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HomeMy WebLinkAbout1999-08-18; Planning Commission; ; CDP 98-77 - PONTO BEACH PARKINGo oThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Coastal Development Permit/Conditional Use Permit Item No. P.C. AGENDA OF: August 18,1999 Application complete date: May 26, 1999 Project Planner: Barbara Kennedy Project Engineer: Steve Jantz SUBJECT: CDP 98-77 - PONTO BEACH PARKING - Request for approval of a Coastal Development Permit to allow for the installation of an asphaltic concrete beach parking lane along the west side of Carlsbad Boulevard from the Batiquitos Lagoon Bridge north to the State campground which is within the City's Coastal Zone within Local Facilities Management Zone 9. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 4608 APPROVING Coastal Development Permit 98-77, based upon the findings and subject to the conditions contained therein. II.INTRODUCTION The City of Carlsbad Engineering Department is requesting the approval of a Coastal Development Permit to install approximately 825 lineal feet of parking area along the west side of Carlsbad Boulevard from the Batiquitos Lagoon Bridge north to the State campground. Pursuant to Section 21.201.030 of the Carlsbad Municipal Code, the reconstruction or alteration of any structure, including municipal utilities, within the City's Coastal Zone requires the processing and approval of a Coastal Development Permit (CDP). The project, because of its proximity to the beach and ocean, is within the appeal jurisdiction of the Coastal Commission. The CDP application was reviewed for consistency with Local Coastal Program policies and implementation. There are no unresolved issues. The recommended approval with conditions is supported by the analysis as follows. III. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The site is located within the Mello II Segment of the Local Coastal Program on the west side of Carlsbad Boulevard north of the Batiquitos Lagoon as shown on the attached location map. The proposed improvements consist of the sawcut and removal of the existing A. C. curb and telephone pole logs at the edge of pavement, and widening the paved roadway 8 feet for a distance of 825 feet to accommodate approximately 40 parallel parking stalls for public use. An 8 foot wide bikelane will remain in it's existing location between the roadway and the new parking area. The project is scheduled as a Capital Improvement Project with construction proposed to begin in early September after the tourist season ends. The project was initiated as a result of citizen request. With the past construction of the Ponto Beach parking lot and the widening and replacement of the bridge over the Batiquitos Lagoon outlet, the off- street parking west of Carlsbad Boulevard was partially closed off by the City. The addition of CDP 98-77 - PONTO BEACH PARKING August 18,1999 Page 2 dredged sand to the adjacent beach has created new demand for beach parking in this area. Since the State charges a steep fee for parking at their Ponto Beach parking facility, the City has received numerous requests to increase and improve the free street parking along Carlsbad Boulevard. Proposed Grading: The area is relatively level and will not require any grading except for work related to the preparation for the A.C. pavement and sub-base. The project will not require any import or export of material and a grading permit will not be required for this project. However, standard erosion control measures are required as part of the contract documents. The project is subject to the following regulations and requirements as analyzed within the following sections of this staff report: A. Open Space (OS) General Plan Land Use Designation; B. 0-S (Open Space) Zone (Chapter 21.33 of the Carlsbad Municipal Code); C. Mello II segment of the Local Coastal Program, the Coastal Resources Protection Overlay Zone, and the Coastal Shoreline Development Overlay Zone - Carlsbad Municipal Code, Chapters 21.203 and 21.204 IV. ANALYSIS The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with the above regulations is discussed in detail in the sections below. General Plan The proposed project is consistent with the applicable goals, policies, and objectives of the General Plan. The subject property is designated Open Space (OS) by the General Plan. The existing road and proposed parking area is consistent with the Open Space (OS) General Plan Land Use Designation. The proposal is consistent with Open Space and Conservation Element Objective B.3 "to provide public access to all open space areas" in that the proposed addition of parking spaces along Carlsbad Boulevard will provide increased opportunity