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HomeMy WebLinkAbout2000-06-07; Planning Commission; ; EIR 97-01| CUP 97-07| CDP 97-25| HDP 97-08| SUP 98-02 - CARLSBAD MUNICIPAL GOLF COURSEThe City of Carlsbad Planning DeparJ:t1nt A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: June 7, 2000 ItemNo. (D Application complete date: August 18, 1997 Project Planner: Christer Westman Project Engineer: Jeremy Riddle SUBJECT: EIR 97-01/CUP 97-07/CDP 97-25/HDP 97-08/SUP 98-02 -CARLSBAD MUNICIPAL GOLF COURSE -Request for certification of an Environmental Impact Report and approval of CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program; and approval of a Conditional Use Permit, Coastal Development Permit, Hillside Development Permit, and Special Use Permit for the development of an 18 hole championship golf course with clubhouse, practice facilities, and pads for future industrial/golf related development on approximately 397 acres located north of Palomar Airport Road, east and west of College Boulevard in Local Facilities Management Zones 5 and 8. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4772 CERTIFYING Environmental Impact Report EIR 97-01 and ADOPT Planning Commission Resolutions No. 4773, 4774, 4775, and 4776 APPROVING Conditional Use Permit CUP 97-07, Coastal Development Permit CDP 97-25, Hillside Development Permit HDP 97-08 and Special Use Permit SUP 98-02 based on the findings and subject to the conditions therein. II. INTRODUCTION This is the second review of the project and the third review of the Environmental Impact Report (EIR) for the municipal golf course project on City owned property within the Planned Industrial and Open Space zones. The project and EIR was first reviewed by the Planning Commission on April 1, 1998 and approved. New information, including the potential presence of Burrowing Owls on the site, prompted a re-circulation and review of the EIR only in December 1998. Since that time, additional environmental analysis has been completed and the project has been modified to address environmental concerns identified in the project Environmental Impact Report. New resolutions have been prepared superseding previous approvals. The Planning Commission will be the final approving body of the modified project and updated EIR unless appealed to City Council. Details of the significant project modifications are described in the following sections. The project has been reviewed consistent with the California Environmental Quality Act through an environmental impact report. The proposal includes 18 golf holes, a 22,000 square foot clubhouse, a 222 stall parking lot, driving range with bunker lighting, freestanding maintenance and restroom facilities, and the creation of three pads for future development of planned industrial/golf related uses. The proposed land uses are allowed within the Planned Industrial and Open Space zones with a Conditional Use Permit. As conditioned, the EIR 97-01/CUP 97-07/HDr ~7-08/CDP 97-25/SUP 98-02 - CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Pae 2 proposed project is in compliance with all applicable plans, ordinances, standards and policies. Staff supports the project as conditioned. III. PROJECT DESCRIPTION AND BACKGROUND The site is located north of Palomar Airport Road and on either side of College Boulevard. The project is immediately east of Carlsbad Ranch/LEGOLAND and west of the Carlsbad Research Center and Palomar Airport. Portions of the site are within Phase III of the Carlsbad Airport Centre, College Business Park, and the southern section of Veteran's Memorial Park. The project encompasses approximately 397 acres and has a varied topography which is dominated by rolling hills to moderately steep slopes. Portions of the site have been disturbed through previously approved grading, active agriculture, easement and line maintenance by Southern California Gas and Electric, and illegal encampments. Those areas which have not been disturbed have varying degrees of significant and insignificant native and non-native vegetation. Nearly 200 acres of the site are non-native grassland, 80 acres are Diegan Coastal Sage Scrub and 20 acres are a riparian southern willow scrub. The environmental impacts have been assessed in accordance with the California Environmental Quality Act. An Environmental Impact Report has been prepared and has been re-circulated twice for public comment. The EIR has identified all potentially significant impacts associated with the project. The site has final map approval for two industrial subdivisions. Those subdivisions do not serve any benefit to the golf course project and will be adjusted so that proposed buildings do not straddle property lines, prior to the issuance of a grading permit. The single point of public access to the golf course parking lot and clubhouse is at the northern terminus of Hidden Valley Road. The clubhouse is proposed as a split-level two story structure. As seen from the main entrance, it is a single story building and as seen from the south, it is two stories. The upper level houses the foyer, bar and