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HomeMy WebLinkAbout1987-11-04; Planning Commission; ; LFMP 87-19|EIR 83-02A|GPA/LU 85-02|LCPA 87-04|LCPA 87-02A|LCPA 87-05|LCPA 87-02B|MP-177|CT 85-35|CP 323|PUD 102|PUD 103|PUD 104|PUD 105|SDP 86-02 - PACIFIC RIM COUNTRY CLUB AND RESORTAPPLICATION SUBMITTAL DATE: JANUARY 1 1985 11/4/87 STAFF REPORT DATE: TO: FROM: SUBJECT; I. NOVEMBER 4, 1987 PLANNING COMMISSION PLANNING DEPARTMENT LFMP 87-19 EIR 83-2(A)/GPA/LU 85-2/LCPA 87-4 (LCPA 87- 2A)/LCPA 87-5(LCPA 87-2B)/MP-177/CT 85-35/CP-323/PUD- 102/PUD-103/PUD-104/PUD-105 /SDP 86-2 - PACIFIC RIM COUNTRY CLUB AND RESORT - Request for the approval of Local Facilities Management Plan 87-19 and certification of an Environmental Impact Report, approval of three Negative Declarations, approval of a General Plan Amendment, two Local Coastal Program (LCP) Amendments, and a Master Plan for a 1402 acre site located immediately north of La Costa Avenue between Interstate 5 and El Camino Real. The approval of a Tentative Tract Map for Phase I (531.1 acres) a Condominium Permit (Planning Area 9), three Planned Unit Developments (Planning Areas 4, 8, and 14), a Non-Residential Planned Unit Development and Site Development Plans for Planning Areas 1, 2, 10, and 11 of Phase I are also requested. RECOMMENDATION That the Planning Commission recommend APPROVAL of the three Negative Declarations issued by the Planning Director, ADOPT Resolution No. 2592 recommending certification of EIR 83-2(A), ADOPT Resolution No. 2698 recommending approval of LFMP 87-19, and ADOPT Resolution Nos. 2593, 2594, 2595, 2596, 2604, 2605, 2606, 2607,2608 and 2699 recommending APPROVAL OF GPA/LU 85-2, LCPA 87-4 (LCPA 87-2A), LCPA 87-5(LCPA 87-2P), MP-177, CT 85-35, CP-323, PUD-102, SDP 86-2, PUD-103, PUD-104, and PUD-105, based on the findings and subject to the conditions contained therein. II.PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a General Plan Amendment, and a Master Plan for a 1402 acre site located as described above. The applicant is also requesting approval of a Tentative Tract Map for Phase I (531.1 acres), Condominium Permit (Planning Area 9), three Planned Unit Developments (Planning Areas 4, 8 and 14), a Non-Residential Planned Unit Development and a Site Development Plan for Planning Areas 1, 2, 10 and 11 of Phase I. As required by the City's Growth Management Ordinance, Chapter 21.90 of the Carlsbad Municipal Code, the Zone 19 Local Facilities Management Plan is being processed concurrently with these applications. As proposed, the projects overall development intensity (maximum of 2836 dwelling units and associated commercial uses) is in conformance with the buildout projections for the Zone 19 Local Facilities Management Plan. An EIR and a pre-annexational zone change for a portion of this property were processed and approved by the City Council in September 27, 1983 during the annexation of 1,007 acres of HPI property. A brief overview of the proposed project and roaster plan will be provided in this report; for more details see the attached Master Plan, Exhibit "C". The Pacific Rim Country Club and Resort as proposed, includes a "world class" 560 room destination resort hotel (27.5 acres) and an 18-hole championship golf course (171.5 acres) as the focal point of the development. Other commercial uses proposed in association with the hotel and golf course include a community sports center (8.2 acres), two major restaurants (2.4 acres), a major golf course, clubhouse, and neighborhood commercial center (15 acres). The hotel and golf course would be surrounded by a variety of residential uses up to a maximum of 2836 units, (364 standard single family, 423 small lot single family and 2049 multiple family). Other proposed land uses include an elementary school site (12.4 acres), a community park (24.25 acres and 5.75 acres of reserve) and 387 acres of open space including Batiguitos Lagoon and its wetland area. The entire project area would encompass 1402 acres. This Master Planned project is located within the jurisdiction of three Local Coastal Programs (Mello I, Mello II and future East Batiquitos Lagoon/HPI), and in accordance will require Coastal Commission approval and coastal permits for development. Any major modifications to the Master Plan as requested by the Coastal Commission would necessitate a Master Plan Amendment by the City of Carlsbad. The subject 1402 acre property is currently vacant. There have been 62 acres in previous agricultural production. The eastern basin of Batiquitos Lagoon (387 acres) and its wetlands is located within the southern portion of the property. The upland portion of the property is composed of hilly terrain with north to south trending valleys and ridges. Many slopes are steeper than 25 percent, with the majority of the flat areas existing in the wetlands, the valleys and the mesa tops. An estimated 80-90 acres of the property are covered by eucalyptus trees. The property is also vegetated with coastal sage scrub and mixed chaparral vegetative communities. A. Zone 19 Local Facilities Management Plan The Local Facilities Management Plan for Zone 19 was prepared pursuant to the City's Growth Management Program, Title 21, Chapter 21.90 of the Carlsbad Municipal Code. The Zone 19 Plan provides two phasing scenarios. One based on the existing General Plan as required by the Growth Management Program, and -2- the second scenario based upon the proposed Pacific Rim Country Club and Resort Master Plan. Included below is a brief synopsis of the Local Facilities Management Plan for Zone 19's two proposed phasing scenarios. PUBLIC FACILITY City Administrative Library Wastewater Treatment Capacity Parks GENERAL PLAN Existing facilities meet the adopted performance standard until the year 2005. Library facilities meet the adopted performance standard until the year 2003. Existing facilities meet the adopted performance standard and based upon the City's approved action program will continue to do so through the buildout of this Zone. Park District 3 does not conform with the adopted performance standard. Until this standard is met no residential development will be allowed. MASTER PLAN Existing facilities meet the adopted performance stand- ard until the year 2005. Library facilities meet the adopted performance stand- ard until the year 2003. Existing facilities meet the adopted per- formance standard and based upon the City's approved action pro- gram will continue to do so through the buildout of this Zone. Park District 3 does not conform with the adopted performance standards without the proposed mitigation. Hunt Properties, Inc. as the major land holder in the Zone, has agreed to assist the City in resolving the parks shortage in the Park District. This will be accom- plished through the dedication of 24.25 acres and by pro- viding a financial guarantee to con- struct 15.00 acres of park within 5 years of 1st final map. This mitigation brings the park acre- age into oonformance with the standard and will allow the addi- tional approval of1359 units in Park District 3. -3- PUBLIC FACILITY GENERAL PLAN MASTER PLAN Drainage Circulation Existing facilities currently meet the adopted performance standard. These facility - needs will be assessed and improvements conditioned as - specific development is proposed within the Zone. The current circulation in- formation will continue to be updated as development is proposed within the Zone. The special con- ditions require more in- formation prior to the approvals of any tenta- tive maps in the Zone except CT 85-35. Existing conditions re- quire that prior to the issuance of any building permit within Zone 19, the Alga Road/Poinsettia Lane connection between El Camino Real and 1-5 shall be designed, bonded and a schedule submitted and approved by the City Engineer indicating com- pletion of these arterials prior to occupancy of any unit or building. Existing conditions also require the following im- provements prior to allowing any occupancy: 1) Alga Rd., west of El Camino, is to be con- structed with two lanes to secondary arterial standards from its existing terminus to Poinsettia Lane. 2) Poinsettia Lane is to be extended east to Alga Road with two lanes to major arterial standards. Existing facilities currently meet the adopted performance standard. These facility needs will be assessed and improvements condi- tioned as specific development is proposed within the Zone. The current circula- tion information will continue to be updated as develop- ment is proposed within the Zone. The special conditions re- quire more informa- tion prior to the approvals of any tentative maps in the Zone except CT85-35. Existing conditions require that prior to issuance of any build- ing permit within Zone 19, the Alga Rd/ Poinsettia Lane con- nection between El Camino Real and 1-5 shall be designed, bonded and a schedule submitted and approv- ed by the City Engineer indicating completion of these arterials prior to occupancy of any unit or building. Existing conditions also require the following improve- ments prior to allow- ing any occupancys 1) Alga Rd., west of El Camino, is to be constructed with two lanes to secondary arterial standards -4- PUBLIC FACILITY Circulation (continued) Fire Open Space Schools GENERAL PLAN The special conditions detail future improve- ment needs. This list may be expanded following the receipt of additional traffic information. Existing facilities meet the adopted performance standard to buildout of Zone 19. Existing open space meets the adopted performance standard until 1992. All development will be stopped at this time unless a plan has been prepared to guarantee compliance with the open space standard. Existing school facilities currently have the capacity to meet the demand generated by Zone 19. The School District has indicated that it will be able to provide capacity to buildout of Zone 19 provided that a 12.4 acre elementary school site is dedicated with the first phase of development in the Zone. MASTER PLAN from its existing terminus to Poinsettia Lane. 2) Poinsettia Lane is to be extended east to Alga Road with 2 lanes to major arterial standards. The special condi- tions detail future improvement needs. This list may be expanded following the receipt of additional traffic information. Existing facilities meet the adopted performance standard to buildout of Zone 19. Existing open space meets the adopted per- formance standard to buildout of Zone 19. Existing school facil ities currently have the capacity to meet the demand generated by Zone 19. The School District has indicated that it will be able to pro- vide capacity to buildout of Zone 19, provided that a 12.4 acre elementary school site is dedi- cated with the first phase of development in the Zone. -5- PUBLIC FACILITY GENERAL PLAN MASTER PLAN Sewer Collection Water Distribution All future development will be required to provide specific sewer improvements in conformance with the adopted standard. HPI or some other Zone 19 devel- oper will be required to fund the projected improve- ments needed at the Bati- quitos lift station because the demand for these improvements is a result of their develop- ment and is projected to occur ahead of the proposed City funding schedule. Water service to Zone 19 meets the adopted per- formance standard to the buildout of the Zone. All future develop- ment will be required to provide specific sewer improvements in conformance with the adopted standard. HPI or some other Zone 19 developer will be required to fund the projected improve- ments needed at the Batiquitos lift station because the demand for these improvements is a result of their de- velopment and is projected to occur ahead of the proposed City funding schedule. Water service to Zone 19 meets the adopted performance standard to the buildout of the Zone. B.Environmental Impact Report Certification of an Environmental Impact Report is being requested. The Environmental Impact Report addresses the environmental impacts associated with the