HomeMy WebLinkAbout1983-03-01; City Council; 7302; ZC & specific Plan for 96.6 Acres South of HWY 78CARLSBAD - AGEND/QlLL
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MTn 3/1/83
j TITLE: ZONE CHANGE AND SPECIFIC PLAN
FOR 96.6 ACRES, SOUTH SIDE OF
HIGHWAY 78.
SOUTHERS - ZC-264/SP-185
oCX.Q_
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RECOMMENDED ACTION:
Both the Planning Commission and the staff recommend that the
City Council APPROVE these applications by introducing Ordinances
3. and q 6> 7 3 .
ITEM EXPLANATION:
In 1982, the City Council approved a General Plan Amendment
creating a Combination District comprised of the 0 (Office),,TS
(Travel Service) and OS (Open Space) designations on 96.6 acres
located on the south side of Highway 78 approximately .5 miles
east of El Camino Real (see attached location map). The proposed
zone change provides zoning consistent with the General Plan.
The specific- pMn, a requirement of the Combination District,
provides standards for development of the property and for the
protection of Buena Vista Creek.
Two aspects of the project are unique. The first aspect is
regarding circulation. The City Council, through a Circulation
Committee, is studying arterial streets in Carlsbad. One of the
major issues before the Committee is whether or not Rancho del
Oro Drive (see Exhibit "A") should interchange with Highway 78
and connect with Marron Road in Carlsbad. Since it is not known
at this time what will happen regarding Rancho del Oro, the
specific plan provides three alternatives which are summarized
below:
a) If the City's Circulation Map is amended the developer may
construct Rancho del Oro to Marron Road as an arterial and
develop Areas D and E (northeast area of property, see
Exhibit "A") as Commercial Tourist (CT).
b) If Cal Trans allows an interchange at Highway 78 and Rancho
del Oro but the City does not amend the Circulation Map then
Rancho del Oro can be extended as a cul-de-sac from Highway
78 to service Areas D and E as Commercial Tourist (CT).
c) If no interchange is approved and the City does not amend the
Circulation Map then Marron Road must be extended to College
before development can occur in Area D. Development of Area
D would be for office use and no development would be
permitted in Area E under this alternative.
The second unique aspect of the project is the use of dual zoning
(two zones placed on a single area) in the northeastern portion
of the property. Because Areas D and E are heavily related to
the Rancho del Oro arterial proposed to intersect Marron Road at
the southeastern end of the subject property, dual zoning is
being proposed for these areas. The zoning for these areas would
be tied to alternatives outlined in the circulation section of
the specific plan. When the City Council decides the circulation
for this area, the appropriate alternative will automatically go
' < * i *' f
PAGE 2 6£ AG^DA BILL f 7302.
into effect. However, under any of the alternatives, access to
Area E will require further approval by the City Engineer. For
further information, please see the attached staff report to the
Planning Commission.
ENVIRONMENTAL REVIEW;
An Environmental Impact Report was certified for this project by
the City Council on November 16, 1982.
FISCAL IMPACT;
There will be no direct fiscal impact on the City. The applicant
has agreed to pay public facilities fee to offset the costs of
providing public services needed in addition to those improve-
ments required of the developer as part of this project.
EXHIBITS;
1 . Exhibit A to Agenda Bill
2. Ordinances G "1 ZL and °l Ce "~ 3
3. Exhibit A to Ordinance (SP-185)
4. Planning Commission Resolutions 2079 and 2080
5. Planning Commission Staff Report w/attachments
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EXHIBIT A TO AGENDA BILL
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(NOT A
THIS
ZONING
O-S
C-T
R-P
CT/RP
(Q)
Open Space
Commerciai Tourist X
Residential Professional* / °"s
Commercial Tourist/ X
Residential Professional
Qualified OveHay Zone
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ORDINANCE NO.9672
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, AMENDING TITLE 21 OF' THE
CARLSBAD MUNICIPAL CODE BY AMENDING THE ZONING
MAP TO GRANT A CHANGE OF ZONE FROM R-1-10,000 TO
CT(Q), R-P(Q) AND OS ON PROPERTY GENERALLY
LOCATED ON THE SOUTH SIDE OF HIGHWAY 78
APPROXIMATELY .5 MILE EAST OF EL CAMINO REAL.
SOUTHERS; ZC-264
The City Council of the City of Carlsbad, California does
ordain as follows:
SECTION 1: Title 21 of the Carlsbad Municipal Code is
amended by the amendment of the zoning map to grant a change of
zone (ZC-264) from R-1-10,000 to CT(Q), R-P(Q) and OS on property
as shown on the map marked ZC-264 - Exhibit A, attached hereto and
made a part hereof.
SECTION 2: This project is approved upon the express
condition that the applicant shall pay a public facilities fee as
required by City Council Policy No. 17, dated August 29, 1979 and
amended on April 2, 1982, on file with the City Clerk and
incorporated herein by reference, and according to the agreement
executed by the applicant for payment of said fee a copy of that
agreement dated October 16, 1982, is on file with the City Clerk
and incorporated herein by reference. If said fee is not paid as
'promised, this application will not be consistent with the General
Plan and approval for this project shall be void. Said fees shall
be paid based on the April 2, 1982 version of Policy No. 17.
EFFECTIVE DATE: This ordinance shall be effective thirty
days after its adoption, and the City Clerk shall certify to the
adoption of this ordinance and cause it to be published at least
once in the Carlsbad Journal within fifteen days after its
adoption.
o
INTRODUCED AND FIRST READ at a regular meeting of the
Carlsbad City Council held on the 1st day of March, 1983, and
thereafter
PASSED AND ADOPTED at a regular meeting of said City
Council held on the 15th day of March, 1983, by the following
vote, to wit:
AYES: Council Mentoers Casler, Lewis, Kulchin, Chick and Prescott
8 NOES: None
9 ABSENT: None
10
MARY H. QASLER, Mayor
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ATTEST:13
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ALETHA L. RAUTENKRANZ, City C\erk15
... (SEAL)lo
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1 ' ORDINANCE NO. 9673
2 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING A SPECIFIC PLAN
3 (SP-185) FOR A COMBINATION DISTRICT ( TS , 0, OS)
ON 96.6 ACRES LOCATED ON THE SOUTH SIDE OF
4 HIGHWAY 78 APPROXIMATELY .5 MILE EAST OF EL
CAMINO REAL.
5 SOUTHERS; SP-185 _
6 WHEREAS, the City Council of the City of Carlsbad,
7 California, has reviewed and considered a specific plan for a
8 Combination District (TS, 0, OS) on 96.6 acres; and
9 WHEREAS, after procedures in accordance with the
10 requirements of law the City Council has determined that the public
11 interest indicates that said plan be approved.
12 NOW, THEREFORE, the City Council of the City of Carlsbad
13 does ordain as follows:
14 SECTION 1: That specific plan (SP-185) as shown on
15 Exhibit "T" along with the development standards contained in
16 Exhibit "A" dated March 1, 1983, attached hereto and made a part
17 hereof is hereby approved.
18 EFFECTIVE DATE: This ordinance shall be effective thirty
19 days after its adoption, and the City Clerk shall certify to the
20 adoption of this ordinance and cause it to be published at least
21 once in the Carlsbad Journal within fifteen days after its
22 adoption.
