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Home My WebLink About1986-08-13; Planning Commission; ; GPA/LU 85-09|ZC-338|LCPA 86-02- SEAPOINTE CARLSBAD (CITY OF CARLSBAD)The discussion section of this report will examine the Subareas (Pl-P4) (as shown on Exhibit B) that the Seapointe Carlsbad study recommended for either General Plan Amendments, Zone changes or Local Coastal Plan Amendments. In some areas, there were no changes recommended. III. ANALYSIS Planning Issues 1) Are the proposed land uses appropriate for the sites? 2) Is the proposed zoning consistent with the General Plan and Local Coastal Plan designations on the property? 3) Are the proposed land use and zoning designations consistent with surrounding land uses and zoning? Discussion -➔-..-ii! f·R>•~'Tl"IA ua .,( ~ ' i r-~ SUBAREA P1 _,. ti~ KEY MAP This study area is divided into two major sections, the Bankers/Life parcel to the north and the Lusk property to the south. The Bankers/Life parcel, approximately 36 acres in size is located south of the sewer plant. The Lusk property is located north of Poinsettia, east of the railroad, and west of Avenida Encinas. General Plan Zoning Local Coastal Plan BANKERS/LIFE Existing RM R-1-10000 Medium Density Residential Proposed PI/0 PM/0 Planned Industrial/ Office Staff is recommending a zoning of PM/0 on this property. The area adjacent to the waste treatment plant is proposed for industrial development and will serve as a buffer between this use and residential/commercial uses to the south. Through a specific plan, office uses will also be permitted on the site and will function as a transition between the industrial and residential uses. At the present time, the alignment of Avenida Encinas has not been established. If it is located through the western portion of the site, staff could support the use of planned industrial uses on the west side of the street. This use would function as a further buffer from the railroad. -2- The proposed changes would also require an LCP amendment from the present Medium Density Residential designation to Planned Industrial/Office. The Local coastal Plan is being amended to add a separate category for office uses. There are no coastal resource issues on this site and the proposed designation PI/O is consistent with Coastal policies. LUSK Staff is recommending the following changes on this property: General Plan Zoning Local Coastal Plan Existing RM R-1-10000 Medium Residential Proposed RM/O RD-M/O Medium Residential/ Office Office uses are proposed at the north end of the site and to wrap around the east property line along existing Avenida Encinas. This would create a balanced street scene with property to the north and provide a buffer from the approved car dealerships to the east. Multi-family residences are recommended for the remaining area to keep community character with commercial uses and also to support these uses. This type of housing is also designated for the beach area by the Land Use Element of the General Plan. Staff believes that clustered multi-family residences would be most appropriate in this area so that noise impacts from both the railroad and Poinsettia Lane could be reduced by locating the dwelling units away from these noise sources. The zone change and General Plan amendment will necessitate a Local Coastal Plan amendment from Medium Density Residential (4-8 du's/ac} to Medium Density Residential/Office. General Commercial is the most appropriate designation for an office use. The present agricultural overlay will remain on the property and will require mitigation by the property owner prior to development. For more details see Section P-1 of the Seapointe study. SUBAREA P-2 This is a 3.4 acre parcel Airport Road and Carlsbad by the AT&SF Railroad and Home Park. 1-F.