Master Plan and Phase I tentative map and site development plan. In response to the draft EIR, the Pacific Rim Country Club and Resort conceptual land use plan has gone through significant revision. In addition a Local Facilities Management Plan, (Zone 19) which covers required public facilities for this property has been prepared. While the majority of the identified impacts and recommended mitigations of this EIR are still applicable, it is important to note that the unmitigable project circulation impacts identified within the EIR can now be mitigated as a result of the City's Growth Management Program which will ultimately reduce overall residential densities and traffic generation Citywide. In addition the recommended traffic mitigation programs identified through the Barton-Aschman Citywide Traffic Study and the Zone 19 Local Facilities Management Plan require street sections typically in excess of normal City standards. Through the incorporation of mitigation measures identified in this EIR and the Zone 19 Local -6- Facilities Management Plan into the provisions of the Master Plan, and the fact that further environmental review is necessary with the submittal of future site development plans, environmental review has been completed pursuant to the California Environmental Quality Act. Major areas of identified environmental impacts are discussed below: 1. Land Use The EIR identifies inconsistencies between the Carlsbad G.P. and the existing LCP. Although well within the densities required by the City of Carlsbad the proposed project was (1) inconsistent with the Local Coastal Program policies regarding allowable densities of development, and (2) was not in compliance with Local Coastal Program policies to protect steep slopes and associated sensitive coastal biological resources. Implementation of the proposed project at the densities proposed will require amendments to the Local Coastal Programs. The City is currently processing LCP amendments to allow the proposed density increase. With regard to the projects non-compliance with LCP policies to protect steep slopes and biological resources, the Phase I portion of the project has been redesigned to comply with these policies, and provisions have been incorporated into the Master Plan text and included as conditions of approval, to require that any future development proposals within the Master Plan must comply with the grading and resource preservation policies of the underlying Local Coastal Programs. The EIR also points out potential land use impacts (environmental impacts to wetlands and site access problems) associated with Planning Area 32 (a restaurant proposed to be located at the nortwest corner of the La Costa Avenue/El Camino Real intersections within the wetlands). In accordance with the identification of this project impact, staff has deleted Planning Area 32 from the Master Plan. 2. Agriculture Implementation of the proposed project will result in the conversion of 334 acres of non-prime and 26 acres of prime coastal agricultural land to urban uses. Mitigation for the loss of agricultural land will be accomplished through payment of an agricultural conversion fee in an amount between $5,000 and $10,000 per converted acre to the Coastal Conservancy. 3. Visual Quality/Aesthetics The EIR identifies two residential Planning Areas (PA 28 and 30) within the project where potential visual impacts of development are anticipated. Planning Area 28, being located in such close proximity to Batiquitos Lagoon is perhaps the most visible portion of the property from La -7- Costa Avenue and 1-5. Planning Area 30, when developed, would also be visible from 1-5. In accordance, with the potential visual impacts of development identified in the EIR, density reductions and special development standards have been incorporated into the Master Plan for each Planning area to ensure sensitive development and to mitigate potential visual impacts. Aside from the identified significant, but unavoidable visual impact that would result from any development of the subject property, all other significant visual impacts have been mitigated. 4. Traffic Circulation Implementation of the proposed project (4300 du's and other commercial uses prior to Growth Management) would necessitate the completion of improvements to Alga Road, and Pacific Rim Drive and partial improvement to Poinsettia Lane. However, even with these project improvements, the EIR indicates that the intersections of El Camino Real with Alga Road and La Costa Avenue would operate at poor levels of service under both the existing General Plan and with the proposed project (pre Growth Management). However, the EIR also notes that these traffic impacts are not solely project related, but are regional in nature, and will occur with or without the project. However, with the implementation of Growth Management, thereby resulting in the reduction in project dwelling units from 4300 du's to 2836 du's, and Citywide residential densities overall, and through the requirement to implement circulation mitigation measures typically in excess of normal City standards, there will be no unmitigable circulation impacts associated with the proposed project (see Zone 19 Local Facilities Management Plan). Based upon these new circulation findings of the Zone 19 Local Facilities Management Plan, it can be concluded that the project at its reduced residential density, in association with the requirements of the project to implement the identified circulation impacts identified within the Zone 19 Local Facilities Management Plan, no unmitigable circulation impacts are anticipated. 5. Noise Traffic noise impacts along Alga Road will occur with development of the proposed project. However, these traffic noise impacts can be mitigated through the incorporation of noise berms and/or walls in areas of impact along Alga Road. Provisions have been incorporated into the Master Plan to ensure that noise mitigation is implemented where required. -8- 6. Air Quality The project as proposed exceeds the intensity of development over the property as projected through the Series VI population/growth forecasts. The Series VI designations are the most recent growth forecasts for the attainment of acceptable air quality. This increase in development over the site will result in incremental increases in both vehicular and non-vehicular emissions thereby resulting in a cumulative significant impact. No mitigation is available to reduce this air quality impact other than reducing the projects overall density to come in line with the Series VI forecasts. As noted earlier, the project has since been scaled back approximately 1464 dwelling units to comply with the City's Control Yield Densities. This should bring the air quality figures in line with the Series VI population growth forecasts which were based on the existing General Plan. 7. Hydrology Potential project hydrologic impacts include increased erosion due to grading and runoff of urban contaminants into the Batiquitos Lagoon from project development. These impacts will> however, be mitigated through the incorporation of sediment control basins and drainage facilities to control runoff. In addition, a maintenance program to remove debris from paved surfaces, will be implemented to reduce chemical contaminants associated with runoff. 8. Biology The EIR identifies potentially significant biological impacts associated with the development of several of the projects planning areas. These include impacts to wetland habitat from the development of PA-32, impacts to the riparian habitat located within the wetland buffer from development of the 1st and 18th golf fareways and impacts to sensitive coastal habitats in Planning Areas 13, 14, 15 and 26. These impacts have been mitigated through the deletion of PA-32 from the Master Plan as a developable area, the redesign of the other conceptual Planning Areas and through the incorporation of provisions into the Master Plan text to keep development out of these sensitive areas. 9. Cultural Resources Significant archaeological and paleontological sites have been discovered on the property. Impacts to these resources can, however, be mitigated either through placing the sites in open space or through the implementation of a data recovery program. In order to mitigate paleontological impacts, it is recommended that a qualified paleontologist monitor project grading. -9- Staff feels that EIR 83-2(A) was prepared in accordance with the requirements of the California Environmental Quality Act and has adequately identified and discussed the environmental impacts. For these reasons, staff is recommending certification of EIR 83- 2(A). C. General Plan Amendment Planning Issues 1) Are the proposed land use designations appropriate for the site? 2) Are the proposed land uses consistent and compatible with surrounding land uses? 3) Is the proposed General Plan Text change consistent with other elements and sections of the General Plan? Discussion Implementation of the proposed Pacific Rim Country Club and Resort Master Plan and Phase I tentative tract map will require the approval of a General Plan Amendment over the 1402 acre subject property. In accordance, the applicant is requesting the approval of a General Plan Amendment as discussed below. The existing and proposed General Plan designations for the project site are shown on Exhibit "D". The existing General Plan would allow a maximum of approximately 4300 dwelling units over 940 acres (4.5 du/ac) constructed on the subject property. The total number of dwelling units that could be developed over the property per the City Growth Management Ordinance Control Yield Densities would be 2,836 du's. The existing General Plan would also allow 12 acres of Recreation Commercial (RC) and 10 acres of Travel Service (TS) uses. The remainder of the property (444 acres) is designated for Open Space (OS). The applicant is proposing a combination district on the site which contains the RLM (low medium 0-4 du's/ac), RM (medium 4-8), OS (Open Space), RC (Recreation Commercial) and N (Neighborhood Commercial) designations. Staff feels this is appropriate because a Master Plan is being processed simultaneously. The Master Plan will determine precise land use on the site and act as a specific plan in implementing the Combination District. The Master Plan will also establish the approximate distribution of residential units over the site. The proposed General Plan Amendment would not change the number of dwelling units that would be allowed under the City's Growth Management Ordinance (Control Yield Densities) but would reallocate them throughout the site whereby some areas would be clustered, particularly near the golf course, and other areas would be single family. -10- Throughout the processing of this Master Plan, staff and the applicant ultimately agreed that 4300 dwellings would be the amount of units allowed under the existing General Plan and 3500 units would be the maximum amount that could be developed through this Master Plan due to environmental constraints. The Growth Management Ordinance which restricts residential densities to comply with the adopted control yield densities necessitates that the project be scaled back to a maximum of 2836 dwelling units. The applicant has complied with this requirement. However, the applicant has requested that provisions be included within the Master Plan to allow this project to qualify for any additional dwelling units (per the City's Growth Management Ordinance, Section 21.90.045) within the southwest quadrant of the City that aren't used by other developers within the quadrant, up to a maximum of 3500. Staff is supportive of the idea that based upon good planning, a number of the additional dwelling units can be accommodated over the property. It is doubtful the applicant will ever reach this number under the proposed growth management system. In accordance with this provision, staff believes that a combination district General Plan designation is the best