for public access to the adjacent beaches. Zoning The project site is zoned O-S (Open Space) which permits public beach and shoreline recreation. Parking areas are permitted accessory uses and are subject to the same terms as permitted uses. The proposed parking area is consistent with the intent and purpose of the Open Space Zone in that the addition of the proposed parking area will encourage the use of open space areas along the shoreline and it implements the goals and objectives of the General Plan. Review of Required Coastal Findings Development within the Coastal Zone requires issuance of a Coastal Development Permit consistent with the Local Coastal Program, the underlying zoning, and overlay zones. Discussion regarding the project's compliance with the City's Zoning is discussed in the o o CDP 98-77 - PONTO BEACH PARKING August 18, 1999 Page 3 previous section of this staff report. Discussion of the project's compliance with the applicable Mello IILCP Segment and overlay zones follows: The proposed development is located within the Mello II segment of the Carlsbad Local Coastal Program (LCP). The proposed parking area is in conformance with the Mello II LCP Land Use Plan in that the proposed project site is identified as an informal beach parking and access site as shown on Figure 4.10 of the LCP for the Mello II segment. The development is also subject to the Coastal Resource Protection Overlay and the Coastal Shoreline Development Overlay Zone. 1.Coastal Resource Protection Overlay Zone 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 cover on steep slopes. The proposed project complies with all applicable requirements of the Coastal Resource Protection Overlay Zone as described in the table below: STANDARD Preservation of Steep Slopes and Vegetation Slopes over 25% grade shall be preserved in their natural state. Drainage, Erosion, Sedimentation, Habitat Special erosion control measures must be included as conditions of approval. Landslides and Slope Instability Additional geotechnical reports are required for areas containing soils of the La Jolla Group (susceptible to accelerated erosion). Seismic Hazards Development in liquefaction-prone areas shall include site-specific investigations. Floodplain Development No new or expanded permanent structures shall be permitted in the one hundred-year floodplain. PROVIDED The site has a grade of less than 25%. A small portion of the site is adjacent to a 2:1 slope with a maximum height of 10 feet. No work will encroach into the existing slope area. "Special" measures are included as standard conditions of approval as required by the City's Grading Ordinance. The geotechnical report prepared by Petra Geotechnical indicated that the soils onsite are not of the La Jolla Group. Therefore, additional reports are not required. Because of the soils types and topography, the site is not prone to liquefaction. Therefore, site- specific investigations are not required. No part of the site is within the one hundred-year floodplain. 2.Coastal Shoreline Development Overlay Zone The intent and purpose of the Coastal Shoreline Development Overlay Zone is to control development/land use along the coastline to protect the public's interest in maintaining the shoreline as a recreational and scenic resource, promoting public safety and access, and avoiding adverse geologic and economic effect of bluff erosion. The proposed project complies with all applicable requirements of the Coastal Shoreline Development Overlay Zone as described in the table below. CDP 98-77 - PONTO BEACH PARKING August 18, 1999 Page 4 STANDARD Lateral Access 25' dry sandy beach. Bluff Top Access Applies to lots where no beach is present or where beach is not accessible. Vertical Access Determine public need to gain access, constraints to access beach, and privacy needs of property owner. Geotechnical Report Analyze cliff erosion and geologic conditions. Appearance Building developed on site with a general attractive appearance related to surrounding development and natural environment. Ocean Views Building designed to preserve to the extent feasible ocean views. Natural Features To extent feasible, retain natural features and topography. Grading Grading executed so as to blend with existing terrain. "Stringline" PROVIDED Approximately 100' of public beach exists directly seaward of the proposed parking area. Does not apply. The parking area is adjacent to the beach. The site is at grade with a gradual increase to 12 feet above the beach at the north end of the project area. The beach is easily accessible from the proposed parking area without the need to construct a vertical access point. A geotechnical analysis of the project site