HomeMy WebLinkAbout1981-03-25; Planning Commission; ; ZC 223|SDP 80-13|CUP 186 - VALLASSTAFF REPORT
DATE: March 25, 1981
TO: Planning Commission
FROM: Planning Department
SUBJECT: ZC-223/SDP 80-1 S/CUP-186, VALLAS - Request for a zone change from L-C to CT-Q, a site development plan for a
recreational/commercial development, and a conditional use permit to allow the sale of alcoholic beverages on property located on the southwest corner of Palomar Airport Road and El Camino Real.
This item was continued from the March 11, 1981, meeting because the Commission had concerns regarding access to the site and an equestrian trail easement. Specifically, the Commission felt
that if a median island was placed along El Camino Real, then the one access driveway would not allow vehicles leaving the site to proceed north without making a hazardous U-turn. Also, the
Commission directed staff to obtain information from San Diego County and the Federal Aviation Administration regarding the feasibility of obtaining an equestrian trail easement.
ACCESS
The city's traffic consultant re-evaluated the access situation for this site and concluded that the Planning Commission was justified in their concern. The consultant believes that an additional access driveway should be provided on Palomar Airport Road to allow a safe means for vehicles leaving the site to proceed north on El Camino Real and east on Palomar Airport Road.
To avoid severe traffic conflicts, the consultant feels the driveway should be located a minimum of 500' away from the intersection. Upon review of the site plan, such an access driveway could be provided without major modifications to the
design of the project and without creating conflicts with the golf course. Staff has therefore added a condition of approval
to require this driveway.
EQUESTRIAN EASEMENT
With respect to the equestrian easement, staff has researched past approvals within the airport influence area and has
contacted the FAA. A condition of a proval of CUP-140 (the Palomar Solid Waste Transfer Station P was that the county provide
a pedestrian/equestrian trail "by easement or other form" acceptable to the Parks and Recreation Director. The Palomar
Transfer Station is in close proximity to the airport's approach
zone and is more impacted by noise than the Vallas site.
Also, an FAA inspector was contacted by phone and when told of the site's location in relation to the airport, he indicated that there would be no problem with the FAA. He indicated, however,
he would like to do more research and talk to the airport manager before officially responding, and to date, has not contacted staff. Hopefully, more information will be available at the public hearing.
Because of these facts, staff has retained the condition for an equestrian trail easement, however, has modified the wording to more closely resemble the condition placed on the Palomar Transfer St at ion.
RECOMMENDATION
It is recommended that the Planning Commission approve the Negative Declaration issued by the Planning Director, adopt Resolution No. 1782, recommending APPROVAL of ZC-223 to the City Council and adopt Resolution Nos: 1783 and 1784 APPROVING SDP-80- 13 and CUP-186, based on the findings and subject to the conditions contained therein.
ATTACHMENTS
1) Resolution No. 1782 (ZC-223) 2) Resolution No. 1783 (SDP 80-13) 3) Resolution No. 1784 (CUP-186) 4) Page 3 of CC Resolution No. 5242, ,ate 5) Staff Report, dated March 11, 1981 Nov. 1, 1977
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and the surrounding area.
shall be used on the site and screen type Landscaping
will be placed along th6 side of the baildings. boundary of the site with the Beckman property shall be laadscaped.
$ ity Ordinance tc prevent above grountt level electrical
arcing (common to abcve ground level transztission lines) in ttre vicinity of the solrr wind antenna
system such &\at electrical interEerence is minimized-
Erosion control landscapin3
The .
All electric lines shall be undergroanded as per
\; 1.. Xn consideration of .Illhe need of the University of' California for a radio-quiet envirarment in the vicinity of the project, the applicant shall cons~lt . with the University during project design, and shall work with the University to mitigate any redFo interference resulting from the project.