way to apply the City's growth control points to the site. Exhibit "D" shows the proposed General Plan designations of RC/OS/N/RLM/RM. The Master Plan text would actually stipulate the maximum number of dwelling units that would be allowed per the control yield densities (2836 du's), and the maximum theoretical yield of the Master Plan (3500 du's). The Master Plan would also note the maximum amount of acreage allowed for recreation commercial (RC) and neighborhood commercial (N) uses. The density of the proposed Master Plan would equal 3.19 du/ac per the control yield densities (2,836 du's over 895.3 acres), or 3.9 du's/ac if built out to the Master Plan's maximum theoretical yield of 3500 du's. Both residential densities over the site allows density credit for the 171.5 acre golf course because it was shown as residential use on the existing General Plan. The project applicant is requesting a General Plan Amendment for intensifying recreational commercial uses over the property. The existing RC (Recreational Commercial) upon the property would be increased from 12 acres to a maximum of 38.1 acres for purposes of creating a destination resort hotel with associated restaurants and community sports club. As part of this request, staff is willing to convert the existing 10 acres of Travel Service use located at the northwest corner of the La Costa Avenue/El Camino Real intersection to the RC designation on the hotel site, in that uses allowed under both designations are similar. Therefore, the actual recreation commercial intensification would be from 22 acres of RC to 38.1 acres of RC. Because the RC is a low intensity commercial designation staff can support the increase. Finally, the applicant is also requesting that a General Plan Amendment be approved to allow a 15 acre Neighborhood Commercial -11- site upon the property along Alga Road. Even though it is not located at the intersection of two arterial streets staff feels this location would be fiscally viable, particularly as a neighborhood center for the project site. The location of this commercial center within the project area would also help to minimize traffic congestion impacts offsite in that project residents and guests would not have to travel outside of the property for day to day shopping needs. The City may require in the future that an entrance to this area be built to arterial standards to comply with City policy. The remaining acreage of the property (614.2 acres) will be maintained as Open Space (i.e., 387 acres of the Batiquitos Lagoon and its wetlands, 171.5 acres for the golf course, a 24.25 acre City park (with 5.75 acres left in reserve) site a 27.2 acre utility corridor and a 12.4 acre school site). Originally, staff did have some concern regarding the proposed General Plan Amendment requests because of the conclusions of the Master Plan EIR that the project would result in significant unmitigatable traffic impacts along El Camino Real. However, new circulation information provided within the Zone 19 Local Facilities Management Plan indicates that the scaling back of the project and Citywide residential densities in association with circulation mitigation requirements in excess of normal City standards will result in no unmitigable circulation impacts associated with this proposed project General Plan Amendment. It is important to note that approval of this project as proposed will contribute significantly towards improvement of the City's circulation system within the southwest quadrant. The project as proposed will complete the construction of Pacific Rim Drive and Alga Road from El Camino Real to 1-5 thereby providing two additional and needed east-west roadway links within the City. The project will also contribute towards the development of Poinsettia Lane from El Camino Real to 1-5. Overall, staff feels that based upon this information, the General Plan Amendment requests are appropriate and acceptable. This conclusion, assumes that the proposed Master Planned project concept of a destination resort hotel and golf course, surrounded by a variety of residential uses is acceptable to the City of Carlsbad. Land uses within the project appear compatible with one another. The strict development standards and design guidelines as identified within the Master Plan, should ensure the projects compatibility with adjacent, predominantly low- medium density residential properties. In addition, the changes to the General Plan are justified by the requirements of the project to dedicate the lagoon, to dedicate adequate park land and the establishment of adequate public facilities upfront. In summary, staff feels that the General Plan as proposed goes hand in hand with the concepts developed for the Master Plan and provides the proper land use under which the Master Plan can be implemented. -12- D. Local Coastal Program Amendments Two Local Coastal Program (LCP) amendments are proposed as part of the Pacific Rim Master Plan project. The Master Plan area is located in a section of the City's coastal zone which is currently regulated by the adopted Mello I and Mello II Local Coastal Program (LCP) segments. In addition, a portion of the Master Plan area is not covered by a certified LCP segment. This latter area was formerly part of the County's San Dieguito LCP. However, annexation to the City in 1985 of the area removed it from the County's LCP jurisdiction (see Exhibit A). The purpose of the proposed LCP amendments is twofold. First, to assure consistency between the LCP, the City's General Plan and the Pacific Rim Master Plan. The Master Plan proposes a mix of uses that includes commercial as well as residential at a gross density allowed by the City's General Plan. There is generally no conflict between the Mello II LCP segment and the General Plan however, the Mello I LCP segment which pertains to the majority of the area would only allow residential uses. In addition, Mello I permits residential densities that are substantially lower than that allowed by the General Plan (approximately 1100 units as compared to about 3000 units). Since state law requires that development must be consistent with an approved LCP, the existing regulations of the Mello I LCP segment would preclude approval of the Master Plan as proposed. Therefore, the Mello I LCP amendment is a necessary prerequisite to the approval of the Pacific Rim Master Plan. Second, the Coastal Commission has acknowledged the need for Carlsbad to submit a replacement LCP segment for that portion of the San Dieguito LCP which was annexed to the City in 1985. If there is no LCP for this annexed area the Coastal Commission will use the previous LCP (County's San Dieguito LCP) as a guide in considering any development proposal (i.e., Pacific Rim Master Plan). The San Dieguito LCP designated the north shore of Batiquitos Lagoon and Green Valley for mixed use under a Master Plan concept. The LCP places restrictions on the Master Plan to allow some residential use on a portion of the area while preserving the majority of the area in permanent agriculture. There is a major conflict between the agricultural policies of the San Dieguito LCP and the City's LCP which allows conversion of agricultural land through mitigation. Therefore, it is necessary to replace the San Dieguito policies with policies consistent with the City's LCP prior to the development of the area. Staff has, in addition, added policies that protect sensitive coastal resources (e.g., Batiquitos Lagoon, Encinitas Creek, riparian corridor, and steep slopes) as well as providing for public access opportunities. -13- E. Master Plan Planning Issues 1 ) Does the Master Plan properly implement the General Plan, Zoning and appropriate policies governing the site? 2) Is the general development plan, the standard, and phasing provided in the Master Plan adequate to properly develop the property? Discussion The Master Plan is the controlling document for this site. It becomes the zoning and implements the General Plan Combination District designations and specifically locates those uses on site. Many hours of staff time were utilized in preparing and negotiating the details of this Master Plan. All of the staff involved with this project recognized early on in the planning process that the site had extraordinary topographic, scenic, and environmental qualities. In accordance with this understanding, a number of environmental and quality of development goals were developed by staff and the applicant to guide the drafting of the Master Plan and future development. These goals included protection of the lagoon and other environmental resources, and development of a "world class" project. After several draft submittals of a Master Plan by HPI, planning of the site became a joint effort between staff and the developers team. Planning for this project entailed; (1) dividing the property into individual planning areas (32 total) based upon use types, topographic characteristics, utility corridors, major roadways, and natural vegetation, (2) development of conceptual site plans per planning area based upon site specific opportunities and constraints identified during weekly site visits, and (3) development of planning area specific and community wide design and development standards which ultimately serve to tie the community together. As discussed earlier in this report, the Pacific Rim Country Club and Resort Master Plan, is intended to provide master development guidelines for the subject property. This Master Plan establishes allowable uses per planning area, maximum development intensities, development standards and guidelines, community wide landscaping, architectural and other design guidelines. The location and phasing of all required public facilities is discussed within the Zone 19 Local Facilities Management Plan. The Master Plan in effect implements the General Plan, the zoning and provides guidance for development of all aspects of the property. -14- The Pacific Rim Country Club and Resort Master Plan would permit a destination resort hotel and golf course with associated recreational and neighborhood commercial uses and a variety of residential land uses and densities. The property has been divided into 32 separate planning areas and two phases as shown in Table A. The conceptual land use summary for the property is shown on Exhibit 1-3 of the Master Plan (Exhibit "C"). Approximately 614.2 acres (43 percent) of the Master Plan area is composed of open space including, Batiquitos Lagoon and its wetlands and a community park (24.25 acres and 5.75 acres of reserve). Otherwise individual neighborhood developments are proposed throughout the remainder of the property. Each neighborhood or planning area is proposed to include compatible land uses and product types. In addition, to the aforementioned 614.2 acres of project open space, open space areas have been identified through the Master Plan in each individual planning area where tree groves, sensitive coastal habitats and steep slopes exist. The development standards of the Master Plan ensure that all development is kept out of these sensitive or constrained areas of the project. Planning Areas 1, 2, 10 and 11 will function as the focal point of the Master Plan. Planning Area 1 includes the projects 171.5 acre 18-hole golf course, clubhouse and driving range. Planning Area 2 includes a 27.5 acre destination resort hotel. The hotel will be the only onsite structure which exceeds 35 feet in height. The requested height increase is for a 56 foot high character tower and an additional 1/2 story for purposes of providing structural housing for elevators and mechanical ventilating equipment. These are intrusions permitted by ordinance. Planning Area 10 includes an 8.2 acre membership community sports center, including a 50 meter pool, diving pool, 12 tennis courts, and a sports center and cafe. Planning Area 11 (2.4 acres) includes two major restaurants. Excluding Planning Areas 6, 32 and 23 which are proposed for a 12.4 acre elementary school site, a 