--47 :=-~,---..... r_r-t ;~ tc;ic ~ ~ at the southeast corner of Palomar Boulevard. It is bounded on the east on the south by the Solamar Mobile -3- Staff is recommending the following changes on this property: General Plan Zoning Local Coastal Plan Existing RMH R-1-10000 Medium High Residential Proposed OS and RMH OS and RD-M Open Space/ Medium High Residential Staff has proposed that the northern salt water marsh/river channel have both a General Plan and zoning designation of Open Space (OS). The southern section would retain the RMH classification but be zoned RD-M. Staff is recommending RMH/RD-M on the southern portion of the site to maintain compatibility with the two mobile home parks and the unbuilt, small lot subdivision, La Costa Downs. Staff feels if the site were zoned for Office use, it would constitute "spot zoning" and would not be as compatible as RMH/RD-M would be with the surrounding residential uses. This land use designation presently extends south to Poinsettia Lane. The change in zoning and General Plan designation to OS on the northern portion of the site will also necessitate an amendment to the Local Coastal Plan. This change would be from Medium High Density Residential (10-20 du/ac) to Open Space/Parks. This is in keeping with coastal policies for preserving sensitive coastal resource areas which include wetlands and other environmentally sensitive resources found on the adjacent slope areas. The southern section of the site will maintain its existing LCP designation of Medium High Residential. For more details, see Section P-3 of the Seapointe study. La Costa Downs Subdivision Staff is recommending the following changes on this property: General Plan Zoning Local Coastal Plan Existing RMH R-1-10000 Medium High Residential Proposed RM No Change Medium Residential The present zoning on this site is R-1-10000 and the General Plan designation is RMH (8-15 du/ac). Staff is proposing the zoning to remain as it is and the General Plan designation to be lowered to RM (4-8 du/ac). Staff realizes the two designations of R-1- 10000 and RM do not appear to be compatible1 however, the situation that exists is unusual. The small lot (6,000 sq. ft.) -s- Southern Two-Thirds This subarea is presently vacant and relatively level on the northerly section of the site. The southerly one-third (known as "Ponto") consists of mixed housing and industrial uses. Staff is recommending the following changes on this property: General Plan Zoning Local Coastal Plan Existing RMH PC Medium High Residential Proposed TS/RMH CT-Q/RD-M-Q Visitor Commercial/ Medium High Residential Staff is proposing a combination zone of CT-Q/RD-M-Q and a split General Plan designation of TS/RMH. The major reason why staff assigned a combination zone and split General Plan designation for this site was because of the uncertainty over what type of development will take place in the immediate area. The Batiquitos Educational Park Master Plan has an approved commercial site of 6.8 acres which wraps around the "Ponto" area. The uses on this site will be "directed toward the neighborhood - commercial needs of the residents and employees of the Master Plan area". A maximum of 44 residential units will be permitted above the ground floor of these commercial uses. Staff betieves similar land uses in the Ponto area would promote compatibility between the two areas. The two project areas would also compliment each other by providing more moderate accommodations, more customers for nearby restaurants and other commercial uses and also more support for beach-oriented vacationers. This would be the only commercial beach area between Palomar Airport Road (if that site is approved) and Encinitas. The proposed General Plan amendment and zone change would also require a Local Coastal Plan amendment from the present Medium High Density Residential to Visistor Commercial/Medium High Density Residential. This is consistent with the Coastal Act by providing visitor commercial areas at a site which is close to the beach and the State beach campgrounds, as well as located at the terminus of a freeway beach exit. The Local Coastal Plan recreation policy calls for mixed use residential and recreation commercial across from the State park. Carlsbad's recreation commercial designations includes golf courses, horse