23 INTRODUCED AND FIRST READ at a regular meeting of the
24 Carlsbad City Council held on the 1st day of March, 1983, by the
25 following vote to wit:
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28 ////
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1 INTRODUCED AND FIRST READ at a regular meeting of the
P* Carlsbad City Council held on the 1st day of March, 1983, and
5 thereafter
PASSED AND ADOPTED at a regular meeting of said City
Council held on the 15th day of March, 1983, by the following vote,
to wit:
AYES: Council Members Casler, Lewis, Kulchin, Chick and Prescott
8 NOES: None
9 ABSENT: None
10 C^# /
•• •• I V^*CA~**^**-~~7 P~£ •*
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MARY H. 9ASLER, Mayor
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_, ATTEST:JLo
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15 ALETHA L. RAUTENKRANZ, City Cltjrk
(SEAL)
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EXHIBIT T 3/1/83
Freeway
Arterial 100 ft.ROW
Arterial/Collector 84 ft. ROW
— Extention of Rancho del Oro
1":2000*
EXHIBIT A MARCH 1, 1983
SPECIFIC PLAN 185
BUENA VISTA PARK PLAZA
CARLSBAD, CALIFORNIA
PREPARED BY;
LIGHTFOOT & ASSOCIATES
Louis Lightfoot
Ride Rosaler
CITY STAFF
Michael J. Holzmiller, Land Use Planning Manager
Charles D. Griitm, Project Coordinator
'FEBRUARY, 1983
e
PURPOSE
The purpose of the Buena Vista Park Plaza Specific Plan is to provide for a
planned office and travel service development that is sensitive to the adjacent
Buena Vista Creek, the existing riparian habitat, and compatible with surround-
ing land uses. The Specific Plan is a tool to implement the goals and objec-
tives of the City of Carlsbad General Plan. The Open Space and Conservation
Elements of the General Plan indicate the City's desire to preserve creek and
riparian areas in a natural condition. This Specific Plan provides the
additional development regulations necessary to insure a quality development
that preserves the riparian habitat, minimizes the effects of development on the
Buena Vista Creek and Lagoon, and is visually attractive from Highway 78 and
surrounding properties.
PROPERTY DESCRIPTION AND LOCATION
The Buena Vista Park Plaza is located on 96.68 acres in the City of
Carlsbad on the south side of Highway 78 between the east and west cul-de-sacs
of Haymar Drive. Map one indicates the property's location. The property is
specifically identified by the San Diego County Assessor's Parcel Number 167-
040-24. The property is unique because of its location, physical features, con-
straints and opportunities. The property includes the wide valley bottom of the
Buena Vista Creek and rolling hillsides to the south.
GENERAL PLAN AND ZONING DESIGNATIONS
The General Plan designation for the subject property is a combination dis-
trict that contains Open Space, Travel Service Commercial, and Professional and
Related Commercial land use designations. This Specific Plan determines the
location and area of those designations.
The Circulation Element indicates Marron Road as a secondary arterial with
an 84- foot right-of-way running east/west through the Specific Plan. This plan
also allows the flexibility to connect the Rancho del Oro interchange at Highway
78 with Marron Road by an 84-foot road if the Circulation Element is amended to
reflect that change. • •
n
BUENA VISTA PARK PLAZA
Location Map
10 mi.
LIQHTFOOT U ASSOCIATES
Map 1
The zoning classification for the creek and riparian habitat is Open Space
(0-S). The R-P zone is the consistent zone for the Professional category, and
the Commercial-Tourist zone implements the Travel Service General Plan desig-
nation.
Map two indicates the existing General Plan and zoning designations. Each
of these zones needs additional standards due to the unique features of the
property and the City zoning ordinance. For instance, while the Open Space zone
would conserve the valley bottom, the zone still could allow a certain amount of
development for such buildings as club houses, riding stables or other outdoor
recreational uses. The R-P zone, while the most compatible zone with the Pro-
fessional Related Commercial General Plan designation, allows residential uses
at the R-3 density. Hie Specific Plan further regulates the land uses and
development standards to provide a development more consistent with the City's
goals. Furthermore, dual zoning pursuant to Section 21.05.095 of the Carlsbad
Municipal Code will be utilized on areas D (CT-RP) and E (CT-OS). Actual land
use and zoning will be tied to circulation alternatives.
GENERAL DEVELOPMENT CONCEPT
The Specific Plan identifies and defines the land uses that will be per-
mitted on the property in accordance with the General Plan and Zoning regul-
ations. It provides standards and criteria for the development of the office
and commercial tourist area, and a management plan for the preservation of the
riparian habitat. Landscaping criteria, signs, setbacks, height, parking regu-
lations and project phasing are all addressed within the context of the Specific
Plan.
TABLE ONE
LAND USE SUMMARY.
Residential Professional 18.20 Acres
Commercial Tourist *17.95 Acres
Open Space
Riparian Preserve 29.22 Acres
Natural Slopes 17.43 Acres
Transitional Slope Landscaping 3.93 Acres
TOTAL OPEN SPACE 50.. 58 Acres
Circulation ' 9.95 Acres
TOTAL LAND USE 96.68 Acres
* Table is based on Alternative "a" in the Circulation Section. Land use
acreage could change in Areas D & E depending on circulation.
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BUENA VISTA PARK PLAZA
GENERAL PLAN & ZONE DESIGNATION
Combination
District
GENERAL PLAN
Combination District •
Travel Service
Professional
Open Space
TO euM Av£(NOTA
ZONING
O-S Open Space
C-T Commercial Tourist ^»
R-P Residential ProfesstonaN / °"s
CT/RP Commercial Tourist / 'X
Residential Professional
(Q) Qualified Overlay Zone
LIGHTFOOT O ASSOCIATES
CIRCUIATION AND PHASING
The existing circulation network for the subject property consists of the
Haymar Road cul-de-sac at the northwest corner of the property. Due to the
existing congestion on El Camino Real at the freeway interchange, Haymar Road is
not feasible to use as an access. Haymar Road remains as a cul-de-sac at the
edge of the riparian habitat on the Specific Plan.
The City's Circulation Element indicates Marron Road will run east-west
across the property connecting El Camino Real with College Boulevard. The
easterly connection probably will not occur until some time in the future due to
the existing surface mine operation east of the property. Marron Road will con-
nect the property to El Camino Real with the first phase of the project.
The Specific Plan will be developed in two phases. Each phase is dependent
on the completion of street and other public improvements required to service
the proposed land uses in that phase by the developer.
Phase one includes Area A, B and C (see Land Use Map, Exhibit A) with
access from the extension of Marron Road. Phase one would also include on and
off-site improvements as described in the Phase I improvements below.
Phase I Circulation Improvements;
1) Prior to any occupancy of Areas B & C the developer shall fully improve
Marron Road from the existing stub at Avenida Anita to the end of the pro-
posed cul-de-sac which separates Areas A & B. The cul-de-sac shall be
fully improved prior to any occupancy of Area B.
2) Prior to any occupancy in Area A the developer shall fully improve Marron
Road adjacent to Area A in conjunction with adjacent development.
3) Prior to any occupancy in Phase I, the developer shall construct a raised
median on Marron Road between El Camino Real and the most easterly drive-
ways of the commercial area just east of El Camino Real (Vons & Handyman
Centers) in a manner acceptable to the City Engineer.
4) Prior to any occupancy in Phase If the developer shall improve the inter-
section of Marron Road and El Camino Real by providing a right-turn and
left-turn lane on Marron Road to the satisfaction of the City Engineer.
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BUENA VISTA PARK PLAZA
CIRCULATION ELEMENT
Oceanside
occl
I
S
l
oiO/
'/ SP 185
SUBJECT
PROPERTY
I ;I/
7
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MarroU
Freeway
Arterial 100 ft.ROW
Arterial/Collector 84 ft. ROWExtention of Rancho del Oro
1":2000'
LIGHJFOOT & ASSOCIATES
L*MI> UM 1 ••iri»inrntm»TiiiTi
IMUMII AMIMCAKHMTirulf W CMTIf Map 3It*
Phase two development will include Areas D and E, as shown on Exhibit Af
land use map. Prior to occupancy being granted to any development in Area D,
Matron Road will be extended to the easterly boundary of the Specific Plan as
described in Phase II improvements below.