24.25 acre community park (with 5.75 acres of park reserve), and a 15 acre neighborhood commercial center respectively, and Area 32B a church/daycare area, the remainder of the planning areas are proposed for residential uses. A variety of housing types are proposed. Planning Areas 3, 13, 25, 27, 28 and 29 include minimum 7,500 square foot lot standard single family detached dwelling units. Areas 4, 8, 14 and 24 include smaller lot single family detached product types. Areas 5, 7, 9, 12, 15-22, 26 and 30 include multiple family housing. There are seven Planning Areas within the Master Plan (17, 18, 19, 20, 21, 26 and 30) which are proposed for multifamily uses under the City's Growth Control Points. It is noted here that the product types proposed within these planning areas may vary, subject to the provisions of Section II D.1. of the Master Plan, which may allow these Planning Areas to qualify for additional dwelling units, provided that other property owners within the City's southwestern -15- quadrant do not utilize their maximum dwelling unit quota. The Master Plan requires that all residential planning areas proposed for 7500 square foot lots and greater comply with development standards of the R-1 zone. All other residential planning areas must comply with the Planned Development Ordinance standards. Special standards have also been applied to each planning area regarding increased setbacks and landscaping, between the individual planning areas and lagoon and/or different product types. Planning areas 3 and 4 which are immediately adjacent to the Seaport development and Planning Areas 29 and 26 which are adjacent to Spinnaker Hills have special setback and height provisions in order to ensure compatibility with these existing subdivisions. A major provision of the Master Plan requires the developer to submit site development plans prior to the development of every planning area. This will allow the City the opportunity to review each individual planning area to ensure that the specific development standards and conditions per planning area are applied. It is also noted here that the maximum number of residential units allowed within the Master Plan will comply with the City's recently adopted Growth Management Control Yield Densities. A provision is included within the text to allow certain planning areas within the Master Plan (17, 18, 19, 20, 21, 26 & 30) to qualify for any excess dwelling units within the quadrant if these units are ever available. The maximum number of dwelling units allowed under this provision could never exceed 3500, however. Overall, the standards provided in MP-177 are the most stringent in the City. Both staff and the applicant wanted to do everything possible to encourage a high quality development. F. Tentative Map/Condominium Permit/Planned Unit Developments/Non-Residential Planned Unit Development and Site Development Plans Planning Issues 1) Does the proposed tentative subdivision map satisfy all requirements of the Carlsbad Zoning and Subdivision Ordinances and the State Map Act? 2) Does the maximum number of dwellings which could be developed through this tentative map comply with the City's Control Yield Densities? 3) Does the proposed tentative map comply with the grading and resource preservation policies of the underlying Local Coastal Programs? 4) Does the proposed Phase I tentative map comply with the requirements of the City's Hillside Development Ordinance (21.90 of the Carlsbad Municipal Code)? 5) Does the proposed project conform to the Master Plan? -16- 6) Does the proposed residential Planning Area 9 meet the standards of the Planned Development Ordinance? 7) Do the proposed residential Planning Areas 4, 8, and 14 meet the standards of the Planned Development Ordinance? DISCUSSION The project applicant is also requesting approval of, (1) a master tentative map for Phase I of the proposed Master Plan, (2) a site development plan for Areas 1, 2, 10 and 11, (3) a non- residential planned unit development for Planning Areas 1, 2, 10 and 11 (4) a condominium permit for Planning Area 9, and (5) planned unit developments for Planning Areas 4, 8 and 14. Phase I is composed of Planning Areas 1-16. Master Tentative In accordance with the Master Plan, the master tentative map proposed would provide for development of a maximum of 1,522 dwelling units (99 standard single family, 230 small lot single family and 1,193 multi-family dwelling units). The master tentative map would lay out the lots for a 171.5 acre 18 hole golf course and clubhouse (24,000 square feet), a 560 room destination resort hotel (27.5 acres), a community sports center (8.2 acres), two restaurants (17,380 square feet maximum) and a 12.4 acre elementary school site. It is however, noted here that 1,522 dwelling units are not being approved under the master tentative map. The master tentative map by itself only approves the 99 standard single family units. The rest of the units require either a planned unit development or a condominium permit (CP), in conjunction with the master tentative map. The 99 units are located in planning areas 3 and 13. The following chart lists all the planning areas and the necessary applications. -17- PHASE I APPLICATIONS Use Ping. Areas Type 1 - Golf Course 2 - Hotel 3 - Single Family 4 - Small Lot SF 5 - Multi-Family 6 - School 7 - Multi-Family 8 - Small Lot SF 9 - Multi-Family 1 0 - Rec. Com 11 - Rec. Com 1 2 - Multi-Family 1 3 - Single Family 14 - Small Lot SF 15 - Multi-Family 16 - Multi-Family Current Requests Part o£ Master Tent. Map X X X X X X X X X X X X X X X X PUD X X X Condo Permit X Non Res PUD X X X X "" Site Dev. Plan X X X X Future TM/CP OR SDP Needed X X X X X X All planning areas in Phases II and III will need future application approvals -18- Building elevations shall be required to be submitted for review for all standard single family planning areas. All residential planned unit development areas with smaller lot single family units will require the future submittal of building footprints, landscaping plans, elevations, floor plans, parking and recreation requirements as identified by the Planned Development Zone. As proposed, this tentative map meets all requirements of the Carlsbad Zoning Ordinance, Subdivision Ordinances and the State Map Act. The proposed lots will be adequate in size and shape to accommodate development permitted through the Master Plan and PC zone. However, because the new lots in Planning Areas 2, 10 and 11, created through the tentative map will not front on or gain access from a fully improved and dedicated public street, a non- residential planned unit development permit has been requested. Area 1 was also included. In order to meet City concerns, joint access, parking and drainage agreements will be required as conditions of approval. Staff believes that the internal circulation system will be adequate to accommodate traffic generated and provide access to these individual lots. As noted earlier in this report, the maximum number of dwelling units which could be developed within Phase I of this Master Plan without applying environmental or design constraints, would be 1,522 dwelling units. The overall density of Phase I is 3.23 du/ac. Development in Phase II will be at a density less then 3.10, with the Control Yield Densities applied. The density of both phases is 3.19 which will comply with the City's Control Yield Densities. In accordance, the proposed Phase I is consistent with the City's recently adopted growth control point. The overall density of Phase I is 3.23 du/ac (1,522 du's over 471 acres). As proposed, the Phase I tentative map generally complies with the grading and resource preservation policies of the underlying Local Coastal Programs. The project Environmental Impact Report (EIR 83-2(A)) identified that portions of the Phase I did not technically comply with the grading and resource preservation policies of the underlying Local Coastal Programs. The project has however, been redesigned to meet the intent of these policies. In order to ensure full project compliance with the grading, slope and resource preservation policies of the Local Coastal Programs, the tentative map (CT 85-35) has been conditioned prior to final map approval, that grading plans must be specifically reviewed to ensure that all steep slopes and sensitive habitats be preserved in open space. In addition, the mass grading shown on CT 85-35 is specifically not approved. Prior to final map approval, a phased grading plan shall be submitted for review by the City Engineer and Planning Director. -19- Overall, the Phase I tentative map as proposed complies with all of the development and design provisions of the City's Hillside Development Ordinance (21.95 of the Carlsbad Municipal Code). During negotiations with staff the project applicant has been willing to redesign the project whereby; (1) Development is kept outside of topographically steep areas, (2) Project wide grading volumes have been reduced to acceptable volumes, (3) Hillside sensitive architecture is incorporated throughout, (4) Necessary manufactured slopes are contoured, undulated and screened, and (5) The existing topography of this unique property has been preserved. There are certain areas of the project (Alga Road - a Circulation Element Road, and isolated ravines in the vicinity of the hotel site) where grading in excess of Hillside Standards is proposed. However, these areas are exempted from the provisions of the Hillside Ordinance per Section 21.95.090. Because of applicant redesign and the exceptions mentioned above, the project as proposed does not require any modifications to the Hillside Standards as described in Section 21.90.070. Non-Residential PUD/Site Development Plans/Condominum Permit - As indicated,a non-residential planned unit development,along with a site development plan is necessary for the development of planning areas 1,2, 10 & 11. A condoninum permit is required for Planning Area 9. The Planning Area "1" (171.5 acres) portion of Phase I is proposed for the development of an 18 hole championship golf course with putting greens, driving range, clubhouse (24,000 sq.ft.) and 360 space parking lot below grade of Pacific Rim Drive. The golf course has been designed to be located within the valleys of the property, whereby the adjacent natural tree groves and side slopes will be maintained in open space. The clubhouse has been setback a minimum of 175 feet from the lagoon's wetland boundary. In order to ensure that the clubhouse is not visually intrusive from La Costa Avenue, the clubhouse has been designed to (1) include adequate structure relief, (2) limit its height to 28 feet maximum, and (3) limit its structural length to 200 feet. Planning Area "2" (27.5 acres) will consist of a 254 suite main hotel, 144 conference suites with associated conference buildings, 90 hillside retreat suites, 72 hotel villas and associated restaurant, ballroom, banquet and other hotel retail facilities. In addition, this planning area will include a 671 -20- space parking structure, and at grade parking spaces, a hotel recreation area, and linear water feature. The resort hotel and facilities have been designed to terrace down a prominent hillside whereby a majority of the natural side slopes are maintained in open space. Planning Area "9" (32.5 acres) will consist of 100 multi-family residential condominiums developed in six and ten-plex structures. Each unit will have a two car garage. Each garage will have adequate space to comply with the storage requirements of the Planned Development Ordinance. Adequate guest parking will be provided at grade. Dwelling units will range in size from 1,298 square feet to 2,491 square feet. Two community recreation areas, each including a pool, spa and barbeque will be included within this planning area. Planning Area "10" (8.2 acres) consists of a community sports center. Uses will include a 30,000 square foot sports center with cafe, 12 tennis courts, a 50-meter pool and diving pool and a 360 space parking