzc=d on recroaticml use? Ansder: properties could be rn~ protecti3ze of the wildlife hiDitzt i-F 6~e types or' recrezticml acxiviiy erxmaged were relativeiy passive (e.g. cmcejxg or sailhg) eqecidiy neaxsz the preserre. isscs is the irite~1sit'j of usage raL\er tbn tile partidu type of use. A restzwznt for eyaTle shculci czue ;ess Li+t thm nigh density resldentizl 'we or a boat rczczl facility. impacts to the lagccn wildlife -,auld re,clt fnn high hqeed actor vehicles aid kign seqsie ?resame on shore hbitats. possibly by restricti7-g mtcr boats kc;n L%! e.ufrcse eastern p~rti~n of the lagocn. -stion fcm: 1s se~.enaticn of ?articAzr ccncern in X* Hdio~~ Lagom, or is t,,e pnblen mininal >,cause of Lye cn gobg m;;i?te?z?ncc? of the lagccn? Answer: Yes. Sedhentaticn appears to be a prcblm thrcughout the lagoon, espcidiy zt 3ristol bve, eEt of tk 1-5 bridge, tile miale jxi? ad j.2 :?e outer lagccn ne= tle mtrz~;?. dredgiqg prcsz, bA <\e out 3~ >skA kes T?OT Lqcltide X2kX2n&?C2 Of the middle or eastern basins. Qclestim fiyie: -be ;oxer bozts ew-rexly of cmcem to the wildlife of .4gua Hedionda lagoon? problem fGr wildlife? Fihzt effects of power bcat wage zrs of greatest csncem; WZV~M, tur5idity, noise, Tilled oil ad gaso?ir.e, or 2re there ot'ler concerns? Anwer: in the ezsttm Sasin, es-,ecially on weekends bxth heay 'sage. power bcz usage wcul.:! p~~b~hly =use extrexe adverse effeczs to waterfml. the inar-be life, idtk~ugh =creased usage xzy. boat usage a112 *- hate? qmiity shculd be xcnitord 5c zs -- to ?revent deleterxu &Z=OC~S jelore :hey scc~r . ?mer 502: ezzects of greatest cu'nc2m ;s w;if2~.'im.l ;jcul:! be x~~se, 'n'aves, oil md gScl5.e Xcdd receaticnal use cr residzntid use of the LG2 I believe t3at recreztixal cse of :he LSR a! Ferrero Tne key Tne grsxtesz aci'zrs Restricticns shculz be ?lac& so zj tc ex~e hbitat protection 0 The existiq "'culd ixxezsed -,mer boat -age cTeZtc? ?mer boats 3resently cause sme adverse L~act to watirfcwl Increz ?mer boats-at preserr; do mt a;xz t~ xiversely 5ja.c: T?e level cf noicr 0 * .. .. -c md :*Jj.di:;~ 31;- ';?zt cr2.e~. wdd roslt 2m Zz5iZ?/ z*d cil >L-.- -.\--*A& CIA &id g2scli:e. udder ;?OIT~ cx&i5xs, k^,i;*,u-weT, 5.e ~zjii2.;; .. is .x?? ;i the ~ESS'L~'T=! baiq &cpse ,c< <--e s;dl&I S'l?-,-: _c r,G-Y -.- 5eCznz'. zx! Xx.32 :.izU-e scTlcn. 1fie pr&se ,"XX"C-5. .;f FC""' 3oz-C T~q~ z-2 ~~-+-:c~~ t3- &Fz4.se ST5 rq75ie fi?; --4.L f-7- 7 e&=ts, -&-cd: i~ 'ze x~yz ~~r~riat~ ~3 Lx; yeczzti nmA-?-c*-er 't;ca-,s? :,q?&d c.2 y&s?z7;:+-!>7 L?,y2=;3 <?e C-7---;-q eaciy oz LTe ~~~~; for rzc..a;i;rA '2cz"Li:gp j-7 .,,;cGi r4az<-.;* w--i- -?A;[ * . oe XOT? qrTTistr3 _" Ll7LT rsc2z::cilLl nLe 5e.s;~~; S==~C*S ~71 ~z;i?--p Iizi - .* -n --?-a a-+3n+ eve?? . ... . -- rm .. sSEC12iC STZtS. .. -c . (&estim- six: ;= ~yxeze: py~r 4cz~ .szgp ,HTJ~~Z i~r;e scrim -sz 53 -- - -. Als**er: et=-cs I=" L-;C;-os& >C*.'ZT jest 732ge is +T,+x t3 :-s?Je ~~~~~~ use cD .r,ca-sQd-z' ,czs* !.ky r.rz ?e:zln czdd +2>; &y' ;:-,e 1zgcon ,clsi7Aa m"Css -r-i 5"::'" -,-uCcls ad-. :>a* +ko u-- -t-O1-~4-,-&-. L--CL-dL--j --.v =sr. nrT&Ci;;c 4" "A -r &? -- . ? 'coaz aTI+~,,C- ---- "*- LJL A=-> 13. ., .. . . In a22itiGl it 5;?&2 52 ,ecycr,et <?zr *iq'= ,ec:L'T'-z 1s ?cy.; -. - -. tfiicl- exz.le GI Zt,"T SZT Di2.;Q CSC-TT I2ZCCES. - Eq&A7c5,r,znr 21 ~'~~~~ &.& r$&y liLrr- :--UT-; LA--- AC? L,2A-.-.- -.--;-.a i~ls L: xe bgecn, bc;-, 8t :>--e &T;=e"xe cf ?& nzTL-- 521: Tz=5iT ;-~~;:~z, Lrxlsi., de~jelL~~.~~At >Aq 2~r2Gy =;e:?.- ,&-;y ~~:;~~~-,~~>~~ ~T-C --,c~T d- -----.I -37 .: CT*-.~V -A_"- .nea?,y r&iraes, 5cy.e 733s &-*L T&yzz?:e2z sc-:.er,e. C:?erefor? <x: far fJt".er lzgcp?, 5--2?,5i?;? y.cc~=~~ 3 -. -,icn cf ;;c_e i2gr_cx !>y&ye.;Ug<y~ 3 2-d '62 ct y~zra -- :?E r2~dtsL -. - . j_? ~2 - . ..- , - .. - 0 -1 -_. -1 .. 9 -. my be q2li&l$ 29 t-pL~ lzgscn ~27~ 2~; 3e cs~&le ~~~s~-~tl'~~ I f-. Sixorely yczs, p1ig-&2LLL JChR s. 3ra&hzA., ?h.D. -. Director, =.zvxcr,mzL Szidies k:crzrz,r .. .a '0 __- - - _I-- -_ .~ c b 4 E;chisl April 14, 1978 fl e; 7 zrT3 n & 6. r-. 1;- i\ j'! ;a . r(@Grs - - i '1 Mr. Jim WcGrath California Coastal Comzissioz 631 Howzrd Street, 4th Floor *'J p, 17 IF73 -c San FTSX~SC~, Calir"onia 94105 pJt\'02;.I':!'2~p Cea~TAL cs ;.?,Ai i2 '!' 'I Dear Mr. McGrath: In response to your ?et~er dated !darcb 22, 1978 2nd the cuesticzs posed therein, I do not feel I cay 3rovide adesuat3 and 'nel?fxl u;s-ders xitho1 first studying the 32 ?re?zzed iy the City of Carlsbad. i Sriefly re- viewed the EIR md discssed the cpestions wich ;oe Szrrcy but ham not : the tine to szudy ihe docsient in detail, especially the seczion on xnit gaticn aeas'clres. Howe-ley, I do Save several areas of cmcen. The first deals with the question of whzt eifect the increased cooling wzter intake by the hclm Power Plant %hen 'hit 5 goes on line will ha. upon the tidal flushixg of the inner lagoon, but the dzta are not cur~e: avail&?? to adequately address this schject. 8 Another cmcem I have is with recreational boarixg. The lagoon is lix in its capacity to serie zs a reczeztional bcating zrea. The sceciflc 1 proposes to cordcn off :he easrern portion of-the lagcoa zdjac;zt to iA( cri:iczl hzbitat ares in ax? zttewt to kee~ ?owe= Soax ouz LSI~ reduce disturbmce. Eelgus areas aim3 the western end of the lagcon need. r: same pmtecticn, especially dcrl23 low tide as eelgnss hzs 5een shown be a valuable wildlife habitat. l?~e ronoval of these critical habizz: areas as recreation ue ares li,+ts the area of the lagcon which cay bi used by recreaticn 5oazers. X study should be aade to define the a~pro number of boats whic5 wculd ensure safety to all wers of the lagoon (bl and non-boaters) zd also ensure proteczion of critical habitaz areas. this fixited cqacity, X,wa Hedionaa recreaticiriai areas ~hould 5e devel as resident recreation area as op?osed to a dsstinacion-t-pe recreation area. Overcrowding could lead to boaters Cisrzpz5xtg rhe barriers (xn fairly solid) and lead to the cperazicn of power boats wizhin these cri habizaz zreas feeisass) ad buffer zcnes (east end of lagocn). Another ?otenrial cancex deals with adequate ?rotecticn of exaxiniiig w areas within the imer lagocn. Tie protection of these nabitat ares C upon the degree ts whic5 these cezs can be isolated fron distfjrb3-~ce. vegetation of these wetland habitats (espeaally 7ickleweed) is sensitl to continual tnapling and foot traffic in these areas S-LSZ be nininal ensure presenation. 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ExESi’’U 16 -.- -.. - .---e-.- - , AppIiu:ion for- Grading ?:mi: a- ‘+ CITY OF CAaLS8AD ENGINEES1NG & SUILDJNG ~DEPARTXlE!VT 7141181 12CO EL-!,{ A’JSlUE FCR A?P‘,!CA?JT 7.3 FILL IN I j’ I 5 0; I ‘?/arx c:-rmc!g:zc! I 1 s 4 +i \’\ / L,., - ,4 -7 17 Su::r/‘z;r.c ;::?:see j i r’r.al L-::;~,C~:IC~ I PZrO!VCc: exsi: fcr XF-C>:? <ns~. 5 Grac.A- rtr,~i; *:$ b - /‘ I ?E.== - ‘JAL. ><;c,’C,P ,./’ ,/-/--c - ( ( -& - LAN ChESX ,! j,,?, 0. ,Trobc? kv-JW ! i// ~i, L sa:: ,,/-? -; 7-77 - 3,, 1 d ‘c_ . C.‘f --- i, /FY LL‘I [I I&: p 2//-< 7fi/xct, /!,\ T>; F;G*.I itb-fx ?~cr^z.qrV vm:~~:~ ZY SL,,~:Z~E :c A :5s!,ir T; cz T’iz -4ca.y 2 ._ H !/ -2 - * MEMORANDUM DATE : January 29, 1979 TO : Paul Bussey, City Manager FROM: James C. Hagaman, Planning Director SUBJECT: Informational packet for Aqua Hedionda Local Coastal Program. The subject packet contains a number of somewhat lengthy reports. Staff has attempted to reduce the discussion to minimum length practical. The planning process for Aqua Hedionda covered a long period. of time and the issues invo include most of the policies of the Coastal Act. As a res staff has broken the analysis down into separate reports. Staff would like to point out that in order to present the subject analysis in an understandable way, it was necessar to "translate" many of the Coastal Commission reports, recom~endations and actions into a comprehensive package. The progressive actions and conditions were not forrnulated and presented in the context of t-he City's original submit 0 by the Comnission staff. Before briefly introducing each of the attached repcrts, st would like to make one comment in regard to the letter of . introduction from the Coastal Commission Executive Directc In the letter dated June 12, 1978, accompanying the State Commission's conditions of approval, Mr. Fischer states th the Commission could not consider the City's recommendatic for modified conditions because they were presented on the day of the hearing. Staff must respond to this by stating the State Staff's recommended conditions were received by staff three days prior to the Commission's hearing. As a tical matter, the discussion is essentially moot in that t City staff was presented with revised recommended conditic on the day of the final vote hearing. City staff did not encounker problems in presenting verbal and written respor to Commission conditions at the Regional Coastal Commissic hearing. Actually, the Regional Commission was helpful ii comparing their staff conditions to City revised conditio1 deciding on modifications at the public hearing. The packet of information attached includes the following reports: 0 d,-- Memo - Paul Bussey January 29, 1979 e Page Two 1. - Chronology of events relating to the Aqua Hedionda Specific Plan. In order to bring Council "up to speed" regarding the numerous actions on Agua Hedionda, staff has chosen t more important dates in the process and described res tive decisions or actions. 2. Comparison of the Conditions of Approval for the Ague Hedionda Specific Plan. Because the Coastal Commission conditions of approval were not written in the context of the City submittal staff has compared the various Commission conditions the original Specific Plan submittal. Hopefully, thi will enable the Council to better relate the City's proposal and the Commission's conditions. In this re no value judgments or staff opinions are presented, Major Points of Coastal Commission Discussion May 16, 1978 Q City staff feels that the discussion that t?ook place immediately preceding the Commission's final vote wil be of interest to the Council. This report is a sum of the official transcript of the hearing. Staff has attempted to paraphrase the discussions major points they relate to Agua Hedionda, The official transcrig on file in the Planning Department for further refere 3. 0 c 4. Comments on Agua Hedionda LCP Conditions for Council Hearing. This report constitutes staff's comments regarding tl Coastal Commission conditions of approval. In imposj conditions of approval, the Coastal Commission has ir that the City submittal will not meet Coastal Act PO; unless the conditions are complied with. It is stafj contention that the Agua Hedionda LCP segment could r Coastal Act policies as submi-tted by the City. Howel in the spirit of compromise staff has recommended th< most of the conditions remain with some modification, staff's opinion, there are certain boundaries which 3 exceeded make conditions contrary to the best intere: 0 .I Memo - Paul Bussey January 29, 1979 Page Three .e the City. As stated earlier, the Regional Commission expressed appreciation at the City's recommended chan and comments during their final vote hearing. They c pared the City's alternatives to their staff's recomm conditions and made certain changes. Obviously, not changes requested by the City were made, however, a d of compromise was attained. In reviewing this report it would be best to read it conjunction with the attached conditions forwarded by Coastal Commission. The Commission's conditions are accompanied by their findings. The findings are desi to justify the conditions in the context of the Coast Act policies. These findings have not been updated t reflect the final conditions of approval, therefore t do not cover all conditions, If members of the Council have questions or require additi information they should contact Tom Hageman or Brian Milic the Planning Department, 0 JCH:TH: jd 4 '0 2 . 17 "l) CHRONOLOGY OF EVENTS RELATING TO THE AGUA HEDIONDA SPECIFIC PLAN 12/02/75 City Council Hearing, Planning for the Agua Hedionda .a Lagoon endorsed by the City Council 01/01/76 through 09/30/76 $16,000 grant period for the Agua Hedionda pilot pro 01/06/76 City Council Hearing. City Staff Report presented t Council stating that the $16,000 had been allocated the Coastal Commission for preparation of the Agua Hedionda Specific Plan (AHSP). 01/09/76 Initial issue identification from the Regional Commission Staff. 01/01/76 through 12/31/76 During this period, there were numerous instances of correspondence betwzen the State Commission, Regiona Corrmission and City Planning Staffs regarding the issue identification and Coastal Act analysis. It iv agreed thzt the Coastal Plan and the City's General closely paralleled one another. However, the Specif Plan must address several areas of speciai concern: agricultural lands (Earth shore vs. south shore boun wetland boundary and land uses (Kelly property); cir culation and street extension (Cannon Road) ; locatio of public accessways; public amenities (Pannonia pro lagoon maintenance and dredging; and aguaculture (Ec property). The Coastal Commission requested a preci delineation of the "Wildlife Preserve Area", and sta that even if this area was not acquired within three years, the Coastal Act policies would! still apply to e. the property. a 02/03/76 City.Counci1 Hearing. Council passed resol-ution app ing the agreement between the City and Coastal Commi for the prepayation of the Specific Plan. 02/05/76 Meeting between property owners, City Staff, and Reg Commission Staff, all parties agreed to work togethe Specific Plan. The Coastal Commission Staff indicat that the preservation of the marshland area is a top priority . 02/06/76 Presentation of Phase I Status Report (analysis of 1 plans, ordinances, and programs in relation to the Coastal Act) to the Regional Commission. City Staff discussed the idea of creating an agricultural prese and the proposed community park. Concern was expres by Commissioners about north shore circulation, a -1- r .I recreational uses, and access to the same. Commissic Staff indicated that these issues, and the issue of d review and phasing will also be investigated. The Phase I Report concluded that there is a problem the General Plan being too broad, and thus there is e for the Specific Plan to be detailed. The Report al~ stated that there needs to be a detailed analysis of: those parcels proposed for conversion from agricultur circulation patterns; phasing development: and resour protection. Presentation of Phase I Status Report to the PlanninS Commission - no action taken. ,. 02/09/76 02/17/76 Presentation of Phase I Report to the City Council- no action taken. - 04/06/76 Presentation of Phase I1 Status Report (local plan TE necessary to bring said plans into conformance with t Coastal Act) to the City Council. No action taken wi regard to Phase I1 Status Report, but Council did adc resolution approving an agreement between the City ar Consultant LAWRENCE BAGLEY, for the preparation of t Specific Plan. 06/01/76 Presentation of Status Report to City Council. Repor accepted as submitted. @ 06/06/76 Draft Environmental Impact Report (EIR) completed. 06/08/76 Draft EIR sent-out to interested parties (56-day rev; period). 07/27/76 Letter from the State Coastal Commission discussing t draft EIR. The letter states a need for: a more det discussion of present land use, circulation, visual resources and socio-economic features; a more detail€ explanation of resulting impacts ayising from implemc or' the General Plan: more analysis of alternatives or a parcel-by-parcel basis. 08/04/76 Final EIR completed. 08/11/76 Agua Hedionda Specific Plan completed. Planning Commission Hearing. City Staff briefly outlined the intent of the Specific Plan. No action taken by the Commission. Special Planning Coinmission Hearing on the Specific F The State and Regional Commission required that addit studies on wildlife preservation, access, Cannon Road and the Pannonia property be performed. 08/25/76 Planning Commission Hearing .. Public comment received the EIR. Comment revolved around land use issues, wj main emphasis on the SDG&E and Kelly properties. StE 08/18/76 * -2- recommended approval in concept of the Specific Plan, approval of the General Plan Amendinent, and certificz of the EIR. No action was faken by the Commission, e the hearing was continued. 0 09/08/76 Continuance of the Planning Commission Hearing. Corn expressed concern over: bike routes; quantity of the coming off of tax rolls; dredging depths and costs: s purchase of designated open space lands; and the econ impacts of the Specific Plan. A motion was made and to direct staff to prepare a report which addresses t issues. The hearing was continued. 09/22/76 Continuance of Planning Commission public hearing. T Commission requested additional study of the ecologic system of the lagoon. The hearing was continued. 10/10/76 State Commission (under Prop. 20) recommended to the Coastal Commission (effective 1/1/77) that special certification provisions be allowed for specific pi10 projects, including Aqua Hedionda. 