p\. Improvsrrtent of the access roads on the site shall be accomplished and malntainep in sgecific confarmance with those specifications represented cn the subnltced
grading plan (page 5) an file with th City En9inc;er-
&. The perimeter of the 6p6irsrtirrg -area shall be snrrounded with a chain link fence a ni~ixtim of six feet in height: to stop trash frox being xind blown off site, --
9. ty thsParks and Recreation Director sk~I.1 be proviCed Pedestrian/equestrian trails as deemed necessary
10. basis of 126 €cot rt-;'l.f-Q,f-wayt and applicant shall er.ter into an rin;Drovenent agreement quiirantceing that applicant will ccnsrzxck Err11 one.-half inpxovenents along El Csmino Real and Palomar hirpcrt Rcad fran-t-lge when the City Council determines it to be requireci,
%. The applicant shall enter into ar! agreenent
obligating applicant to prclvide one-fgurth of the cost of a traffic signal at the intersaction of Paloma: Airport Road and El Canirro Real. a
Additianal right-of-way shall. be d-dicated on the
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In order to provide for reasonable fire protection the construction period, the zpplicnnt shall maintain passable vehicular access to all. buildings
and adequate fire hydrants,with required fire flaxs; shall be installed as recornmended by the Fire Depnrznen:
All land and/or casements"requirec3 by this
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%, conditional use pernit shall he granted to the City of Cnrlsbad without cost to the City and free of all
liens with encumbrances.
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STAFF REPORT
DATE : March 11, 1981
TO : Planning Commission
FROM: Planning Department
SUBJECT: ZC-223/SDP 80-13/CUP-186, VALLAS - Request for a zone chancre 5rom L-C to CT-Q, a site develop- ment plan f6r a recreational/commercial develop- ment, and a conditional use permit to allow the
sale of alcoholic beverages on property located on the southwest corner of Palomar Airport Road -and El Camino Real.
I. PROJECT DESCRIPTION
The applicant requests approval of 1): a zone change
from L-C (Limited Control) to CT-Q (Comercial/Tourist
w/Q overlay), 2) a site'development plan for a recrea- tional/commercial development consisting of a 48 unit motel, club house, four racquetball courts, swimming pool, six tennis courts, two helicopter pads, and an
Olympic golf course, and 3) a conditional use permit
for the sale of alcoholic beverages. The property is
owned by the county of San Diego and will be leased to the applicant.
The site is relatively flat and has not been graded. A small drainage course runs along the northern portion of the property and should not affect the development of this parcel.
11. ANALYSIS
Planning Issues (ZC-223)
1. Is the CT-Q Zone' consistent with the RC (Residential-
Commercial) designation of the General Plan?
2. Are uses allowed in the CT-Q Zone compatible with surrounding land uses and zoning?
Discussion
The City Council recently approved a General Plan
Amendment on this site to RC (Recreation/Commercial).
They felt that recreation-commercial uses were compatible
with the site and surrounding land uses. The Council cited the subject property's proximity to a major inter- section and to Palomar A.irport as major reasons for their determination. The C-T zone is the most compatible zone
with the RC land use designation and staff feels the
Commission is able to make a general plan consistency finding.
With respect to surrounding land uses, to the south and west is light industrial development, to the north is , Palomar Airport, and to the east is vacant. The proposed use and other uses allowed in the CT zone are compatible
with these surrounding uses. Because both planning issues can be satisfactorily resolved, staff is recommending approval of the zone change.
Planning Issues (SDP 80-13/CUP-186)
1. Can both on-site and off-site traffic impacts be
mitigated by the design of this project?
2. Is the project comprehensively designed and compatible with surrounding land uses? ..
3. Is the proposed heliport a compatible and suitable
use for this location?
4. Is the serving of alcoholic beverages suitable at
Since the project is located on a major intersection, a
primary concern of staff's is the traffic impacts created by this project. As shown on Exhibit "B", the applicant is
proposing an entry driveway on Palomar Airport Road near
the intersection of El Camino Real. Staff feels a driveway
at this location would create severe traffic impacts and recommends its deletion. This would limit access to one driveway on El Camino Real some distance away from the intersection which would satisfactorily provide access to the property and not create severe traffic hazards.
A traffic report completed by a traffic engineering consultant
(see attachment) indicates potential hazards created by left
hand turn movements into the project from El Camino Real during peak hours. This report recommends that a median island be constructed along El Camino Real allowing left turn movements into the project, however, restricting. left turns out of the project. Staff concurs with this
recommendation and has added this as a condition of approval.