Phase II Circulation Improvements:
1) Prior to any occupancy of Area D, the developer shall fully improve Marron
Road to the project's eastern property line.
2) The appropriate alternative out of the following three alternatives will be
implemented regarding circulation in Phase II:
a) If the City's Circulation Element is amended to include Rancho del Oro,
and the interchange with ramps is approved at the intersection of High-
way 78 and Rancho del Oro Drive by Cal Trans, the developer shall fully
improve Rancho del Oro to secondary arterial standards from Marron
Road, north to Highway 78, including freeway ramps, prior to occupancy
of Areas D & E. Public transportation funds may also be utilized by
the developer, if available. Under this alternative, Areas D and E
will be developed pursuant to the Commercial Tourist Zone. Access to
Area E must be determined to be non-hazardous by the City Engineer or
no development can occur and Area E would remain as open space.*
b) If the Rancho del Oro/Highway 78 interchange is approved, but the
City's Circulation Element is not amended to include Rancho del Oro
Drive, the developer may construct a local street connection from
Rancho del Oro Drive at Highway 78, including ramp construction, south-
ward ending in a cul-de-sac to the north of Marron Road, to service
Areas D and E. Under this alternative, Areas D and E will be developed
as Commercial Tourist (C-T) uses. Access to Area E must be determined
to be non-hazardous by the City Engineer or no development can occur
with Area E remaining as open space.*
*Currently no alignments for Rancho del Oro Drive or the interchange ramps at
Highway 78 have been established. As a result, the feasibility of developing
Area E is not known. Development of this area could result in a hazardous traf-
fic problem. No vested development rights for Area E are established by this
plan. The burden of proof lies with the developer to prove to the City
Engineer's satisfaction that Area E can be safely accessed before a site devel-
opment plan can be submitted for this area. If access is not approved by the
City Engineer, this area will remain as open space.
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/7
c) If Cal trans fails to approve the interchange at Highway 78 to Marron
Road through Rancho del Oro Drive, no development may occur in Area D
until Marron Road has at a minimum two-lane (28 feet of pavement, 30
feet of right-of-way) street improvements to College Boulevard. Older
this alternative, Area D will be developed Residential Professional
(R-P) and no development will occur in Area E.
Ifo development will occur in Areas D and E until one of these three alter-
natives is implemented. The improvements required to implement these
alternatives shall be installed prior to occupancy being granted to any
development in Areas D and E.
PERMITTED USES
The following uses are allowed in each of the respective areas. Uses
requiring a Conditional Use Permit such as service stations or drive-thru
restaurants are required to obtain those permits under the normal Conditional
Use Permit procedure.
AREAS A, B AND C
OFFICE PROFESSIONAL
Areas A, B and C (and D if Alternative 'c1 is selected under "Circulation
and Phasing") are designated for office type uses for administrative and pro-
fessional activities. The implementing zone is R-P, which is consistent with
the Office and Related Commercial designation in the General Plan combination
district on the subject property. Area A is located on the south side of Marron
Road and is 15.39 acres in size. Area B is also located on the south side of
Marron Road and is 2.19 acres. Both Areas A and B are served by the short cul-
de-sac shown on the Specific Plan Map. These two areas will provide for office
structures that will not exceed the height of the adjacent hill or the Zoning
Ordinance.
Area C is located on .62 of an acre north of Marron Road. Buildings in
these three areas will be limited to 35. feet in height.
Tflie land use category is intended to provide buildings for large office
space users. The uses allowed in this designation are for business and pro-
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fessional offices, including supporting commercial facilities. Supporting
commercial facilities are activities whose main business is servicing the other
major office users in the project.
The following uses are permitted in Areas A, B and C:
1. Administrative and executive offices
2. Accountant and attorney offices
3. Clinic, medical and dental, including incidental laboratories and
pharmacies
4. Engineers, architects and planners
5. Finance, insurance and real estate services
6. Business services (i.e., temporary employment agencies)
7. Professional services (i.e., public relations firms)
8. Government services
9. Schools for business, vocational and professional training
10. Accessory uses related to serving the other office uses such as food
service and eating facilities, and stationery stores, copying
services, and computer-related services as approved by the Land Use
Planning Manager.
AREAS D AND E
COMMERCIAL TOURIST
Area D (and E, if access is approved) are intended to provide for a motel
or hotel complex with quality restaurant facilities and other tourist-oriented
businesses.
Area D is the main TS site containing 15.95 acres located on the northwest
corner of Marron Road and Rancho del Oro Drive.
The other TS site is Area E on the two acres adjacent to the freeway at
Rancho del Oro Drive. Any development in Area E shall be limited only to right
turns on Rancho del Oro Drive.
The following uses are permitted in Areas D and E:
... 1. Hotel
2. Motel
3. Restaurants - drive-thru with Conditional Use Permit
4. Service stations - with Conditional Use Permit
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e
The following accessory uses are permitted provided the accessory use is
an integral part of a permitted use and located in the same structure or parcel
of land:
1. Apparel shop
2. Beauty and barber shop
3. Florist shop
4. Gift store
5. Health club
6. Travel agencies
OPEN SPACE
Three open space designations are proposed in the Specific Plan due to the
nature of the areas to remain open. Each area has a unique situation requiring
a different set of standards.
Riparian Preserve
This 29 acre area is the most significant of the open space categories.
The designation iis intended to preserve the existing woodland habitat in the
valley bottom. No development will be permitted, and the area will remain in a
natural condition. The preserve will function as a natural desilting basin for
the lagoon and, as such, needs not only to be left in a natural state, but also
needs the protection described in the Buena Vista Creek management plan.
Natural Slopes
Due to the topography of the Specific Plan area, certain portions of the
site are not feasible to develop and will remain in a natural condition. To
provide harmony between the building sites and the natural slopes, a buffer
area of non-indigenous plants on the natural slope may be landscaped for erosion
control and fire prevention measures. This buffer area will be determined by
the landscape architect based on soil and slope conditions at each specific
location and approved by the Parks and Recreation Director.
The natural slope areas occur along the hillslide south of Marron Poad.
There are 17.43 acres of slopes to remain in a natural or buffered condition.
Transitional Slope Landscaping
Because of the grading that will occur adjacent to the creek and hillside
areas, the Specific Plan provides for transitional landscaping of the graded
slopes from the woodland and hillside habitats to the ornamental landscaping of
the building sites. Species of trees, shrubs and ground cover will be selected
that are compatible with woodland and hillside habitat. There are 3.93 acres of
transition slopes throughout the project. This land use category will be coor-
dinated with the management plan to protect the woodland and hillside areas.
Erosion control techniques in the Buena Vista Creek management plan are an in-
tegral part of this land use category. These techniques will be implemented on
the transitional slopes when construction occurs on the development areas
adjacent to them. The landscaping plan for each of the development areas shall
address the adjacent slopes.
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J »r
To insure a quality development of the Specific Plan, the following dev-
elopment standards shall apply to all development within the plan. The stan-
dards are designed to accomplish an office and hotel development in a park
atmosphere. Front setbacks are larger than normal and landscaped. Signs are
limited to enhance the park atmosphere, but provide for easy location of
business in the Specific Plan.
The development standards apply to all buildings within the Specific Plan.
In addition, all development shall comply with other applicable codes and
ordinances of the City of Carlsbad.
Minor deviation or interpretation of the Specific Plan may be made by the
Land Use Planning Manager so long as the intent of the Specific Plan is adhered
to. The Land Use Planning Manager's decisions may be appealed or referred to
the Planning Commission for clarification.
SITE DEVELOPMENT PLAN
The underlying zoning contains the Qualified-Overlay Zone (Q) which
requires a site development plan. A site development plan will be required
for each sub- area (A, B, C, D and E), or if the property is further subdivided
or phased, for each separate property or phase. All site development plans
shall conform to a uniform, harmonious architectural theme approved by the Land
Use Planning Manager upon the submittal of the first site development plan in
the Specific Plan area.