stables and other uses not appropriate on this site. The tourist commercial designation is more appropriate at this location but will require a further amendment to the text of the Local Coastal Plan. The present Agricultural Overlay will remain on the property and will require mitigation by the property owner prior to development. For further details, see Section P-4 of the Seapointe study. -7- Circulation Seapointe Carlsbad has extremely favorable external access since it is bounded on the west and south by major arterials, on the north by a prime arterial and on the east by an eight lane interstate freeway. The traffic analysis demonstrates some future capacity problems at intersections along the arterial streets and at the freeway ramps. Such problems will exist with or without the uses proposed in the land use study. Mitigation of the problem locations has been suggested in the land use study, and is deemed to be reasonable and practical. As projects are approved, there should be conditions imposed which will give assurance that in the proper phasing and at proper time, the project will be required to implement its fair share of the needed mitigation. LCP If the Planning Commission determines that the above LCP amendments are warranted and, therefore, necessary to implement the City's Local Coastal Program, it should establish the State mandated six week review period. During the period which would begin on August 13, 1986 and end September 24, 1986 all interested parties including other agencies would have the opportunity to comment on the merits of the proposed amendments. Staff would then return to the Planning Commission on October 1, 1986 with a summary of the comments received. The Commission would determine whether modifications to any of the proposed LCP amendments are warranted and forward its recommendations to the City Council for final action. overall, staff believes the proposed changes will create land uses which are more compatible with existing land uses and with coastal policies. Safeguards have been incorporated into the zoning and General Plan designations to ensure that development will be compatible and well integrated with surrounding projects. IV. ENVIRONMENTAL REVIEW The Planning Director has determined that this p~oject will not have a significant impact on the environment and, therefore, has issued a Negative Declaration on July 5, 1986. -a- ATTACHMENTS 1) Planning Commission Resolution Nos. 2587, 2588 and 2589 2) Vicinity Map and Study Area 3. Exhibits "B" -•o• dated June 30, 1986 4. Environmental Document, dated July 5, 1986 5. Seapointe Carlsbad Land Use Study 6. Traffic Study -9- ~ E. ":BIT "D" Ju.,.e: 30, 1986 REQUESTED ACTIONS I• General Plan Amendments Subarea P-1 North RM to PI/0 South RM to RM/0 Subarea P-2 RMB to TS Subarea P-3 North RMB to OS Middle RMB to No Change South RMB to RM Subarea P-4 North RMB to No Change Area South RMH to TS/RMH II. zone Changes Subarea P-1 North R-1-10000 to PM/O South R-1-10000 to RD-M-Q Subarea P-2 RD-M to CT-Q Subarea P-3 North R-1-10000 to OS Middle R-1-10000 to RD-M South R-1-10000 to No Change Subarea P-4 North PC to RD-M-Q South PC to CT-Q/RD-M-Q III. Local Coastal Plan Amendments Subarea P-1 North Medium Residential to Planned Industrial/ General canmercial * South Mediwn Residential to Mediwn Residential/ General commercial Subarea P-2 Open Space/Parks to Visitor Commercial Subarea P-3 -North Medium High Res. to Open Space/Parks Middle Medium High Res. to No Change South Medium High Res. to Medium Residential • Subarea P-4 North Medium High Res. to No Change South Mediwn High Res. to Visitor commercial/ Medium High Res. IV. Office The addition of an office category to the Local Coastal Plan as follows: This classification designates areas which are compatible and environmentally suited to office and professional uses, including some canpatible and supportive related commercial uses. This land use could be placed along major arterials without creating adverse conditions which are associated with strip developnent, and can be used as buffers between canmercial areas and residential uses. * Keep Coastal Agricultural Overlay SEAPOINTE CARLSBAD GENERAL PLAN AMENDMENT GPA/LU 85-9 AUSTIN-HANS EN-FEHLMA~FOUP SAN DIEGO ]I \ SBAPOINTB CARLSBAD GPA/LU 85-9. TABLE OP CONTENTS I. EI.ecutive Summary ........................................................ I Emibit 1 L&lld Use Plu Cud Summary Chart) ... 4 I I. Backaround ......................................................................... 6 A. Location ...................................................................... .6 B. Pu.rpose ....................................................................... .6 Emibit 2 Existing Conditions .................................. 7 C. Site Or&&Dia&.ioa ..................................................................... 8 D £ ·--· Se • ft . _ ... ,Aaaa tuna .......................................................... 7 E. Biar, ............................................................................. 11 F. Metb.odoloa ............................................................. 12 111. Opportunities and Constraints ................................. 14 Euibit 3 Opportunities &Cons&rliAts ................. 17 Euibit 4i 'l'iad Ch.arts ............................................... 11 IV. Eiisting Land Use Regulations ................................. 19 A. Summary ................................................................... 19 B. Local Coastal Pl&D .................................................... 20 C. Soutb. Carlsbad State Beach Master Pl&D ............. 22 V. Discussion and Recommendations .......................... 24 A. Concepts .......................................................... _ .......... 24 B. Coamunity Character ............................................ 25 C. Pl&D Classifications to be Used .............................. 2~ D. Recommendations ................................................... 27 Euibit 5 Subarea Pl ............................................... 28 Euibit 6 Subarea PZ ............................................... 32 Euibit 7 Subarea P3 ............................................... 36 Euibit 8 Subarea P•f. ............................................. :fl V I. Circulation.. ........................................................................ 5 2 A. Present Circulation System ................................... :;2 B. Filldill1s of the Tratfic Study ................................ :;2 C. Recom.mendations ................................................... :;3 Emibit 9 Circu.la&.ion .............................................. ,-4 VII. Conformance vitll tlle General Plan ...................... 55 Prepared by: A111ti11-HIDletl-Feb1tll4/Gtoup 9605 Scnacoo Rd., Suite 202 Saa Diep, CA 92121 (619) 458-1361 ... • SEAPOINTE CARLSBAD GPA/LU 85-9. TABLE OP CONTENTS I. E!ecutive Summary ............................................ , ..... ,,,,,, 1 Emibit 1 L&nd U• Pl&A (and Summary Chart) ... 4 I I. Bactground ........................................................................... 6 A. Location ...................................................................... .& B. Purpose ....................................................................... .6 Emibit 2 Existin.1 Conditions .................................. 7 C. Site O.rau.ization ....................................................... 8 D. Enst.in& Setti.na .......................................................... 9 E. Wstorr ...................................................................... .11 F. Met.hodoloff ............................................................. 12 11 I. Opportunities and Constraints ................................. 14 Emibit 3 Opportunities & Coasuaints ................. 17 uh.ibit 4 Wind Charts ............................................ .18 IV. .Existing Land Use Regulations ................................. 19 A. Sum..mary ................................................................... 19 B. Local Coastal Plu .................................................... 