10/13/76 Continuance of Planning Commission Hearing. The Spec Plan was amended by the Planning Commission, changing designation oa the SDG&E property east of 1-5, to a cc recreation use. The Planning Commission also adopted resolution directing staff to inform the State Coasta Commission of the Planning Commission's concerns rega the implementation, costs, and procedures for adaptat to the COa5tal Plan requirements. The Planning Commi, recommended to the City Council that they certify the EIR and approve in concept the Specific Plan. 10/26/76 City Council Hearing. A staff report on the Specific 0 Plan was presented. Also, several property owners di: cussed the EIR and Specific Plan. No action was taker the Council. 11/06/76 City Council Hearing. The Regional Commission Staff, City Staff and property owners discussed several spec] policy issues of the Specific Plan: Cannon Road, norf shore circulation; wildlife preservation (Kelly propel Community Park (SDG&E property); SDG&E holdings east c 1-5; Pannonia property; and future acquisitions. No 2 was taken by Council. 11/13/76 City Council hearing. Property owners expressed conc over parking, noise, circulation and traffic. The Specific Plan consultant stated that the Specific Plan would actually decrease the density of the Planning area when compared with the General Plan designations. It was stated that the Specific'Plan would have little adverse impact on the lagoon wildlife, and also that t objective of a design review ordinance was to create a device for specific implementation of the plan. Counc noted that the prevailing attitude was in favor of e .. .I the general concept of the Specific Plan. However, Council also expressed a concern over traffic circul, 0 11/23/76- City Council Hearing. Due to'a concern with circulat Council agreed that Cannon Road should be extended tc El Camirio Real at the time traffic dictates. Staff ~n directed to study the construction of a road link bet Kelly Drive and Cannon Road in order to provide easic access to the proposed community park. Council agree to maintain Hillside and Highland Drives as two-lane and to keep the SDG&E property east of 1-5 in open sg Council also agreed to review all inner lagoon projec densities on a project-by-project basis, and to retai Ecke property as outlined in the Specific Plan. The Council accepted the Planning Commission's report re? the maintenance dredging of the lagoon and. moved to 1- staff prepare a condition for the Specific Plan whick indicates the City's willingness to participate in a and pedestrian accessway program. Staff was directed prepare a final draft of the Specific Plan incorporat a11 changes. 12/07/76 City Council Hearing. Staff was directed to study additional commercial designations along the lagoon, a reconmendation to the Council. 12/21/76 City Council Hearing. Council discussed a commercial zone either fronting on the lagoon or set back. The Council also certified the EIR and approved in conceg the Specific Plan, with a change in the designation c the property at the intersection of 1-5 and Cannon Road to commercial. The Council authorized forwardir the Specific Plan to the Coastal Cornmission. 03/07/77 Carlsbad Chamber of Commerce Meeting. The Chamber st their support of the City's position with regard to t Specific Plan. The Chamber also stated that the corny: of Cannon Road, from 1-5 to El Camino Real, is an ess link in the City's traffic circulation plan. The Chz does not support low-income housing on "prime demand' lands around the lagoon, since they feel that there E more appropriate areas in the City for such housing. The Chamber also expressed the need for water orient€ recreation, and stated that the City should assume tl broadest authority to regulate their own development. e 05/20/77 Letter from the Planning Commission to the Regional 07/20/77 Regional Commission Staff/City Staff Meeting. The Commission submitting the Specific Plan for processir Regional Commission Staff indicated that the Specific Plan may need revisions prior to State submittal, due to the unique geography of certain areas. Changes rn? include the Kelly and Pannonia property's proposed 1z uses. 0 -4- 08/09/77 Letter from City Planning Staff to the Regional Commission Staff outling the differences beween the - City's position and the Regional Commission's positic with regard to certain land use designations, open SI public access, street extensions, and the community park. 0 10/06/77 Acceptance of submittal of the Specific Plan by the Regional Conmission. 10/17/77 Letter from the University of California Cooperative Extension stating that if the Cannon Road extension : restricted through signing and fencing, it would not adversely impact the Ag lands to the south. 10/25/77 Letter from the Department of Fish & Game. The Depai of Fish & Game endorsed the Specific Plan, with spec: reservations regarding: eel grass protection; the financial participation of Fish & Game in maintenanct dredging; the extension of Kelly Drive across the wi: preserve; and the bike and pedestrian accessways bet1 Kelly Drive and Cannon Road. 10/28/77 Regional Commission Hearing. Regional Staff recommei that the Commission approve the geograhic segmentatic -the Specific Plan. Regional Staff stated that the kt issue areas included: lises of the Ecke, Kelly, Papa( and Pannonia parcels; and the snug harbor and commun park sites. The Regional Staff also expressed conce: with public access along the.north shore and the adec of recreational opportunities identified in the Spec Plan. The Regional Commission expressed concern reg( the potential conflict between private lands and pub trust, and directed the Regional Staff to contact thc State Lands Commission. e 11/21/77 Regional Commission Hearing. Final Regional Staff S1 presented to the Regional Commission. A representat of the State Lands Commission stated that it may be ( two years before a determination on the extent of pu: trust lands in the Agua Hedionda Lagoon could be mad( The Department of Fish and Game expressed concern thg plan did not adequately address the problems related the protection of eel grass, and that the bike path Cannon Road should be eliminated to protect the sens ecological nature of the area. Also, Fish and Game stated that the proposed ecological reserve should b increased from 109 acres to 190 acres. A representa from the U.S. Fish & Wildlife Service stated that thl were concerned if the plan would have any impact on any endangered species. The Agua Hedionda Property Owners Association stated that they fully supported the Specific Plan. Other issues raised by interested parties and groups concerned public acces acquaculture, density on the north shore (SDG&E prop 0 -5- '< and other parcels), and traffic circulation on the north shore (Chinquapin Avenue). Staff recommended that the Regional Commission endorse the Specific City's LCP. There were not enough Commissioners pre to vote on Staff's recommendation. - Plan as a separate geographic. segment of the '0 12/16/77 Regional Commission Hearing. Presentation of the Ret Staff recommendation and findings. The Regional Sta recommended approval of the geographic segmentation, adoption of the land use plan with 23 conditions. C Staff stated that they were in agreement with the ma of Staff's proposed conditions and explained the Cit position on those conditions which they did not suppi SDG&E stated their opposition to condition 19 which required continued agriculture us 45 acres of their property, rather than allowing a commercial zone. Also, the Department of Fish and G stated that speed corridors were necessary to protec the eel grass areas of the lagoon. No action was ta by the Regional Commission. 12/23/77 Regional Commission Hearing. Concerns were raised b property owners regarding aquaculture on the Ecke pr the extension of Cannon Road, and the Kelly and Papg parcels. The Commission adopted a resolution reques 'that the State Lands Commission complete their study public trust lands within one year. A motion was ca by the Regional Commission to recommend to the State Commission that the Specific Plan be adopted as a se geographic segment. The Regional Commission also approved the Specific Plan, with 23 conditions (thes conditions were modified by the Regional Commission those originally recommended by the Regional Staff). 01/06/78 Regional Conmission action, with conditions, sent to * ' the State Commission. 02/07/78 State Commission Staff Memo was sent to the City sta that the Plan appeared far from an acceptable form, memo states that several special studies must yet be performed. 02/08/78 City Council Hearing. A Staff report (dated January 23, 1978) analyzing the conditions of approval adopt by the Regional Commission, and Staff's evaluation o conditions in light of the Specific Plan, was presen to the City Council. City Staff was directed to tra to the State Commission a letter appealing several o the conditions imposed by the Regional Commission. Objections raised by the City involved: .The area be Eucalyptus Grove and Hoover Street; community park; Cannon Road; Pannonia Park dedication; density of th southern portion of Pannonia Park; commercial design of the SDG&E south shore property; stairway froin Pan to Park Drive; and feasibility of continuous accessw under the railroad and 1-5. 0 -6- .- . I. 02/14/78 State Commission Hearing. The City-appealed issues (as per the City Council Meeting on 2/8/78), which differed from those issues identified by State - Staff, were presented to the State Commission. Howe. no action was taken on these itens at this meeting. The State Commission approved the geographic segmentl of the Specific Plan, and found the following issues as identified by State Staff, to be substantial issuc (Note: A substantial issue is one which the State Commission determines may be in conflict with the Cot Act or a certified local coastal program. Also, the conditions imposed by the State Commission on 5/15/7 which, in the Commission's view, mitigate the substa issues, are indicated in parenthesis): A. Commercial recreation use of Hedionda Point e (Condition 11 deleted the residential desigriatii on this site, and instead required a commercial recreation use). b. Commercial recreation use of the L&R property (Condition 2 also removed the residential desig and required a commercial recreation use for th property. -c. Commercial recreation use of the Ferraro proper (Condition 3 required that the residential desi4 below the 10 foot contour line, be deleted in f of a public oriented designation). d. Papagayo Park Dedication (condition 15 required that the proposed 1/2 acre Papagayo Park be expaned to include an additional 1.4 acres). * e. Conversion of the Pannonia property (Condition allowed for the conversion of this property to a residential use). f. Land use designation on the Kelly property (Con 1 removed the residential designation on this s in favor of a resources management designation) g. Extension of Kelly Drive (Condition 7 stipulate that the Kelly Drive extension, through and adj to the wildlife preserve, shall be deleted). h. Delineation of Wetland Habitats (Condition 5 required a delineation of wetland habitat areas and policies to ensure their protection). i. Protection of eel grass beds (Condition 5 requi an eel grass monitoring program). j. Grading controls (Condition 6 required special grading controls in order to limit runoff, eros and sedimentation). 0 -7- .a. z . ..& k. Width of access easements (condition 25 imposed accessway design criteria to enhance public access). 1. Separation and width of bike and pedestrian paths (there were no conditions imposed by the State Commission which specifically addressed this issue) m. Sufficiency of accessway implementation (condition 27 required a public accessway improvement plan). n. Continuous access around the wildlife preserve (condition 23 stated that access along the north shore shall be continuous) 0. View and scenic resource protection (condition 28 specified design criteria for all development visiblc from major public roadways) 03/14/78 State Commission Hearing. The State Commission founc following City-appealed issues to be substantial issues (Note: All of the City-appealed issues, with the exceptic of the Pannonia Pakk dedication, were found to be substanl issues. Also, the conditions imposed by the State Commis! on 5/15/78, which, in the Commission's view, mitigate the substantial issues, are indicated in parenthesis): .a. Commercial recreation use of the area. between Eucalyptus grove and Hoover Street (condition 10 removed the residential designation on this site in favor of a low-intensity commercial recreation use). b. Community park and Cannon Road (conditions 20-22 required the deletion of the Cannon Road extension, and a revision in the proposed community park concept, in order to protect agricultural lands, sensitive habitat areas, and to result in minimal site disturbance). 0 c. Density on the southern portion of the Pannonia property (condition 18 deleted the density increase on this property required by the Regional Commission) Commerical designation on the SDGStE south shore property (condition 13 removed the commercial designation and required continued agricultural use on this site) Stairway from the Pannonia property to Park Drive (condition 23 required a hiking trail accessway in order to facilitate the use of the Pannonia Park). d. e. f. Feasibility of a continuous accessway under the railroad and 1-5 (condition 23 stipulated that acces must be continuous, however, it, may be designed solely for pedestrian use under the railroad and 1-5 0 -8- . .. , . "' 04/18/78 State Commission Hearing. The State Staff recommend that the State Commission.approve the Specific Plan with recommended conditions. 05/15/78 State Commission Heari.ng. The State Commission e certified (by a vote of 8 to 1) the Specific Plan with 31 conditions. City Staff stated that they disagree with the basic philosophy and intent of these conditions. 06/12/78 The action by the State Commission was transmitted to the City. e 0 -9- COMPARISON OF THE CONDITIONS OF APPROVAL FOR TIIE AGUA HEDIONDA SPECIFIC PLAN 0 The Land Use Designations, as indicated on t.he "Agua Hedionda Specific Plan Land Use Map", remain unchanged except for the following differences which resulted from the conditions imposed by the State Coastal. Commission: CONDITION NO. 1 Currently, the Agua Hedionda Specific Plan designates a portion of the Kelly property (to the north and northeast of the inner lagoon) for medium-high density residential development, allowing 10-20 dwelling units per acre. The State Coastal Commission however, has imposed Condition No, 1 which requires a redesignation of this property to a Resources Management Area in order to protect the wetlands area, floodplain and any archaeological resources. This new land use designation would al-low specific low intelzsity uses which require minimal physical development or alteration of the natural site. Also, any development of the property will be subject to the review and approval of the State Department of Fish and Game. CONDITION NO. 2 A portion of the L & R property (located south of Park Drive, north of the inner lagoon) is also designated by the Specific Plan for medium-high density residential development Condition 2 imposed by the Commission states that this site shall. be recesignated to a. commercial-recreation OK visitor- serving use (uses that are compatible with the Frotection of the habitat area adjacent to the east). This condition also requires that the State Lands Commission must find any development of the site consistent with the Public Trust and the Department of Fish and Game must also review and approve any proposed development. If it is found that Public Trust does not exist, the Commerci, Recreational designation could be modified to allow very low density (12 du/ac) residential development (if adequate public or commercial recreational opportunities are provided for in the area). CONDITION NO. 3 - The Specific Plan designates a portion of the Ferrero propert (east of Bristol Covep north of the inner lagoon) for medium- high density residential development. required, under Condition 3, that this Land Use designation 0- The Commission has 0 be deleted below the existing 10 ft. contour interval, in order to concentrate development away from the lagoon habitat areas. The condition requires that this portion of the property be redesignated to a public-oriented recreational use, one which would act as a bufferkween cEfT€iguous residential development and the habitat areas. Also, authorization from the State Lands Commission, and approval from the State Department of Fish and Game must be received prior to any development of the site. CONDITIONS NO. 4, 5, AND 7 The area to the northeast of the inner lagoon has been designated by the Specific Plan as a Wildlife Preserve protected area, where no use or development shall be allowed for 3 years, during which several methods of acquisition shall be explored by the City, State Department of Fish and Game, and the Coastal Commission. The plan further states that in the event that the acquisition of this area does not occur within the 3 year period, the land use limitations of the underlying zone, including the floodplain overlay zone, and all applicable coastal policies shall apply. The plan also proposes the extension of Kelly Drive through a portion of the wildlife preserve. Condition 4 requires the Specific Plan to include a precise delineation of wetland habitat areas, and a mapping of degraded and former wetland areas capable of restoration. Condition 5 specifies that the plan must also include an eel grass bed monitoring program. Finally, Condition 7 states that the proposed Kelly Drive extension