dining facilities as well as administrative offices and proshop, while the lower level houses the locker rooms and equipment and cart storage. The building incorporates design elements of the Mission, Bungalow and Prarie styles. There is an extensive use of rock and wood. The roof material is proposed as metal standing seam. The first of the front nine holes begins at the clubhouse. Holes two through seven are on the east side of College Boulevard and are accessed via a proposed 17 foot wide bridge which has a span over College Boulevard of 127 feet. The design of the bridge includes materials and design elements found on the clubhouse. Holes eight and nine parallel Palomar Airport Road and Hidden Valley Road consecutively to return to the clubhouse. The first of three industrial pads is five acres in size and is located at the comer of Palomar Airport Road and Hidden Valley Road. Subsequent development on each of the proposed Planned Industrial pads will require site plan review. The review will be done through a Planned Industrial Permit (PIP) and/or a Conditional Use Permit (CUP) and will include a subsequent environmental assessment. Adjacent to hole number nine is the 11.5 acre practice facility. The practice facility will have bunker style , EIR 97-01/CUP 97-07rl~P 97-08/CDP 97-25/SUP 98-02 -( CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Pae 3 lighting for play in the evenings, and has been designed with tee boxes at either end so that balls can be hit in either direction, north to south or south to north. A project component which has been eliminated for the benefit of the onsite habitat, is the relocation of the police shooting range. Relocation of the range within the project site is no longer being considered and is not part of this project. The relocation of the training range will be processed as a separate permit at such time that a suitable site has been determined. The area previously considered for the training range is now proposed as natural open space. The elimination of the police training range has reduced the project impact area by approximately five (5) acres. The back nine holes start at the clubhouse and begin a zigzag down the north facing slopes to the creek area at the bottom of Marcario Canyon. A cart path crosses the creek at four locations to access holes 13, 14, 15, and 16, which are laid out parallel to the riparian area. A cart path connects to hole 17, which is up the hill and then winds to the west to hole 18 and ultimately the clubhouse. Two industrial pads are proposed at the eastern edge of the site on either side of College Boulevard. The pad on the north side of College Boulevard is proposed at 8.4 acres and the pad south of the road is 5.9 acres. The pad on the north side of College Boulevard has been reduced in overall size from the previous approval in an effort to increase the width of a wildlife corridor connecting project open space from north to south. Both pads will be accessed from College I Boulevard. A 72 foot roadway easement has been provided adjacent to the pad south of College Boulevard for access to a parcel adjacent to the golf course property known as the Hieatt property. The proposed project is subject to the following plans, ordinances, and standards as analyzed within the following section of this staff report: • General Plan • Zoning Ordinance • Carlsbad Airport Center Specific Plan • College Business Park Specific Plan • Citywide Facilities and Improvements Plan • Local Coastal Program: Mello II Segment • McClellan-Palomar Airport Comprehensive Land Use Plan IV. ANALYSIS The recommendation for approval for this project was developed by analyzing the project's consistency with the applicable policies and regulations listed above. Therefore, this section will cover the project's compliance with each of the regulations above in the order in which they are presented. EIR 97-01/CUP 97-07/HD.t-J7-08/CDP 97-25/SUP 98-02 -j CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Pae 4 GENERAL PLAN The project site has General Plan designations of Planned Industrial and Open Space. Planned Industrial uses include those areas currently used for, proposed as, or adjacent to industrial development, including manufacturing, warehousing, storage, research and development, and utility uses. Agricultural and outdoor recreation uses on lots of one acre or more are considered to be a proper interim use for industrially designated areas. Altµough the City considers the project to be permanent, the project does not preclude development of the majority of the property as industrial at a later date. The Open Space and Conservation Element of the General Plan divides the broad definition of Open Space into five categories. The categories are for classification purposes and do not represent priority. The Golf Course is within Category 3: Open Space for Outdoor Recreation. Golf courses provide recreational opportunity and also contribute to overall op·en space throughout the City. A golf course was identified as a future recreation development project in the General Plan. The City Council