SETBACKS
All buildings shall maintain a 40-foot setback from Marron Road and Rancho
del Oro Drive. Setbacks on all other streets shall be 30 feet. Parking areas
are allowed in the front setback, provided a 20-foot landscaped setback is main-
tained from the public right-of-way. This landscaped setback shall contain
mounds and other landscape features to screen the parking areas from view on the
adjacent public street. Nothing shall be allowed in this front setback except
landscaping, driveways and approved signs.
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PARKING
Areas A, B and C
Office Professional
Off-street parking spaces shall be provided at a ratio of one space for
every 300 square feet of gross building area. Except that medical and dental
offices shall be required to provide one space for every 200 square feet of
office area. Accessory commercial uses shall provide one space for every 200
square feet of building floor area.
Areas D and E
Travel Service
Off-street parking spaces shall be provided at the following ratio:
Hotel/Motel - one space for every guest room and one
additional space for each 10 units.
Restaurant - One space for every 100 square feet of
building area - one for every 50 sq.ft., after
4,000 sq.ft., of building area.
Service Station - Six spaces
BUILDING HEIGHT
Areas A, B and C
All buildings within Areas A, B and C shall be limited to 35 feet in
height. If the zoning ordinance is amended to reflect a greater height in the
RrP zone, Areas A and B may utilize this new height limit.
All buildings within the Travel Service area shall be limited to 35 feet.
STORAGE
No outdoor storage shall be permitted within the boundaries of the Specific
Plan.
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MECHANICAL EQUIPMENT
Roof-mounted mechanical equipment (including, but not limited to, air con-
ditioners, ducts, piping, heating or ventilating equipment) shall be screened
from view from the freeway, adjacent streets, and from nearby properties.
REFUSE COLLECTION AREAS
All outdoor refuse collection areas shall be completely enclosed by a dec-
orative block wall six feet in height with wood or metal gates. Trash
enclosures shall be screened from the public right-of-way.
LANDSCAPING
1. Each building site within the Specific Plan shall be landscaped with a
combination of trees, shrubs and ground cover, and shall be permanently
irrigated in conjunction with a landscape plan to be approved by the
Director of Parks and Recreation. The 20-foot setback for parking in
the front yard shall be landscaped with an undulating berm to screen
the parking area from the public right-of-way.
2. A minimum of 10% of each outdoor parking area shall be landscaped.
Landscaping shall be reasonably distributed throughout the parking area
and shall contain one 15-gallon tree for every 20 spaces.
3. All landscaping and irrigation shall be installed by the developer
prior to issuance of occupancy, and maintenance shall be insured by
enforcement of the C.C.&R's or, if approved by the City Council, a
maintenance district.
4. Natural slope area of the Specific Plan may remain in a natural con-
dition or planted in compatible species and irrigated if required by
the City Engineer or Director of Parks and Recreation.
5. Transitional slope areas shall be landscaped with species of trees,
shrubs and ground cover compatible with the adjacent nature area and
permanently irrigated, as determined by the Parks and Recreation
Director.
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6. Entryway landscaping features, including signs and landscaping, may be
applied to all entries into the Specific Plan. Detailed entryway plans
shall be approved by the Land Use Planning Manager prior to issuance of
sign permits for the entryway.
7. A detailed landscaping plan for the natural slopes and transitional
slopes shall be approved by the City Engineer and Parks and Recreation
Director prior to issuance of building permits for the adjacent dev-
elopment area. This plan shall be compatible with the Buena Vista
Creek management plan.
SIGNS
A sign program for the Specific Plan shall be approved by the Land Use
Planning Manager to insure all signs are related to their surroundings in terms
of size, shape, color, material, and lighting. The following type of signs are
permitted within the Specific Plan:
1. One monument sign for each Area (A, B, C, D & E) not to exceed 60
square feet and a maximum length of 10 feet and height of 5 feet.
2. One freeway oriented sign pursuant to Section 21.41.030(6) and
21.41.070(3) of the zoning ordinance.
3. All other signs will be approved at the time of approval for the site
development plans.
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BUENA VISTA CREEK MANAGEMENT PLAN
The Riparian Preserve classification on the Specific Plan is proposed to
remain in a natural condition in order to function as a sediment absorbing basin
for the Buena Vista Lagoon. The preserve area is designated for the Buena Vista
Creek and adjacent riparian habitat. To protect this riparian habitat, the
following management plan is proposed for the Specific Plan. The management
plan has one objective to minimize alteration of the riparian habitat. To
accomplish that objective, the plan deals with two issues: (1) creekbed owner-
ship, and (2) erosion control plan.
OWNERSHIP
The preserve area will remain in private ownership and an open space
easement will be granted to the City of Carlsbad.
EROSION CONTROL PLAN
To protect the Riparian Preserve, a comprehensive erosion and sedimentation
control program shall be implemented by the developer during construction.
Watershed management techniques and other appropriate measures listed in the
Erosion and Sediment Control Handbook of the California Department of Conser-
vation were used in developing the following erosion control plan. A detailed
program will be submitted to the City Engineer and the Land Use Planning Manager
by the developer to implement the following measures listed in this plan prior
to grading.
VEGETATION
Protection of Existing Vegetation
The existing riparian woodland habitat shall remain in its existing con-
dition. Fill slopes and their compaction will respect the root zone of the
existing willows in the valley bottom. The landscape architect and engineer
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shall determine the extent of the zone and design of grading plan to reflect
that area.
Removal of Existing Vegetation
Construction of the Rancho del Oro bridge across the Buena Vista Creek will
require removal of the existing vegetation in the immediate vicinity of the
bridge. To insure the valley bottom is restored to a condition that will sup-
port rehabilitation, the following steps shall be taken.
Construction of the bridge shall occur during the nonrainy season. The
bridge shall be constructed to allow the maximum amount of light to penetrate
the area beneath the structure subject to approval of the City Engineer and Land
Use Planning Manager. Construction plans for the bridge shall address type of
pilings, the area of vegetation to be removed, and type of equipment to be used
during construction. Temporary siltation devices shall be installed during con-
struction. Upon completion of the bridge, the siltation devices shall be re-
moved, along with trapped sediments, and the valley bottom restored to a con-
dition conducive to revegetation.
Establishment of New Vegetation
Transitional slopes will be hydroseeded and permanently irrigated. Seed
mixture, ground preparation, type and quality of mulch and fertilizer shall be
addressed in the landscaping plans and specifications, and shall be implemented
to the satisfaction of the Parks and Recreation Director.
Grading Plan
An overall conceptual grading plan shall be prepared by the developer prior
to the issuance of a grading permit. The plan shall address cut-and-fill
slopes, their location and size and ability to support vegetation. Hydroseeding
shall be installed to the satisfaction of the Parks and Recreation Director.
Drainage Plan
As part of the erosion control plan, an overall drainage plan shall be dev-
eloped with protection and control measures for drainageways prior to issuance
of grading permits. The drainage plan shall address expected runoff location
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and size of natural and manmade drainageways. The plan will also address
methods to be used to reduce erosion of drainageways, trap sediment, and control
runoff. The drainage plan shall be approvoed by the City Engineer.
In addition, appropriate recommendations of the Buena Vista Creek watershed
enhancement plan being prepared by the State Coastal Conservancy should also be
implemented. As a watershed, it will cover areas outside this Specific Plan.
However, the long-term health of the Buena Vista Creek and Lagoon is served by a
comprehensive approach to streambed management.
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MITIGATION MEASURES
The following mitigation measures shall control the overall development of
the Buena Vista Park Plaza. The developer shall be responsible for
implementing these mitigation measures, which are based on the EIR for the
project.