through and adjacent to the wildlife preserve be deleted in order to protect the adjacent wetland areas from polluted runoff, erosion .and sedimentation, CONDITION NO. 8 Presently, the Specific Plan shows an extension of Neblina Avenue down to Park Drive. In order to protect the inner lagoon and wetland areas from polluted runoff, erosion and sedimentation, Condition 8 requires the deletion of this extension. CONDITIONS NO. 10 AND 11 The Specific Plan designates the area between the eucalyptus grove and Whitey's Landing (including the area known as Hedionda Point) for medium density residential development (4-10 cu/ac). Conditions 10 and 11, imposed by the Commission require a redesignation of this area for low intensity commercial recreation uses in order to minimize landform alterations and to protect views of the north shore lagoon. Condition 11 further states that residential use of the area between the western boundary of Hedionda Point and Whitey's e 0 Landing may be acceptable if joint development of a commercia facility is not possible or, if adequate public or commercial recreational facilities exist in the area. CONDITIONS NO. 13 AND 14 45 acres of the south shore property, owned by the San Diego Gas and Electric Company, is designated by the Specific Plan for community commercial use (commercial centers which provide a variety of facilities, goods and services for a 14 mile radius market area). Conditions 13 and 14 require a redesignation of this site to be continued agricultural production in order to "protect prime agricultural lands in the coastal zone". CONDITION NO. 15 Condition 15 stipulates that the proposed ?i acre overlook site on the lapagayo property shall be expanded to include an identified additional 1,4 acre area in order to provide adequate oceanfront recreational land. 0 CONDITION NO. 17 The,Pannonia property on the north side of the inner lagoon is designated for low-medium density (0-4 du/ac) residential development by the Specific Flan. hasc in the past, beer, used for agricultural puxposes, the State Commission is allowing this conversion to residential use subject to the following stipulations: Although this property 0 Prior to the completion of the LCP for the agricultural lands south of the Agua Hedionda Lagoon, the lagoon shall be recognized as a buffer between the urban area to the north of the lagoon and the agricultural area to the south. An Agricultural Protection Plan must be prepared by the City, as part of the LCP for the area to the south of the lagoon. . CONDITION NO. 18 As a condition of approval, the Regional Commissio-n required a density increase (to a maximum of 10 du/ac) on the southerr portion of the Pannonia property. the State Commission deletes this density increase. However, this condition does require an increase in the dedicated park area; from 4 acre to 5 acres. The justification for this increase is based upon improved access provided by the extension of Hillside Drive, linkage with the north shore public access proposal, and the value of the site as a coastal overlook point. Condition 18 imposed by CONDITIONS NO. 20 AND 21 An area along the southeast shore 'of the inner lagoon is designated by the Specific Plan as a 20+ acre community park which, because of its central location, would act as the trHUB" of the Cj-ty's recreation system, However, because of its proposed location, a certain amount of prime agricultural land (land which has returned not less then $200 per acre from agricultural production for three of the previous five years) would be converted. Therefore, the State Commission has imposed conditions 20 and 21 which require that the proposed park concept be revised to include uses that require minimum site disturbance, would be compatible with resource protection, and a location that would not necessitate convers of any agricultural lands. 0 CONDITION NO. 22 In order to provide access to the proposed community park, the Specific Plan shows an extension of Cannon Road. Ultimat the plan provides for the expansion and improvement of Cannon Road to EL Camino Real. However, the Commission has required the deletion of the Cannon Road extension (Condition 22) in order to protect and preserve the agricultural and sensitive habitat areas through which the extension is proposed. The condition does state that the Cannon Road proposal nay be :ceconsidered when the remainder of the City's LCP is submitted. . CONDITION NO. 29 e The Ecke parcel. (on the north shore of the outer lagoon) is designated by Specific Plan to medium-high density (10-20 du/ac) residential development. Due to the presence of natural and man-made attributes such as a suitable water quality, protection for ocean currents and wave action, and a close proximity to thermal effluent from the Encina Power Plant, Condition 29 requires that this parcel shall be reserved for Aquaculture uses. If it is determined that aquaculture is not feasible, the condition allows "another use consistent with Coastal Act Requirements". * * * * * Also as a result of the conditions imposed by the State Commission, the following performance standards have either been modified or added to the Agua Wedionda Specific Plan: CONDITION NO. 6 The construction element of the Specific Plan (p.20) states that: Grading shall be limited to the minimum area necessary e to accomplish the proposed development; shall direct runoff toward Planned drainages; and silt traps and settling basins shall be used to prevent erosion into the lagoon. Condition 6 requires the plan to include "speci.fic policies to minimizt grading in order to limit runoff, erosion, and sedimentation into the lagoon" (emphasis added) o These policies must limit the grading season, require prompt revegetation of any disturbed areas, and ensure that peak runoffs do not increast This condition also requires a iimit on residential density to % du/ac for any development on a slope of greater than 20%. CONDITION NO. 9 With regard to the alteration of navigable waters, the Specific Plan (p.19) states that any work or developnent done in such waters is subject to the review of the U,S. Fish and Wildlife Service, and approval of the U.S, Army Corps of Engineers. habitats of the lagoon, Condition 9 somewhat nonspecifically states that this section of the plan "should be revised to be consistent with appropriate Coastal Act policies". Also, Condition 9 requires the establishment of boundaries around sensitive resource areas (Wildlife Preserve) with respect to maintenance dredging of the inner lagoon. CONDITION NO. 12 The Specific Plan (548) lists design criteria which are intended to assure that all development within the plan area is compatible and promotes a positive community image. Although these criteria are general and, for the most part, follow the requirements of the underlying zones, they do specify certain restrictions with regard to height, lot coverage and parking. Due to a concern with the traffic capacity of the circulation system, the State Commission states that the implementation zoning ordinances shall include sufficient provisions to ensure that the commercial- recreational use-s will not overburden this system. The condition further states that such provisions may include limitations on lot coverage, building heights and parking. Condition 12 also states that the implementation ordinances may require use permits so that traffic generation can be analyzed. CONDITION NO. 19 With regard to the agriculture lands on the south shore of the lagoon, the Specific Plan (p.12) states that this area shall be retained in its present open space use, with conver to nonagricultural' uses only where: for commercial, public service, energy.transmission or transportation facilities on a regional basis; coilversion of . the agricultural lands within the proposed community park is 0 In order to protect the waters and e Conversion is required a necessary and consistent with other Specific Plan policies; . such uses are sited and designed to ninimize adverse impacts on agricultural resources; and any proposed conversions shall be subject to public hearings and approval of the City Council. The open space designation in this area includes prime open space areas where it is intended that a special management approach be taken in ord-er to protect and preservc specific resources, including agriculture. Condition 19 provides that this section of the plan, dealing with south shore agricultural lands, should be revised to be consistent with all Coastal Act policies dealing with agriculture. This condition also requires a clearer demonst that the open space designation is appropriate to protect agricultural lands. CONDITIONS NOS. 23, 24, 25, 26, AND 27 The Specific Plan (p,22) states that the public*s rights of access to water areas can, at least partially be provided through existing utility easements and leasehold interests held by the City. The plan provides that additional access ways may be acquired through agreements with property owners or by conditions of approval’for development. The plan alse specifies design criteria for pedestrian access trails and .. . bikeways D Regarding public access, Condition 23 requires that access along the north shore be continuous and designed for use by any member of the general public (except that access under the bridges for the railroad and Interstate 5 may be design€ for pedestrian use only). This condition also requires access to the Pannonia property view site via a hiking trail, and that the accessway east of Bristol Cove be subjei to the review and approval of the Department of Fish and Game. Also, Condition 24 requires the precise plotting and mapping of all future public access areas in relation to thi mean high-water line of the lagoon and th%ir incorporation into the land use plan. Condition 25 states that public access easements shall be a least 25 ft. in width (as measured from the mean high-water line landward), except where major transportation structure OK topographic conditions restrict it to less. This condit also provides specific design criteria for development within 100 feet of a public recreation use area. The Specific Plan requires that all pedestrian accessways k clearly marked. Condition 26 expands on this and specifies that all public use areas be clearly identified, and that the placement of adjacent signs and devices not deter from the use of the designated access areas. 0 , . Finally, Condition 27 establishes the need for a Public Accessway improvement Plan, which will provide for the phasing of improvements of public use areas, including dedication requirements, provisions for funding and construc and contingency provisions to assure that accessways can be made continuous. CONDITION NO. 28 In order to assist in the preservation of views, the Specif. Plan (p.8) calls for a variety of building heights, with a maximum height limit of 35 ft. (except as provided in a design review ordinance). Condition 28 establishes more detailed view protection criteria which include: A limit tc the height of structures &tween the first public road and the shoreline; view corridors; step-down design of structurc in order to reduce their bulk and scale; and the clustering and terracing of development proposed near any significant natural landforms to assure their compatibility with such landforms. CONDITION NO. 30 In order to ensure that traffic safety problems are not made worse, and that aesthetics are protected in the Bristol Cow area, Condition 30 prohibits development in the Bristol Cow area from providing parking that necessitates backing out 0 0 onto the street. CONDITION NO. 31. Since the Specific Plan does not address low and noderate income housin9 and recreational opportunties, the Commissj.oi has imposed Condition 31 which generally states that the Specific Plan must consider such opportunities. This condi also states that if provisions for lower cost housing oppor are made in other areas of the community,'the details of those provisions must be included as part of the Specific Plan. CONDITION NO. 32 The Specific Plan states (p.7) that ."In instances where there is a clear or measurable loss of value to the owner and a definite gain in value to the public, some form of compensation should be considered". Since the constitution; grounds for this statement are dubious (down zoning and dedication are not equated with a taking or i-nverse condemn; Condition 32 has been imposed, which requires the deletion of the statement. 0 > AGUA IlEDIONDA SPECIFIC PLAN - I(IAJOR POINTS OF COASTAL COhPlISSION DISCUSSION T4AY 16, 1978, (FROM OFFICIAL TRANSCRJPT) e Mike Fischer (Executive Director) The level of detail in plan is appropriate. Commission staff points out that the degree of specificity drops off further away from the immediate shoreline. extremely flexible and allow the City the ability for decision. Quest ion If the Commission approves the plan as recommended by staff, what are thc alternatives of the City? Staff Council (Bill Boyd) The plan cannot be "certified" as provided in the Coastal Act until it k been agreed to by the City. In approving the plan as recommended by Sta staff, the Comnission is indicating to the City that the plan can be fou consistent with the Coastal Act with the approved conditions. If the Ci can ''live'' with the conditions and adopt the plan as approved by the Commission, then the plan is certified. If the local government cannot agree to all or some of The conditions, t' Council would have to note where the disagreement was and return to the Commission with ax alternative or a flat refusal to accept. It could be possible to certify a portion of the plan that everyone agrei to and leave the remainder not subject to resolution to continue permit process. Quest ion What if the "approved" plan from the State Commission, for various reaso cannot be accepted by the City? Mr. Fischer 1) Also, the State staff feels as though the conditions are e 4 A definite indication of where the two decision making bodies do not agree will be established. Certain conditions of approval are more flexible than others, as far staff is concerned, fGr example: Inflexible Conditions: - 1. 2. Inclusion of Cannon Road. 3. Inclusion of Kelly Road. 4. 2) Conversion of San Diego Gas E, Electric. blajor changes to residential densities near wetland/liabitat. 0 -. - Flexible Conditions : 1. 2. Precise location of park in Papagayo. Specific uses in the hub park. 0 Commissioner Wilson The local government should tell the Commission specifically how they vi1 agricultural lands and open space lands and which way they want to go wi them. Chairman Lundborg The local government should give the Commission a feeling about the amen1 process as an ongoing process. Will the local government agree to buyin< a plan with the understanding that it can be considered for amendment in future by application. Commissioner Fay Expressed concern over "continually amending an approved plan. can dilute the plans intent. space as possible in North San Diego County. Quest ion If the plaii as approved by the Commission is acceptable to the City, wha will the status be of the certified EIR? Answer By legal council, general review - no change necessary. Commissioner Schwartz The plan as reconmended for approval by Commission staff generally repre what this Commissioner feels is appropriate. The AgJa Hedionda Plan is not a local coastal program, the Commission ha requested to "fit, stretcliXd bend" it into a local coastal program. Direct Quote (Corrmissianer Schartz) I'm disappointed there has not been more cooperation on the part of the in working with us to achieve an LCP over what essentially in my opinion was a development proposal for Agua Hedionda. TH/ar Amendmcn The Commission should maintain as much ope 0 Q * COMMENTS ON AGUA HEDIONDA LCP CONDITIONS FOR COUNCIL HEARING r a Staff will attempt to evaluate each condition keeping in mind original City plan and the interest of the Council in formulating i In some cases a comment or alternative wording will be offered; in some cases no comment is made. When no comment is provided staff dl not feel the specific condition is in conflict with the intent of the City Council's plan. Coastal Commission Condition #1 Comment: The broad intent of this condition is to provide protection for wetland areas, the 100 year floodplain, and an archeological site. The alternate condition provides for this with specific review by the Department of Fish and Game if the proposed sition area is obtained. Also, provision is made for protection in event the State does not acquire the property through the City's pl re-evaluation of the alternatives outlined in the plan, Furthermor . the alternate condition more clearly states the role of all concern parties with regard to the wildlife .habitat area e Proposed Rewording The RMH designation (10-20 DU/AC) on that of the Kelly property located within the planning area as shown in acquisition will be redesignated to uses which are consistent with maintenance of the resource values of the designated wetland areas, Agua Hedionda Creek, 100 year floodplain, and significamt archeolog site. On those portions of the Kelly parcel outside of the propose acquisition, proposed residential uses shall be designed so as.not adversely impact the sensitive resource area, and said uses shall k subject to review and approval by the Department of Fish and Game f purposes of precluding run-off, sedimentation and