With regards to on-site circulation and parking, the project is not optimally designed. First, there appears to be inadequate turn around room for cars who cannot find parking
this location?
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spaces at the ends of each aisle.
provide more turnaround room, thus, staff has added an
appropriate condition to require turnaround areas. the applicant is 15 spaces short of parking requirements for the various uses. Again, room exists on site to create more
parking, and staff has added a condition requiring that the
additional spaces be provided.
The building orientations and the relationship of various
uses appear to be well integrated. The applicant has
successfully segregated pedestrian and vehicle circulation.
The only apparent drawback to the building layout is the
small amount of parking located adjacent to the motel. As shown on Exhibit "A", most parking is located closer to the tennis courts and club house. The reason for this situation is the location of the driveway on El Camino Real which was placed as far from Palomar Airport Road as possible. Staff
feels the driveway location is more critical than parking
location and believes the proposed layout is an acceptable
compromise.
Room exists on site to
Also,
Another concern of staff's is the proposed heliport on the northern portion of the site.
not compatible with recreational/ commercial uses. case, the applicant contends the heliports will be an integral part of the development; it would be used for transporting
guests to and from the facility. Because of the nature of the use and its proximity to Palomar Airport, staff feels in
this case a heliport is not necessarily incompatible with the other uses, however, has added a condition to require a
one year review of the use by the Planning Director to
ensure its compatibility.
In most cases, a heliport is In this
The conditional use permit would allow the sale and con- sumption of alcoholic beverages in the restaurant and club
house. Staff feels that alcoholic beverages are a normal part of a club house and restaurant use. The serving of
alcoholic beverages at this site would not create detri- mental impacts to surrounding properties and would not be injurious to the public health and welfare. Staff can make
all the required findings for a conditional use permit and therefore recommends approval.
111. ENVIRONMENTAL REVIEW
The Planning Director has determined that this project will not create a significant impact on the environment and has therefore issued a Negative Declaration, dated February 20, 1981.
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IV. RECOMMENDATION
It is recommended that the Planning Commission approve the Negative Declaration issued. by the Planning Director, adopt Resolution No. 1782, recommending APPROVAL of
ZC-223 to the City Council and adopt Resolution Nos: 1783 and 1784 APPROVING SDP 80-13 and CUP-186, based on
the findings and subject to the conditions contained therein.
ATTACHMENTS
PC Resolution No. 1782 (ZC-223) PC Resolution No. 1783 ,(SDP 80-13)
PC Resolution No. 1784 (CUP-186)
Location and Zoning Map (Exhibit "Y", dated February 20, 1981) Background Data Sheet Reduced Site Plan Disclosure Statement Traffic Impact Report
Environmental Documents
Exhibits "A" - "E", dated February 20, 1981
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-to CT-Q
2-20-81
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BACKGROUND DATA srmn ..
CASE NO: ZC-223/SDP 80-13/CUP-186
APPLICANT: vAzL;LAs
REQIJEST AND L/XATION: Zone Charige from L-C to Cr-Q, Site Development Plan for a recreation/comnercial facility, and a conditional use permit for alcoholic
beveraqes .
Hedionda, County of San Diego, Map No.' 852.
Assessors Parcel Nun-kr: 213 - 010 - 10
Acres 17 No. of Lots. 1
General Plan Land Use Designation
Density Allowed N/A Density Proposed N/A
Existing Zone GC Proposed Zone CT-Q
Surrounding Zoning and Land Use:
zoning . .. -
North M
Surrounding Zoning and Land Use:
zoning . .. -
North M
Land Use
A. -
Palm Airport
Light Industrial
Vacant
West p-M Light Industrial
PUBLIC FACILM'IES
School District N/A
Sewer District Carlsbad .mu ' s N/A
Water District Carlsbad
MARCI-I 4, 1981 Public Facilities Fee Agreement, dated
(Other: 1
Ncgativc Declaration, Ibg No.
E.I.R. Certified, dated
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If after the
that furthcr
AGENT :
MEMBERS :
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inforinntion you IILIVC submittcil hac hccn rcvicwcd,
inf ormiition is recluircd, you will bo so advised.