directed the Parks and Recreation Commission in March 1989 to incorporate the recommendations of the Recreation Facility Financing Committee into the Parks and Recreation Element of the General Plan. The recommendations included two municipal golf courses, a regulation size golf course and a short golf course, as well as other recreation facilities. The project is a regulation size golf course and fulfills a need identified by the General Plan. The proposed golf course, located within both an Open Space and Planned Industrial designation is consistent with land uses contemplated for those areas as an outdoor recreational use. The industrial pad located north of PAR and west of College Boulevard will have split General Plan and Zoning designations. Approximately 6.25 acres have a Planned Industrial (PI) General Plan and Planned Industrial (PM) Zoning designation and approximately 2.15 acres have an Open Space (OS) General Plan and Zoning designation. Additionally, that portion of the lot which is OS, is within the Coastal Zone and has a Local Coastal Program designation of OS consistent with the General Plan and Zoning. In order to conform with the General Plan and Zoning the project has been conditioned such that the only uses allowed on that portion of the property with the OS designations, are uses consistent with the City's OS zone. Alternatively, the City could process amendments to the General Plan, Zoning, Local Coastal Program and golf course Conditional Use Permit, to adjust the boundary of the OS designations such that the Planned Industrial pad no longer has any OS designation over it. This would require a re- designation of a similar sized portion of the golf course site that has the Planned Industrial General Plan and Zoning designations to be re-designated as OS. This kind of"land designation swap" is permitted by the General Plan. ZONING ORDINACE Conditional Use Permit Chapter 21.42 identifies golf courses as being allowed within all zones through the approval of a Conditional Use Permit (CUP). In order for a CUP to be approved, certain findings must be made. . c EIR 97-01/CUP 97-07;-A,_,p 97-08/CDP 97-25/SUP 98-02 -( CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Pae 5 The first is that the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, and i:;; not detrimental to existing uses specifically permitted in the· zone in which the proposed use is located. The golf course is considered necessary for the development of the community because the golf course will satisfy a mandate set by the passage of Prop M by the citizens of Carlsbad requiring the development of public parks projects including a municipal golf course. A golf course is desirable because the City has a goal of providing a variety of recreational opportunities to balance the community between places of work, residence and play. The golf course satisfies the goals and objectives of the elements of the General Plan because a golf course at this location is compatible and not detrimental to existing and future uses. To the north :is the Veteran's Memorial Park which will ultimately be developed as an outdoor recreation facility. To the west is LEGOLAND Carlsbad which is also primarily an outdoor recreation facility. As a park facility, the golf course will provide a visual benefit to the industrial development to the east and the residential development to the south. In addition, the open space at this location will provide convenient opportunities for outdoor recreation to both the industrial and residential developments in the surrounding area. The second criterion is that the site for the intended use is adequate in size and shape to accommodate the use. Compliance with this criterion is evident because the golf course and related components have all been designed within the boundaries of the project site. In addition, , the project complies with all of the applicable development regulations of the Carlsbad Municipal Code. (See Table 1) The third criterion requires that all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust (if necessary) the requested use to existing or permitted future uses in the neighborhood will be provided and maintained. All of these features are a function of the site plan. The project site plan does identify the locations of all buildings and therefore their setbacks from property lines as well as the location of fencing and landscaping. The guarantee that these improvements will be provided and maintained comes through the process of reviewing construction documents and assuring conformance with the approved discretionary permits and through periodic monitoring. The fourth stated requirement of findings is that the street system serving the proposed use must be adequate to properly handle all traffic generated by the proposed use. The street system serving the golf course project includes Hidden Valley Road and Palomar Airport Road. Hidden Valley Road is designed as a collector. It has a curb to curb width of 48 feet and a right of way of 68 feet. Those components of the golf course which take their access from Hidden Valley