Grading and Foundation Design
A detailed subsurface soil and engineering geology investigation shall be
conducted and any mitigation measures shall be incorporated into the design of
all buildings in the Specific Plan. Final project grading and drainage
facilities shall be reviewed by a licensed soils engineer.
Drainage, Erosion and Water Quality
The comprehensive erosion control program listed in the management plan
shall be implemented by the developer.
Bridge construction for Rancho del Oro Drive across the Buena Vista Creek
should be conducted during nonrainy seasons.
The drainage improvement plan for the Specific Plan area shall consider on-
site infiltration as well as infiltration and storage facilities in the
collection system.
A parking lot cleaning program shall be implemented by the developer or
business association to minimize pollutant runoff.
Archaeological Resources
The Specific Plan places the following archaeological sites in an Open
Space category: W-3252, W-3252, W-3253, and SDi 8913. Sites SDi 6139, SDi
8914, and SDi 5651 will be subject to a data recovery program listed in the
EIR.
Visual Resources
The Specific Plan requires special landscaping features in the
transitional slopes designation to mitigate any visual impacts occurring from
manufactured slopes.
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Air Quality
During construction, water and other dust palliatives shall be used. The
business association shall develop a program to encourage ride-sharing and
alternative nodes of transportation. The program should also consider phasing
of work shifts and parking incentives for car pools.
Water and Energy
While adequate water facilities exist, the project should implement avail-
able water conservation techniques, including low-flush and self-closing valves
on water devices, recirculating systems, low water consuming plants, and per-
vious paving materials.
Energy conservation measures should be explored for their effectiveness on
the project site including active and passive solar and insulation.
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CONDITIONS
1) Approval is granted for SP-185 labeled, Exhibit 'A1, dated February 9,
1983, incorporated by reference and on file in the Land Use Planning
Office. Development shall occur substantially as shown unless otherwise
noted in these conditions.
2) This project is approved upon the express condition that building permits
will not be issued for development of the subject property unless the City
Engineer determines that sewer facilities are available at the time of
application for such sewer permits and will continue to be available until
time of occupancy. This note shall be placed on the final map.
3) This project is approved upon the express condition that the applicant
shall pay a public facilities fee as required by City Council Policy NO.
17, dated April 2, 1982, on file with the City Clerk and incorporated
herein by reference, and according to the agreement executed by the
applicant for payment of said fee, a copy of that agreement, dated
October 16, 1982, is on file with the City Clerk and incorporated herein by
reference. If said fee is not paid as promised, this application will not
be consistent with the general plan and approval for this project shall be
void.
4) Approval of this request shall not excuse compliance with all sections of
the Zoning Ordinance and all other applicable City ordinances in effect at
time of building permit issuance.
5) This Specific Plan shall require a full amendment if building permits are
not issued for this project within two years from the date of project
approval. Extension of one year may be approved by the City Council upon
written request of the developer.
6) Water shall be provided by the City of Carlsbad unless some other
arrangement is approved by the City Council.
Land Use Planning
7) The applicant shall prepare a reproducible mylar of the final specific plan
map incorporating the conditions contained herein. Said plan shall be
submitted to and approved by the Land Use Planning Manager prior to the
issuance of building permits.
8) The applicant shall prepare a detailed landscape and irrigation plan which
shall be submitted to and approved by the Land Use Planning Manager prior
to the issuance of building permits.
9) All parking lot trees shall be a minimum of 15 gallons in size.
10) All landscaped areas shall be maintained in a healthy and thriving
condition, free from weeds, trash, and debris.
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11) A uniform sign program for this development shall be submitted to the Land
Use Planning Manager for his review and approval prior to occupancy of any
building.
12) Type and location of trash receptacles shall be approved by the Land Use
Planning Manager.
13) The applicant shall submit a street name list consistent with the City's
street name policy subject to the Land Use Planning Manager's approval
prior to final map approval.
14) The project shall provide bus stop facilities at locations subject to the
satisfaction of the North County Transit District. Said facilities shall
at a minimum include a bench, free from advertising, and a pole for the bus
stop sign. The bench and pole shall be designed in a manner so as to not
detract from the basic architectural theme of the project and said design
shall be subject to the approval of the Land Use Planning Manager and North
County Transit District.
15) The project shall attempt to develop a ride to work and home program for
its employees with the North County Transit District. Furthermore, the
project shall attempt to limit the staggering of worker shifts so as to
facilitate the success of said program.
Engineering
16) The developer shall obtain a grading permit prior to the commencement of
any clearing or grading of the site.
17) The grading for this project is defined as "controlled grading" by Section
11.06.170(a) of the Carlsbad Municipal Code. Grading shall be performed
under the observation of a civil engineer whose responsibility it shall be
to coordinate 'site inspection and testing to insure compliance of the work
with the approved grading plan, submit required reports to the City
Engineer and verify compliance with Chapter 11.06 of the Carlsbad Municipal
Code.
18) Upon completion of grading, the developer shall insure that an "as-graded"
geologic plan shall be submitted to the City Engineer. The plan shall
clearly show all the geology as exposed by the grading operation, all
geologic corrective measures as actually constructed and must be based on a
contour map which represents both the pre and post site grading. This plan
shall be signed by both the soils engineer and the engineering geologist.
The plan shall be prepared on a mylar or similar drafting film and shall
become a permanent record.
19) No grading shall occur outside the limits of the subdivision unless a
letter of permission is obtained from the owners of the affected
properties.
20) Additional drainage easements and drainage structures shall be provided or
installed as may be required by the City Engineer.
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21) All land and/or easements required by this project shall be granted to the
City, without cost to the City, free and clear of all liens and
encumberances prior to the issuance of a building permit within the
affected area.
22) The developer shall install street lights along all public and private
street frontages in conformance with City of Carlsbad standards.
23) The developer shall install street trees at the equivalent of 40-foot
intervals along a1.! public street frontages in conformance with City of
Carlsbad standards. The trees shall be of a variety selected from the
approved Street Tree List.
24) The developer shall install sidewalks along all public street frontages in
conformance with City of Carlsbad standards prior to occupancy of any
buildings.
25) The developer shall install a wheelchair ramp at all public street corners
abutting the property in conformance with City of Carlsbad standards prior
to occupancy of any buildings.
26) The developer shall comply with all the rules, regulations and design
requirements of the respective sewer and water agencies regarding services
to the project.
27) The developer shall bond for full signal improvements at the future
intersections of Rancho del Oro and Marron Road and for the future inter-
section of Highwayb 78 (ramps) and Rancho del Oro prior to the granting of
any building permits for Areas D or E. -
28) Detailed access to an entire Area (A, B, C, D & E) shall be addressed at
the site development plan stage of development.
Fire
29) Prior to the issuance of building permits, complete building plans shall be
submitted to and approved by the Fire Department.
30) Additional public and/or on site fire hydrants shall be required if deemed
necessary by the Fire Marshall.
31) The applicant shall submit two (2) copies of a site plan showing locations
of existing and proposed fire hydrants and on site roads and drives subject
to the approval of the Fire Marshall.
32) An all weather access road shall be maintained throughout construction.
33) All required fire hydrants, water mains and appurtenances shall be
operational prior to combustible building materials being located on the
project site.
34) Adequate emergency vehicle turn-arounds shall be provided by a cul-de-sac
or a hammerhead when driveway is more than 150 feet deep from property line
at street.
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35) All driveways shall be extended to within 150 feet of all portions of the
exterior walls of the first story of any building.
36) All private driveways shall be kept clear of parked vehicles at all times,
and shall have posted "No Parking/Fire Lane Tow Away Zone" pursuant to
Section 17.04.040, Carlsbad Municipal Code.
37) Fire retardant roofs shall be required on all structures.