Business Address
Telcphone Number
Name (individual , partner, joint
venture, corporation, syndication)
.. .. ..
liomc Address
(B
Business Address ..
Telephone Number Telephone Elumber
Il& Addrcss Name
.* -- Business Addrcrs ..
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(Attach more sheets if necessary) ..
I/Nc cleclare undcr pcnalty OF perjury that thc 5nforma:iorl containccl in this dis-
closure is true aiid correct and that it will rcrnairi true and corrcct and inay bc
re1 icd upon as being true and corrcct until aincndctl.
UY
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CITY OF' CARLSBAD
OLYMPIC GOLF-PALOMAR AIRPORT PROJECT
TRAFFIC IMPACT ANALYSIS.
Prepared by: BERRYMAN 6 STEPHENSON, INC. 200 North Ash Street,
Suite 110
Escondido, CA 92027
CITY OF CARLSBAD
OLYMPIC'GOLF-PALOMAR AIRPORT PROJECT
TRAFF I C INPACT ANALY S I S
I. INTRODUCTION
The proposed development is known as "Olympic Golf-Palomar Airport." The site for this development is an 18.04-acre parcel of land located immediately south of Palomar Airport Road and immediately west of
El Camino Real, in the City of Carlsbad (see Exhibit I).
The proposed project, as of August 17, 1980, consists of three major land use components: 1) a 6-tennis court racquet club with a club- house/restaurant, swimining pool, and 4 racquet ball courts; 2) a 48-room motel; arid 3) an 18-hole "Olympic Golf" course. The restaurant
facility is proposed with a bar and seating for 150.
Under the City of Carlsbad's current land use plan, the subject site is zoned for "governmental facilities" ("Gtt designation).
Areas immediately adjacent to the subject site are zoned for "planned
The proposed project would require a zone change to "commercial- tourist" (llC-Ttl designation). The specified uses permitted under the C-T zone are given in Appendix A.
. industrial" development (I1PI1' designation), as shown in Exhibit 11.
Development of the subject site, as proposed, will result in tl:e generation of additional vehicular traffic directly onto Palomar Airport Road and El Camino Real. additional traffic is the subject of this analysis. The magnitude and impact of this
11. TRIP GENERATION
The proposed project is characterized by a combination of nGrnally compatible land uses and building types. This project does feature a rather unique facility known as Olympic Golf, proclaimed as being different in playing characterisitics from miniature golf or a "par 3" course.
Due to the variety of independent variables that can be used in analyzing the proposed project, the following estimations are given for a "worst case" (i.e., maximum trip generation) situation and a "best case" (i.e., minimum trip generation) situation.
Two widely used sources of trip generation data are the Institute of
TransportationEngineer's (ITE) Tri Comprchcnsive Planning Organiza'&mffic Generators report. Generation rcport and the San Diego
A review of both d,ocuments reveals sufficient data on facilities
similar or identical to those proposed for trip generation estimation purposes.
Racquet Club
The ITE report describes racquet clubs as privately owned facilities with tennis courts -- some with swimming pools, racquet ball courts,
and other minor gymnastic facilities. The fol.lowing excerpt is taken
from the ITE report:
"The racquet clubs surveyed generate on the average 42.6 weekday vehicle trip ends per court, 8.9 weekday vehicle trip ends per 1000 gross square feet of building area, 35.6 weekday vehicle trip ends per
employee and 0.59 weekday vehicle trip ends per
member. In some cases the peak hour generated trips coincide with the peak hour of the adjacent street traffic.. ."
The report further states "It is believed that the number of courts
and members are best related to trip making."
For the proposed project, the number of courts (i.e., 6 tennis courts), and the square footage of the clubhouse (15,186 square feet, including balcony) are known.
Utilizing the average trip generation rates. given above, the proposed racquet club facilities could generate as many as 256 vehicle +rip ends per average weekday (based on the number of counts) or as few as 135 vehicle trip ends per average weekday (based on building size).
Weekend trip generation for a racquet club can be expected to be around 20% lower than during the weekday.