Road are expected to have a combined Average Daily Traffic (ADT) of approximately 2,700.The roadway has a design capacity of up to 10,000 ADT and the worst case projected Level of Service (LOS) at the intersection of Hidden Valley Road and Palomar Airport Road in the year 2000+ is "C" in the P.M. peak. An LOS of "C" is considered acceptable. The findings can be made for the approval of a golf course under a Conditional Use Permit. EIR 97-01/CUP 97-07/HD1 :J7-08/CDP 97-25/SUP 98-02 - CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Pae 6 Hillside Development Permit This project has been reviewed for compliance with the hillside regulations Chapter 21.95 of the Carlsbad Municipal Code. Chapter 21.95 requires that a Hillside Development Permit accompany any development proposal involving slopes greater than 15% and an elevation differential greater than 15 feet in height. A Hillside Development Permit may only be approved if the six hillside findings can be made. The first two findings require that hillside and undevelopable areas have been properly identified. The proper identification of these circumstances are provided through project submittal in the form of a hillside conditions exhibit and a constraints exhibit. Both exhibits were provided as required. Approximately 70 percent of the site is comprised of slopes between O and 24 percent, 18 percent of the slopes are between 25 and 39 percent. The remaining 12 percent of slopes are over 40 or more percent. The third criterion is that the development must be consistent with the purpose, intent and requirements of the Hillside Ordinance. The stated purpose and intent of the ordinance includes the avoidance of substantial damage or alteration of significant natural resource areas; preservation of the natural appearance of hillsides; consistency with the Open Space and Conservation Element of the General Plan; prevention of erosion and protection of the lagoons from excessive siltation; and assurance that development is compatible with existing topography. Generally, the project has avoided substantial alteration of the site's natural resources in that 45% of the site will not be disturbed by grading. The location of the greatest disturbance is the creation of the Planned Industrial pad north of College Boulevard. The location of the pad is dictated by access points on College Boulevard. The proposed grading includes varying slope ratios and heights which reflects the site's natural characteristics. Throughout the project, disturbed slopes greater than 25% with significant habitat will be replaced by the preservation of less steep slopes that are otherwise unprotected. Previous discussion elaborates on the project's consistency with the Open Space and Conservation Element of the General Plan. Erosion control is a standard function of the grading permit process. The project is consistent with the purpose and intent of the Hillside Ordinance. Criterion number four requires that no development or grading will occur on those portions of the property deemed undevelopable pursuant to the provisions of Section 21.53.230. The undevelopable lands include beaches, permanent bodies of water, floodways, slopes greater than 40 percent, significant wetlands, riparian or_. woodland habitats, land subject to major power line easements, land upon which other significant environmental features are located, and railroad track beds. The intent of the restriction is to regulate the intensity of development within and/or adjacent to significant constrained lands. The identification of significant constrained lands within the project site has been documented in the Environmental Impact Report. The processes for identifying significant constrained lands are regulated by the California Environmental Quality Act, the United States Army Corps of Engineers and the United States Fish and Wildlife Service through the 404 Permit and the California Department of Fish and Game through the Streambed Alteration Agreement. The significant constrained land within the project site will be preserved and in some areas will be enhanced. The same process used to identify significant constrained land is used to designate ( ( BIR 97-01/CUP 97-07/nuP 97-08/CDP 97-25/SUP 98-02 - CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Pae 7 land which has lesser significance and may be disturbed. Consistent with those State and Federal processes and without being in conflict with the intent of the code section, the project does propose limited disturbance within significant wetlands, riparian habitat, and major powerline easements. In all cases, disturbance of land that is of lesser habitat value will be mitigated through replacement and/or acquisition of like species with the intent of strengthening the local biological community. Impacts to the wetlands and the riparian habitat have been reviewed for significance and assessed in the Environmental Impact Report (BIR 97-01 ), and it has determined that the disturbance of these areas can be mitigated to a level of less than significant. Mitigation measures consist of the creation of