intrusion into tk. wildlife areas. equivalent) is not consumated, alternative compensation plans provi on Page 11 of the Agua Hedionda Specific Plan, shall be implemented In the event the defined alternatives prove unsuccessful, the Agua Hedionda Lagoon Specific Plan, as it applies to the Kelly parcel, E re-evaluated through the LCP amendment process, prior to an applicz for development. Conditions #2 and #3 shall be deleted on those portions of the Kelly property proposal c quisition by the Dcpt. of Fish and Game, The area subject to In the event public acquisition'(Fish and Game or Comment: Conditions 2 and 3 are designed to protect the idenl habitat areas adjacent to two specific properties containing potenl public trust. Alternate 2 and 3 provide for the potential of publ: trust land as identified by State Lands and Protection of the adjac bitat areas as defined by the Ccpartment of Fish and Game. Althc tent of both the Coastal Commission and proposed City rewording : same, OUKS does allow for additional Fish and Game input in the ull 6 . land use decision. Proposed Rewording The RMH designation (10-20 DU/AC) on the L California'Sta-te Lands Commission determines a public trust does in exist, the alternative land use for the lands seaward of the define qblic trust boundary shall consist of Recreational-Commercial Uses eemed by the City of Carlsbad to be consis.t;er,t with the public tru Any development on the subject parcels shall be designed to inhibit intrusions into the proposed Fish and Game Acquisition, and shall k subject to review and approval by the Department of Fish and Game. Rnd Ferraro parcels shall be deleted for those portions where the . Condition #4 Comment: The first part of this condition requires additional staff research time and an additional product to be included in the use plan. This would have to be completed prior to the second reqc of the condition i.e.f implementation. Staff feels that the Depart of Fish and Game is most qualified to establish the habitat boundar and therefore, they should be responsible for the required product the spirit of State and local governmental cooperation. Condition #5 Comment: Again, as in Condition 4, this condition requires ac The Department of E staff research time and an additional product. and Game is most qualiFied to formulate the required program. Staff would like to take this opportunity to mention what we feel j bvious conflict in recommendations made by the Comiission staff ar Please refer to the infox attachment regarding the Coastal Commission designation of specific in which power plant construction would damage coastal resources. memo in mind when reviewing other conditions relating to lagoon ha1 preservation. Condition #6 This condition is designed to protect lagoon habitai from runoff and sedimentation, Alternate 6 recoGnizes the provisic appropriate policies in the City plan and provides for appropriate sures in the implementation phase of the LCP. Proposed Rewording. The Specific Plan requires silt traps, SI basins, and other grading controls during and after construction. criteria shall be outlined in the ordinance-implementation phase o LCP. (This is taken directly from the Regional Coinmission's adopt( conditions of approval - #20 page 7.) Condition #7 a cision made by the Coastal Commission. Comment: Comment: This condition intends to protect the wetland areas increased polluted runoff and sedimentation. Alternate 7 allows f bilit in the provision of an important access road within strict 2quirements that would not increase runoff or otherwise endanger areas. Note: The Regional Commission condition deleting Kelly Dr appealed to the State Commission by Council. v r Proposed Rewording The proposed extension of Kelly Drive as s en Exhibit 1 shall be relocated consistent with the following provi A. Lands within the wildlife area proposed for acquisition I: State Department of Fish and Game shall not be filled providing, hc any road design must be reviewed and approved by the Department of Fish and Game. B. Any alteration to landform adjacent to and landward of tl wildlife preserve shall be designed so ax to preclude runoff, sedii or physical intrusion in the sensitive habitat area. Siltation ba! other similar erosion control devices may be used after review and by the Department of Fish and Game. Condition #8 Comment: See Condition #7 comment. Note: This condition wa imposed in the final. stages of the State staff report, and public hearing process. Proposed Rewording. The alignment of Neblina Avenue is pres€ illustrative purposes. Final design of Neblina Avenue must be en? as to preclude sedimentation and funoff in excess of the ssdimenta and runoff occurring naturally. A plan for siltation basins, and tated slopes shall be reviewed and approved by the Department of F and Game to insure potential impacts will not adversely affect the .habitat area, Condition #9 Comment: Again, the first part of this condition requires a1 additional product, which in this case must be "appropriate" with Act policies. Whether the product provides "appropriate" protect: be subject to future debate of unknown duration. Up to this poini City staff and Coastal Commission have frequently disagreed as to . satisfys the Coastal Act policies. d The second portion of this condition requires an additional mappi which staff feels the Department of Fish and Game could provide. Staff would again like to point out the attached memo regarding d of possible power plant siting. Condition #LO Comment: This was in part one of the conditions imposed by Regional Commission, which the Council appealed to the State Corn The Regional Commission included the territory between the eucaly grove and Hoover Street access. The State Commission expanded tk to include those parcels on the east side of Hoover Street. All area conditioned by the Commission was shown on the City submitta w (Residential Medium density 4-10 DU per acre). r Condition #IS Comment: e Council should note that the last two sentences in first paragraph establish that some existing parcels are not devel in any form. The intent of this condition is to protect the views of the North from the Interstate Freeway by reducing alteration of landforms. Alternate 11 is essentially the same and provides protection 2s de by the City of Carlsbad,. Clustered development may occur on slo~ than 25%" as established by grading criteria of the Regional Commi The City cannot guarantee an agreement between property owners as outlined in 'IC'* of the State staff condition, therefore, that pro\ been deleted. Revision to the wording in the remaining portion of is suggested to provide more traditional means of aquisition. Proposed Rewording. The €31 designation in the area between t western boundary of Hedionda Point area to Whitey's Landing (as depicted in figure V-7 in t'he EIR) shall be deleted, and the area designated for low intensity uses in order to minimize the necess alterations in landform which would substantially affect views of north shore from the Interstate freeway of this very prominent art Commercial recreation such as a small restaurant, gift shop, bait, tackle shop, or similar use is clearly the preferred use in view ( Sections 30221 and 30222 of the Coastal Act. However, because He( Point has previously been subdivided into 8 lots, the plan should some flexibility to assure equity to each of the lot owners. Residential use of a portion of the site may be acceptable if the property owners are unable to develop an agreement for the joint development of a comnizrcial facility. In order to assure flexibi City and landowners, the commercial-recreational designation shou modified by the following proviso: 0 "Residential use of the Hedionda Point may be acceptable pro that the following findings can be made by the City: A. Present and foreseeable future demand for public or corm recreational activities that could be accommodated on the propert already adequately provided for in the area. B. Residential development on the point will be clustered where the slope is less than 25%, shall not substantially obstruc from Adams Street, and will have only one access from Adams Stree C. Permanent openspace easements shall be provided as a cc of approval for any development. D. The access provisions of the Agua Hedionda Specific Pla complied with. 0 -Condition #12. Comment: Staff is somewhat concerned that the Coastal Commissj b condition, designating a significant area for recreation-commercj e and through Condition 12, limiting the potential for d' evelopment based on traffic capacity. The regulation of land use j appropriate based on traffic capacity, however, because much of the - north shore area is designated for this' type of use the expectation: the individual property owners may be higher than what traffic capac will allow. The City, as a result, may be left with a situation in land is designated for certain uses, yet cannot be developed becaus: 'potential traffic impacts. Condition #L3 and #i4 Comment: The objectives of Conditions 13 and 14 are: 1. Establishment of Agua Hedionda Lagoon as the boundary between agricultural and urban land uses, and to 2. Retain the maximum amount of prime agricultural land. However, the State staff report also indicates that tremendous difi exist for recreational commercial uses which will enhance public or;" .for coastal recreation. Initial analysis has indicated that the SL in question may hsve significant potential value as a recreation commercial area because of its proximity to the lagoon and its exis *freeway access, Therefore, Commission consideration of a commercia msignation on this site seems appropriate. (L Staff again points to the recommended designation of the subject pz by the State Cammission staff for potential expansion of the SDG & conversion of agricultural lands for water oriented recreation corn particular parcel, if earmarked for conversion (as inferred by the staff by their recommendation), could provide important water orier recreation-commercia1 activities consistent with the Coastal Act PC Condition #15 . Encina facility. It is difficult to understand the differexe in < versus power plant siting. In the view of the City staff, this Comment: The objectives of Condition 15 are: 1. Enhance public access to the shoreline, and 2. Provide additional park facilities. To meet these goals and further provide public access along the oci front, staff feels that the reference to a particular exhibit couli deleted. If 1.4 acres is satisfactory to the Commission, then the condition should allow the additional dedication to be located adj to the existing dedication. This would allow the City and the pro wner some flexibility and may relieve the City of having to purch 9 a particular "park parcel". As the condition is worded now, it is . most likely that the City will end up paying for aquisition develo maintenance of a park required by the Coastal Commission and not F @by our Parks and Recreation Department. Alternate 15 The proposed % acre overlook site on the Papagyo property sha expanded to include an additional 1.4 acre area located adjacent t existing dedication in order to achieve consistency with Sections Condition #16 (?) not included in Coastal Commission Staff Report. Condition #17 ' and 30252(b) of the Coastal Act. Comment: a-b) City staff agrees with Commissioner Frautsch) . comment mad-e at the final vote hearing which was: "The water linc on the south shore is not a good natural boundary for land use pl~ purposes. Any small body of waterc people want to get to the othc They want to use the other side. There are opportunities for a p~ A road in close proximity could be a good boundary. Commercial ax should be in proximity to good freeway access rather than through residential communities". City staff also agrees with Commissioner Wright's comments on the topic : "I do not feel that I can support it as a certifiable LCP with the .current conditions and in terms of my own understanding of recreat needs, and I agree with Commissioner Frautschy, that people are gc to want to use the south shore. It does make sense to use the sox shore for recreational needs with vehicular access rather than haT that access go through residential areas. If it's the intention c ' our staff and the Commission that access to the lagoon is being I! by virtue of forcing that access through the residential areas anc those limited transportation routes, Lhen we should identify that as the true findings and make that understandable by ourselves an( City, because by virtue of forcing that recreation to the north sl that's exactly what we're doing." A specific comment should be directed to 17b. The condition refei the Vista Permit (Encina Water Pollution Control Facility expansic and the designation by that condition of prime and potentially pr: agricultural lands. Staff questioned the validity of the designai oT the agricultural land in the Vista permit, and protested its ui before the Commission at public hearing. Staff does not feel thai land as shown on the referred to exhibit is an accurate delineatic prime and potentially prime lands. Further study is necessary to identify these lands. The last sentence in 17b seems to be an ati to allow flexibility in further refinement of the designation of 1 areas. If this is the case, reference to the Vista permit is unnc City staff suggests that mention of the Vista permit be deleted. 0 1. Condition 18 Comment: The only comment staff ha,s regarding this condition ection that requires a 5 acre park dedication. Staff's first obse as that the subject parcel is not "oceanfront" as referred to in th condition, Therefore, the provision for requiring a park of any si questionable under section 30221 of the Coastal Act. Staff's secon observation is that it appears the 5 acre requirement was an arbitr one. We have seen no substantiation of the need for 5 acres in the conditional location. There is one major problem with developing a 5 acre park in the suk location. facility, it will draw significant numbers of people from outside t neighborhood. For example, Holiday Park is approximately 5 acres a is heavily utilized. The only way to gain access to the required E: is through residential streets. established residential areas is unacceptable when viewed in terms the value of 5 acres of parkland in the subject location. Because SO separated from other residential areas (topograpically) and acce is limited, users outside th'e immediate area will, more than like11 automobile transportation to the site. The resulting potential par and traffic problems outweigh the need for such a large park. Give the physical constraints of the location the 3 acre overlook park proposed in the City submittal of the Agua Hedionda Specific Plan z more apprapriate, An additional problem involved with the 5 acre park requirement is of increased cost to the City. The City will not be able to acquii The t acre parcel could be acquired based on the anticipated number of units planned for the site. purchased by the City. The Parks & Recreation Department does not have plans for acquiring 5 acres at the Pannonia site. would include park development costs and maintenance costs for the increased acreage. Council should be reminded that the 5 acre park was one of the conc imposed by the Regional Commission and appealed to the State Commis Staff suggests that the portion of condition 18 which requires a 5 acre park dedication be deleted. Condition #19 Because a 5 acre park is more than just a local service The ificreased traffic through acres of land through the subdivision dedication procedure, Any additional land would have to be Other costs No Comment Condition #20 and #21 Comment: This item was imposed by the Regional Commission, anc like condition 18, it was appealed by Council to the State C0mmiss.i objectives of condition 20 are: 0 Preservation of agricultural land, and . I< *- 2. Wild'life protection. Staff recognizes the Act's direction toward the preservation prime .agricultural land. However, few areas in the State also offer the opportunity for water oriented recreation as d.oes this park site a to the Agua Hedionda Lagoon. We refer to Coastal Act policies 302 and 30221 which support recreational opportunities on oceanfront 1 In response to wildlife protection, the Cepartment of Fish and Gan supports the park concept, The City has also agreed with Fish and to protect the wildlife habitat by restricting intrusion into the wildlife area, In the appeal by the Council the following statement was made: "The minimal amount of agricultural conversion necessary for possi park development would not constitute a violation of the Coastal I The trade-off of a small amount of agricultural land to provide increased coastal related recreational opportunities for the entii community and region is appropriate under the Act." Staff still supports this position and suggests condition 20 be identified as unacceptable, Proposed Rewording. Park development should be sited to prel degradation of sensitive resource areas as approved by the Departr of Fish and Game, In addition, the park theme shal.1 be developed around its water oriented Location and shall include such uses as .picnicing! trails, and pocket beaches. Finally, only agricultura: land within the park site boundaries necessary for support facilii and related recreation may be converted. Condition #22 Comment: This condition was originally imposed by the Regioi Commission and appealed to the State Commission by the Council. The objectives of condition 22 are: - 1. Protection of prime agricultural land, and 2, Protection of sensitive habitat areas. The extension of Cannon Road is wholly within the Coastal Zone. i the Commission has complete control of development within this ari the City assumes that the agricultural viability of the area travl by Cannon Road will be protected through the LCP process. In add Dr. Wood, an agricultural economist from U,C. Riverside, has stat that Cannon Road as proposed in the Specific Plan, will not affec agricultural viability of the area. Furthermore, the need for Ca Road has been documented in the Agua Hedionda EIR and is part of regionally significant arterial system contained in the adopted C Transportation Plan. 0 .. I. To protect the sensitive habitat areas, staff proposes that any alignment or construction of Cannon Road have approval of the Depart of Fish and Game. Proposed Rewording, To protect agricultural land and protect . dnsitive habitat areas, th_e Cannon Road extension shall: 1. Be totally fenced on both sides with no parking adjacent to agricultural lands. 