38) All fire alarm sy'terns, fire hydrants, extinguishing systems, automatic
sprinklers, and other systems pertinent to the project shall be submitted
to the Fire Department for approval prior to construction.
39) Building exceeding 10,000 sq.ft. aggregate floor area shall be sprinklered
or have four-hour fire walls with no openings therein which shall split the
building into 10,000 sq.ft. (or less) areas.
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PLANNING COMMISSION RESOLUTION NO. 2079
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL
OF A ZONE CHANGE FROM R-1-10,000 TO CT(Q) RP-(Q) AND OS
ON PROPERTY GENERALLY ON THE SOUTH SIDE OF HIGHWAY 78
BETWEEN THE TWO HAYMAR DRIVE CUL-DE-SACS.
APPLICANT: SOUTHERS
CASE NO; ZC-264
WHEREAS, a verified application for certain property, to wit:
A portion of Rancho Agua Hedionda, as delineated on Record of
Survey Map No. 5342 filed on January 26, 1960, in the City of
Carlsbad, County of San Diego, State of California..
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said application constitutes a request as provided
by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did on the 9th day of
February, 1983, hold a duly noticed public hearing as prescribed
by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering
all testimony and arguments, i'f any, of all persons desiring to
be heard, said Commission considered all factors relating to the
Zone Change; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commis-
sion as follows:
(A) That the foregoing recitations are true and correct.
(B) That based on the evidence presented at the public hearing, the
Commission recommends APPROVAL of ZC-264, based on the
following findings and subject to the following conditions:
Findings;
1) The proposed change of zone to CT(Q), RP-(Q), and OS is
consistent with the General Plan because a combination
district comprised of TS, 0 and OS exists on the site.
2) The applicant has agreed and is required by the inclusion of an
appropriate condition to pay a public facilities fee. Perform-
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concurrent with need as required by the General Plan.o
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3) An EIR for this project was certified for this project by the
City Council on November 16, 1982. The EIR identified impacts
from the proposed project. These impacts can either be
mitigated or overriding considerations exist as described
below.6
a. The loss of biologic resources associated with the modified7 project, while significant, are offset by the social and
economic benefits of the proposed land uses and circulation
system. The proposed land uses are more conducive to
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b. Potential cumulative significant impacts on air quality are
also offset by the benefits of the project as noted above.
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ance of that contract and payment of the fee will enable this
body to find that public facilities will be available
preservation of the habitat areas being retained and elim-
inate the potential undesirable living environment caused
by traffic noise on Highway 78 and Marron Road. The
proposed uses are also less subject to impacts from the
existing surface mine located east of the property.
Development of office and commercial uses will provide jobs
and additional sales tax and property tax to the City.
In addition, the location of additional employment and
commercial facilities provides a shopping and employment
convenience for existing and future residents of the
region. The grouping of facilities may also serve to
reduce travel distances and reliance on the automobile in
the future, thereby helping to reduce long term impacts.
c. Land Use - The proposed land uses are compatible with
existing and proposed adjacent uses and are more compatible
than residential uses with the potential noise impacts from
Highway 78 and Marron Road. Project modifications have
preserved additional floodplain areas adjacent to the
riparian habitat, thereby reducing conflicts with the Open
Space and Conservation Element to an insignificant level.
d. Geology and Soils - Project modification to preserve
additional floodplain areas and the steep slope areas in
the southeast corner of the property have reduced potential
impacts. Implementation of the additional mitigation
measures contained in the EIR will further reduce potential
impacts to an insignificant level.
e. Hydrology and Water Quality - Elimination of the majority
of the proposed development adjacent to Highway 78 and in
the steep slope areas in the southeast corner further
reduces the potential for on site sedimentation. Preser-
vation of the majority of the floodplain area and imple-
mentation of mitigation measures contained in the EIR
reduces potential impacts to an insignificant level.
PC RESO NO. 2079 .2
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adverse impact.
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Archaeological Resources - Preservation of the area
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insignificant level.
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Traffic Circulation - Potential traffic impacts at Marron
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can be mitigated to an insignificant level by implementa-
tion of the measures identified in the EIR. Water and
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4) Prior to development of this property, a specific plan for
Biological Resources - Project modifications to preserve a
total of 29 acres of the riparian habitat and 18 acres of
supporting natural habitat, especially along the northern
perimeter of the riparian area, reduces the impacts as
identified in the EIR, The total loss of 3 acres of the
riparian habitat and additional supporting habitat,
however, is still deemed to be an unmitigated significant
adjacent to Highway 78 and in the southeastern corner will
preserve 3 of the identified sites, thereby reducing the
impacts identified in the EIR. Implementation of the
additional measures noted in the EIR reduces the overall
impact to one of insignificance.
h. Visual Aesthetics - Eliminating the majority of the
development adjacent to Highway 78 will eliminate any
potential "freeway strip effect." The addition of the Q
overlay zone and implementation of the other measures
contained in the EIR reduces potential impacts to an
Road and El Camino Real can be reduced to an insignificant
level by the construction of turning lanes and medians as
recommended in the EIR and in comments from the City
Traffic Engineer.
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Noise - No significant impacts are anticipated. The
proposed land uses are less subject to any potential noise
impacts than the existing residential designation.
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k. Air Quality - Identified significant adverse impacts are
cumulative in nature. Specific mitigation measures to
reduce these impacts can be reviewed and implemented upon
approval of site development plans required by the Q over-
lay zone. Effective long term mitigation, however, can
only be accomplished on a regional basis.
1. Utilities and Public Services - Identified impacts for all
utilities and public services are either insignificant or
the entire area and a site development plan for each subarea
must be approved by the Planning Commission. At that time,
the City will be able to ensure that development for this
site is compatible with surrounding properties.
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5) The proposed change of zone is consistent with all other
elements of the General Plan.
PC RESO NO. 2079 .3
.. 6) The use of dual zoning for the subject property is necessary
because:
a. The characteristics of the site demonstrate that the use
of a single zone is inadequate to allow proper planning
and development in conformance with the General Plan;
b. The characteristics of the area are such that a
combination zone would allow a greater ability for land
uses to be compatible with and protect surrounding land
uses;
c. The area is partially developed under an existing zone
but desirable uses for the infill of this area are not
permitted under the existing zone.
for reasons stated in the staff report.
Conditions:
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1) Approval is granted for ZC-264, as shown on Exhibit "A", dated
February 9, 1983, incorporated by reference and on file in the
Land Use Planning office.
2) This project is approved upon the express condition that the
applicant shall pay a public facilities fee as required by
City Council Policy No. 17, dated April 2, 1982, on file with
the City Clerk and incorporated herein by reference, and
according to the agreement executed by the applicant for
payment of said fee, a copy of that agreement, dated October
16, 1982, is on file with the City Clerk and incorporated
herein by reference. If said fee is not paid as promised,
this application will not be consistent with the General Plan
and approval for this project shall be void.
3) Prior to development of this property, a specific plan must
_Q be approved by the Planning Commmission.-Lo
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PC RESO NO. 2079 4.
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PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 9th day of February, 1983, by the following vote, to wit:
AYES:
NOES:
ABSENT: None.
ABSTAIN:None.
Chairman Schlehuber, Commissioners Marcus,
Rombotis, Farrow, Jose, Friestedt and Rawlins.
None.
CLARENCE SCHLEHUEJBR, Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J>JHOLZ!PLLER
LAND USE PLANNING MANAGER
PC RESO NO. 2079 5.
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PLANNING COMMISSION RESOLUTION NO. 2080
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, RECOMMENDING
APPROVAL OF SP-185, FOR A 96.6-ACRE TOURIST
COMMERCIAL/OFFICE/OPEN SPACE AREA GENERALLY
LOCATED ON THE SOUTH SIDE OF HIGHWAY 78
BETWEEN THE TWO CUL-DE-SACS MADE BY HAYMAR
DDIVE.