new and additional wetland and riparian habitat. No structures are proposed within the powerline easements, which is consistent with the intent of reducing and/or eliminating long term exposure of persons to Electromagnetic Fields and protecting the utility easement for the express purpose of maintenance access. The fifth and sixth criteria relate to the project's design. The project must be designed to minimize disturbance to hillside lands and substantially conform to the intent of the concepts illustrated in the Hillside Design Guidelines Manual. To the greatest extent possible, the project has undergone revisions to its grading concepts to comply with the intent of the guidelines manual. Major slopes have been designed with variation in vertical and horizontal pitch to reflect the surrounding natural topography. The project impacts slopes greater than 25% which also contain native plant species. These "dual criteria" slopes have limited protection within the Mello II segment of the Local Coastal Program. As discussed later in this staff report under the heading of Mello II segment Local Coastal Program, this disturbance can be allowed within the Program's policies and development standards. Special Use Permit: Floodplain It is the purpose of the Floodplain Management Regulations to promote the public health, safety and general welfare, and to minimize public and private losses due to flood conditions in specific areas by provisions designed to: I) protect human life and health; 2) minimize expenditure of public money for costly flood-control projects; 3) minimize the need for rescue and relief efforts associated with flooding and generally undertaken at the expense of the general public; 4) minimize prolonged business interruptions; 5) minimize damage to public facilities and utilities such as water and gas mains, electric, telephone and sewer lines, streets and bridges located in areas of special flood hazard so as to minimize future flood blight areas; 7) ensure that potential buyers are notified that property is in an area of special flood hazard; 8) ensure that those who occupy the areas of special flood hazard assume responsibility for their actions; and 9) recognize special floodplain areas as potential Open Space resources and encourage compatible open space uses wherever possible. The project has been designed consistent with the purpose of the Floodplain Management regulations, Section 21.110 of the Carlsbad Municipal Code. No water course will be altered and EIR 97-01/CUP 97-07/HDr :J7-08/CDP 97-25/SUP 98-02 - CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Pae 8 no permanent structures are proposed within the floodplain. Development within the floodplain consists of grading for golf holes and cart paths. Based on preliminary grading plans, the Engineering Department has determined that the extent of grading proposed for the creation of the golf holes and golf cart paths will not constrict a floodway or adversely affect the carrying capacity of the floodplain. These improvements will not be adversely affected by periodic flooding, nor will they obstruct or hinder flooding within the floodplain. Specifically, the golf course is a compatible open space use within the floodplain. Carlsbad Airport Centre Specific Plan The Carlsbad Airport Centre Specific Plan was approved as SP 181 in 1982. The golf course project is located within Phase III of that plan. The specific plan is silent regarding conditionally permitted uses yet refers to Chapter 21.42 (Conditional Uses) of the Carlsbad Municipal Code regarding commercial uses within Area 2 designated areas. Chapter 21.42 therefore becomes the applicable code section regarding regulation and conditionally permitted uses. Chapter 21.42 allows a golf course within the Planned Industrial zone through the issuance of a Conditional Use Permit. A golf course is therefore a conditionally allowed use within SP 181. Development standards implement either the Specific Plan or the Zoning Ordinance Planned Industrial Section 21.34. In each case, the more restrictive of the two has been used. The following Table 1 illustrates the applicable standards and the project's compliance with those standards. TABLEl-DEVELOPMENTSTANDARDS Standard Required Provided Building Height 35-55* feet 45 feet Palomar Airport Road 50 feet 1600+ feet Setback Hidden Valley Road 35 feet average 240+ feet Setback Palomar Oaks Way Setback 35 feet average 40+ feet Fence Height Front Yard 36 inches NIA Side Yard 6 feet 6 feet Lot Coverage 50% <.003% Parkin2 Golf Course 6 spaces per hole 108 108 Driving Range 80 tees 1 space per tee 80 80 Pro Shop 980 sq. ft. 1 space per 300 square 4 10 feet Restaurant/Bar 1400 sq. 1 per 100 square feet 14 24 ft. * 55 feet is an allowed building height for architectural protrusions if the findings found in Section 21.34.070(1) can be made. 