structure located beneath the tennis courts. This membership facility will be available for use by guests of the resort hotel and residents of the community. Planning Area "11" (2.4 acres) will include two restaurants with a maximum floor area of 17,380 square feet. The proposed restaurants will front on a major community water feature which extends from the main hotel southward along a natural drainage way and terminating within the 18th fairway of the golf course. A 123 space at grade parking lot will also be provided within this planning area. Residential Planned Unit Developments Planning Areas 4, 8 and 14 will include a 103, 75 and 52 small lot single family lots respectively. Staff has reviewed the master tentative map and planned unit developments for these areas and concludes that overall, the subdivision layout complies with the development standards of the Master Plan. However, since the projects are single family, the applicant has been conditioned to provide additional information regarding building footprints, guest parking spaces, recreation amenities, landscaping plan, building elevations and floor plans) for staff to be able to review these planned unit developments relative to compliance with the Planned Development Ordinance. Staff recommends approval of these applications, conditioned that the additional information be submitted for review prior to final map approval. Staff feels overall that the tentative map, condominium permit, planned unit development and site development plan meet the intent and standards in the Master Plan and that residential Planning Area "9" meets the standards of the Planned Development -21- Ordinance. With regard to the small lot single family planning Areas 4, 8 and 14, staff is recommending approval with the condition that some modification will take place to provide recreation areas per the Planned Development Ordinance. In the development of the Master Plan a number of issues arose which had to be solved. A discussion of the major issues regarding this project is attached as a memorandum to the Planning Commission dated October 9, 1987. E. Economic Report The Economic Report completed for this project as required of the PC zone is attached for Commission review. In summary, the report indicated a positive revenue flow to the City of Carlsbad. ATTACHMENTS 1) Planning Commission Resolution Nos. 2592, 2593, 2594, 2595 2596, 2604, 2605, 2606, 2607, 2608, 2698 and 2699 2) Location Map - Exhibit "A" 3) Vicinity Map - Exhibit "B" 4) Memo to Planning Commission from Planning Department, dated October 9, 1987 5) Table A 6) Background Data Sheet 7) Disclosure Form 8) Environmental Documents (Negative Declarations) 9) Master Plan - Exhibit "C" (previously distributed) 10) General Plan Amendment Map - Exhibit "D", dated November 4, 1987 11) EIR 83-2(A) (Previously Distributed) 12) Economic Report (Previously Distributed) 13) Exhibits "A-1" - "E-27", dated October 13, 1987 14) Zone 19 Local Facilities Management Plan 15) Summary of Local Coastal Program Amendments 16) Local Coastal Program Amendment LCPA 87-4 (LCPA 87-2A) 17) Local Coastal Program Amendment LCPA 87-5 (LCPA 87-2B) CDD:af -22- -.OCATION MAP- EXHIBIT A City of Carlsba RESIDENTIAL MULTI (4-8) PC(RLM) RESIDENTIAL LOW-MEDIUM (0-4) C-2 (RC) COMMERCIAL (N) EIR 83-2 (A) GPA/LU 85-2 CT 85-35 CP-323 SDP 86-2 HPI PUD-102 VICINITY MAP- EXHIBIT B EIR 83-2(Al GPA/LU 85-5 CT 85-35 CP-323 SOP 86-2 PUD-102 ATTACHMENT 4 MEMORANDUM DATE: OCTOBER 9, 1987 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT ISSUES - PACIFIC RIM COUNTRY CLUB AND RESORT The negotiations regarding this project between staff and the applicant were quite extensive. In that the subject property is so unique, staff has conducted a great deal of research to ensure that the ultimate development of this site will maintain the overall existing character of the property. Listed below are some of the major project issues and how they were resolved. Staff also includes recommendations for all issues that have not been agreed upon by the project applicant. relopinent within the The Master Plan originally included a proposal to develop a restaurant upon a 6 acre site within the lagoon wetlands at the southeast corner of the property. The project applicant felt that a restaurant use at this site would be viable in that it would allow for increased public access to and views of this attractive coastal resource area. Because of the sites location within the sensitive lagoon wetlands and because of the fact that site access would be relatively impossible without violating City driveway spacing policy, staff could not support the development of any use upon this property. In accordance, staff has eliminated this proposed use from the Master Plan. It is noted here that this property is designated for TS (Travel Service) uses on the General Plan. Staff feels that this designation is inappropriate and that the property should be redesignated for Open Space. For purposes of the Master Plan and proposed General Plan Amendment request, staff recommends that the existing 6 acres of TS use at this site be transferred to the hotel site to be used for recreational commercial acreage in order to support the proposed resort hotel and the increased commercial use north of the lagoon. Golf Course clubhouse Location During the planning process, staff has gone over numerous discussions with the project applicant regarding the appropriate location of the golf course clubhouse relative to the lagoon. The clubhouse is currently shown on the south side of Pacific Rim Drive on the conceptual land use plan. Staff originally took the position that Pacific Rim Drive along this portion of the lagoon should serve as the logical boundary for development. In other words, because of the sensitive visual and biological resources of Batiquitos Lagoon, all development should be located along the north side of this drive. The project applicant countered that based upon the design of the proposed golf course, the clubhouse would simply not fit on the north side of Pacific Rim Drive without causing major project redesigns. According to the applicant and the golf course design, the course as proposed is by far and away the best of all alternatives reviewed. The applicant also indicated that the clubhouse and adjacent golf fairways 1 and 18 will be located outside of the 100' lagoon wetland buffer zone and would therefore, not significantly affect the resources of the lagoon. The EIR indicates that the clubhouse at its location south of Pacific Rim Drive would present a momentary visual intrusion to passerby on Pacific Rim Drive and La Costa Avenue but this is not regarded as a significant impact. It is also noted here that the clubhouse architecture will include adequate relief and the structure will be limited to a maximum of 28' in height. In accordance, staff has agreed to support the clubhouse. Staff has also conditioned that the golf clubhouse be open to the public in perpetuity as the applicant argued that locating the clubhouse south of Pacific Rim Drive would provide the public with a greater opportunity to appreciate the lagoon. to the During the project review process the project applicant and City staff have met on several occassions with the adjacent property owners, within the Spinnaker Hills project. The Spinnaker Hills residents' primary concern was associated with potential visual, traffic and noise impacts associated with the location of Pacific Rim Drive in the vicinity of their properties. In accordance with their concerns expressed, the original road alignment and Planning Area 29 (immediately south of Spinnaker Hills) have been redesigned to respond to the residents' concerns. The new redesign will move Pacific Rim Drive further away (350 feet at its closest point) from the Spinnaker Hills residences, thereby preserving an adjacent natural drainageway in Open Space. In addition, Planning Area 29 has been redesigned to incorporate compatible, 7,500 square foot single family residences immediately to the south of Spinnaker Hills, further separating the proposed Pacific Rim Drive from the Spinnaker Hills residences. All proposed structures shall maintain a minimum horizontal setback of 80 feet from the adjacent Spinnaker Hills lot lines. The major citizens group in Spinnaker Hills has indicated their support of these changes. Staff feels that the project applicant has adequately responded to the Spinnaker Hills residents identified project concerns . The Ni™fr>eT" of Standard Single Family Homes within the Project Area In accordance with staff's concerns expressed over the predominance of multifamily and small lot (less than 7,500 square feet) single family dwelling units over the property, the Master Plan has been revised to increase the maximum potential number of this product type of 364 other small lot single family dwelling units. It is also important to note that multifamily or small lot product types are generally more suited to sites with topographic and other constraints whereby large areas of open space can be preserved. Nevertheless staff feels that a land use plan which includes a more equitable mix of residential land uses, is more in line with the project intent to create a truly balanced community. In accordance staff generally supports the proposed residential land use mix. Project Redesign Relative to Impacts Identified in the EIR The EIR for the proposed Master Plan project identified several residential Planning Areas (PA 13, 14, 15, 26, 28, 30 and 32) which would require redesign to mitigate identified environmental impacts. In accordance, these planning areas have been redesigned to respond to the identified environmental concerns. Provisions (special setbacks, design guidelines and other development standards) have been included within the Master Plan to ensure that future development of these Planning Areas upon the subject property are consistent with the recommendations of the EIR and do not result in project associated environmental impacts. In addition, provisions have been included within the Master Plan to require that all development comply with the grading slope and biological resource preservation policies of the Local Coastal Program. As evaluated in EIR 83-2(A), the project as originally proposed was not in compliance with the density policies and some of the slope and resource preservation policies of the underlying Mello I, Mello II and future East Batiquitos Lagoon/HPI Local Coastal Programs. Specific planning areas of the conceptual master development plan have since been redesigned to pull the majority of development out of identified slope and/or sensitive coastal resource areas. In addition, provisions have been included within each planning area of the Master Plan text to require that any development shall be required to comply with the slope and resource preservation policies of the underlying Local Coastal Program and subsequent coastal permit. Any application for development shall require a slope analysis/biological resource map to be submitted during the site development plan review. With regard to the proposed projects noncompliance with the Local Coastal Program density guidelines covering the property, the project applicant will be required to process Local Coastal Program Amendment requests. The proposed project was planned based upon the densities allowed under the City's General Plan. Each specific planning area of the Master Plan was planned based upon the opportunities and constraints of the property. In other words, steep slopes and sensitive habitat areas, where identified, have been generally maintained in open space. In view of the project's overall compliance with the intent of the Local Coastal Programs, slope and sensitive resource preservation policies, and because the City's General Plan has a considerably longer history than the more recent coastal land use designations, staff feels that there are adequate justifications to recommend approval of the proposed project. Master Plan