Motel
The proposed 48-room motel can be analyzed on the basis of trip ends
generated per room. The ITE report indicates fairly good correlation betwecn total rooms and trip generation. However, the highest correlation coefficient is achieved when actual occupancy rates are
known.
As an estimation of the occupancy rate for the proposed motel, the
developer suggests that 60% would be a reasonable figure for the first
three years of operation.
The average trip generation rate for a motel in California is 10.14 vehicle trip ends per occupied room. Thus, it can be expected that the,proposed 48-room motel, at 60% occupancy, will generate 292 vehicle trip ends per average weekday.
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If the proposed motel is successful, the occupancy rate should
approach 90% of the available rooms, or 438 vehicle trip ends per average weekday.
Weekend trip generation for a motel can be expected to be around
10% to 15% lower than during the weekday.
Golf Course
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The proposed Olympic Golf Course requires approximately 10 acres of land. By comparison, most golf courses require 100 to 300 acres. The developer estimates that up to 60,000 rounds of golf could be
played annually on the proposed course (or 165 rounds per day on an average). 120,000 rounds, annually. Most public go-lf courses generate between 60,000 and
Although Olympic Golf is unconventional, with respect to the land acreage required for the course layout, the playing characteristics are similar to those of a 9-hole par-3 course. 18-holes of Olympic Golf are said to require around 1% hours of playing time, in comparison to 1% to 2 hours for 9-holes of par-3 golf.
Trip generation data for golf courses is limited. The best correlation is found between trip generation and the number of parking spaces (i.e., 8.2 vehicle trip ends per parking space per average weekday). Since the proposed project does not differentiate parking by use, no
assumptions can be made at this time regarding parking provisions for the Olympic Golf facility.
Conservatively, if it is assumed that the average car occupancy for patrons of the Olympic Golf facility is 2.0, and the average group
has 3 players, 165 rounds per day would generate 496 vehicle trip ends per day (i.e., 165 rounds/day x 3 players/round i 2.0 players/ car x 2 trip ends/car = 496 trip ends/day). This figure does not include employees, delivery vehicles, etc.
If only 30,000 rounds were played annually (as suggested by the
developer as a more conservative estimate) the trip generation rate would be 248 trip ends per average weekday.
Restaurant
The proposed restaurant within the clubhouse complex is expected to generate traffic independent of the racquet club, motel, and Olympic
Golf facilities. Under a "worst case" assumption, the 150-seat restaurant may be expected to generate 1.20 vehicle trip ends per average weekday, or 180 total trip ends per average weekday.
Since it is reasonable to assume that a good number of restaurant patrons will be generated from motel guests, racquet club members,
and Olympic Golf players, it is unlikely that the "worst case" situation described above would occur. A conservative estimate of indcpendent restaurant patrons is 50% of the total business. Under this assumption, the proposed restaurant may be expected to generate
90 vehicle trip ends per average weekday.
Weekend trip generation for a quality restaurant can be expected to be around 25% to 40% higher than during the weekday.
Total Traffic
The total traffic generated by the proposed project will range from
a low (i.e., "best case" situation) of 765 trip ends per average weekday, to a high (i.e., "worst case" situation) of 1,370 trip
ends per average weekday. An average of these two figures is 1,068 trip ends per average weekday. This average figure is used in the proceeding analysis.
However, no specific recommendation should be construed as to the use of any of these figures..
111. TRIP DISTRIBUTION
The site plan for the subject project indicates two driveways are proposed -- one on Palomar Airport Road (approximately 100 feet west of the intersection of Palomar Airport Road and El Camino Real); and one on El Camino Real (approximately 500 feet south of the same
intersection). All entering and exiting traffic generated by the proposed development will be distributed via these two points of access.
The CPO's regional t.rip distribution model is not applicable in site
specific cases of limited size and/or. land use intensity. Thus,.no attempt was made to utilize this information.