20 C. South Carlsbad State Beach Master Plaa. ............. 22 V. Discussion and Recommendations .......................... 24 A. Concepis ..................................................................... 24 B. Com.munity Cha.rac:ter ............................................ 2, C. Pl&A Classifications to be Used .............................. 2, D. Recom.mendati.ons ................................................... 27 ~it., Subvea Pl ............................................... 28 £1.hibit 6 Subatea PZ ............................................... 32 Eshibit 7 Subvea P3 ............................................... 36 £1.hibit. 8 Subarea P-4 ............................................... 41 V I. Circulation ............................................................................ 5 2 A. Pre•nt Circulation System. ................................... ~2 B. Findin1s of the Traffic Study ................................ ,2 C. Recom.mea.dati.ons ................................................... ~3 Eshibit 9 Ci.rcula&ioa .............................................. ,<l VII. Conformance with the General Plan ...................... 55 Prepved by: AuttiA-Hulea-Feblmu/Gtoup 9605 Scnaton 14 .• Suite 202 SIA Dieco. CA 92121 (619, ◄58-1361 • SMPQINTE w\11 SB♦P CiflP♦b PLAN AMEHQMENT I, Easvtin summea The SeapoiAte Carlsbad GPA Stuct, Area cu be 1oca&ld by reterria.1 to Euibit 2. Eliswic Area Map. Coaprilld of about 340 acres. it is locaaed 1en1rally iJl the southYeSt quadnat of the city. The purpo11 ot this report is to proTidl recoauaendations to the Pl&Aniaa Commissi'>n ud the City Council reptdiaa tb.e appropria&e land u.. for the Study Ana at tile General Pm lffel Th• m.ethodolor, utilized iJlcludld a l'ffin of the Study Ana's pluAilll Id.story, the requesc.d cliscreuoury ICWUlS. aad opportuAitia u.d coutraiA&s ao.alysis, iAten-i,,rs •ith property o,rners, ud discutliou Tith City staff. CoAdusiom reached by Uus report an u follon (see euibit 1. follo•i.Aa): l) Due to the cout&1 location of the site, ~d easy trenay access to the major io.ter11ctioAs (Palotllll' Airport Rold/Carlsbad Bou.levvd ud PoiA•u.ia Lane/Carlsbad Boulnanl), the area betnea Poiulu.ia L&Ae/Carlsbld Boulevvd and Sammis Properties' B&i.quitH l.apoA Educational Pvt (,rllich is Neqhborhood Coaaercill alona Carlsbad Boulnvd) should be WIid tor visitor--•n-i.Da commercial. For the same acc111 reuoa, the area It Palomar Airport Road/Carlsbad Boulevard should &IIO be Tisitof'-tl"illl coaaercial. 2) Between these commercial anu, aloaa CarJsbad Boulevvd should be residential. Cud u u alteraa&i.ff nnr the.,,..., tnaunent plut, office). 3) Plaued Iadultrial should be placed around tile Eacina Water Pollution Control Pl&l1t as a buffer. • Selooiate Clrllbld General Pllll AaeMlll8t Sludy 4) The ana betweea the railroad and the eDIWll COIIUllercial area along the Cree,ray, on the north side of PoiA•ttia Laae, should be housiA1 (Medium Densit.y Residentia1) and office to cna&e a balaa.ce of U11S ,rit.b.i.D the Study Area. The office area should be implemented alon1 tile northern and eulern property lines to buffer the residential area froa the nearby co11U111rcia1 and iAdustrial areas. 5) The area betW'Nn the Plallned IAdustrial •uth of the Encina Wa&er Pollution Control Plant ud the houua •ntioaed lbcm slloulcl be Office to further ptoTide a transition from the maaufacmrin1/ia.dustrial U91S to the north and the residential U9IS to the 90Uth. 6) Aloo.1 tile Carlsbad Boulnvd Scenic Corridor the City, ia coajuactioa ,rith the o,raen. should dnelop desip 1uidelllles to teep appnnace u.d development consisaeat aloa1 CarJsbad Boulevard. The elements to be included ,rithia tile Desip Guidelian should be: Scale and buildiA1 massio.1, laadscapiA1, sipqe, material and color paleUes, aad maiateaance or creation of vin corridors ,rhere nn dffelopment occurs iD front of roads or other development. or ,rhere there are vie,r opportunitites. The aboTI recommeacla&ioas (pardcuJ1dy aloa.1 the Carlsbad Boulentd Scenic Corridor) are made Yi.th a coacena for onnll quality of