Consistency with the City's Recently Adopted Growth Control Points The subject Pacific Rim Country Club and Resort Master Plan has been going through review and processing at the City for in excess of two years. Initially the project applicant was requesting approval of over 5,500 dwelling units. That number had been revised downward by staff to 3500 dwelling units in accordance with the maximum that the existing General Plan would allow. Staff feels that this number of dwelling units could be sensitively developed over the subject property and in accordance staff is willing to recommend approval of this maximum (3,500) number of dwelling units. Since the adoption of the City's Growth Management Ordinance, the applicant, although not supporting the reduction, has been willing to reduce the number of dwelling units over the site to 2,836 to comply with the City's Growth Management Control Yield Densities. However, the project applicant would also like to identify through the Master Plan text that should any additional building permits within the southwest quadrant of the City become available over time, this project would be allowed to apply for them up to the maximum of 3,500 dwelling units. Staff is supportive of this request and has included provisions within the Master Plan, as this concept is provided for under Council policy. CDD/arb TABLE A MMCIMJM CONCEPTUAL LAND USE SUMftRY PLAN AREA 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 29 30 31 32 PHASE I I I I I I I I I I I I I I I I II II II II II II II II II II II H II II II II , LAND USE COIF COURSE RESORT H3TEL SDGLE FAMILY SDGLE FAMILY MILTIPLE FAMILY ELEMENTARY SCHOOL MJLTIPLE FAMILY SDGLE FAMILY MILTIPLE FAMILY SPORTS CENTER RESTAURANTS MILTIPLE FAMILY SDGLE FAMILY SDGLE FAMILY MILTIPLE FAMILY MILTIPLE FAMILY MJLTIPLE FAMILY MILTIPLE FAMILY MILTIPLE FAMILY MULTIPLE FAMILY MJLTIPLE FAMILY MILTIPLE FAMILY NQGHBORHDOD SttPPDG CENTER SDGLE FAMILY SDGLE FAMILY MILTIPLE FAMILY SINdf* fTy^LLuL SDGLE FAMILY SDGLE FAMILY MJLTIPLE FAMILY OPEN SPACE PARK ., ACRES 171.5 27.5 5.4 22.8 23.8 12.4 30.3 27.3 32.5 8.2 2.4 26.1 66.5 20.9 22.2 8.2 24.7 19.5 9.3 6.8 25.9 29.0 13.5 54.0 18.2 75.2 21.2 34.5 44.0 69.5 387.0 34.5 BUUDDG NO. OF AREA UNITS SQ. FT. GROWTH CONTROL 24,000 27 103 189 240 75 100 33,375 20,000 351 72 52 192 121 195 62 74 34 90 97 120,000 193 48 169 54 74 89 135 DQOS1Y NO. CF POTENTIAL DU/fcC UNITS IF fmHLTTKO UNDER 21.90 5.4 4.5 7.9 7.9 2.7 3.1 13.4 1.1 2.5 8.2 14.9 7.9 255 3.1 122 7.9 100 5.0 54 3.5 239 3.4 3.6 2.6 2.2 344 2.5 2.1 2.0 1.9 309 EENSnY DO/AC 10.32 6.2 10.75 7.9 9.2 4.5 4.4 H H > OI2mz.-\ TOTAL 1374.8 2,836 3.19 3,500 3.9 Excludes 27.2 Acre Utility Cbrridors BACKGROUND DATA SHEET CASE NO: LFMP 87-19/EIR 83-2(A)/GPA/LU 85-2/LCPA 87-4 (LCPA 87-2A)/LCPA 87-5 (LCPA 87-2B)/MP-177/CT 85-35/CP-323/PUD-102/PUD-103/PUD-104-PUD-T05" SDP 86-2 APPLICANT: PACIFIC RIM COUNTRY CLUB AND RESORT REQUEST AND LOCATION: Request for Certification of an EIR and approval of a GPA and MP for a 1,402 acre site, located immediately north of La Costa Avenue between 1-5 and El Camino Real. The approval of a TM for Phase I, CP, non- residential PUD for Planning Areas 1, 2, 9, 10 and 11 of Phase I, SDP is also requested. __^_ LEGAL DESCRIPTION: Portions of Sections 22, 26, 27, 28, 33, 34 and 35 in Township 12 South, Range 4 West, San Bernardino Meridian in the City of Carlsbad, County of San Diego, State of California. Acres 1,4-02 Proposed No. of Lots/Units See Master Plan GENERAL PLAN AND ZONING Land Use Designation RLM, RM, RMH, RC, TS, OS Density Allowed 4.8 du/ac/3.17 du/ac Density Proposed 4.8/3.17 Existing Zone PC Proposed Zone PC Surrounding Zoning and Land Use: Zoning Land Use Site PC Vacant North PM, County Birtcher Pacific Bus. Park South County La Costa Avenue East R-1, County Seaport West OS, LC, R-1 Spinnaker Hills PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's Public Facilities Fee Agreement, dated October 16, 1987 ENVIRONMENTAL IMPACT ASSESSMENT X Negative Declaration, issued October , 1987 _X E.I.R. Certified, dated Other, DISCLOSURE FORM APPLICANT: Hpl DEVELOPMENT COMPANY Name (individual, partnership, joint venture, corporation, syndication) FT Pam-inn Roal - farlghari P.A Q?nft _Business Address (619) 436-0907 Telephone Number AGENT: VTN ENGINEERING - CARLSBAD Name 5355 Avenida Encinas - Suite 203 - Carlsbad, CA 92008 Business Address (619) 931-1022 Telephone Number MEMBERS: W.H. Hunt Name (individual, partner, joint Home Address venture, corporation, syndication) 7707 El Camino Real - Carlsbad, CA 92008 Business Address (619) 436-0907 Telephone Number Telephone Number N.B. Hunt Name Home Address 7707 El Camino Real - Carlsbad, CA 92008 Business Address (619) 436-0907 Telephone Number Telephone Number (Attach more sheets if necessary) The applicant: is required to apply for Coastal Commission Approval if located in the Coastal lone. I/We declare under penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct and may be relied upon as being true and correct until amended. HPI Development Co. {, Owner, Partner D. L. Cleirens 2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859 PLANNING DEPARTMENT m&$lJm (619)438-1161 NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: The project is located immediately north of La Costa Avenue between 1-5 and El Camino Real. PROJECT DESCRIPTION: Thie project CT 85-35/CP-323/Non- residential PUD-102/SDP 86-2 will include 329 single family lots, a potential for 1,093 multi-family dwelling units, a 173.6 acre, 18 hole golf course, a 27.5 acre 560 suite resort hotel, 100 residential condominiums, an 8.2 acre community sports center, a 2.4 acre restaurant site (20,000 sq. ft.), and a 12.4 acre school site. An Environmental Impact Report (EIR 83-2(A)) has already been prepared for certification for the Pacific Rim Country Club and Resort Master Plan. Mitigation measures recommended within this EIR have been incorporated into this projects design The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. DATED: October 16, 1987 MICHAEL J. HOEZMIL CASE NO: CT 85-35/CP-323/ Planning Director PUD-102/SDP 86-2 APPLICANT: Pacific Rim Country Club & Resort PUBLISH DATE: October 16, 1987 2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859 PLANNING DEPARTMENT W>O/ JM (619). 438-1161 City of Cartebab NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: The project is located immediately north of La Costa Avenue between 1-5 and El Camino Real. PROJECT DESCRIPTION: This project CT 85-35/PUD-103/PUD-104/PUD- 105 will include 230 small lot single family dwelling units. An Environmental Impact Report (EIR 83-2 (A)) has already been prepared for certification for the Pacific Rim Country Club and Resort Master Plan. Mitigation measures recommended within this EIR have been incorporated into this projects design. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department . A copy of the Negative Declaration with supportive documents is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. DATED: October ie, 198? MICHAEL J. HOLZMLLER CASE NO: CT 85-35/PUD-103/ Planning Director PUD- 104/ PUD- 10 5 APPLICANT: Pacific Rim Country Club and Resort PUBLISH DATE: October 16, 1987 2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859 PLANNING DEPARTMENT Wf^^M (619)438-1161 City of Cartebab NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: City of Carlsbad Local Facilities Management Plan Zone 19 (1,572 acres) is located north of La Costa Avenue between 1-5 and El Camino Real. PROJECT DESCRIPTION: The plan for Local Facilities Management Plan for Zone 19 provides a detailed description and analysis of how this area of the City will develop from its current status to buildout. The plan also demonstrates how and when each facility and improvement will be constructed in order to accommodate development within the Zone (phasing) . The plan also provides a complete description of how each facility and improvement will be financed when mitigation is necessary. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the Guidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant impact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department . A copy of the Negative Declaration with supportive documents is on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, California 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. DATED: October 2, 1987 MICHAEL J. CASE NO: tFMP 87-19 Planning Director APPLICANT: HPI DEVELOPMENT PUBLISH DATE: October 2, 1987 EXISTING ATTACHMENT 10 EXHIBIT D 11-4-87 PROPOSED MAX. du's/CONTROL DENSITY YEILD 2836 MAX. du's WITHOUT CONTROL POINT »*» MAX. (N) ACREAGE 13.5 ~*'«— MAX. (RC) ACREAGE 38 RLM/RM/OS/RC/N ATTACHMENT 15 SUMMARY Proposed Local Coastal Plan Amendments - Mello I and East Batiquitos Lagoon/Hunt Properties. MKLLO I This amendment proposes to modify the "P.ancho La Costa" properties section of the document (now a portion of the Pacific Rim Site - Hunt Properties) to allow mixed residential and commercial uses with residential intensity consistent with the Carlsbad General Plan. The land use policy section of the existing Mello I segment requires that residential densities for Rancho La Costa (Hunt) be computed on the basis of slope, with the steeper the slope the less the allowable density. These density provisions would allow approximately 1100 units on that portion of the Hunt Property that is regulated by the Mello I segment. In addition, Mello I only provides for residential development (i.e., there is not any land designated for commercial or other uses). The City is presently processing the Pacific Rim Master Plan (Hunt), a large portion of which is regulated by the Mello I Local Coastal Plan. The Master Plan as currently proposed, would develop a mix of commercial and residential uses. Moreover, the Master Plan is proposing a residential intensity consistent with the City's General Plan (approximately 3000 units for the Mello I area). Since the Master Plan does not conform to the Mello I Local Coastal Plan, it could not be approved v/ithout either extensive revisions or an amendment to the land use policies of Mello I. The original land use policies of Mello I were based on allowing a very low density residential development that would be compatible with surrounding "permanently" preserved agriculture. However, the City's 1985 Local Coastal Plan amendments eliminated permanent agriculture and provided mitigation options for the complete conversion of agricultural lands. Furthermore, all mitigation options now allow development consistent with the intensity and use provided by the City's General Plan. If the surrounding agricultural lands (in Mello II) as well as those on the Hunt property are allowed to develop at the City's General Plan intensity, then it is appropriate from a land use compatibility standpoint to allow the remaining portion of the Mello I property to develop at the General Plan intensity. The proposed Mello I amendment only deals with land use intensity. The other LCP regulations such as those that prohibit the grading of steep slopes or the protection of environmentally sensitive habitats will not be modified. Furthermore, the ultimate land use intensity will be regulated by the Master Plan which is subject to both City and Coastal Commission approval. East Batiquitos Lagoon/Hunt Properties LCP Segment This amendment actually provides a new Local Coastal Plan "segment" over an area not previously within the Carlsbad Local Coastal Plan jurisdiction. The area covered by this Local Coastal Plan amendment was annexed to the City in February 1985. This includes the portion of the Pacific Rim site (north shore of Batiquitos Lagoon), Green Valley, and Batiquitos Lagoon east of 1-5 . The proposed Local Coastal Plan segment is the final remaining segment necessary to complete citywide Local Coastal Plan coverage. The segment provides for the restoration of Batiquitos Lagoon consistent with a Batiquitos Lagoon Enhancement Plan that will be subject to City Council approval. It also provides for the development of the