Although specific trip distribution data for the area around the project site is currently unavailable, it can generally be assumed
that the external trip "attractors" in the area and turn movement restrictions will result in the following distribution of project generated traffic:
Entering Traffic
35% eastbound right-turn on Palomar Airport Road
40% southbound right-turn on El Carnino Real
25% northbound left-turn on El Camino Real
Exiting Traffic
20% right-turn onto Palomar Airport Road
50% left-turn onto El Camino Real
30% right-turn onto El Camino Real
Exhibit 111. illustrates the distribution.of traffic based on the
above assumptions.
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IV. TRAFFIC IMPACTS
The traffic generated by the proposed project will have a significant impact on the adjacent street system. It is estimated that approxi-
mately 70% of all entering and exiting traffic will pass through the intersection of Palomar Airport Road and El Camino Real.
Palomar Airport Road Driveway
The proposed driveway on Palomar Airport Road, as shown on the latest site plan (8/17/80), could 'create undue congestion and accident potential. The proximity of the intersection of Palomar Airport Road and El Camino Real is such that traffic entering and exiting this driveway will interrupt the high speed, high volume flow of
traffic on Palomar Airport Road.
Of particular concern are the weaving conflicts created by development- generated traffic on Palomar Airport Road turning into and out of the proposed driveway while street traffic is turning right at the
intersection with El Camino Real (see Exhibit IV). As shown in Exhibit IV,any substantial queueing in the right-turn lane will block the driveway -- preventing vehicles from entering or exiting.
El Camino Real Driveway
The proposed driveway on El Camino Real poses the problem of potential high left-turn ingress and egress. During peak hours of traffic generation, left-turn ingress and egress could be seriously impeded by conflicting traffic flow on El Caniino Real. If sufficient delay is experienced by left-turning vehicles, the build up of a queue could
interfere with on-site circulation and/or northbound through traffic on El Camino Real (see Exhibit IV).
Cn-Site Parking 6 Circulation
115 on-site parking spaces are proposed. Based on the preceding trip
generation analysis, this provision may not be sufficient.
The City of Carlsbad specifies parking requirements for motels and restaurants. However, no specifications are available for the racquet club or the Olympic Golf facilities. Since 72 of the 115 spaces are required by the City €or thc motel and restaurant, only 43 spaces
remain to be designated €or use in conjunction with the racquet club and the Olympic Golf facility.
On-site circulation is restricted to two-way movement along a single parking aisle parallel to El Camino Real. I€ all parking spaces were filled at any given instance, drivers looking €or parking would. have to either double park in the zisle or circulatc out onto Palomar Airport Road or El Camino Real.
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The lack of a continuous on-site circulation system places a high
priority on assuring adequate on-site parking. No street parking
will be available within the immediate project area. However, the opportunity for common parking may become available with future development to the south, along El Camino Real.
V. ALTERNATIVE LAND USES
An alternative land use for the subject 18-acre site is "light industrial." Developed as an industrial park, the site would
generate traffic similar in intensity to that of the proposed
de ve 1 opme n t .
As an estimate of trip generation potential, the ITE report suggests
the use of a rate of 59.9 trip ends per acre per average weekday.
The CPO report suggests a much higher rate of 90.8 trip ends per acre per average weekday. Thus, the range of total traffic generated by ligh industrial development of the subject site is 1,081 vehicle trip ends per day (ITE rate) to 1,638 vehicle trip ends per day
(CPO rate).
Based on the above estimations, the proposed commercial-tourist
less) traffic than an industrial park development. . development would in all probability generate-no more (and.perhaps
With an industrial park development, it is reasorlable to assume that
at least one driveway wi.11 be required on Palomar Airport Road and on El Camino Real. A greater opportunity may exist for joint use or common access with adjacent properties along both streets.
VI. CONCLUSIOKS & RECObfbIENDATIONS
The analysis presented herein suggests that the Olympic Golf-Palomar Airport project will impact the adjacent street system. The magnitude of additional traffic generated by the proposed development is not
as significant as the access and circulation problems created if the
current site plan is adopted.
Thc proposed development will generate between 765 and 1,370 vehicle
trip ends per average weekday. By comparison, an industrial park
development on the same site will most likely generate between 1,081
and 1,638 vehicle trip ends per average weekday. Weekend trafiic generated will be slightly lower than on weekdays for the proposed
development, and significantly lower for an industrial park.