was prepared. The analysis concluded that the site was suitable for the proposed development and that the development will have no adverse effect on the stability of the coastal slope. The proposed parking area will be compatible with the surrounding development and natural environment. The parking area will not obstruct ocean views. The parking lot will be constructed on grade with minor grading and is consistent with this requirement. The parking area will be located adjacent to the west side of Carlsbad Boulevard in an area currently occupied by an emergency lane and foot/bicycle path. Minor grading will be required to extend the necessary pavement section and is designed to blend with existing and natural surroundings. Since no structures are proposed, the coastal "stringline" setback requirements do not apply. The site is subject to a Coastal winter grading prohibition. Grading shall be prohibited during the rainy season, from October 1 to April 1 of each year. All graded areas must also be landscaped for erosion control prior to October 1 of each year. V.ENVIRONMENTAL REVIEW The proposed project has been reviewed and found to be exempt from environmental review under CEQA pursuant to Section 15301 (c) which consists of the operation, repair, maintenance or minor alteration of existing public or private structures, involving negligible or no expansion of use beyond that previously existing, including but not limited to existing highways and streets, and similar facilities except where the activity will involve removal of a scenic resource. Therefore, the Planning Director will issue a Notice of Exemption. CDP 98-77 - PONTO BEACH PARKING August 18, 1999 Page 5 ATTACHMENTS; 1. Planning Commission Resolution No. (CDP) 4608 2. Location Map 3. Disclosure Form 4. Background Data Sheet 5. Reduced Exhibits BK:eh SITE PONTO BEACH PARKING CDP 98-77 'O City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) PersonC^ i"rt*"' ^^ ^—Ag-u«s.i*»«^jr^ Corp/Part Title Title Address Address OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) PersonC-_-VT*-^ c^F5" ^—Ar<£jL*na>gy-r^ Corp/Part Title Title Address Address 2O75 Las Palmas Dr. • Carlsbad, CA 92OO9-1576 • (76O) 438-1161 • FAX (76O) 438-O894 NON-PROFIT OR^^IZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit"organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4. Have you had more than $250 worth of business transacted with any member of City staff. Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes | | No If yes, please indicate person(s):______ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Signature of owner/date Signature of applicant/date Print or type name of owner Print or type name of applicant Signature of owner/appl^canTs agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 BACKGROUND DATA SHEET CASE NO: CDP 98-77 CASE NAME: Ponto Beach Parking APPLICANT: City of Carlsbad REQUEST AND LOCATION: Installation of an asphaltic concrete beach parking lane on the west side of Carlsbad Boulevard from the Batiquitos Lagoon Bridge north to the State campground LEGAL DESCRIPTION: Carlsbad Boulevard, formerly US Highway 101 from station 168+25 to station 176+50 APN: N/A Acres: N/A Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Land Use Designation: OS (Open Space) Density Allowed: N/A Density Proposed: N/A Existing Zone: O-S (Open Space) Proposed Zone: N/A Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site OS Public Street North OS State Campground South OS Batiquitos Lagoon Bridge East OS Public Street West OS Beach PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): N/A Public Facilities Fee Agreement, dated: N/A ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated. Other, Exempt Sections 15301 CITY OF CARLSBAD PARKING-CARLSBAD BOULEVARD AT PONTO BEACH PROJECT NO. 3618 PBOJECr XflEA hLIMIT OF CONSTRUCTION LINE- TOP OF BLUFF.CONTRACTOR'S EQUIPMENT.PERSONNEL. OR STORAGE NOT ALLOWED OUTSCE OFUNIT OF CONSTRUCTION. y ASPHALT CONCRETE PAVEMENTON 8' or CLASS i AGGREGATE BASEON 12* OF SUMKMK COMPACTEDTO HX MM. RELATIVE DENSITY, EXIST. PAWMENT LOOS 1-, -COWTMLUHEVARIES 2t.64' TO 33.44' TVP/CAL SECTION 162*50 TO 168*64 NOT IDSCAtC EXIST, 4" OAS MAM— c CONTRACTOR TO OttREXCAVAIC 'AND RECOWPACT TO MX MM. RELATIVE DENSITY. o — LMT OF CONSTRUCTION UNE- CONTRACrOR'S EQUIPMENT. PERSONNEL. OR STORAGE NOT ALLOWED OUTOOE OFLMT OF CONSTRUCTION. TYPICAL SECTIONTtSOtSa TO O NEW 4' WflTE STUPES (TYP.) "A* A.C. 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DAK CFTT V NUN mov*. »F || CITY OF1 CARLSBAD || **"»O II PUBIIC «BKS OEPARMKT II O P«klna-c«W>«l Boutovwd«t PONTO BEACH WPSOVED i-EMBM IW. 12-31 C1 OrVWGBCER BATE |6«N ST: || PRUJEC1 HO. llDHAHIrW MOJISSB— dl 3«» i! 379-41