lagoon's north shore based on a Master Plan approved by the City Council. In addition, it provides for the improvement of La Costa Avenue consistent with the City's Circulation Element (as modified due to environmental constraints). Finally, the segment would preserve the riparian corridor in Green Valley and allow development there consistent with the provisions of the City's Coastal Agriculture Overlay Zone (i.e., conversion to urban uses only through proper mitigation). GW: ad -2- ATTACHMENT 16 CARLSBAD MELLO I LOCAL COASTAL PROGRAM AMENDMENT PACIFIC RIM MASTER PLAN AREA (Previously Rancho La Costa) INTENT The purpose of the proposed amendment is to update the existing Local Coastal Program (land use plan) to better reflect land use policies of the Carlsbad General Plan. The amendment is designed to permit land use specifically designated by a Master Plan which is being prepared with strict adherence to the residential land use requirements of the Carlsbad General Plan and the Planned Community Zone. All coastal policies will be implemented by the Master Plan. On October 24, 1985, the California Coastal Commission certified a request by the City to amend the Mello I and Mello II area LCP's. Part of the amendment provided for conversion of land identified previously for "permanent" agricultural land use. The Carlsbad plan provides a number of methods to mitigate the impact of conversion of non-prime agricultural lands, but created a need for identification of land uses other than agricultural and associated low-density rural surrounding uses within the Pacific Rim site (referred to in the Mello I LCP as Rancho La Costa properties). The proposed amendment reflects the residential density established by the City of Carlsbad General Plan. The existing Mello I Land Use Plan requires planning for the Pacific Rim site through the comprehensive master plan approach. This planning effort has been undertaken by the City and property owner. Coastal Act and LCP resource protection policies will be implemented through the master plan process. By means of the Master Plan, all coastal onsite resources will be protected consistent with the original LCP. This amendment will also allow residential development in a manner which is consistent with balancing resource protection and development potential as reflected by Carlsbad General Plan residential land use density requirements. The amendment will also allow General Plan Amendments to accommodated the commercial aspects of the proposed Pacific Rim Resort. MODIFICATIONS MELLO BILL I -- LAND USE -- Rancho La Costa SECTION ACTION Policy 1, Max. density of devel. Policy 2, Ag./Planned Devel. Policy 3, Drainage, Erosion Cont, Policy 4, Buffer/Open Space Policy 5, Parking/Siting Policy 6, Environ. Impact Report Delete, replace with proposed wording No Change No Change No Change No Change No Change MELLO I LCP SEGMENT 4. RANCHO IA COSTA (Hunt Properties) Policy 1 - Maximum Density of Development (Existing Wording to be replaced with proposed wording) 1. Agricultural Land shall result in an allowable development intensity of 1 dwelling unit per ten acres; 2. All slopes greater than 25 percent shall result in an allowable development intensity of 1 dwelling unit per ten acres; 3. All slopes greater than 20 percent but less than 25 percent shall result in a development intensity of 1 dwelling unit per five acres; 4. All slopes greater than 15 percent but less than 20 percent shall result in a development intensity of 1 dwelling unit per acre; 5. All slopes greater than 10 percent but less than 15 percent shall result in a development intensity of 2 dwelling unit per acre; 6. All areas with a slope of less than 10 percent shall result in a development intensity of 6 units per acre. RANCHO LA COSTA Policy 1 — Land Uses (Proposed Wording) 1. Development of the property may occur only under the provisions of a Master Plan, and shall be subject to the requirements of Policy 2 "Agriculture/Planned Development". 2. The land uses allowed by the Master Plan shall be compatible with the City of Carlsbad General Plan as amended to provide a combination of residential, commercial (including visitor serving) and open space uses. 3. Residential density permitted through the Master Plan shall not exceed that allowed by the City of Carlsbad General Plan. 4. All land uses and intensity of use shall be compatible with the protection of sensitive coastal resources. 5. Land use intensity shall be consistent with that allowed by the Carlsbad Growth Management Ordinance (Chapter 21.90, Carlsbad Municipal Code). ATTACHMENT 17 EAST BATIQUITOS LAGOON/HUNT PROPERTIES LOCAL COASTAL PROGRAM (LCP) Land Use Plan This Local Coastal Program creates a new segment of the Carlsbad Local Coastal Program by addressing the Properties within the City of Carlsbad's coastal zone - outside the Mello I and Mello II areas. The subject geographical area is east of Interstate 5 and generally includes the north shore of the Batiguitos Lagoon, Batiquitos Lagoon, and Green Valley. The area was, prior to annexation into the City of Carlsbad in 1984, part of the San Dieguito LCP. A. Land Use Categories Sub-areas (See Map A.) 1. North Shore Batiquitos Lagoon (outside the wetland boundary). All non-agricultural land use and development is subject to the provisions of the Pacific Rim Master Plan as adopted by Carlsbad City Council Ordinance No. and as approved or modified by the California Coastal Commission. No development inconsistent with the Master Plan shall be permitted. To the extent that there are inconsistencies between the Master Plan and this LCP the most restrictive requirements shall prevail. It is understood that sub-area no. 1 is part of a larger holding on the north shore owned by Hunt Properties or its successors in interest. These other contiguous properties are included in the Mello I and Mello II segments of the Carlsbad LCP. All contiguous north shore properties including the lagoon which are owned by Hunt Properties or its successors shall be the subject of a single master plan. a. Land Uses Permitted Pursuant to a Master Plan Uses permitted by the Master Plan shall be consistent with those allowed by the Carlsbad General Plan. In general, the Master Plan and Carlsbad General Plan allow for a combination of residential, commercial, and open space uses. Specifically, the uses shall be as follows: 1) Residential - the Mesa (Planning Area 30) shall be designated Residential Medium Page 2 Density (RM 4-8 du/ac) but constraints to development permit a maximum of 135 du. All other residential areas subject to this LCP segment are designated Residential Low-Medium density (RLM 0-4 du/ac). 2) Commercial - Portions of Planning Areas 10 and 11 that are subject to this plan are designated Recreation Commercial (RC) . In addition to the uses permitted under this designation, other uses may include restaurants. 3) Open Space - Portions of Planning Area 1 are designated Open Space (OS). In addition to uses permitted under this designation, other uses may include public and/or private golf course plus accessory uses such as clubhouse facilities. Uses in this open space area shall be designed so that there will be no significant adverse impacts on environmentally sensitive habitats. Also designated for open space is the lagoon wetland and a buffer (transition habitat) (Planning Areas 31A and 3IB) . The only uses allowed within the wetland shall be consistent with Section 30233 (Public Resources Code - See discussion in Policy C-l below) . The only uses allowed within the wetland buffer is lateral public access trail system consistent with the Batiquitos Lagoon Enhancement Plan prepared by the California Coastal Conservancy. The trail shall be designed so as to limit access to sensitive wetlands areas. 2. Batiquitos Lagoon The lagoon wetland area as determined by California Department of Fish and Game (CDFG) and the U.S. Fish and Wildlife Service (FWS) is designated Open Space (OS) with a Special Treatment Area Overlay. The general boundaries are shown on Exhibit . The precise wetland boundaries as determined by the above agencies are depicted on a map on file in the Carlsbad Planning Department. 3. Green Valley (Approximately 280 acres) Page 3 The area south of La Costa Avenue and west of El Camino Real is designated for a combination of uses as follows: a. Riparian Corridor of Encinitas Creek (approximately 40 acres) designated Open Space (OS) with a Special Treatment Overlay. 1) Steep Slopes - Slopes 40% or greater are designated Open Space (OS) and constrained from development. Slopes 25% to 40% may also be constrained from development. (See Grading Section.) b. Upland (approximately 240 acres) is designated for a combination of Residential (Medium High Density - RMH - 9-15 du/ac), Commercial (C), and Office (O) uses. Development of the entire 280 acres of Green Valley shall be pursuant to a Master Plan which is consistent with the uses allowed by the Carlsbad General Plan. B. Agriculture/Planned Development Prior to the approval (by Carlsbad and the Coastal Commission or its successor) of a master plan for either Sub-area No. 1 (northshore) or Sub-area No. 3 (Green Valley) the uses permitted on either sub-area shall be consistent with those allowed by the Mello II LCP Segment Policy 2-1C (Permitted Uses on Agricultural Lands). Conversion of these non-prime agricultural lands to urban uses pursuant to the approved master plan(s) shall be consistent with the Coastal Act Section 30171.5 (Public Resources Code) which requires a mitigation fee. Development pursuant to the approved master plan(s) shall be consistent with the provisions of the Carlsbad Planned Community Zone with the additional requirement that all development as defined by the Coastal Act shall require approval of a Coastal Development Permit. C. Environmentally Sensitive Habitats The environmentally sensitive habitats (wetlands, riparian areas, and areas greater than 25% slope) shall be preserved as open space with the following additional requirements: 1. Batiquitos Lagoon Special Treatment Overlay - The wetlands as defined and determined by CDFG and Page 4 FWS shall be constrained from development. Pursuant to Section 30233(C) (Public Resources Code) any alteration of the wetlands shall be limited to minor incidental public facilities, restorative measures, and nature studies. Furthermore, any alteration of the wetlands must be approved by the City of Carlsbad and the Coastal Commission. The latter because it will retain Coastal Development Permit jurisdiction. In addition, any wetland alteration will require federal approval through an Army Corps of Engineers (COE) permit. 2. Wetlands Buffer - The lagoon Special Treatment Overlay shall include a buffer area outside the wetlands boundary as mapped by CDFG and FWS. The buffer shall be of sufficient width (minimum 100 feet unless approved by the Coastal Commission or its successor as part of a Coastal Development Permit) so as to provide a transition habitat as well as provide a protective area to reduce possible disruptive impacts to the lagoon's wildlife and habitats. No development shall occur within the wetlands buffer except for the lateral public access trail described in Policy A1C above. 3. Green Valley Riparian Corridor - The riparian corridor (approximately 40 acres) shall be constrained from all development. Any alteration of the riparian corridor shall be limited to the following and shall require Carlsbad approval, a Coastal Development Permit, Stream Alteration Agreement, and COE permit: a. Access - A maximum of two (2) crossings shall be permitted to provide access to the developable portions of Green Valley. The access crossings shall be designed to minimize adverse impacts to the habitat value of the riparian corridor. b. Flood and sediment control projects - shall be allowed provided there are no less environmentally damaging feasible alternatives and/or public health, safety, and welfare or protection of the lagoon is found to be a mutually exclusive higher priority. 