'I ( EIR 97-01/CUP 97-07/l-.L.JP 97-08/CDP 97-25/SUP 98-02 - CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Pae 9 As seen in the table above, the project is in compliance with the development standards of the Planned Industrial zone. The project proposes habitable building height up to 35 feet and architectural elements up to 45 feet. Both heights are within the standard allowance of the PM zone and no special findings are required. Setbacks and parking have been provided over the minimum requirement. College Business Park Specific Plan The College Business Park Specific Plan was approved as SP 199 in 1991. Similar to the Carlsbad Airport Centre, the College Business Park Specific Plan allows the golf course as a conditionally permitted use found in Section 21.34.030 (Planned Industrial) of the Zoning Ordinance and Chapter 21.42 (Conditional Uses) by reference. Development standards within the College Business Park Specific Plan are carried over directly from the Zoning Ordinance Planned Industrial Section 21.34 if they are more restrictive than the specific plan. Compliance with those standards are illustrated in Table 1 above. Citywide Facilities and Improvements Plan Development proposals which consist of facilities, or structures constructed by a city, county, special district, state or federal government or any agency, department or subsidiary thereof for governmental purposes are excluded from the provisions of Chapter 21.90 (Growth ··. Management) of the Municipal Code. As a City project, the proposal is not subject to the requirements of Growth Management. Local Coastal Program Segment Mello II The project is located within the Mello II segment of the Carlsbad Local Coastal Program and is subject to the Coastal Resource Protection Overlay Zone. The California Coastal Act has specific goals such as to assure the orderly, balanced utilization and conservation of coastal zone resources taking into account the social and economic needs of the people of the state, and the necessity of continued planning and management. The intent of the Coastal Resource Protection Overlay Zone is to supplement the underlying zoning by providing additional resource protective regulations within designated areas to preserve, protect and enhance the habitat resource values of Buena Vista Lagoon, Agua Hedionda Lagoon, Batiquitos Lagoon, and steep sloping hillsides; to provide regulations in areas which provide the best wildlife habitat characteristics; to encourage proper lagoon management; and to deter soil erosion by maintaining the vegetative co~er on steep slopes. Development within the Coastal Zone requires the issuance of a Coastal Development Permit consistent with the Local Coastal Program, the underlying zoning and applicable overlay zones. The following table illustrates the applicable land use designations under the Local Coastal Program (LCP): EIR 97-01/CUP 97-07/HDt .17-08/CDP 97-25/SUP 98-02 - CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Page 10 TABLE 2: LAND USES LCP Land Use Plan Planned Industrial/Open Space General Plan Planned Industrial/Open Space Zoning Planned Industrial/Open Space Discussion regarding the project's compliance with the City's General Plan and Zoning is found in previous sections of this staff report. Discussion of the project's compliance with the applicable LCP overlay zone follows: Coastal Resource Protection Overlay Zone The overlay zone identifies five areas of protection. They are: 1) steep slopes and vegetation; 2) drainage, erosion, sedimentation, habitat; 3) landslides and slope instability; 4) seismic hazards; and 5) floodplain development. 1. The overlay policy states that up to 10% of the total slopes in the coastal zone greater than 25% possessing endangered plant/animal species and/or coastal sage scrub and chaparral plant communities (dual criteria slopes) may be disturbed in addition to steep slope areas that are required to access flatter development areas. The site contains 24.9 acres of coastal zone dual criteria slopes. 8.5 acres (34%) of those dual criteria slopes will be disturbed. Consistent with the intent of a no-net-loss of dual criteria slopes, 13.1 acres of "dual-criteria" slopes within the project site but outside of the Coastal Zone are being preserved, 42.3 acres of slopes less than 25% but with habitat are being preserved, and a re-vegetation plan will be implemented as part of an overall mitigation program which will include the restoration of 1.04 acres of habitat on slopes in the Coastal Zone which are greater than 25%. These re- vegetated slopes will be a part of the greater preserve area identified in the City of Carlsbad Habitat Management Plan (HMP). The project also follows the example of the approach to preservation of slopes with habitat implemented by the Pacific Rim Specific Plan (Aviara). The Pacific Rim example allowed the disturbance of steep slopes with habitat in exchange for unprotected slopes with habitat. The advantage of preserving less steep slopes with habitat versus steep slopes with habitat is that the less steep slopes typically have better quality habitat and more value to wildlife. 