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Home My WebLink About2020-01-15; Planning Commission; ; CDP 2019-0027 (DEV2019-0187) – FLOWER FIELDS RESTROOM Item No. Application complete date: November 25, 2019 P.C. AGENDA OF: January 15, 2020 Project Planner: Esteban Danna Project Engineer: Kyrenne Chua SUBJECT: CDP 2019-0027 (DEV2019-0187) – FLOWER FIELDS RESTROOM – Request for approval of a Coastal Development Permit to allow for the construction of a 640-square-foot restroom building located at 5704 Paseo del Norte within the Mello II Segment of the city’s Local Coastal Program and Local Facilities Management Zone 13. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15303(e) – New Construction or Conversion of Small Structures – of the state CEQA Guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7356 APPROVING Coastal Development Permit CDP 2019-0027 based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The 53.8-acre project site is located at 5704 Paseo del Norte as shown on the attached location map. The Carlsbad Flower Fields are currently located on the site and operate as an agricultural use with supporting tourism/commercial uses. The proposed 640-square-foot restroom is located in the southwest portion of the property adjacent to the existing public restrooms, slightly southeast of the Flower Fields ticket booth. Table A below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Open Space (OS) Open Space (OS) Agriculture/tourism/commercial North OS Cannon Road Agricultural/Open Space (CR-A-OS) Agriculture/tourism South Visitor Commercial (VC) and Regional Commercial (R) Commercial Tourist (C- T-Q) and General Commercial (C-2-Q) Commercial East VC and Planned Industrial (PI) C-T-Q and Planned Industrial (P-M-Q) Theme park/resort hotel/office West VC and R C-T-Q and C-2-Q Commercial/hotel Proposed Construction: The project consists of the construction of a new restroom structure, which will include the men’s restroom and a separate, attached family restroom with changing table. The existing 1 CDP 2019-0027 (DEV2019-0187) – FLOWER FIELDS RESTROOM January 15, 2020 Page 2 restroom, currently split for men and women, will be dedicated to women. The proposed new restroom will double the public restroom facilities for the Flower Fields. The proposed structure is one-story with a height of 13 feet and 640 square feet in floor area. The structure is designed to match the architectural style of the existing restroom structure. The proposed exterior finish is split-face concrete block with a gabled metal roof featuring a 3:12 pitch. A slightly elevated roof vent gable runs atop the length of the off-center ridge. The new restroom is an ancillary structure that will support and help contribute to the long-term preservation of the Carlsbad Flower Fields. III. ANALYSIS The project is subject to the following regulations and requirements: A. Open Space (OS) General Plan Designation; B. Carlsbad Ranch Specific Plan (SP 207(L)) and Open Space (O-S) Zoning District; C. Coastal Development Regulations for the Mello II Segment of the LCP; D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); and E. Growth Management (CMC Chapter 21.90). A. Open Space (OS) General Plan Designation The site has an Open Space (OS) General Plan Land Use designation. The OS designation is intended for areas that offer natural resources (habitat, wetlands, beaches), areas for production of resources (agriculture, reservoirs), and recreation and aesthetics areas (parks, beaches). The proposed restroom will serve the Carlsbad Flower Fields, which acts both as an area of resource production and recreation. Table B identifies General Plan goals and policies relevant to the proposed project and describes the project’s compliance with the General Plan. TABLE B – GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Land Use and Community Design Goal 2-G.8 Provide opportunities for continued economic growth and vitality that enhance Carlsbad’s position as a premier regional employment center. Goal 2-G.10 Promote continued growth of visitor- oriented land uses and provide enhanced opportunities for new hotels and visitor-services in desirable locations. Goal 2-G.25 Enhance the protection of the existing flower fields. Goal 2-G.26 Allow farming operations in the area such as the existing strawberry fields and flower growing areas to continue. The proposed restroom will enhance the operation of the Flower Fields’ tourism component by doubling its public restroom capacity. The addition of the restroom also supports voter-approved Proposition D (2006), which aims to preserve the viability of the flower and strawberry fields. The Flower Fields is an agricultural operation with a tourist attraction and the enhancement of its facilities supports visitor-related services. Yes CDP 2019-0027 (DEV2019-0187) – FLOWER FIELDS RESTROOM January 15, 2020 Page 3 Open Space, Conserva- tion, and Recreation Goal 4-G.12 Recognize the important value of agriculture and horticultural lands in the city and support their productive use. Policy 4-P.3 Ensure that the Cannon Road Open Space, Farming, and Public Use Corridor is permanently protected and preserved for farming and open space uses. Policy 4-P.44 Allow and encourage farming operations to continue within the Cannon Road Open Space, Farming, and Public Use Corridor (such as the strawberry fields) as long as they are economically viable for the landowner. The addition of the restroom supports the operation of the Flower Fields, which ensures its viability and longevity. Yes Public Safety Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. The proposed structure is designed in conformance with all seismic design standards as well as fire and building safety requirements. B. Carlsbad Ranch Specific