2. Receive approval for alignment and construction from the Depart of Fish and Game, and an agricultural expert of the Coastal Commission's choice. Condition #23 Comment: The objectives of condition 23 allow for: 1. Continuous access along the north shore under the 1-5 and RR bi 2. Fish and Game approval of access east of Bristol Cove, and 3. Access to Pannonia Park. To date, Caltrans and the RR have refused access rights under the railroad tracks and the 1-5 bridge. The Regional Commission recogn this problem and provided for a feasibility study for both crossing and also an alternative continuous access. In fact, Exhibit D of t Specific Plan provides for alternative continuous access. We feei that condition 23 should also recognize the possibility of no acces eghts under the 1-5 and RR bridges as did the Regional Condition. Proposed Rewording. Access along the north side of the lagoon shall be continuous, All accessways shall be connected and designe . in a manner that will allow for reasonable use by any member of the general public. Continuous access shall be provided under the RR and 1-5 bridges if feasible. The portion of the accessway east of Bristol Cove shall bs subject to the review and approval of the Department of Fish and Game to assure adequate protection of sensit habitat areas. I Note: Council's comment on providing a connection from the lagcon shore to the Pannonia Park site was the following: "Council feels as though the connection from a lagoon level accessv across Park Drive and up a 200 foot bluff is not practical." In light of staff's recommendation that the Pannonia Park site shoL be 3 acre, and not an "upland support area", the reworded conditior deletes reference to a park connection. Condition #24 Comment: The precise identification of access areas in a pposedly generalized land use plan, severely limits future desigr a - .. 1. *. possibilities, in staff's opinion. this time where the optimum spots of access should.be with no det< information.as to what type of development.wil1 take place. The State Commission at no time found that access location was an . issue of statewide significance. In addition, the Specific Plan requires accessway development consistent with Exhibit D and also designates locations adjacent to the shore along existing or to bt acquired easements. Therefore staff proposes that condition 24 i: . unnecessary and unduly restricts future design options. Staff SU! that this condition be considered unacceptable. It is impossible to know at * 0 ' 0 -- v "q . : MEMORANDUM DATE : January 22, 1979 TO : Paul Bussey! City Manager FROM : James Hagaman, Planning Director SUBJECT : 0 Coastal Commission designation of specific areas i the Coastal Zone where power plant construction wc coiiflict with thz policies of the Coastal -- Act. In September of 1978, the California Coastal Commission adopted staff recommendation to identify those areas in the State Coast Zone in which energy producing facilities would not be acceptak The result of the jdentification of these areas tends to he son what confusing in that the "designation" of certain areas whiclr will not be considered for energy facilities, creates remainins areas which are designated for energy facilities. It should be noted that the areas of the coastline that fall into this non- designated category may be developed with energy facilities anC no Coastal Commission approval is required. As a result, one would expect the Coastal Commission not to release mar,y of the5 non-designated areas from their perxit control. The Commissior has been criticized by the power coxpanies for designating too much of the coastal zone under the no-power developnent catego1 All of the coastal lagoons in San Diego County have been desigr by the Commission's reconmendation with the exception of Agua. Hedionda. The lagoon water body and the property on the north- corner of 1-5 and Cannon Road, through the Commission's staff recommendation, are identified for possible Encina expansion. A direct quote from the Commission's staff recomrnendation will describe their intent: "The outer lagoon is not recommended for designation. This is allow for continued dredging and operation of the cooling watei intake. Freeway on the kultivated agriculture land owned by SDG&E. Thc Carlsbad Local Coastal Program, currently under consideration by the Commission, calls for maintaining this land in agricultx production and SDGGrE has propssed to develop it for commercial recreation use. Even though SDG&E is evidently not contemplatJ expansion of its Eiicina Power Plant into this area, the staff does not recommend it for designation because it appears to be the only area available for further expansion of the existing facilities. the inner lagoon could be the source of cooling water with discharges of the heated water directly to the ocean." 0 Room for expansion is provided east of the San Diego If a power plant is constructed east of the freew; 0 w ** Paul Bussey January 22, 1979 Page Two (2) e There seems to be a conflict between the Commission staff's recommendation regarding energy facility development areas and the Agua Hedionda conditions of approval. The two most obvious are, l., the disparity between the Aqua Hedionda conditio= whic specifically denies agricu.l.tura1 conversion on the SDGStE "come cia1 land", east of 1-5, and the recognition of this area as a potential expansion site for the power plant and, 2., the numerous conditions imposed to protect the habitat areas, eel g etc., and the subject reports obvious recognition that the inne lagoon would have to be dredged to serve as a cooling water sou The Coastal Commission will review the designations years to insure consistency with the Coastal Act, because emphasis has bee'n placed on accommodation of the expans of existing facilities, it seems unlikely that the recommendati will change around Agua Hedionda. every two However! TCH : ar 0 a .2 .- 4 L. ,r. 1 1 .+ 1 /,e. /’ ’ 2’ ,. * CITY OF CARLSBAD AGUA HEDIBNDA SPECIFIC PbBN AUGUST %I, 1976 * 4 9 !a ___- r 2 PROJECT PERSONNEL Donald A. Agatepp Planning Director Lawrence Bagley, Project Coordinator Joseph P. Sandy, Project Planner Dana Hield Whitson, Project Planner WITH ASSISTANCE FROM: California Coastal Zone Conservation Commission San Diego Coast Regional Commission Rick Engineering .,,ON REV1 S IONS 8/18/76 *E 10/13/76 . T: . , ..r' h t I L TABLE OF CONTENTS PAGE - TITLE INTRODUCTION 1 BA C KG RO U N D 1 :LAND USE 7 OPEN SPACE AND CONSERVATION 11 CONSTRUCTION . 20 CIRCULATION 21 PHASING QF PUBLIC IMPROVEMENTS AND FACILITIES 24 EXHIBIT A - AGUA HEDIONDA SPECIFIC PLAN LAND USE EXHIBIT B - SCENIC ROUTE MAP EXHIBIT C - STREET NETWORK MAP . EXHIBIT D - BIKE ROUTE PLAN EXHIBIT E - PEDESTRIAN ACCESS PLAN EXHIBIT F - WILDLIFE PRESERVE --- PROTECTED AREA EXHIBIT F(1) - WILDLIFE PRESERVE --- PROTECTED AREA LOCATION MAP e * r EXHIBIT G - PROXIMITY TO EXISTING DEVELOPMENT, EXHIBIT H - AVAILABILITY OF SERVICES EXHIBIT I - ENVIRONMENTAL SUITABILITY MAP EXHIBIT J - PHASING PLAN EXHIBIT K - VISTA POINTS EXHIBIT L - SPECIFIC PLAN (TEXT) ' EXHIBIT M - CONCEPTUAL PLAN FOR COMBINED PEDESTRIAN AND BICYCLE TRAIL ---7 - EXHIBIT N - CONCEPTUAL PLAN FOR LATERAL ACCESSWAY EXHIBIT 0 - VIEW PRESERVATION CONCEPT , .b - b. , 'f. :i *. I I r b b AGUA HEDIONDA SPECIFIC PLAN 0. XNTRODUCT ION The Specific Plan for the Agua Hedionda Lagoon, developed as I effort among the property owners, the California State Coasta mission staff, and the Planning Department of the City of Car is designed to attain several objectives. The short range ob are simply stated: to create a plan for the development of t and its surrounding area that will meet the test of public sc leading to its adoption by the Carlsbad City Council; and to oured for compatibility with the California Coastal Plan prio certification by the State Coastal Commission for local imple The long range objectives are t~ preserve and enhance the nat o man-made aspects of the lagoon's environment, and to ensure t - compatibility, BACKGROUND .The Carlsbad General Plan: The Carlsbad General Plan provide :broad guidelines and goals envisioned for the Carlsbad of ton By fts definition and title, however, the land uses and polic line# are general in natureg and implementation requires furf planning and refinement. In the case of the property surrour and affecting the Agua Hedisnda lagoon (an asset of more thar interest), particular attention must be given to the environr and recreational goals of the General Plan, The goals of the Carlsbad General Plan, as spelled out in it! clement, are here restated with attendant comments on how tht are.reflected in portions of the Specific Plan for Agua Hedic "Ae Provide for an orderly balance of both publie and pi land uses within convenient and compatible location! amount, design and arrangement --- serve to protect - Rance the environment and the character and image o area o '' 4. out the City and to ensure that all such uses --- ti . community as a desirable beach and open space orien .* The Environmental Impact Report, prepared as one of the init ,of the Specific Plan, has analyzed the options for enhancing Environment, character and image of the community.'h The Spe -Plan specifies open spaces and proposes methods of maintenan Design Review Board and measurable standards for development recommended; and additional public uses are provided for tog regulations that ensure their compatibility with surrounding "8, Encourage development only in those areas which can support a change in land use without adverse impact a -1- - -9 <<fl ,;z 1 1 One sf the primary elements in this Specific Plan is a program for preservation of the biologically sensitive areas which should be pr . tected. The geology, with particular attention to soil types and s has been carefully considered in recommending the various types of land uses. Design standards that preserve aesthetic resources, inc ding views, have been promulgated. A program for phasing public improvements is suggested to deter premature development that could, because of an inadequacy of pub1 i c services i be unnecessarily disru tive. Each of these programs is designed to prevent "adverse impacts". "C. Preserve and maintain the va'sual and physical character of a17 quality residential, commercial and industrial areas throughout the community and promote the upgrading and im- provement of older detriorated areas so as to insure adequate levels of health and safety and strengthen the local economic environment and visual quality of the corn- muni ty. '' The standards to guide future residential construction are intendec to promote quality development, and to encourage the upgrading of $xisting areas. The use of view corridors and scenic highway stan. dards along key routes will enhance the "visual quality of the corn. munity." The industrial aspect of the plan is not limited to the . power plant installation and its appurtenant uses on the westerly portion, but includes proposals for the continuation of agriculturf and an expansion of aquaculture, two industries which will be vita' important to the future of the City and ttte region. It is recogni; that the commercial uses within the plan area can be considerably a graded, and provision for this is made in the proposed land use re ul ati ons. c . "0, Develop land use policies which will, identify, protect an conserve natural resources , fragile ecological areas, uni natural assets and historically significant features." The Environmental Impact Report addresses each of these aspects in considerable detail. The Specific Plan reflects alternatives and . mitigations suggested in the E.I.R. Some of the recommendations within the plan include greater public acces:; and use of the lagoo the acquisition and preservation of the prime ecological areas, and the protection for future exploration of the several identifie .archaeological sites. Specific Plan: . . .- The General Plan also contains the following policies relevant to -';r--- "A. Permit the development of land only after adequate provis for services such as transportation, water, sewerage, uti ties and public facilities. Be Arrange land uses so that they preserve community identit and are orderly, fuctionally efficient, healthful, conver lent to the public and aesthetically pleasing. -2- .6 - -1 ; f , ‘ 1’. c I I I L e. Discourage strip commercial development. 8. Locate major commercial and industrl’al centers which i easily accessible to major transportation facilities. E. Consider those zone requests for local commercial lanc within the areas designated for residential uses only approval of a site development plan. P. Develop programs which would correlate rate of growth . service capabilities of the City. 6. Consider proposals POP medium-rise structures ... only ’ the determination of the following: 1. The public will receive substantial benefit from .. an action, ioes9 increased open space, floodplain sewation, slope protection, ete. 9 2. There wqll be no substantial detrimental impact o adjoining properties, and 9 3, The approval of a site development plan, /4. Speeifs’e Plans should be utilized t~ implement the in this element in regard to Urban Land Reserves, Non-Re Reserves and Special Treatment Areas,” The Specific Plan for -the Agua Hedicsnda Lagoon area is consis each of the above cited policies. The California Coastal Plan: “The people sf the State sf Ciil * hereby find and declare that the California coastal zone is a as a delicately balanced ecosystem; that the permanent protec the remaining natural and scenic resources of the coastal zon paramount concern to present and future residents of the state nation; that its order to promote the public safety, health, a . and to protect public and private property, wildlife, marine and the natural environment, it is necessary to preserve the balance of the coastal zone and prevent its further deteriora it is the policy of the state to preserve, protect, and where to restore the resources of the coastal zone for the enjoymen .current and succeeding generations.” - - ?he-above excerpt from the California Coastal Zone Conservat. adopted as an Initiative measure by the people of California summarizes the philosophy that guided the preparation of the Plan. The following objectives taken from the Coastal Plan, served as guidelines in the preparation of the Specific Plan “A, The maintenance, restoration, and enhancement of thc quality of the coastal zone environment, including, limited to, its amenities and aesthetic values. r . and valuable natural resource belonging to all the people and 0 -3- -, '0 ! *I 1 * , I Be The continued existence of optimum populations of all specie C. The orderly, balanced utilization and preservation, consis- sf living organisms. tent with sound conservation principles, of all living and non-living coastal zone resources. of coastal zone resources." D. The avoidance of irreversible and irretrievable commitments .The most applicable policies and goals of the California Coastal Plan relating to the Agua Hedionda Lagoon can be placed in seven major categories. The Coastal Commission staff has prepared the following summary of these categories (edited as applicable to this Specific Plan) : Marine Environment: The basic policy of the California Coastal Plan regarding the marine environment states that "all levels of government shall seek to maintain, enhance and where necessary restore marine resources". Coastal Plan policies require that "all remaining coastal estuaries and wetlands and buffer areas { necessary to protect their water areas, vegetation, waterfowl, fish and wildlife values shall be preserved, and where possible restored". Any alteration of Coastal .estuaries and wetlands, esp'ecially dredging and filling of these remaining resources, unless a part of a restoration or enhancement program, are gen- erally prohibited and, where permitted, must be consistent with stringent Coastal Plan policies. Of particular concern for Agua Hedionda is the marsh areas in the eastern portion of the lagoon,. o .