2. An erosion, sedimentation and drainage report prepared by a qualified professional which includes the requirements of the Model Erosion Control Ordinance reprinted in the Appendix to the June 1980 Carlsbad Master Drainage Plan, all requirements of the Master Drainage Plan and the additional requirements specifically enumerated in the Coastal Resource Protection Overlay zone must be submitted. The erosion control measures of that report and the Coastal Resource Protection Overlay Zone must be included as conditions of approval. These measures are incorporated in the City's Grading Ordinance or are included as conditions of approval. 3. Development within 500 feet of areas identified as containing soils of the La Jolla group shall require the submittal of additional geological reports. The geotechnical investigation ( ( EIR 97-01/CUP 97-07/l--.u..JP 97-08/CDP 97-25/SUP 98-02 - CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Pa e 11 prepared by Leighton and Associates did not indicate that there are soils onsite of the La Jolla group which are susceptible to accelerated erosion. Therefore, additional reports are not required. Stabilization of onsite soils is guaranteed through standard Grading Ordinance erosion control measures. 4. Development of liquefaction-prone areas shall include site specific investigations done addressing the liquefaction problem and suggesting mitigation measures. Because of the soil types and topography, the site is not prone to liquefaction and therefore site-specific investigations are not required. 5. Within the coastal zone, within the 100-year floodplain, no new or expanded permanent structures are allowed. Only uses compatible with periodic flooding shall be allowed. Minor grading for golf holes and cart paths as well as wetland restoration is proposed within the 100 year floodplain. All of these uses will not be adversely affected by periodic flooding. The Local Coastal Program restricts the grading season to April through September. The intent of the restriction on winter grading is to protect downstream resources from siltation caused by erosion. The project has been designed in conformance with the City Grading Ordinance which includes numerous measures to guarantee the protection of downstream resources in the event of rain. A complete prohibition of grading during the winter months (October 1 -April 1) would render the development of the project infeasible in that a restriction on grading during both the winter and the gnatcatcher breeding season (February 15 -August 31) will effectively only allow the project to be graded within the month of September. The past practice of the Coastal Commission is to allow winter grading when there is a grading prohibition during the summer to protect nesting of several rare and endangered bird species. Following the Coastal Commission's practice, the project has been conditioned to prohibit summer grading and allow winter grading. Similar to "dual criteria" slopes, the Coastal Program limits the degree to which wetlands may be impacted. The wetlands consist of riparian woodland along the creek bed and within drainage courses at higher elevations. The project includes disturbance of 1.3 acres of willow scrub, 1.97 acres of Mule Fat scrub, .22 acres of fresh water marsh, and .16 acres of riparian herb. Although there is proposed disturbance to these wetlands, a significant enhancement of the riparian vegetation both in the creek bed, and off-site mitigation at a 3: 1 ratio, is proposed as part of the mitigation monitoring and reporting program. In addition, the project has been conditioned to avoid any impacts to the fresh water marsh. This approach to wetlands is consistent with the Local Coastal Program goal to provide regulations in areas which provide the best wildlife habitat characteristics. The proposed wetland enhancement is consistent with the City of Carlsbad Habitat Management Plan (HMP). The California Coastal Act acknowledges that there may be conflicts between the letter of the Act and prudent implementation of programs which better satisfy the goals of the Act. The legislature found that in carrying out Act policies, resolution may be achieved in a manner which on balance is the most protective of significant coastal resources. In consultation with the California Department of Fish and Game and the United States Fish and Wildlife Service, significant resources were identified and preserved within the context of providing the greatest protection to significant resources which include coastal resources. Based on the above, the proposed project is in compliance with the requirements of the Local Coastal Program. EIR 97-01/CUP 97-07/HD.t .:J7-08/CDP 97-25/SUP 98-02 - CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Page 12 McClellan-Palomar Airport Comprehensive Land Use Plan Portions of the golf course are within the Airport Flight Activity Zone. Development may occur within the Flight Activity Zone with consideration of building height. The maintenance building is the only building proposed within the Flight Activity Zone and it is limited to approximately 12 feet in height. The maintenance building will not conflict with airport operations. The maintenance building and open areas of play will be impacted by noise levels of 75 CNEL. Neither of