APPLICANT: SOUTHERS
CASE NO; SP-185
WHEREAS, a verified application for certain property, to
wit;
A portion of Rancho Agua Hedionda, as delineated on
Record of Survey Map No. 5342 filed on January 26, 1960,
in the City of Carlsbad, County of San Diego, State of
California.
has been filed with the City of Carlsbad, and referred to the
Planning Commission; and
WHEREAS, said verified application constitutes a request as
provided by Title 21 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on the 9th day of
February, 1983, hold a duly noticed public hearing as prescribed by
law, to consider said request; and
WHEREAS, at said public hearing, upon hearing and consider-
ing all testimony and arguments, if any, of all persons desiring to
be heard, said Commission considered all factors relating to the
Specific Plan; and
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commis-
sion as follows:
(A) That the foregoing recitations are true and correct.
(B) That based on the evidence presented at the public hearing, the
Commission recommends APPROVAL of SP-185, based on the
following findings and subject to the following conditions:
Findings;
1) The site is physically suitable in size and shape to
accommodate the proposed uses because the Specific Plan
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• .provides standards for development which accommodate the
project with the site.
2) The proposed uses will not be detrimental to adjoining
properties for the reasons outlined in the staff report.
3) The specific plan is consistent with the Carlsbad General Plan
and with Sections 65451 and 65452 of the Government Code which
regulate the use of specific plans.
4) The specific plan implements the TS (Travel Service), OS (Open
Space) and O (Professional and Related Commercial) land use
designations designated for this property by the Land Use
Element of the General Plan.
5) An Environmental Impact Report was certified for this project
by the City Council on November 16, 1982. The EIR identified
impacts from the proposed project. These impacts can either
be mitigated or overriding considerations exist as described
below.
a. The loss of biologic resources associated with the modified
project, while significant, are offset by the social and
economic benefits of the proposed land uses and circulation
system. The proposed land uses are more conducive to
preservation of the habitat areas being retained and elim-
inate the potential undesirable living environment caused
by traffic noise on Highway 78 and Marron Road. The
proposed uses are also less subject to impacts from the
existing surface mine located east of the property.
Development of office and commercial uses will provide jobs
and additional sales tax and property tax to the City.
b. Potential cumulative significant impacts on air quality are
also offset by the benefits of the project as noted above.
In addition, the location of additional employment and
commercial facilities provides a shopping and employment
convenience for existing and future residents of the
region. The grouping of facilities may also serve to
reduce travel distances and reliance on the automobile in
the future, thereby helping to reduce long term impacts.
c. Land Use - The proposed land uses are compatible with
existing and proposed adjacent uses and are more compatible
than residential uses with the potential noise impacts from
Highway 78 and Marron Road. Project modifications have
preserved additional floodplain areas adjacent to the
riparian habitat, thereby reducing conflicts with the Open
Space and Conservation Element to an insignificant level.
d. Geology and Soils - Project modification to preserve
additional floodplain areas and the steep slope areas in
the southeast corner of the property have reduced potential
impacts. Implementation of the additional mitigation
PC RESO NO. 2080 2.
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1.
^easures contained in the EIR will further reduce potential
impacts to an insignificant level.
Hydrology and Water Quality - Elimination of the majority
of the proposed development adjacent to Highway 78 and in
the steep slope areas in the southeast corner further
reduces the potential for on site sedimentation. Preser-
vation of the majority of the floodplain area and imple-
mentation of mitigation measures contained in the EIR
reduces potential impacts to an insignificant level.
Biological Resources - Project modifications to preserve a
total of 29 acres of the riparian habitat and 18 acres of
supporting natural habitat, especially along the northern
perimeter of the riparian area, reduces the impacts as
identified in the EIR. The total loss of 3 acres of the
riparian habitat and additional supporting habitat,
however, is still deemed to be an unmitigated significant
adverse impact.
Archaeological Resources - Preservation of the area
adjacent to Highway 78 and in the southeastern corner will
preserve 3 of the identified sites, thereby reducing the
impacts identified in the EIR. Implementation of the
additional measures noted in the EIR reduces the overall
impact to one of insignificance.
Visual Aesthetics - Eliminating the majority of the
development adjacent to Highway 78 will eliminate any
potential "freeway strip effect." The addition of the Q
overlay zone and implementation of the other measures
contained in the EIR reduces potential impacts to an
insignificant level.
Traffic Circulation - Potential traffic impacts at Marron
Road and El Camino Real can be reduced to an insignificant
• level by the construction of turning lanes and medians as
recommended in the EIR and in comments from the City
Traffic Engineer.
Noise - No significant impacts are anticipated. The
proposed land uses are less subject to any potential noise
impacts than the existing residential designation.
Air Quality - Identified significant adverse impacts are
cumulative in nature. Specific mitigation measures to
reduce these impacts can be reviewed and implemented upon
approval of site development plans required by the Q over-
lay zone. Effective long term mitigation, however, can
only be accomplished on a regional basis.
Utilities and Public Services - Identified impacts for all
utilities and public services are either insignificant or
can be mitigated to an insignificant level by implementa-
tion of the measures identified in the EIR. Water and
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energy conservation measures especially can be reviewed
upon approval of site development plans as required by the
Q overlay zone.
6) The use of dual zoning for the subject property is necessary
because:
a. The characteristics of the site demonstrate that the use
of a single zone is inadequate to allow proper planning
and development in conformance with the General Plan;
b. The characteristics of the area are such that a
combination zone would allow a greater ability for land
uses to be compatible with and protect surrounding land
uses;
c. The area is partially developed under an existing zone but
desirable uses for the infill of this area are not
permitted under the existing zone,
for reasons stated in the staff report.
Conditions:
1)All development at this site shall conform to the land uses
and development standards of the specific plan as stated in
Exhibit "Z", dated February 9, 1983. This specific plan shall
apply to the property and shall be transferable upon change of
ownership.
2) Prior to the final recordation of any subdivision within the
specific plan area the applicant shall agree in writing to the
Land Use Planning Manager to notify all prospective buyers and
developers of the provisions of this specific plan.
PC RESO NO. 2080
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' PASSED, APPROVED AND ADOPTED at a regular meeting of the
Planning Commission of the City of Carlsbad, California, held on
the 9th day of February, 1983, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
CLARENCE SCHLEHUBER, Chairman
CARLSBAD PLANNING COMMISSION
ATTEST:
MICHAEL J. HOLZMILLER
LAND USE PLANNING MANAGER
PC RESO NO. 2080 5.
STAFF REPORT
DATE: February 9, 1983
TO: Planning Commission
FROM: Land Use Planning Office
SUBJECT: ZC-264/SP-185 - SOUTHERS - Request for a zone change
from R-1-10 to R-P, CT and OS and a specific plan on
96.6 acres located on the south side of Highway 78 east
of the western portion of Haymar Drive.
I. RECOMMENDATION
It is recommended that the Planning Commission ADOPT Resolution
No. 2079 and Resolution No. 2080, recommending APPROVAL of
ZC-264 and SP-185 based on the findings contained therein.
II. PROJECT DESCRIPTION
On November 16, 1982, the City Council approved a General Plan
Amendment creating a combination district comprised of the
professional and related commercial (0), Travel Service (TS) and
Open Space (OS) designations on 96.6 acres located as described
above (see attached location map). The proposed zone change
would bring the zoning into conformance with the General Plan.
The specific plan, required by the use of a combination district,
will establish specific land use and development standards for
the proposed project.
III. ANALYSIS
Planning Issues
1) Is the proposed zoning consistent with the General Plan?
2) Is the proposed zoning, including the use of dual zoning,
appropriate for the site?
3) Does the specific plan properly implement the General Plan
and the underlying zoning?
4) Are the standards in the specific plan adequate to ensure
quality development in this area?