Plan (SP 207(L)) and Open Space (O-S) Zone (CMC Chapter 21.33) The subject site is located within Planning Area 7 of the Carlsbad Ranch Specific Plan (SP 207(L)). Pursuant to Table C below, the proposed project is consistent with the design guidelines and development standards contained in the Specific Plan. The subject property is zoned Open Space (O-S). Since the property is located within the boundaries of SP 207(L) standards for the O-S zoning district are superseded by SP 207(L). TABLE C – SPECIFIC PLAN COMPLIANCE Standard Required/Allowed Proposed Comply? Building Height 25 feet 13 feet, one story Yes Building Coverage 50 percent 0.5 percent Yes Parking Standards N/A No additional parking spaces required as the restroom is ancillary, and no expansion of the Flower Fields is proposed. Yes Building Setbacks N/A 168’ – 9” to Palomar Airport Road 480’ – 10” to Paseo del Norte Yes C. Mello II Segment of the Local Coastal Program, Coastal Development Procedures and the Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203) The subject site is in the Mello II Segment of the Carlsbad Local Coastal Program. The site is not located within the Coastal Commission’s appeal area. The Coastal Zone Land Use and Zoning are consistent with the City of Carlsbad General Plan Land Use and Zoning. The site is also located within and subject to the CDP 2019-0027 (DEV2019-0187) – FLOWER FIELDS RESTROOM January 15, 2020 Page 4 Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The project’s compliance with the Mello II Segment of the Local Coastal Program, as well as the implementing ordinances is discussed below. 1. Mello II Segment of the Local Coastal Program The project site has a Local Coastal Program (LCP) Land Use designation of Open Space (OS). The project’s consistency with the OS General Plan Land Use designation is analyzed in Section A above. The proposed 640-square-foot restroom is consistent with the relevant policies of the Mello II Segment of the Local Coastal Program, the Coastal Program implementing ordinance (Carlsbad Ranch Specific Plan), and the Coastal Resource Protection Overlay Zone. The project location is topographically level; therefore, no grading is required. In addition, the project is consistent with the surrounding development, which consists of agriculture and tourism/commercial support uses. The proposed restroom structure is 13 feet tall and will not obstruct views of the coastline as seen from public lands or the public right-of-way nor otherwise damage the visual beauty of the Coastal Zone. No agricultural uses on the site are affected by the proposed structure, nor are there any sensitive resources located around the proposed structure. In addition, the proposed structure is not located in an area of known geologic instability or flood hazards. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the site is not suited for water-oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) in that the project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual, and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. No development is proposed in areas of natural steep slopes equal to or greater than 25 percent gradient, and no native vegetation will be removed. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. D. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) The proposed project falls within the Airport Influence Area (AIA) boundaries of the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). All projects within the AIA are required to be reviewed for consistency with the goals and policies of the ALUCP. The ALUCP identifies four types of airport impacts that must be considered for each development: Noise, Safety, Airspace Protection, and Overflight. The project is consistent with the ALUCP in that 1) the proposed use is located in the 60-65 dB CNEL noise contour and, pursuant to Table III-1 of the ALUCP, the use is compatible with noise levels generated by the airport; 2) the proposed restroom structure is 13 feet in height which is well below surrounding buildings and existing land forms; 3) although this project is within the Airport Overflight Notification Area, the use is non-residential, and thus, the recordation of an overflight notification is not required; CDP 2019-0027 (DEV2019-0187) – FLOWER FIELDS RESTROOM January 15, 2020 Page 5 and 4) the project site is located outside of all Safety Zones, and thus is considered a compatible land use within the AIA. E. Growth Management (CMC Chapter 21.90) The proposed project is located within Local Facilities Management Zone 13 in the Northwest Quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table D below: TABLE D – GROWTH MANAGEMENT Standard Impacts Compliance City Administration N/A N/A Library N/A N/A Waste Water Treatment None Yes Parks N/A N/A Drainage None Yes Circulation N/A Yes Fire District No. 4 Yes Open Space N/A N/A Schools N/A N/A Sewer Collection System 500 G.P.D. Yes Water 30 G.P.M. Yes IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment; therefore, the project is categorically exempt from the requirement for the preparation of an environmental document pursuant to Section 15303(e) – New Construction or Conversion of Small Structures – of the California Environmental Quality Act (CEQA) Guidelines. A Notice of Exemption will be filed by the City Planner upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7356 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Exhibits “A” – “N” dated January 15, 2020 ARMADA DR PALOMAR AIRPORT RD F L E E T S T PA S EO D E L NOR T E LEGO LAND D RPRI V ATE D Y I-5 P A R NBONRA M P PRIVATEDY CDP 2019-0027 Flower Fields Restroom SITE MAP J SITE E L C AMINO RE A LLA COSTA AV A L G A R DCARLSBAD B L POINSETT I A L N !"^ ATTACHMENT 2 ATTACHMENT 3 ATTACHMENT 4