The distribut3on of traific generated by the proposed development could create congestion and delay on both Palomar Airport Road and El Camino Real. The relocation of driveways further away from the
intersection of these two streets will initignte the impacts to some
degree.
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It is strongly recommended that the driveway on Palomar Airport Road be relocated at least 500 feet away from the intersection, that median islands be constructed to control turn movements on both Palomar A-irport Road and El Camino Real.
On-site parking and circulation provisions may be inadequate, as
currently proposed. Additional parking and the introduction of an internal system are effective mitigating measures that can be taken.
and
The developer's site plan should be revised, as necessary, reflect the recommendations presented herein. to
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CARLSSAD, CALIFORNIA 92CSH , . ' ...
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.. .' YROECT EESCRIPTION: - site I - ....... ~cvelomtent ~lan 63 unit nbtel, tennis courts, '
olppic golf course, raquetball, restna 16 __ . .- < '
acre site; a change -- of zone from L-C (Limited Control) to CT-Q (Tourist I_ .-
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Comrcjal), and a conditional use prmit to allow the sale sf alcoholic
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7% City of Carlsbad has conducted an environiiental re vie^ of the ab~'$~ described project pursuant to the Guidelines for Implemcntntion of the Califonia El1vircjiul:c~tal Qiiality Ac-t and thc Environmental Protcction Ordinance of the
. -.-City of Carlsbad. As a result of said review, 3 Negative Declaration (dcci:irat;icn
... t.hat tlx project wI11 not havc a signifi.ccmt impact: on the envii-orment) is hcrcbg
, issued for the sul3ject project.
A copy of the n'egativc Declaration wi.th supporti.ve docinncnts is 011 file in the
frorr: tile pd)~ ic i!rc invited ~
Justiiication for this action is on file .ill the
.... .... .. Planning Deprrrtment . ..
.. ..Planning Dqml-trmrl.t, City 1131 1, 1200 Efn) Avciiuc, Carls?)ad, CA. . 9200.5. Ccwnentt;
Plcnsc submit com~rit.~t.~..-~~~~~~
. . ' Departn!cnt 1witiiin tcn (10) clays of date of publication. ...... .. .. ..
. DA'I*l~l): February -I- 20, -1981
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1200 ELJA AVEIJUE
CAR LSB AD, CALI FOR N I A 92005
PUBLIC NOTICE OF PREPARATION
PLEASE TAKE NOTICE:
The Planning Department oE the City of Carlsbad intends to prepare a
.Environmental Impact Repart for the following project: x Negative Declaration, 'Conditional Negative Declaration,
TELEPHONE:
(114) 729-1181
Project Description: 63 unit motel, tennis courts, olyrnpic
golf course, raquetball, restaurant, and cocktail lsunqe
on a 16 acre site; a change of zone from L-C (Limited Control)
to CT-2 (Tourist Commercial); and a condi'c_&onal. we
to allow the sale of alcoholic beveraqes-
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B ... Pro j ec L address/Location : ' SouthweccorneLaaf Pm A i qwrt
Road and El Camino Real.
Anticipated sipificant impacts: No significant adverse L
environmental impacts are assoc~ated'with'~his'pwoiect,
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. IVe need to how your ideas about the effect this project might have on tllc cnviroiuncnt and your suggestions €or ways the project could be re- vised to reduce or avoid any significant environnenta.l damage.
ideas will help us decide what issues to analyze in the envisonnnlcntal review of this project.
Your
Your comnicnts on the. cnviromncntnl impact of thc proposcd project may bc subinit.tcd in wrj ting to the Planning Dcprtmcnt, 1200 E1111 Avenue,
Carlsbaid, CA 92008, no latcr tlitin February 25, 1981 ---
List all other applicsble applications related to this prcj ect: ___p-
6PR -&fJ € c, It G 01 q €- 2- L( SP DehPw+-
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2. Describe the ;.ctj vi ty area, incfuding distinguishinq
natural and magillage charactcriztics ; also provide preci.se
4*. If residential, include th5 nunber of units,' schedule of
unit sizes, range of sale prices or rents, an2 type of
. household size expected,
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5, If commercial, inzicate the type, whetha neighborhood,
city or regionally oriented, scfuare footage of sales area,
. L,J~ loading facilities
6. If industrial, indicate type, estinatcd employment per shift, and loading facilities.
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7, If institutional, indicate the major function, estimated
-. employncnt per shift, estimated occupancy, lmding
facilities, and community benefits to be derived from the - \, 'e project, .-
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Io ENVIRONMRNTAL IMPACT ANALYSIS
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Answer the followinq.questions by placing a check in the
appropriate spacz. (Discuss all items checked yes. Attach additional sheets as necessary),. ..