- Agricultural Land: A fundamental aim of the Coastal Plan is the agriculture contributes substantially to State and national food supply and is a vital part of the State's economy. Coastal Plan policy states that "prime agricultural lands and all lands now being used or appropriate for producing coastal-related crops shall be maintained in agricultural use, except as provided .... Bny proposed conversion of agricultural lands will be subject to the criteria set forth in the Coastal Plan which are highly restrictive. The Plan also calls for the taxation of agriculturc lands commensurate with agricultural uses. Recreation: The Coastal Plan places priority on the development and maintenance of public recreational and commercial recreation; uses along the shoreline that are compatible with resource pro- tection. It is the policy of the Coastal Plan that recreational uses along the shoreline (e.q.; public parks and access, boating facilities, and commercial/recreational development) shall be given priority over other potential uses. The amount of shore- line available for development is limited and the goal of the Coastal Plan is to encouraqe public use of these areas to the greatest extent possible. c. protection of agriculture and its economic viability. Coastal -4- 0 .* e, I .*> 11 I 1 Public Access: A basic tenet of the Coastal Plan is to ensurl maximum amounts of shoreline area for public use and enjoymen consistent with sound conservation and resource protection pr cfples. Coastal Plan policy states that "access to the coast persons of all income levels, all ages, and a17 social groups shall be the goal, consistent with the need to protect coasta areas from destructive overuse and to protect both public rig and the rights of property owners". Provisions for well desi accessways to and along the lagoon (and management of the acc ways) is a key element of the Specific Plan. Transportation: The Coastal Plan finds that the private autc bile remains the principal means of transportation in the cos zone and that vehicular- access should be carefully considerer The basic thrust of the Coastal Plan regarding land transpor. is that development controls should be the principal means o- 9 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 car( conss'dered to allevs'ate traffic.congestion, parking demandsg for new roads, and excessive energy consumption. The Coasta Appearance and Besiqn: The Coastal Plam states as a policy thefvisual qualities of the California coast shall be consid a resource of public importance and that protection.and rest tion of the "coastal viewshed" shall be ensured throuqh prop design. The Agua Hedionda Lagoon area is included within th "coastal viewsheclii as defined in the Coastal Plan. Emphasis placed on respecting the physical characteristics of the lag areap and retaining the feeling of openness. As a result, w development is proposed, appearance and design is a key elen c To this endo the Coastal Plan calls for the establishment 01 design review procedures and standards in compliance with Cc Plan Po1 isies, Orderly and Balanced Development: The protection of natura' resources, retention of the coastal viewshed, provisions .fo access, and maximization of public recreational use are imp issues. Because of these issues, phasing of developments p .Bn the Agua Hedionda Specific Plan is important in assuring orderly and balanced development. To this end, a specific for implementation and phasing of development, including ca . improvements, is necessary to.ensure maximum public access .- .- of the lagoon area. The Agua Hedionda Specific Plan: Aqua Hedionda Laqoon consists approximately 230 acres of open water and 200 acres of salt mar mudflats and saltflats. Preparation of the Specific Plan was k on a study area of about 1000 acres, which included the lagoon most of its viewshed; the Specifc Plan planning area itself con 0 a somewhat smaller area (approximately 700 acres), but does inc all parcels which would have a direct impact on the lagoon and attendant wildlife habitat. The larger study area was determir that such factors as traffic circulation and existing trends ii dential development could be more fully considered. 0 -also calls fer enhancement of scenic routes. ? 0 -5- . .-,L fi t t 4 - Existing land uses within the viewshed includeea variety of residen tial densities, commercial and semi-public recreational uses, and vacant land on the north shore of the lagoon; agriculture on the bl along the south shore east of Freeway 1-5; and the San Diego Gas an Electric Company Encina power plant along the south shore west of t freeway. The lagoon itself is used for bolating, water skiing, fist and aquaculture, and provides a habitat fer an extensive fish and t population. Each of these aspects is covered by specific policies within the Coastal Plan. The Environmental Impact Report has served tal highlight the several effects on both the environment and these policies. In assembling and reviewing the basic data for the E.I.R. several factors became immediately apparent which have been given full consideration in preparation of the Specific Plan. These are: I. The water areas offer recreational opportunities for a far greater number and variety of users than are now taking advantage sf them. 2. The wetland areas, with better defin'ition and greater prot of wildlife, and can be important in the strategy to rever 0 the trend of destruction of endangered species. 3. There are viewing areas surrounding this lagoon that can a should be enhanced for the experilence of all the residents and visitors to the area. the concerns about coastal-oriented agriculture can be ana that the Lagoon's natural and scenic values should be recognized i all future developments and modifications of existing uses, and th all uses of the lagoon and its environs shall complement the natur setting. The policies and standards contained in the following pi are meant to assure that these goals will be attained. 4 tion, can provide the habitat for an expanding population 4. The study area provides a microcosm in which a great many c This Specific Plan has been designed with the underlying assumptio - * :- -._ -w- . -6- .I -. 5 I' . .I . . 5. LAND USE OBJECTIVE: To provide for an orderly balance of private and pul '* land uses in a manner which preserves and enhances the ecologic, visual 9 recreation , social and econsmi c qqal i ty of the Agua Hed- Lagoon Study area. 8. POLICIES 1, Land Use Map: The recommendations for classification of la categories for the Specific Plan Area are indicated on Exhi entitlec! "Agua Hedionda Specific Plan Land Use Map"- fke patterns of existing development, the policies that gre of the innumerable studies resulting in th'e final version o . Coastal Plan, the aims and desires of those participating i preparation of the Land Use Element of the Carlsbad General were all considered as background in evofving the recommend for use as indicated in this Specific Plan. The Sand use d nationss however, must be considered in conjunctisn.with ot sections of this plan: certain parcels, because of unique ronmental or ecological considerations, will be limited foi 4 hpment in some ways that are not applicable to other parct . having the same use designation. For the most part, these tations, requiring a greater degree of creativity on the pi sf the land planner or designer worksing on a project, can t asset rather than a liability to the owner, since -their pui to enhance desirable features of the land. This enhancemer mean increased value to the development. In instances whel is a clear and measureable loss of value to the owner and gain in value to the public, some form of compensation sho considered. In preparing the plan, every attempt was made minimize the need for public acquisition. In some cases acquis In reviewing the various land uses indicated on the map, i apparent that the basic intent of the General Plan in dist intensities of use has been closely observed: the norther shed is proposed for a continuation of residential develop ' with slightly expanded commercial and public uses; the eas portion, in compliance with the Flood Plan regulations and ciples of conservation in the General Plan, calls for the vation of the most valuable wetland areas and retention of . spaces; the southerly shore and viewshed is additional ope reserved for transmission corridors9 agriculture, and reci __._ An area east of I-5, north of Cannon Road has received a I commercial designation pending supplemental E.1.R analysi: portion west of Freeway 1-5 is for Public Utility purpose: some additonal residential and recreational uses proposed, 2. Residential Densities: The various densities of resident; indicated on the map will be modified in actual practice t Considerations other than just the number of living units under the provisions of the applicable zone. Reservation access easements, preservation of defined view-corridors, ations on grading are all factors that will tend to'reduc tential yield of living units per acre. In addition, the 4s considering a decrease in the density along the lagoon 0 * e necessary if the principles of equity are to ~e preserved. 0 ..I % ..* I' *. < within the areas designated RM, RMH and RH which exceed the minirr , guaranteed General Plan density will be subject to review by the City Council. The Council may allow up to the maximum General Pl density only if the necessary public facilities are available to serve the project and the higher density will not adversely irnpac th& surrounding % areas. .. 3. Design Criteria: r a. Building Design: The purpose of design guidelines is to assure that all development within the Agua Hedionda Specific Plan are compatible and promotes a positive community image. Some unifori of detail, scale, proportion, texture, materials, color and bui form is essential to cohesive development of the Specific Plan l These guidelines are relatively general, however, in order to accomodate variable creative approaches and encourage diversit. interpretation. The desire is to avoid'visual chaos and incong while promoting variety in design solutions. It is recognized original designs may present an exception to these guidelines, therefore, it is encouraged that unique or original solutions sympathetic to the above stated purpose be submitted for review (1) Structures shall conform to and complement the general 4 The following guidelines for building design are proposed: t design and bulk of buildings and land forms in adjacent area$. (2) Visually strong buildings which contrast severely with their surroundings impair the cohesive character of an area, Therefore, extreme contrasts in color, shape, and organization of architectural elements shall be avoided st > that new structures do not stand out in excess of their .c importance. . (3) Pn selecting building materials, the efficient use of natura7 materials and natural re-sources should be consi- dered. Large areas of color should be muted, natural, neutral or-light colors. Small surfaces, trim and detail1 may be accented with high contrasts and bright colors. (4) Chain link fencing used in areas openly exposed to the pul shall be black vinyl clad combined with details that matc the building design such as wood posts and rails, masonry pilasters, etc. -b. Building Height: In order to insure a compatible and consiste scale of building and to assist in the preservation of views i the Specific Plan area, the following building height restrict are established. A variety of building heights is encouraged. .Large buildings or comglexes of buildings with a single buildi height are discouraged, and a maximum height limit of 35 feet, except as provided for in the Deisgn Review Ordinance, is esta C. Lot Coverage: Permissable lot coverage shall be as required i underlying zones, provided, however, that commercial uses shal limited to 80% coverage. - _- '. -8- .' . s .-,4 '* 0, 1- I - -? - dm Building Setbacks: Setbacks wittiin the Specific Plan are; &-a11 be as established for the underlying zoning in Titlf - sf the City of Carlsbad Municipal Code with additional COI .tiOns as provided in the Design Review Ordinance. em Parking: Due to the recreationa7 opportunities afforded I the Agua Hedionda Lagoon, and the pleasant scenic routes around the lagoon, it is essential to provide adequate of =-street parking for proposed developments. The intent of -- this section is to ensure that adequate off-street parkin will be provided for a14 developments by the establishmen of the following criteria and regulations in addition t~ requfr-ements for the underlying zone: (1) Boat Launch ramp facilities to be used by the public be required to provide paved combination vehiele/boz trailer parking spaces at a ratio of 25 spaces for E launching ramp. -(a) Residential Use off-street Parking Requirements: 01 twop and multi-family residential units shall have l Studio and one bedroom -.fo5Q opaces/unit. . Two bedroom and larger - 2,OQ spaces/unit, --e 'i L -. --- .- -+ - - ._. I ? parking space requirement based on the following: .. 0 I -'(3) Landscaping of Parking Areas: Landscaping of parki areas shall be required in accordance with the crit and regulations established in' the "Landscaping" se - of the design review regulations established herein * lighting. Light quality must be geared to the distinct- - character sf the Agua Hedionda Specific Plan area as we' -- the specific use proposed for a particular parcel. Wit1 , design contro.ls lighting can severel-y detract from the e __ ronment due to such things as unattractive light standai When designing lighting systems, it must be remembered today the nation is undeniably experiencing a shortage We cannot arbitrarily continue increasing lighting leve . apply our present levels indiscriminately nor can we di current quality and safety standards based on years of g. Signs: In many areas past experience has indicated tha signs are controlled they will tend to compete with eac \' and with the historical character of the area. Without ably applied criteria, signs can detract and dominate 1 _- ting by virtue of their height, shapeo size, number, 1. 0 - e _-. - -. r f. Lighting: An often neglected issue in design review is .- excessive 1.umi.nation and glare, _- 0 - and movement. -. - - _- -- -. - - - - -9- -,. .- 9 .. -. 1 \ h: View Corridor Purpose-and Intent: The-intent of the view =--corridor regulations is to ensure adequate open space, free .- ’of Visual obstructions, for enjoyment-of the-scenic qualities ce70f the lagoon by the-public.--View preservation concepts can . -.-be seen in Exhibit 0,- 1. Landscapin%: The landscape design is critical in establishing design should be compatible with and may enhance -the site -t-O_pography. The design should complement the architecture of the site and be compatible with the architectural and landscal - characteristics of existing neighborhood architecture and - landscaping. - -- - __ - - --- e->_ -z - -__ - - - =_ - - -_ - -4-__ -the character of the Agua Hedionda Specific Plan area. The - - -_ C. IMPLEMENTATION: -1. In order to assure that the land use arid design regulations con- tained ,in this section are equitably applied and enforced, the City shall adopt, within 60 days of final Specific Plan approval an Agua Hedionda Design Manual and Design Review Ordinance. Thf standards shall apply to: a. ‘A11 residential Pots within the Specific Plan Planning Area, ‘ ba All Pots designated’ for commercial useo ._ 6. AI1 lots’abutting a designated scenic route (See Exhibit B) dts Any Pots that could be added to the Planning Area by future action. 2. The adoption of the land use map-constitutes an amendment to thc r- General Plan and will require subsequent amendments to the Zonii Ordinance in order to bring all underlying zones into consisten with the General Plan land use designations as shown on the Spe Plan. The Planning Commission shall initiate the proceedings to accom plish such changes upon the formal adoption of this Specific P1 by the City Council. Special Vista Points to be preserved are shown on Exhibit K. Additional criteria for view preservation shall be established A supplemental E.1.R will be necessary before a specific land u is designated for the area ea’st of the 1-5, Cannon Road int section * - - ----- \ -- -. -- 3. ’ through the design review process. 4. I- 5 -- -- - .- _- -___ - - -. _--_ - -10- -- e .- ,* )* r I OPEN SPACE AN0 CONSERVATION The Agua Hedionda Specific Plan shall coordinate opt space uses and conservation techniques for mutual enhancement ar utility of the environmente Policies shall be 'directed toward elepment and expansion of recreational land, conservation and p servation of natural and man-made amenities, and prevention or 'lation of development in areas of scenic, historic 9 and ecologi value or public health and safety hazards. @ OBJECTIVE: Be POLICIES: 1. Floodplain: . a. Alteration of waterways that would cause significant ad impacts on the environment shall be prohibited. bo Industrial waste, agricultural runoff, domestic clisckar all other forms of water pollution shall be controlled sanitation sewer systemo the storm drain system, and 0' methods sf control as defined in State, Federal, City l 6. A11 development or uses within the floodplain overlay I ' shall adhere to the provisions of the existing floodpl 4 1 aws o ordinance. -0 2, Sensitive Wildlife Habitats: 8, No use shall occur within the boundaries of the "Wild1 Preserve --- Protected Area" (Exhibit F) for a three y period. ffesring this time the several methods of acqui State Department of Fisk and Game, the California Coa: Zone Conservation Commission, and any other appropriat @ agency, Some methods to be considered are: . (1) Acquisition through purchase by the State of Cali Aequjsitioa through dedication of a gift by the ' owner o SF Acquisition through dedication as a trade-off of development rights to be transferred to other prl (4) Acquisition through piecemeal dedications in corn with the City's Park Dedication Ordinance. (5) Acquisition by some semi-public agency such as N Conservancy e (6) Should density transfer be the means of acquirir "Wildlife Preserve --- Protected Area", the Genc densities in effect prior to this plan shall be computing the transfer of development rights. c shall be thoroughly explored by the City of Carlsbad, (2) (3) , .. ~ held by the same owner. 