dffelopment. Th .. recommenda&ioo.s are made • th.au. onrall desip pro1na ,rill be developed for the Scenic Corridor. Othel'Yill, the esisda1 frapaeated o,raership ,rill denlop iD & haphazard Jlllll.lllr. The Local Couta1 Plaa (LCP) will han to be amended to accomplish these recommendations. since tile entire area to be amended is iD the Mello 11 area. Selfoillte Cltlsbld GeMral Ptu A..,_., Study -t) Th• Ult& bttYN~ da• railroad ud tile esiswl1 COIILlllerci&l area aloa1 the fnnay, oa th• aonb side or PoitmUia Lue, should be llouu1 (Medium Demity Rnideati&l) ud office to cnue & balance of U9IS Yitbia the Study Ana. The office area should be implemeatacl aloa1 t.lle aonbera ud ..-ra property llaes to buffer the resi•atial Ult& f,oa tile aevt,y co ... rci&l aacl iadus&rial areas. ,> The area betnea tile Plwled Iadusttill mutll of tile Eacill11111r hllution Control Plallt aad the llousiaa meat.ioaecl above should be Office to turtber iarovide a tru.sitio11 from the 11114ufacwria1/iadustrial WIii to the north ud tile rnidtati&l UIIS to the toudl. 6) AJo.a.1 the Cuitbld BouJnltd Sceaic Corridor tile a&,. ia coajuactioa with the o,raen. should dlftlop desi1a 1uidllliaes to tNp ap,-nace aacl dl't'elopm•a.t coasis&eat aloa1 Carlsbad BoulffVd. The elem.eats to IMI iac1udlcl widaia the Desip. Guidelian shoulcl be: Scale ud buildia1 maaia1, laadscapiaa. sipqe. material aa.d color paleU,N. aacl maiaaeaaace or cna&.ioa of Tiff corridon ,rbere aw developme11t occun ia froat of roads or odl1r clnelopuat. or •h•re there are vie,r op,onuaitites. The above recoameada&ioas (particularly aloa1 the Carlsbad Boulffatd Scenic Corridor) are mdl Yitll a coac:ena for crnra11 quality or development. Thne reco ... aclauoas an .... • thl& an Gftra11 daip pro1ram YW be dffeloped for the Scenic Corridor. Otlaerw-m. &la• emwaa frapaeated o,rnenhip •W deTelop in a. llaplllard GUll'Uler. Th• Local Couta1 Plu (LCPJ ,rill Jlaff to bl waded to accomplish these recoauaclauom. siAce the eatirl .,. to bl amended is ill the Mello II am. • Seapointe Cltlsbad Genen1 P11G Alllldment Study Conflicts betTeen -th, LCP &Ad the South C&rtshad State Beach Master Plu. (State Department or Paris ud Recreation) cu be resolved ud ,ome possible solutions a.re suggested. Additional information and details are included in the body of the ten, i.o. section IV. Discussioa ud Rec:o.auaendations. P"«'" 4 ~rr G_eneral Plan Desi&rrnJj.9_11~ RM Medium Density Resideolia.l ( ◄-8 DU/ Ac) RMH Medium Hi11b Density Residential (8 l'j DU/Ac) O Office TS C ".Pl Travel Service Genen.J Commercial Planned Industrial Coastal Designations: Low Medium Density Residential (0-◄ DU/ Ac) • z Medium Density Residen lial ( + IO DU/ Ac) •3 Medium HiRb Density Residential (I0-20 DU/Ac) •◄ High Density Residential (ZO-30 DU/ Ac) :) General Commercial 6 Visitor Commercial e: Planned Industrial Open Space/Parks I 9 Agricullun.J Preserve IO Agriculture/Residential (2 DU/Ac) 11 Schools/Public Uses •rbe City has proposed an LCP amendment to mate these density ranges consistent with the General Plan density ranges 111 \ 111• 1111111( IH ,~l),llh Ro.,4 Troe l)ttiJJUlion xrnil C1'<Uen• _Road Commrnu °)c: lo,,.r,1ar~"' fr~fl"WJY r¾ lnm.ar I\ rrpnt 1 Rr1 Prim, i\rlf"riaf 1116 ROWI Poms~uia I.an~ M::tior Ao&d (IOlROWI (arhbuf &ulf"Yard Major Ro-ad (102 ROW) Avf'flida F.ncin.a 5'-t'lffldary Artttial IH ROW l L~nd Vs~; y., Yn Yn Ytt No I 1tf!I' ran h,. rlnnfl" to AffPrl 1h,-v1,-.,.i"i lrom th,. h,rwav rftu-to l0t10A:r<1(lhy Nn ;1rl1Clf1 1"'<omm,rnl,.rf (J>,1t·1"V1P"'l!hrn1;~h'-'h"fPpnn1hlP10:wo1d '-'Ill or lunnf'I l"frf'rtfrnmf,,.,. .... ,.,,. V1,;1:1 point,._ pn.-.,;;1hlP frnm ,\vf'n1rh [ndni JHU ,;:n11th of P.1lnmar A1rpnr1 llo:td I PJVP ,;nrnl" Vtf"'S.' 1hro•11~h l)Pn'\f' pl.tnr1nR o;hn11lc1 hr rrq1111f"•t to -.;rr,.,." ,,r.., frqm P.al11mar Airport Road mftl p.11\:lll't lnr,;; CH nntn 1nnl"i R,con\truc11on, ;111qm,.111.itrnn ol P:.lom.u A1rpor1 Roa'1 hf"twttn I \ r,-qo1rtd. 'if",. 