4. Steep Slopes - Slopes 40% or greater shall be constrained from development. Slopes 25% to 40% may be constrained from development. (See Grading and Erosion Control below.) Page 5 The above environmentally sensitive areas shall be protected from any significant disruptive impacts through fee dedication of the wetlands and recordation of open space easements over the lagoon buffer, riparian corridor, and steep slopes. D. Grading and Erosion Control 1. Batiquitos Lagoon is the primary coastal resource within the subject area and warrants stringent controls on upstream development activities. Downstream impacts of possible erosion and sedimentation, due to development must be limited to insignificant levels. Many slope areas on the property contain sensitive vegetation and support a variety of wildlife species. Slope areas also pose possible geologic hazards and require close development review. 2. Any development proposal that affects slopes 25% inclination or greater, shall be required to prepare a slope map and analysis for the affected slopes. The slope mapping and analysis shall be prepared during the CEQA environmental review on a project-by-project basis and shall be required as a condition of a coastal development permit. 3. Under the Master Plan requirements, any development shall conform to the following additional standards: a. For those slopes mapped as possessing endangered plant/animal species and/or coastal sage scrub and chaparral plant communities, the following shall apply: 1) Slopes of 25% grade and over shall be preserved in their natural state, unless the application of this policy would preclude any reasonable use of the property, in which case an encroachment not to exceed 10% of the steep slope area over 25% grade may be permitted. For existing legal parcels, with 25% grade, encroachment shall be permitted, however, any such encroachment shall be limited so that at no time is more than 20% of the entire parcel (including areas under 25% slope) permitted to be disturbed from its natural state. This policy shall not Page 6 apply to the construction of roads of the City's Circulation Element or the development of utility systems. Uses of slopes over 25% may be made in order to provide access to flatter areas if there is no less environmentally damaging alternative available. 2) No further subdivisions of land or utilization of Planned Unit Developments shall occur on lots that have their total area in excess of 25% slope unless a Planned Unit Development is proposed which limits grading and development to not more than 10% of the total site area. 3) Slopes and areas remaining undisturbed as a result of the hillside review process, shall be placed in a permanent open space easement as a condition of development approval. The purpose of the open space easement shall be to reduce the potential for localized erosion and slide hazards, to prohibit the removal of native vegetation except for creating firebreaks and/or planting fire retardant vegetation and to protect visual resources of importance to the entire community. b. For all other 25% and over slope areas, the City Council may allow exceptions to the above grading provisions provided the following mandatory findings to allow exceptions are made: 1) A soils investigation conducted by a licensed soils engineer has determined the subject slope area to be stable and grading and development impacts mitigable for at least 75 years, or life of structure. 2) Grading of the slope is essential to the development intent and design. 3) Slope disturbance will not result in substantial damage or alteration to major wildlife habitat or native vegetation areas. 4) If the area proposed to be disturbed is predominated by steep slopes and is in Page 7 excess of 10 acres, no more than one third of the total steep slope area shall be subject to major grade changes. 5) If the area proposed to be disturbed is predominated by steep slopes and is less than 10 acres, complete grading may be allowed only if no interruption of significant wildlife corridors occurs. 6) Because north-facing slopes are generally more prone to stability problems and in many cases contain more extensive natural vegetation, no grading or removal of vegetation from these areas will be permitted unless all environmental impacts have been mitigated. Overriding circumstances are not considered adequate mitigation. c. Drainage and runoff shall be controlled so as not to exceed at any time the rate associated with property in its present state, and appropriate measures shall be taken on and/or offsite to prevent siltation of lagoons and other environmentally sensitive areas. d. The appropriate erosion control measures shall be installed prior to onsite grading. e. All undeveloped slopes shall be placed in open space easements as a condition of development. f. A site specific technical report shall be required addressing the cumulative effects of developing each sub-watershed and recommending measures to mitigate both increased runoff and sedimentation. It shall be reviewed and prepared according to the Model Erosion Control Ordinance contained in the Master Drainage Plan, with the additions and changes adopted herein. g. Mitigation measures tailored to project impacts and consistent with the control of cumulative development shall be implemented prior to development in accordance with the following additional criteria: 1) Submittal of a runoff control plan designated by a licensed engineer qualified in hydrology and hydraulics, Page 8 which would assure no increase in peak runoff rate from the developed site over the greatest discharge expected from the existing undeveloped site as a result of a 10 year frequency storm. Runoff control shall be accomplished by a variety of measures, including, but not limited to, onsite catchment basins, detention basins, siltation traps, and energy dissipators and shall not be concentrated in one area or a few locations. 2) Detailed maintenance arrangements and various alternatives for providing the ongoing repair and maintenance of any approved drainage and erosion control facilities. 3) All permanent runoff and erosion control devices shall be developed and installed prior to or concurrent with any onsite grading activities. 4) All grading activities shall be prohibited within the period from October 1st to April 1st of each year. 5) All areas disturbed by grading, but not completed during the construction period, including graded pads, shall be planted and stabilized prior to November 1st with temporary or permanent (in the case of finished slopes) erosion control measures and native vegetation. The use of temporary erosion control measures, such as berms, interceptor ditches, sandbagging, filtered inlets, debris basins, and silt traps shall be utilized in conjunction with plantings to minimize soil loss form the construction site. Said plantings shall be accomplished under the supervision of a licensed landscape architect and shall consist of seeding, mulching, fertilization, and irrigation adequate to provide 90% coverage within 90 days. Planting shall be repeated, if the required level of coverage is not established. This requirement shall apply to all disturbed soils, including stockpiles. Page 9 E. Landscaping In order to guard against introduction of any species which are inherently noxious to or incompatible with adjacent lagoon habitat, drought tolerant plans and native vegetation shall be used in areas of close proximity to the wetland, to the maximum extent feasible. Landscaping adjacent to structures should provide an effective screen of urban development. F. Scenic and Visual Qualities The scenic and visual qualities of the area are of great value to the region. Again, the focal point for these qualities is Batiquitos Lagoon. The viewshed to the lagoon and from the lagoon shoreline are important resources. Many of the requirements previously established by this document address visual quality components, such as: - setbacks preservation of slope areas preservation of lagoon and riparian habitats enhancement of the lagoon environments controlled grading 1. In addition to these provisions, the following shall be provided to further address the important scenic and visual character of the area: a. La Costa Avenue should be established as a scenic corridor pursuant to the City of Carlsbad General Plan Scenic Highway Element. b. Scenic corridor status shall be pursued for any public roadway to be established along a part or the entire lagoon north shore. c. Existing, mature, healthy vegetation such as eucalyptus stands, shall be preserved where possible. d. Offsite signing along public roadways shall be prohibited. e. If a Master Plan is pursued for the property, the provisions of the City of Carlsbad Scenic Preservation Overlay Zone should be utilized where appropriate. Page 10 f. View points shall be established along the north and south shore areas (if and where environmentally sound and physically possible) to provide varied visual access to the lagoon. g. View points should offer a mix of accessibility for pedestrian, bicycle, and motor vehicles. G. Public Access La Costa Avenue is designated a major arterial providing coastal access from inland areas to the east. Construction of La Costa Avenue to major arterial standards shall be designed so as to limit environmental impacts. Any road construction that involves wetlands impacts shall require a Coastal Development Permit issued by the Coastal Commission. Wetlands impact mitigation shall be a condition of the permit. A public access trail system along the north shore of Batiguitos Lagoon shall be required as a condition of Master Plan approval for Sub-Area No. 1. The trail shall be conveyed to an appropriate agency or non-profit organization (subject to Carlsbad approval) through a recorded open space easement. Public access along the south shore shall be provided as part of La Costa Avenue improvements. Access shall include but not be limited to a pedestrian walkway and bicycle lane along the entire south shore length covered by this LCP segment. Lagoon accessways and overlook areas along the north shore shall be provided. The responsibility for construction and maintenance of such facilities shall be with the developer as a condition of any permit approval unless otherwise specified in the Batiquitos Lagoon Enhancement Plan (on file with the City of Carlsbad) . Such accessways shall be preserved for public use by requiring appropriate offers of entitlement of those areas as a condition of the implementation of the Batiquitos Lagoon Enhancement Plan. The accessways shall not adversely impact environmentally sensitive habitats. H. State Lands Commission Review 1. Prior to issuance of a coastal development permit, permittee shall obtain a written determination from the State Lands Commission that: Page 11 No State Lands are involved in the development, or State Lands are involved in the development and all permits required by the State Lands Commission have been obtained, or State Land may be involved in the development, but pending a final determination an agreement has been made with the State Lands Commission for the project to proceed without prejudice to that determination. 7-86 HUNT PROPERTIES/EASTERN BATIQUITOS LAGOON LCP SEGMENT Map A EXHIBIT 1 EXHIBIT 2 __y „ - • • .•w/t-*£*:;.-'c':r A/;V^- (^i^^-d^-- >v*-'^ . x~* — » _ _ - .1 rt ~~ -^-^. * -35K% 73 LEGEND MELLO I LCP MELLO II LCP ( 1 CALIFORNIA COASTAL ZONE I 1 LOCAL COASTAL PROGRAM JUR 1ST I CTION A L BOUNDARIES PERTAINING TO HUNT PROPERTIES EXHIBIT 3 PORTION OF THE PACIFIC RIM MASTER PLAN REGULATED BY THE EAST BATIQUITOS LAGOON/ HUNT PROPERTIES LCP SEGMENT i u S ' ' N MI 4 N S 6 "* HIM CCXsnv OLB »NO «£SO«T \ 1000 2000 3000 BATIQUITOS LAGOON ENHANCEMENT PLAN LAND OWNERSHIPFIG. F m PROPERTY LINE WETLAND BOUNDARY 1 CA. STATE DEPT., PARKS & RECREATION 2. SAMMIS PROPS. 3 SAVAGE 4 HUNT PROPS., INC. 5. MURPHY 6. MITSUCHI 7. COMMUNITY BANK 8. LEUCADIA CO. WATER DISTRICT 9. CA. STATE DEPT.,1 FISH & GAME [jjj