0 . . ,L, *' * b. When acquisitions are accomplishea an appropriate means of -pr-&i b i-ti n g -u n corrtro t te-m~ -- -- n d domes ti c an i ma 1 i n cu r s i on s if acquisitiona do not--occur within t%e--stipulated time period, land use limitations of the underlying zone,including the floc plain overlay zone, and- all: applicable coastal plan policies A buoy system shall be constructgd at the east end of the innc -lagoon to restrict power boat use within close proximity of tt -"Wildlife Preserve -- Protected - Area". e. Upon adoption of the Specific Plan, the City Council shall re1 _- the County Assessor to reassess the property, basing such rea - -ssessment on the fact that the property thus defined is unava for use by the owner. 3. Agriculture: As part of the overall planning process for the Agul Hedionda Specific Plan and because of the existence of agricultur, parcels within the planning area an agricultural analysis was undi -taken so as to better understand and direct policy decisions conc 'ing agriculture. To make a complete assessment of agriculture wi -. the planning area the City staff relied on various experts in the The agricultural lands south of the lagoon within the Specifi Plan area are part of a larger agricultural complex. This ar Agua Hedionda Lagoon to serve as a natural buffer between urf: and agricultural areas. These agricultural lands may be con- - -- verted to non-agricultural __ use only where: -- -- (1) Conversion is required -f-ofcomrnercial, public service, en 5 7, ;<,**r+r -- - shall- be deve-loped. - -, - -- - -;t - -, C. __ - - -_ - - -.-. gtiaTl -apply. -- 1- - -- - ?_ d. field. -- . --e .._. - - a. - - shall be retained in its present open space use allowing the _. -_ * - - transmission or transportation facilities, as necessary - - (2) The conv-ersion of- agricultural lands within the communi1 - -- and avoid exessive grading; meet regional needs. -- park is necessary to meet City-wide recreational needs -(3) (4) The proposed facility ur activity is necessary and* is consistent with other Specific Plan policies; Such facilities or activitles are sited and designed to minimize adverse impact on the existing agricultural resources; z.- - and approval by the City Council. (5) Any proposed conversion shall be subject to public hear b. Although the Pannonia propery north of the lagoon, is physic capable (soil, climate, etc.) of supporting agriculture, con tinued use is not economically feasjble. Pannonia has becom virtually an agricultural "island". It is surrounded by an area and separated from other agricultural lands within the region. In addition to the--limiting factors of high propert .. .* .I " ~ . ,'* : 'i x . patesp uneconomic size, poor access, high water rates, ai high potential for theft and vandalism, the use of Pannor '. fer other than agriculture will have a negligible effect P the agricultural economy of the region and subregion (re to agricultural analysis contained in the EIR). For the reasons, the Pannonia property shall be allowed to conve to non-agricultural uses as outlined in the band Use Sec this Specjfic 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 and research is required before use. determinations can be mac this point, the City shall remain responsive to future develc concerning aquaculture as they relate to the lagoon. !k0 Community Park: As is pointed out in the Parks and Wecreatic of the City of Carlsbad's General Plan, the Community Park s- recognized as the "Hub" of the recreation system f~r the Cit. centralized location and the existence of extensive utility I and canyons leading to it make it possible to connect it thrc ;system of trails with every other park in the City. As the ml -rnunity park, it is proposed that it be developed with a wide of uses unavailable in the other City parks. Some these use proposed in the General P'lan, include:. the Parks and Recrea partment Headquarters building, a community center9 a theatr building, baseball fields, tennis courtss and the usual asso of playfields and equipment gnerally available in highly uti public parks. In considering the location of this main acti center on the presently leased land, careful attention will be given to a considerable physical separation from the wild preserve area. Po accommodate the range of intense activiti c their attendant parking, it is estimated that a reasonably le sf approximately twenty plus acres is required. The other ( ation is access; if the extension.! of Cannon Road is constri along its presently proposed alignment, the south or southei port'ion of the park site would be the most accessible. Wit1 factors in mind, it becomes apparent that the activity centc probably be in the south or southeasterly portion of the pr Unfortunately, the southeasterly site would require extensi ing and the south site would require the conversion of exis agriculture land to accommodate an area for the park facili . a. The City shall explore the feasibility of either conver - -__ agricultural land or re-negotiating the existing park b Qaires so as to ensure the development of the community This re-negotiation should include the possibility of r tlng the main activity center south of Cannon Road. b. That portion of the "Wildlife Preserve --- Protected AI within the park boundaries shall be protected as outlir c. Grading operations will be minimized to the greatest e: @ . 0 this Specific Plan. possible; this may require that terraces of differing be provided for separate activities. .I 0 .. * . c ____. --- .rPC-CL ;r<&- ---.> _--- __ --. ;-I- p=;- -- -- . - . __I_ - - _- - --* >- .--- ---- - ~ - r _A_-_- - - __ - _. - --- -e*<-.- - -7 -- - - -- -L - - -_ -- .-- I- 6. Recreation . a. fhi pedestrtan-bicycle access ways shall be developed as stat ic the Circulation element .of this Specific Pian to the stand provided for in the Design- Review - Ordinan-cse. The City shall, within sixty -(60-) days3'-n-egotiate a- long term iease for the use of the water surface of the lagoon with San Diego Gas and Electric. swimming and non-power boating and the outer for fishing. If the boating use of the lagoon reaches suck a high use as to present a safety hazard the City shall have the power to impose a maximum carrying capacity, further reducing speeds, and limiting horse-power of boats. e. The City shall prohibit the construction of private docking facilities to be used for recreational purposes. of'. Boat launching facilities shall be permitted as outlined unde the "Implementation" for this sectioin. 4 g. $819 proposals for residential development involving 20 or mor dwelling units shall be reviewed for possible inclusion of private recreation facilities; all such development on parcel of 20 acres or more shall be reviewed for the possible inclu- sion of a public park within said boundaries.. 7. Archaeology: Through the EIR process, fifteen archaeological sii . have been identified within the Specific Plan area. Archaeologic value lies in the understanding of the cultural heritage of Amer- - the quest for scientific fact that Indian sites, once destroyed, will not and cannot be replaced. They are forever gone and with them is gone a portion of our own cultural heritage. . It is thert necessary to establish criteria for the scientific disposition ol - archaeological sites. The archaeolo-gicail sites within the Speci' Flan area shall either be preserved or excavated adhering to the fol lowing criteria: - -- b. - - - -- -- -- -- ___ ,_--_ - - _--_- - 6. The inner lagoon shall remain as multi-use, the center for 8. - __ c sites are rares limited, and invaluable nonrenewable resources. . a. Methods of Preservation: . _- (1) Placing five feet of fill over the sites and using them as open space. Placing the sites in open space easements. and access would be limited. them from the curious. --,.-- (2) (3) Designing the project so that sites will remain green a (4) Placing a chain link fence around the sites to protect -14- # “a x‘* -* . I’ .I 8. WetRods of Excavation Per Site: (I) Site UCLJ-M-15 is a site of major scientiffe import -0’ therefore the following courses‘sf 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 excavation manuall! the site employing a research design which wil new and valid scientific information to be genl as a result of the work, The units should be ! at random. Conduct CI4testo on the sfte during excavation (one sample from W-132A and AH 4 have been sub mitted to UC Riverside). [c) (4) Conduct palynological studies. (e) Prepare an analysis for the seient9”fic communi If the information from the site is found to be so 9 extensive or so important and quantitative. that a percent test will not mitigate the impact, then a ( fifteen percent salvage excavation --- or greatep - be recommended. If, on the other hand, the site i! to be yielding repetitive information, then no add e-xeavation would be needed and the site would be p to develop in accordance with the land use section Specific Plan. (21 Site Agraa Hedionda Number 4 is considered to be of scientific import and therefore the following cour action shall be taken: (a) Prepare a radial posthole series to determine subsurface boundaries and map and collect all 4 0 0- * artifactual material. All archaeological WOI c be photo-documented. (b) A minor investigation sf one-half of one per( the subject archaeological site should be SC- tally excavated prior‘to development to dete the scientific value of the site. (e] If the one-half percent test excavation show subject archaeological resources are limited shallow and/or disrupted midden, then no fur excavation would be required. If the site i to contain concentrated archaeological depos five to fifteen percent subsurface excavati be needed. ~ - _I _. . -As-- 0 -15- ' 'A .. .. 4 .. (3) Sites AH5 and SDi 209 have been severely impacted by the construction of Park Drive and,are therefore considered to be of minor scientific importance. The recordation of these sites is considered sufficient. (4) Sites RAH I, RAH 11, and RAH 111 have been mitigated by an archaeological survey conducted for Rancho Agua Hedioi '(5) Sites SDM-W-132 and SDM-W-132A have been severly disturbc be of minor significance. Reports by Gross, Bull, and E. (1973) and an excavation by Ezell in 1967 indicate that these sites have been mitigated. Prior to the removal o site SDM-W-1328, one stratified pollen sample and a stra C14 sample should be collected and the appropriate data derived from them. SDM-W-132A will be considered mitigated when a report is prepared for the public record by Dr. Paul H. Ezell or an associate under his direction- (6) Sites SDM-W-130 and SDM-W-131 have not been studied for site significance, therefore, criteria (2) should be fol '(7) Sites SDM-W-121, SDM-W-126, SDM-W127 and SDM-W-127a shou be studied for site significance. Once a determination is made, appropriate excavation criteria as outlined in this section shall be followed, scientific information contained within them. z by agricultural enterprises. These sites are considered 4 .. (8) The value of these sites lies -in the recovery of the r (a) Reports: For all archaeological investigations, a report for the public record containing the result! of the investigation should be prepared and sub- mitted to the appropriate agency. (b) Diiposition of Artifacts and Field Notes: All art- facts and appropriate field notes resulting from at mitigating measures should be deposited with a pub' the subject property. (c) Qualified Archaeologist: All archaeological work should be conducted by an archaeologist qualified by the City of Carlsbad, the County of San Diego, and/or the governing board of the Society for California Archaeology. E institution or displayed in an appropriate area on -16- 8. L. -. . .- - .- - . PI - 8. Lagoon Ecosystem: The biological value of Agua Hedionda Lago recreational- fishing, academic resqa-r-ck- and aesthetics cannot over-emphasized. The lagoon provides breeding and feeding re for several species of fish, contributes to the productivity 'near-shore ocean resources, serves as a natural scientific la and provides habitat for several declfning species. Since be dredged in 1954, the lagoon has become a fully-integrated, fu ing ecosystemo In order to maintain this resource, the follo policies should be adhered to: a. No actions shall be allowed which will result in an adver be A91 appropriate steps will be taken to maintain or improv * lagoon water quality. 6, Maintenance of a large tidal prism and, therefore, rapid ing of the lagoon is necessary for the continued vitalit: the ecosystem, Dredging in the inner lagoon wi17 eventui be necessary to retain the optimal flushing action. Suct will have short-term impacts on biological resources immr p: adjacent to the dredged area, but will have a long-term 1 effect on the lagoonal ecosystem as a whole, .. dl, %he shores of the Sagsun should be'altered only if such i would result in an overall improvement in the biological .a - environmental impact on the lagoon system. sf the lagoora, -- e. The continued use sf the lagoon as a natural biological a oratory should be continued. e: IMPLEMENTATION: In order= to accomplish some of the sbjecti 1, Mater Quality: Because sf adequate tidal flushing and mi amounts of chemicals entering the lagoon9 the water qual Agua Hedionda is very good and well within the standards by the Regional Water Quality Control Board. To insure water quality conditions for the future, the City shall water quality sampling each year during April. If for a the water quality of the lagoon begins to deteriorate ap the City shall seek the source and correct the problem. c policies of this sectionp the following programs shall be im 2. Maintenance Dredging: ae Outer Lagoon: The San Diego Gas and Electric Cornpan be responsible for maintenance dredging and shall fo maintenance procedures as it has done in the past. be Middle and Inner Lagoons: While these two lagoons b the most part created by the San Diego Gas and Elecl pany as d water reserve for their cooling operation! provide a sufficient tidal prism to maintain an adec flushing action, there is no operational necessity 1 Gtility company's standpoint to dredge these lagoon: the standpoint of continued recreational use by the 0 .- -17- .. 1 ,'. e. however, suck dredging will eventually be required. San Diego Gas and Electric Company has no apparent moral or legal obligation in this regard, nor does the efficiency their generating operation depend upon it. It seems appr riate that those who will benefi-t from the dredging shoul be required to pay for it. The que.stion of just who are .the prime beneficiaries, and how valuable are the benefit will have to be decided on a policy matter. b- . From analysis to date, it appears that some .dredging will have to be done within the next five yearsg but that sub- sequent dredging may not be necessary for another twenty- five years. The relative infrequency of the necessity to dredge is tt- one factor that makes alternative approaches feasible; e2 dredging operation will' be expensive, so the costs shoulc spread over a number of years. If it were possible to u3 the dredge used by the utility company in maintaining thc outer lagoon, the costs would be somewhat less, but there is no way, without dismantling, that this machine can be moved from one lagoon to another. The costs of dismantl. moving, and reassembling would nullify any 'potential sav It also appears that there are llegal requirements that ai sand removed from these lagoons must be placed on the occ fr.ont beaches, which will tend to complicate the removal process and make it even more castly. This requirement t . in all likelihood be enforced by the United States Army Corps of Engineers, which has recently gained permit 4 .o r authority within these lagoons. In summary, the continued value of the two inner lagoons for recreation purposes is dependent upon infrequent but costly maintenance dredging, the cost of which should be borne by those who receive the benefit. A program should be developed to assure the payment for and execution of this dredging. Several alternatives could be considered: (1) A Maintenance District, coterminus with the study boun- daries of this plan, could be formed under the provision of the Government Code. This would provide for the annu assessment of the individual parcels at a rate sufficien to defray the actual costs of dredging. This proposal has one very apparent shortcoming: all parcels so asses would not be receiving equal benefits, and some owners might reasonably claim that they were receiving no more benefit than are other properties in the City. possibly enter into a joint-powers agreement with the County to help spread the costs. The City could establish user fees for boat launching to start building up a maintenance fund. This approach . _._ (2) The City itself could assume the responsibility, and COL (3) .' It .a .