'illbMP:t m.,p DPfl~f' plant inst 1houlrt hi-rf'QHlf"r1 In 'iUN"n ,,,.,, lrom PoiMf'Hia Lan,. into parlctnR 1011 M 01110 fC~f, O"pf'lfttlnitiM l"'Xi1t to !'J"l'"at,. a Srf'nic fnrril10f" afoot farl,;b1d ffo11l"°'11.rd OwnPn to r1f'V,.lop 0Mign G11irt,.li!lM in r01111u'l<t1on wirh U!y (t)f land1r11p1n11. uchitf'<lural mu!';insr; and 11.atN ialt. and ,i,nau• fbH th" ultiru1,-•itfth of thi, roar1 i-. built llrf'",f'ntlv alnn« thf' '1..-vPlop1Pd fronU•t 101Jth nl P1lnrnAr Airport Ro-ad (JM,-lopm1Pnl of tht 11,-,;11idi-nl !hf" rn.trf thnold ht-,;pl'"tad ov~ 111 lurth,.r d~vl'"lnpmf"flt JlonR l!S IPn~th on a pH !rip bui1 Current Current Currffll Recommtndt'd AlttfOllf' Rtto11111tndtd RKomrutndrdOppor1uni1iM (0) ~..,-11 Plan Zonina Coastal Goneul Plan R,comm,ndNI Ion, LCP .I. S~hr~ llttiJ.Dll.llll C!UliliU1lt111!_e1wi•LiM !lru11111in G _p Qnilw_at,on (!1,11i1im1qn Drii11111tJon Coonulllts_[Cl Cl1mmtn!J_ E-1 T C-1 (Trutl Sff-fic~l Pl M (Pb.nnNf lndustriatl u P-U 11 r.-2 TS/C C-2 ''6 ITravf'I St-r-vitr.' t_~";t visitor- Commttc ial l s~•ingl [ 3 JMH R~IHP J IMf"dium High0,1obilf' fhnnt Rt,idtntiafl Part:l r 1 RMI! RMHP (Mf'dioro High (►1obll,. U011t R.r-tidf'nliall Palk) p .. RM R I I 0 2-PA {).(Nflum 0f'nst1y IM~ium Density Rr-,idtn1i11l Attidtnlial 'Ill A11 Prf"Sttvel P lb RM R I I 0 2 PA p. ~ RMH ROM 3 RV P>.rtin.a lconrticl1 'llith G<,n,r al Plan I P 31 RMI! R-1-1 O J P-~b RMII R-1-10 J no ch101e no ch101t no chance no changt no chance no chanRt Pl-'O OIRM TS OS!RMll RM none non• non• no chanRe no chan1" 0-Vi"" no c hanR" no chance C-RR Noit:"' no c han,i:P no chanRe C -Frtt111y Noict Rf!'C,nt Construction: contlst.-.nt "ith Coat11I Plan Drain&1:.e lffoodwayl ch1nntl mutt be auomodattd d<>'-'nurnm nont on chana" no ch.tn,:f' C frN"way Noist D""eloi,mtnt is 1pproprla1t lor location and compatiblf' .,ith proeiosed non• no changt" no thl\.nge nont no chan11, no chAngt Pl PWO 115 non• OtRfl "2 RC CT-Q 6 OSIO RUM '13 none R I IO 2 0-Vi"" C-Rlull1 Non• (-Odor IN. F.nd) chtnttH around it ton1-nandin1 us, difficult u, cha.n11e. Appf"afantr nf•i•-ch to bP consid~Nt dut to O Vi"'sctnic corridor location l.and1capf' conlormanrf' '111th """ 1uidelinN Same commt"nlt apply u E3 Industrial at north ~d or site 1hould ofJtt atlt11ua1.e bull~ from odon. O· Fret""' 1y E'<posure frtt"a)' t,cpoture it id et.I for oll ice DMitn KUidelintt callf'd lor C-RI Noi" Ulted lor In Houtin1 tltm~nt. 11tll-placed for lhon e-mplovf'd nearby or attendin1 school. Rt-tidtntial use wlll help balanct day-nil.ht UIP C-RR Noia• ldUil tocation for 1lsitor-servin1J USM 0 l!,,ach Pro11:imity C-Odor H. aid• ol 1ht 1u1ceoubl• to odo,-lrOtlt W1ttr Pollution Control Plant. (. RR noitt" FuturP rHldtnU thoutd be rf'(fuirNI to attn"IN11e odor pottntial: 0-Vlewa IN. End) lerract tile (or bener view lrom south. C.F.xittinc Sordal Ottetopmrnl Standards re-c1uirNf -should conform to dNi&n 1uidtlinN. Sr,Nial lreument Aru Subdivision hu the potent I al to add ch1rac1f"f to the tcenic corridor P 1a RMll P C J RMll R►VTI RD M J C RR Noise HMJtin1 w-111 be con1l1tent from Poinsettia north to hotel site: apply de1i1n mixt<I u1t 0-Reacb Pro,cimity GuldtlinN P 4b RMII p C J PA T"SIRMH RWTI CT QIRDM Q 6/J ( RR Noise 1>1air,r Vi~i1or-urvin1 inttr!t<tion -1p,-ciahy rttail (or Middlt lrYf'I quality mixed Ufif' hotf'l/moltl 1hould be compatible with Hotel to bt d~veloped at Su!mis proitct) P 4c RMll ROM l TStRMH RM/TI CT Q/RDM 0 6/J 0 ~ (-<\dju,nl Sufficif'nl commercial wlll ht f"lllblithe-d -.rilhOtJI !his parcel in th~ Srnd',' Arn. mixed use Otvtlopm"'nt fxis1in1 small parcels will be hard to a.sttmble tor larae USf'S 8":ch &CCNI and O Bnth Proxia1hy views good for rttidentlal. Ne• devtlop111e-nt to cont or en 11ith dttitn guldetlaes Pa«• 4 ,~x; G_~n~e_aLPJ~11JJcsig{llcl_li.Qn~- RM Medium Density Residential(◄ 3 OU/Ac) RMH Medium Hi11h Density Residential (8 I'.) DU/Ad 0 Office TS Travel Se"ice C General Commercial e,, Pluned Industrial -- CoastaJ Designations: Low Medium Density Residential (0-4 DU/Ac) •z Medium Density Residential (4-10 DU/Ac) •3 Mt!dium High Density Residential (10 20 Dll/ Ad •4 Hi1b Density Residential (20-30 DU/Ac) ' GeneraJ Commercial 6 Visitor Commercilll 7 Planned Industrial g Open Sp•ce/Parts I 9 Aariculwral Preserve 10 A1ricullure/Residential (2 DU/Ac) 11 Schools/Public Uses •rbe City has propo!fld u LCP amendment to mate these deosilY ran 1es consistent wilb the General Plan density ran11es f!1•.1d·: flo.ul lYDt Dtsia,,■tioo S<ran !;l•111rn1 Rnaf CnmG'lf'hU ')c: lntrt,l,HL" '\ Frff'WI\" J~1nmar Atrrmt Rd PrilM' Arlf'rial 1116 ROWI Jtwl,ntf"ttia IAnf M•ior And (102 RO\lt') rar ltbad llnulr,ard Maior Road (102 RO 11• l Avf"'1'1id1 F.r1c ina S.C"""•n· Arttri•I 13~ IOW I L.