Discussion
ZC-264
The General Plan for this property shows a combination district
comprised of office, tourist commercial and open space land use.
*>*»,*•'
The applicant and staff are proposing zoning for the property as
follows:
Area A - Residential Professional (R-P)
Area B - Residential Professional (R-P)
Area C - Residential Professional (R-P)
Area D - Commercial Tourist (CT)/Residential
Professional (R-P)
Area E - Commercial Tourist (CT)/Open Space (OS)
The location of these areas are shown on Exhibit "A" of the
specific plan text (at the rear). Because Areas D and E are
heavily related to the Rancho del Oro arterial proposed to
intersect Marron Road at the southeastern end of the subject
property, dual zoning is being proposed for these areas. The
zoning for these areas would be tied to alternatives outlined in
the circulation section of the specific plan. When the City
Council decides the circulation for this area, the appropriate
alternative will automatically go into effect. Essentially, the
alternatives are, if Rancho del Oro connects with Marron Road,
Areas D and E will be developed as Commercial Tourist (CT). If
it does not connect, Area D will be developed as Office and Area
E will remain as Open Space.
To be able to accomplish these alternatives, it is necessary to
have two zones on Area D and and on Area E. The dual zoning
section of the Zoning Ordinance could provide for this type of
zoning by allowing two zones on a single property. There is some
question as to whether dual zoning is appropriate for this
property. The ordinance states that dual zoning can be utilized
when it is found that a single zone is inadequate to service the
property, that a combination zone would create greater compati-
bility with surrounding property and land use, and that the area
is partially developed under an existing zone and another desig-
nation is needed for infill. The first two findings are easy to
make, as dual zoning will allow greater flexibility and also
plays a role in protecting the surrounding open space.
The third finding is more difficult to make as there is very
little development in the immediate area. One reason for this,
however, is that much of the adjacent area is floodplain and will
be left as open space. Staff feels that the third finding can be
made because this project is essentially an infill area surround-
ing an existing floodplain area which will always be in open
space.
Staff feels that the zoning for the other subareas as proposed
properly implements the General Plan and the findings of the
Environmental Impact Report. The sensitive area around the Buena
Vista Creek habitat will be zoned Open Space as discussed in the
EIR.
-2-
SP-185
The specific plan is required with the use of combination
district. The major features of SP-185 are the provision of the
circulation alternatives, standards for the development of
office/commercial tourist use, and a management plan for the
Buena Vista Creek area.
1) Circulation - The City Council, through a Circulation
Committee, is currently updating the size and location of
arterial streets in Carlsbad. One of the major issues before
the Committee is whether or not Rancho del Oro Drive (see
Exhibit "A") should interchange with Highway 78 and connect
with Marron Road in Carlsbad. Since it is not known at this
time what will happen regarding Rancho del Oro, the specific
plan provides three alternatives which indicate the
following:
a) If the City's Circulation Map is amended the developer
may construct Rancho del Oro to Marron Road as an
arterial and develop Areas D and E as Commercial Tourist
(CT).
b) If Cal Trans allows an interchange at Highway 78 and
Rancho del Oro but the City does not amend the Circula-
tion Map then Rancho del Oro can be extended as a
cul-de-sac from Highway 78 to service Areas D and E as
Commercial Tourist (CT).
c) If no interchange is approved and the City does not amend
the Circulation Map then Marron Road must be extended to
College before development can occur in Area D. Develop-
ment of Area D would be for office use and no development
would be permitted in Area E under this alternative.
Buena Vista Creek Management Plan
The riparian portion of the project along Buena Vista Creek will
remain in its natural condition to preserve the sensitive envi-
ronment and protect the lagoon by buffering it from
sedimentation. The plan provides for the dedication of this area
to the City as an Open Space easement and also makes provisions
for erosion control, grading, landscaping and drainage. Staff
feels that the standards outlined in this section are adequate to
protect the riparian habitat.
Development Standards and Conditions
The development standards and conditions, with the exception of
the circulation standards, are similar to other specific plans
approved by the City. Staff feels those requirements will ensure
quality development for the subject property.
IV. ENVIRONMENTAL REVIEW
The City Council certified Environmental Impact Report- EIR 82-5,
for this project on November 16, 1982.
ATTACHMENTS
1. P.C. Resolution No. 2079
2. P.C. Resolution No. 2080
3. SP-185 Text and Attachments
4. Background Data Sheet
5. Disclosure Statemeent
CDG:kb
-4-
BACKGROUND DATA SHEET
CASE NO: ZC-264/SP-185
APPLICANT: Southers
REQUEST AND LOCATION: Request for a rezone from R-1-10,000 to CT(Q)y R-P(Q)
and OS and approval of a specific plan for property located on the south
side of Highway 78, east of Haymar Drive.
LEGAL DESCRIPTION: Portion of unnumbered Tract Map 823, Rancho Agua Hedionda
APN; - -
Acres ife.fe Proposed No. of Lots/Units
GENERAL PLAN AND ZONING
Land Use Designation PS, 0 , OS
Density Allowed 0-4 du/ac Density Proposed N/A
Existing Zone R-1 -10,000 Proposed Zone CTf R-P, OS
Surrounding Zoning and Land Use:
Zoning Land Use
Site R-1-10,000 RLM
North Highway 78 Highway 78
South P-C RLM
East R-1-10,000 RLM
West R-1-10 & C-2 RM
PUBLIC FACILITIES
School District Carlsbad Water Costa Real Sewer Carlsbad EDU's
Public Facilities Fee Agreement, dated October 16, 1982
ENVIRONMENTAL IMPACT ASSESSMENT
Negative Declaration, issued
X E.I.R. Certified, dated October 27, 1982
Other,
•v t^at further information isQ squired, you will be so
APPLICANT:
AGENT:
JPaul Southers f»nrl RspnrH
Name (individual, partnership, joint venture, corporation, syndication)
9601 Westwood Drive, Westminister, CA 92'682 . '
Business Address • . -
714/531-6732 ' . . .
Telephone Number
Name
708 Fourth St.x Oceanside
Business Address
MEMBERSi
714/722-I92-4
Telephone Nuaber
Herbert Johrisonl
Name -(individual, partner, joint: .
venture, corporation, syndication)
431 South Nevada St., Oceanside, CA 92054
Home Address
Business Address
Telephone Nuaber Telephone Number
Home- Address
Business Address
Taiephons Nuabar Telephone- Surnbe-r
1 i Hf- nf
(Attach more sheets if necessary)
I/We declare ur.der penalty of perjury that the information contained in this dis-
closure is true and correct and that it will remain true and correct and may be*
relied upon as being true and correct until amended. // . •
/
Applicant--
Agent, O.-.-ner, Partner
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BUENA VISTA PARK PLAZA
Applicant Disclosure
List of Partnership Members
Mr. & Mrs. Mack Gardner
2037 Wonderview Drive
Vista, CA 92083
Mr. & Mrs. William Garlan
1944 Fairway Circle Drive
Lake San Marcos ,' CA
Donna Simonson
Eric Simonson
211 El Camino Real, Suite 204
Encinitas, CA 92024
Mr. & Mrs. Joe Villasenor
Alex Martinez
Christine Martinez
402 Avalon Drive
Vista, CA 92083
Mr. & Mrs. George Rodgers, II]
c/o El Camino Insurance
Drawer G
1365 W. Vista Way
Vista, CA 92083
Mr. & Mrs. George Rodgers, Jr.
c/o El Camino Insurance
1365 W. Vista Way
Vista, CA 92083
Mr. Harry Nagata
1275 Sleeping Indian Road
San Luis Rey, CA 92068
Mrs. Jana G. Kresock
4122 Cove Lane
Glenview, Illinois 60025
Mr. & Mrs. Amos Hodson
5001 Antietam Avenue
Los Alandtos, CA 90720