- # would have the advantage of underwriting the costs fu funds derived from those people who are receiving the most direct benefit. Since these fees would necessar be quite modest, it is doubtful that enough revenues could be generated by the time the first dredging operation is needed, but ;averaging out the costs of Operations over a thirty year period could make this 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 (4) To supplement either sf the above alternatives, ever State and Federal Agency claiming an interest in or authority over the lagoon waters should be approache financial participation in these operations. The th most readily apparent agencies are the State Bepartrr of Fish and Game, and the Army Corps of Engineers. (5) Federal asslstance on a one-time grant-in-aid basis also be pursued through the Department of Housing ai Urban Development and the Bureau of Outdoor Recreat 3.f Bedestrian/Bieyele Accessory Maintenance: The maintenance ( these rights-of-way, acquired or to be acquired through var' dedication agreements, is historically the responsibility o pu6lic agency requiring or accepting the dedications. In t area surrounding the lagoon, this agency is the City sf Car Normally, the responsibility for such maintenance would fa7 the direction sf the Public Works Department, but since som the existing and most of the proposed dedications are prima for recreational purposess it is suggested that a portion o responsibility be assigned to the Parks and Recreation Depa a valuable habitat area is only a part of protecting that i , Once acquired, a maintenance program to insure long-range t rnent and protection should be enacted, When the final bour are approved and acquisition is complete, the City shall dt a program of maintenance for that area. The method of acq1 . will have a direct relationship on which governing body or will have responsibility for maintenance. Every effort sh made by the City to coordinate its efforts with the Depart Fish and Game to insure an adequate maintenance program fo . habitat area. -. Further protective steps, such as limiting the intensity o on adjacent property and the use of open water and fencing physical buffers, shall be provided through the administra the Specific Plan provisions and mitigation measures conta the Envi ronmental Impact Report + .. .a c . 4. Maintenance of "Wildlife Preserve --- Protected Area" : Aco @ Alteration of Navigable tlaters: Any development or work done navigable waters of the United States requires a permit from 1 + U,S. Army Corps of Engineers and in addition is subject to sf review by the U.S. Fish and Wildlife Service. Navigable watei all tidal waters, and intertidal habitat, such as mudflats an' marsh areas. Dredge and fill operations in navigable waters, tiguous and adjacent wetlands, in primary tributaries to navi :': .a .E waters and in wetlands contiguous and adjacent to these tributaries wjll also require permit and review. Boat launching Facilities: All efforts should be made to maintain the present commercial/private launching facilities at Snug Xarbor and Whi.tey'.s Landing. maintain, an effort shall be made by the City and concerned parties to provide cornmercial/private launching facilities at one or a combi- nation of the alternative sites listed below: 1. Hoover Street Access. 2. Community "Hub" Park. 3. Between the present ownerships of "Kelly and L.R. Partnership" Construction of private launching facilities shall be subject to approval by the U.S. Army Corps of Engineers, U.S. Fish and Wildlife Service, City of Carlsbad, and subject to all provisions set forth ir thio Specific Plan. ' CONSTRUCTION ' If in the future these sites become undesirable to - (assessor's parcel 207-010-11 and 207-010-12) .. A, OBJECTIVE: Construction impacts are generally short-term and prc tionate to size of development. Impacts take the form of: 1. Air pol'lution from exhaust emissions and dust generation. 2, Noise from construction. 3. Soil erosion from grading and removal of vegetation. 4. Water pollution from erosion. 5e Safety hazards from construction in progress and equipment. It is the aim of'the construction element of the Specific Plan t minimize and where possible eliminate the above stated impacts. C . c B. POLICIES I :7 le Dust shall be controlled by watering. - --- 2. Up-to-date exhaust emission systems and muffler systems shal used by all construction equipment. 3. Grading shall be 'i'imited to the minimum area necessary to ac plish the proposed development. 4, Grading shall direct runoff toward planned drainages and awa from cut and fill slopes. 5. Silt traps, settling basins, or other approved methods shal' used to prevent erosion into the lagoon during and after cot tion., - I -20- . r '. I. , ' 6, Construction shall be limited to normal daytime working I .7. 'Adequate safety measures shall be used tb reduce hazardor atisns. CIRCULATION 8, OBJECTIVES: The Agua Hedionda Lagoon shall be made accessib many people as possible, within the constraints of maintaini environmental quality of the lagoon and respecting its carry city for vehicles and persons, 0 B, POLICIES: 1. Traffic Conditions: a, The street system for tk'e Specific Plan shall be con according to Exhibit 6, the street Network Plan for roadways within the study area. b. The Highland-Hillside links between Park Drive and 1 Avenue shall remain two lanes, c. The proposed Hillside link across the Pamnonia propt be constructed concurrent with development of that I de .The Cannon Road link between the City Hub Park and existing Cannon Road shall be constructed prior to c current with the development of the park. Initiall, (2) lane 32 foot pavement section will be adequate Improvements to and expansion of Cannon Road (PO2 P demand necessitates such construction and all neces mitigations can be met. fo The portions of Cannon Woad which abut agricultural shall be fenced to prevent vandalism. ged No lots shall front on arterial streets and lot fron be minimized on coKlector streets. h. On-street parking shall be eliminated wherever poss arterial and collector streets, io Adequate offstreet parking shall be provided for a1 dual uses within the study area and also adjacent t accessways and recreation areas. 3. Residential areas subject to street or highway noit Qf 60dB (A) shall be subject to an investigation b: fied acoustician. This investigation shall recommc measures necessary to lower noise to acceptable lei sistent with the Uniform Building Code. k. The program for the completion of improvements on ( Boulevard, including the replacement of the bridge laaoon inlet, is recognized as consistent with thi a: 0 e %he Park* .eo c sf-way) to El Camino Real shall occur a5 the region 1 -_- 0 ., .. 1 ' 2. Bicycle Routes: /+ a. . ing to Exhibit D, the Bike Route Plan. b. Shared bicyle/pedestrian routes shall be constructed with impervious surfaces to a minimum of 10 feet in width. 6. A11 bicycle-only routes shall be constructed according to the standards contained in the City's Circulation Element. dl. Accessory facilities such as bike rackso benches, trash con- tainers and drinking fountains shall be installed at locatior noted on the Bike Route Plan. e. All bicycle routes shall be clearly marked with pavement or pole signs. 4. The City shall inform the public of bicycle facilites within the Specific Plan Area and shal? educate them on bicycle safc techniques, Bike route improvements shall be financed according to the following criteria: g (I) Routes through established neighborhoods such as Carlsb Bike routes shall be constructed within ihe study area accord 4 8. Boulevard and Tamarack Avenue shall be financed with . CityB State or Federal funds, (2) Routes adjacent to undeveloped properties shall be con- structed at the expense of the developer at the time of development. r h, A 15 foot wide easement shall be dedicated at the time of development to allow construction of a combination bicycle/ pedestrian access at the terminus of Cove Drive, as shown or the Bike Route Plan. 3. Pedestrian accesses and Trails: The public's rights of access .- the water areas can partially be provided for by existing utili. -easements and leasehold interests (i.e., sewer, water) held by the City. The Specific Plan calls for additional vertical and teral access ways to be acquired either through agreements with property owners or as conditions of approval for development. : . of these accesses will be limited to pedestrian or cyclist tra . _.- some will accommodate full vehicular access. Examples of later access and pedestrjan/bicycle access ways are contained in Exhi There are factors which limit the-desirability of unrestricted to the lagoon. Along the south shore, the slope conditions are that attempts to provide useable access to the water's edge cou only be accomplished through extensive grading with its potenti detrimental impacts, and would also be disruptive to the agricu activities along this bluff. It is therefore proposed that pub access to the south shore will be limited to points within the posed park boundaries. The wildlife preserve proposed for the easterly portion of the lagoon and the adjacent mudflats shoulc M and N. -7 -22- ,* . :-, t, 9 * *a & Be protected from human intrusion, so the plan does not provic a. Pedestrian trails shall be constructed according to Exhib - the Pedestrian Access Plan. b. A11 pedestrian trails shall be constructed with imperviou I; surfaces to a minimum width of 5 feet, A combination bic c., Public pedestrian access shall be prohibited in sensitive life areas as shown in the Wildlife Habitat Preservation d. Accessory facilities suck as parking apeas and drinking I shall be provided at locations shown on the Pedestrian A( e. Construction of pedestr-ian facilities shall be financed f property owners at the time of development, C. All pedestrian accessways shall be clearly marked; notin they are pen to the publie.. . such easements around the easterly shoreline. r--=--- - - -0 - -_ -I- - pedestrian trial shall be a minimum of 10 feet wide. - - -__ 9 .. 4. Public Transit: 9 a. As land within the Specific Plan area develops, the Nort County Transit Company bus system should be expanded to provide optimum levels sf service, b. Future otreet systems within the Specific. Plan Area sha' constr-Gcted in a manner which can accommodate the public system.. benches shall be provided at key locations along the ex and future bus routes. d, Bus service shall be provided to all major public recre areas within the Specific Plan boundaries. 5, Scenic Highways: Park Drive, Adarns Street, El Camins Real, Road and Carlsbad Boulevard, as shown on the attached Exhib are scenic routes according to the criteria set forth in th Circulation and Scenic Highways Elements and shall be subje the following criteria: a. Along scenic routes, a rnfnimurn twenty (20) foot wide li strip shall separate the street right-of-way from park- Said landscape strip shall incorporate where approprial tree forms and ground cover. The intent is to screen t areas so that they do not detract form the scenic rout qual i ty of avai 1 ab1 e view corrjdors. b. Special design crjteria may be applied on parcels abut scenic routep as necessary to protect and enhance the qualities of the route. 0 P c. Accessory facilities, such as bus turnouts, shelter and ._ 0 - .. -39, .. . I . e. ACTION PROGRAMS: In order to accomplish the objectives and polic for circulation, the following program is proposed to be implemen 1, The City shall develop a phasing program and capital improvem budget for circulation system improvements within the Agua Hedionda Specific Plan Area. The phasing shall be commensura with services, utilities, and public utilities. 2- The City Engineer shall study the possibility of connecting existing Kelly Drive with Cannon Road to enhance overall cir- culation and improve access to the community park. The environmental ramifications of exten,ding the roadway across t wildlife preservation area shall be considered. -3. The City Engineer shall develop an alternate plan for accommc dating future traffic generated in this area, including the possible widening of Adams or the construction of a one way couplet ~n future James Drive and Highland/Hillside. PHASING OF PUBLIC IMPROVEMENTS AND FACILITIES Phasing of development in the Agua Hedionda Specific Plan area is necessary t~ ensure that development occurs in the following manner: loped properties within the urbanized area receiving priorit QV~P urban fringe or outlying properties. mity to urban services be given priority for development. 1, ' That development occurs in an orderly fashion, with undeve- 2, That properties having the greatest availability and proxi- * .3* That properties having the fewest environmental constraints With these criteria in mind, the City has developed a mapping systen which evaluates a property's suitability for development based on proximity to existing development, availability for services and enb ronmental suitability (See Exhibits G, H, and I). These maps sugge: where development can most feasibly occur and give a rough indicatic 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 above, be first to develop, may --- because of the property owner's prefer remain vacant indefinitely. Or, properties in outlying or fringe a may be more suited for development than properties in the urbanized area which have severe environmental constraints. It is proposed that the phasing plan for the Specific Plan Study ar be based on the following delineations (See Exhibit J, Phasing Plan t be given priority for development. AREA 1 - North shore properties within the City limits and the AREA 2 - Proposed 90 acre park site. Encina Power Plant property. -24- *' ' ., AREA 3 - Unincorporated area east of the lagoon, AREA 4 - San Diego Gas and Electric lands on tie south shore of AREA 5 - San Diego Gas and Electrl'c land on the south shore of * the inner lagoon. the inner lagoon designated commercial - subject to future specific plan amendment. *. Area l properties are generally suitable for development at the pre sent time, All environmental hazards or impacts to special resourc shall be mitigated at the time of development. If mitigation is no possible, methods of preserving special resource or hazard areas sh be considered, Area 2 is the property designated as the future community park. Si the park is essentially an open space use with a relatively low dem for. urban servicesg and does not generate population growth, its de ment will have a lesser impact than residential, commercial or indu trial development. The park shall not be developed until Cannon Ro with a minimum of 32 feet of pavement, sewer and water service are extended to its boundaries, In addition, all of the environmental sequences of extending these services (eoge, the effects sf extendi ..Cannoh Road through agricultural land) shall be mitigated prior to development of the park, It should be noted that the park boundari are sti91,in a state of flux, and could change because of informati and/or policy change revealed through this Specific Plan. .Should t park boundaries change, the criteria for its phasing should remain Area 3 is outside.the City boundaries, It 'lacks most urban service and has some severe environmental constraints. Development shall n occur in Area 3 until: 0" sameo ~ e 1. The majority of the land in Area l has been developed; 2. The sensitive Wildlife Preserve has been suceessful9y preserved 3. Hunicipal services can be efficiently and economically extended 4. The property can be annexed to the City of Carlsbad; and, 5. All adverse environmental effects of dleveloprnent can be mitigat Area 4 is the agricultural and transmission corridor lands owned bg Diego Gas and Electric. This land shall remain in its present oper uses. Conversion to other uses may only occur if: 1. The proposed use meets the criteria set forth in the Coastal PI for conversion of agricultural lands; Conversion is required for public service, energy transmission @ transportation facilities as necessary to meet regional needs; and protected; '< - -25- 7 ' 3, . . 't 3 L 4, The proposed facility or activity is necessary and is consis tent with the- Specific Plan policies; 5, Suck facilities or activities are sited and designed to minimize adverse impacts on existing agricultural resources; 6. All adverse environmental effects of development can be mitigated. Area-5 is the SDG&E property designated as "Commercial - Subject to Future Specific Plan" on the Land Use Plan (Exhibit A Access to urban services is currently available to this property. Development may take place at such time as: * R. The need is demonstrated and the Open Space and Conservation policies of this Specific Plan are met. Specific Plan (SP-144) are amended to reflect a specific commercial land use. mitigated- 2, The Agua Hedionda Specific Plan and Encina Power Plant 4' 3. All adverse environmental effects of development are 9 --- \ r * .-- _. ++== -26- Cour~."5.*.L C'TI 0s FS.?? --. .. L -_. .. .I.---- . c ---- -8 =c zt- .. , : . __d -. _. --1 .. . -.-. .-- . ._ . , - --- - ~. . 0 to I, w ----_ -.. i :., cm*w (Y sr.w OlmQ . cri,oi'Fmcs6w-- . ___ .._ . . - --..-- .. . . .* ____ .- - .-- p--7 --- - -___ rn 1 l-. -*---__. 4 .-__ .--... - --. . 'r L ?. . I 1 €3 0 Ii *. 0, * i Is ow 0 ? d) I i i f .* 8 . .* mQ w ! 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