these project components are considered sensitive to noise and are therefore considered acceptable uses. Lighting proposed for the practice facility will be ground mounted bunker lights. The low profile design of the lighting will not have an adverse effect on flight approaches or departures from the airport. The proposal is consistent with the airport land use plan. V. ENVIRONMENTAL REVIEW The environmental issues identified in the initial study are land use compatibility, biological resources, traffic/circulation, air quality, hydrology/water quality, water resources, public resources and utilities, archeological and paleontological resources, landform alteration/grading, hazards/EMF, and agricultural resources. An Environmental Impact Report has been prepared and was first circulated for public review in February 1998. Modifications were made to the proposed Mitigation Monitoring and Reporting program and the EIR was re-circulated for public comment in November 1998. Since that time, the project was most significantly modified to remove the proposed re-location of the Carlsbad· Police training range and reduce the size of the Planned Industrial pad on the north side of College Boulevard. Other modifications include minor changes to golf holes, fairways and roughs. As a result of these changes and because of the time that has elapsed since the last public hearing on the project, the EIR has been re-circulated a third time to allow for public comment. A summary of the environmental impacts and mitigation measures is provided in Table 2-1 of the Environmental Impact Report. The Master Environmental Impact Report (MEIR) prepared for the City update of the General Plan assumed the project site to be developed as an industrial subdivision. The impacts attributed to those industrial projects are assumed to be greater than of the proposed golf course project. None-the-less, based on data and conclusions of the EIR, the project will result in cumulative impacts to air quality and traffic/circulation, which cannot be fully mitigated. Therefore, a statement of overriding considerations pursuant to Sections 15093 and 15126(b) of the CEQA Guidelines must be adopted. The statement has been included within the Findings of Facts marked as Exhibit "B" of Resolution No. 4772. Project implementation will result in direct impacts to 46.75 acres of coastal sage scrub, 3.75 acres of southern maritime chaparral, 122.46 acres of non-native grassland, 1.3 acres of southern . .,, EIR 97-01/CUP 97-07rAuP 97-08/CDP 97-25/SUP 98-02 -( CARLSBAD MUNICIPAL GOLF COURSE June 7, 2000 Pae 13 willow scrub, 1.97 acres of mulefat scrub, 0.22 acres of freshwater marsh, 0.16 acres of riparian herb, 7 pairs of coastal California gnatcatchers, possibly one burrowing owl and an undetermined number of orange-throated whiptails. Significant project level impacts have also been identified for, air quality, hydrology/water quality, archeological and paleontological resources, landform alteration/grading, and public services and utilities. These significant impacts can be reduced to a less than significant level with the implementation of mitigation measures required by the Mitigation Monitoring and Reporting Program. Prior to the issµance of a grading permit, separate permits from the United States Army Corps of Engineers and the California Department of Fish and Game must be obtained. ATTACHMENTS: 1. Planning Commission Resolution No. 4772 2. Planning Commission Resolution No. 4773 3. Planning Commission Resolution No. 4774 4. Planning Commission Resolution No. 4775 5. Planning Commission Resolution No. 4776 6. Location Map 7. Background Data Sheet 8. Recirculated Draft EIR 97-0l(previously distributed) 9. Exhibits "A-H" dated June 7, 2000 CW:mh CARLSBAD MUNICIPAL GOLF COURSE ' / ( BACKGROUND DATA SHEEi' CASE NO: EIR 97-01/CUP 97-07/CDP 97-25/HDP 97-08/SUP 98-02 CASE NAME: Carlsbad Municipal Golf Course APPLICANT: C=ity.J...--=of~C==ar=ls=b=ad=--------------------- REQUEST AND LOCATION: Approval of an 18 hole championship golf course located north of Palomar Airport Road and east and west of College Boulevard LEGAL DESCRIPTION: Approximately 397 acres north of Palomar Airport Road and west of Palomar Airport ·including Assessor's Parcel Numbers 212-041-[12-37]; 212-081-[2- 21]; 212-082-[10-10]; 212-201-[5. 7. 11, 12, 13] APN: see above Acres: 397 roposed No. of Lots/Units: ~N~/A~---------- GENERAL PLAN AND ZONING Land Use Designation: Planned Industrial/Open Space Density Allowed: NIA Density Proposed: ~N~/A~---------- Existing Zone: Planned Industrial/Open Space Surrounding Zoning, General Plan and Land Use: Proposed Zone: ~N~/ A~---- Zoning Current Land Use Site PM/OS vacant North OS vacant South 'PM vacant East PM Industrial West T-R LEGO LAND PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad -====---- Equivalent Dwelling Units (Sewer Capacity): N~/ A~--------------- ENVIRONMENTAL IMPACT ASSESSMENT D Negative Declaration, issued. ___________________ _ ~ Certified Environmental Impact Report, dated ~J a=n=u=ary'-'--'-, 2=0~0~0~--------- [:=J Other,---------------------------