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1) _Could the project significantly charigt-? present v land uses ix the vicinity of the activity?
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2) Could the activity affect the use.of a rec-
reational area, or'area of important - aestheeic value?
3) Could the activity affect the functioning of .
.lF an established community or ncighborhocd? cI_ -
4) Could the activity result in the displacement
of community resider,ts?
Could th2 activity increase the number af low -and moderate cost housing units in the city?
Could the activity decrease the ndrnber of low
and modest cost housing units in the ci+y?
Arc any of the natural or man-made features in the ac'civity zrea uniquz, that is, not.
found. in other parts of the County, State, or Nation?
Could the activity significantly affect a
historical or archaeological site or its
settings?
Could the activity significantly affect the potential use, extraction, or conszrvation
of a SC~XCC~ natural resource?
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Does the activity area scrvc as a habitat,
food source nesting place, source'of water,
etc. for rare or endangered tril2life on fish
species ?
11) Could the activity significantly affect fish; wildlife or plant life?
I. -12) +re there' any rare or endangered plant .. species in the activity area?. .
13) Could thc activity change existing features of any of the city's lagoons,, bays, or
,. tidelands?
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14) Could. the activilq change cxistiny features of any of: the city's beaches?
e 1 im i n;i t. i c> n o f a g r i c u 1 k u r a I I. and s ?
15) Could. the activity result in the erosion or
16)' Could the activity serve to encourage devclop- men& of presently undeveloped areas or intesify
development of already developed areas?
established environment-a1 standards (air , water , I?). Will the activity require a variance from
noise, etc) ?
1.8) ' will the activity 'require certification,
authorization or issuance of a permit by any local, state or federal environmmtal control
agency?
variance or conditionhl use pernit by the city?
20) Will the actieity involve the application, use, or disposal of potentially hazardous materials?
19.) Will the sctivity require issuance of a
21) . ~i.11 the activity invol.ve construction of
facilities in 2 flood plain? . ..
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... ./ . . facilities on a slope of 25 .pc,rcer--t 32" greater? ': --- ' ' ' I
. 22) tlill -LIE activity .iiivclve construction of
Wil-l the ackvity ir,volve construction of
facilities in the aca of an active fault? Li
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24)' Could tkre acti-vity result in the generation ... .. . of significant amounts of noise?
25) Could the activity result in the geneiration of significant amoun'cs of dust? ' L/
/ 26) Wj-1.1 the activity involve the burning of brush,
trees, or other materials?
27) Could the acti.vity result in a significant
change in the quality of any portion of the
rCgio?i's air or water resources? (Should note,
surfacc, ground water of €-shore) . '**d I... .
28) Will the project substantially increase fuel
consumpkion (eicct-ricity, oil., natural gas, .I
' etc.)? .
/ ' I land form? - 29) Wi.11. thcre be a.significant change to cxisting
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30) Will the activi.ty resuit in substantial increases in thc use of utilities, sewers,, .draj.lis, or streets? / _.--
31) IS the activity cqrried out as part of z I'argcr' / projccti or series of projects? . . I-
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11:. STA’I”T OF NOX-SIGNIFICANT -- ENVIR3NbD3TAL - - EFFECTS
If you have answered yes to one or nore of thc quesrions in Section I but you %hink the activity will have 110 significant environmental effects, indicztc your reasons below: \
111.
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CC)MNl3TS OR ELABCIRkTIONS TO AN” OF TIE OTJESTiONS IN SECTION I
(If additiocal space is needed for answering any questions
attach acl.ditima1 sheets as nlay be needed).
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