~ti\l L',~; Yn , ... Yn YH No I 1l1IL" r1n ti~ dnn• 111 atlPtt thP "'""'~ lrnm th• hPf"WIV '11111 tn lftllflltnphy Nq a,11"'1 1nntnJ1r111f•rl I l'A'" v,,..,, 1hrn11ch•h,.,., 11n1,,1ttr tn ~vnut -..111 'Jr lllllnf"I f'lfPrt lrnm lr••.,,W V,ua pn1111 ,, rn,,1hlr frnm ,\vf'111r1.t f,nrina 11111 ~,ulfh nl P.,lnm,ir ,\ironr1 An~rl I PJV,.1if1fflf" vtr"'I' •hrr111•h 1'""'" rit,.n11na 1hm1lc1 hp rrt111u .. ,f lrt ur,.,.n ••I'• hqm P1l11n11r Aitpnrt Road mtn pA1 l me Int, 111 nnln t 11nh Arrnft'ltrortmn,an•mrnlllmn nf l'~1omlr fl1rport Rnar1 hrt•,....n I, rt>,iu1rtd ,,.,. 111h.1,,.A rn.,p llPn~P pbnt1n1 thnohf hP r•qu11 .. r1 In" rf'lf'n .,..,. frr,m Po1n,r1t1a I.AnP inin p,i, II: 1111 tnu nr "'"'n, 1lf'lh Ofpnrtunrt iH ,,rttt to ,, .. 1., • 5,,.n,r rru tii1or 11lont far l'lbld Ronl,..,ud Own,.,, 1n tff"\',lor, OM 1Jn r,,1i1l,.li11r1 in r 011111nr11on •llh C.11y lnJ la1111,r1p1n111. uchttr,1mal mantnl and 91l1Nialt. and 1110,-P lfllH lhP ullitulr wtr1th ol 1hit roart t'I bu tit prr'4•ntlv alnnt thf'tf....,i,foprd fronllAf' IIIIJlh nf Patnnt.11r Airi,nrt fin-ad Ur•nloc,mrnt of thr WP"SI tidr nf thr f (1:t,I ,.hnulrt hP ,p,"d ov..,. all hu thfr dll'vrlnpmNll .1lon• 111 lrnfll h on .a pH Ir 10 hat11 Currfflt Current Currffll •ecem11fftdtd Alttrn11r Rtto1111tndl'd R,co11m,nd"10pportunili .. (01 c;,-,,,.,.,1 Pl111 Z,,nlnt C-111 GeMul Plan 1~ .. 11,ndNI 7nr,t LCP A SQltlt'-1 DnilDllill> tlaUillwltaD.c1ll.a•Un DttJIDllilD G.P.Qnw_attot1 Cl•HiliUIIQII OHimlt_ivn CoDS\UlntJ .. lCI '-mrnLI. E· 1 T C-1 ' ne ,11101• -· ITra••I Sttwirol Pl M 1 no ch•••• non, (Plannl'd lndu11ri11l u P·U 11 no <hllllt -· f.· l TS/C C 2 ~,& no Chl.t'llt -· (Trav•I SrrwicP.' ,~,i v11i1or • (om11f'fci10 ·~••na' f. J IMH R►IHP 3 ne Chanlf' non• IMl'diun, Hi1hl►1obil• lloait Rt1idtnli11l Put I r. '1 IMH RMltP no C'hlftl'" nonf' IM•dh1111 lli1h l►lobll• HOfl• RM id•n1 i1II Patti p .. RM R I 10 2-PA Pl!O Pl IMNllum !1,n1i1y IMl'diUIII IIN1si1y RP1idtn1i11l Rttidtnti■I vi "• r, .. ., •• , P lb RM R I 10 2 PA 01RM non, p ? RMI! ROM 3 TS RC RV l'arUn1 (t1nllic1, vith Gtntrll Plllll p 3• •MIi R-1-10 ' 05/RMH os,o P-.lb RMI! R-1-10 l RM non• SPNill Trutmfnt Mea p ... RMH PC ' RMH RWY'S P 4b AMII p C ~ PA TS/RMI! R►!/TS mixNtuu p 4< RMH ROM I -1'5/RMH RM/TS W1ivd use n, c-hanae no <hantt 0-Virw no , ha"•., no c han1r C-Rl No;., n11 chan1'" no chantf' C·Fr~•Y Noi•• ll«•n• Conatrunioe: cen■lttl'flt •ith C•tul Plan Dnlnace Ulood1111·l chann•I mull b• ano11od1tl'd d..,nllr...,, "" ch1n1, no ch~nw• C Fr..,.av Noistt Df¥PID1tlDfnt 111ppnprl11t lor location and tGlllfllt•blP •lttl propottd n• ch1n1• no chanct no c h1n1• no c hancr PWO 715 o,R~I ~/2 Cl Q 6 Rll M ,,, R I 10 l ROM l tnin-dutf' CT QiPOM Q ~/3 CT 0/llDM I) 6/J o. Vi"' thlnlN around il C Alull1 NOftf C-Odor (N F.ndl Lon1-11andtn1 us, ~illi<ull to <han~ App,aranr, nf'f'111 to b• ,on,idHod du• to O Yif11Hf'nit corridor locuinn l.and1r:1pt ronl«111nr. with n,... 1uid~lint1 5111• ,omm•n11 1ppl~· u El ln•u11ri1I ll na<th ffld ol 1itt 11,auld nllP< IIIN1Ullf bulltr lrot11 oders. o r, ... ay E•PHvr• fr-•1· upoevre 1, ldnt ,., •llitt llNltn 11VidtllnN called tor C-R• Nol1t Calle,f tor In Heutln• ,1,111rnt ••II-plated lor 111111• tfflpl,wNI netrby er 11tendln1 school. RNid•nlill Ult wlll h•lp balan<f d1y-nl1ht Ult C RI Nein hint lautlon tor •lshor-1r,.,,in1 UIH 0 8'wh Pro■i•itY C-Odor N. tide el 11te .. ,up11blt to odor frOIII Wat,r Pollutlon Control Plant C RI noi•• Futurt n11dnt11boultl b• ,,q11irl'd to art..,.11'd1• odor petffltial: O·VI.,.,, IN. En.ti 1err1ce tit~ for belltr •lrw from south. C f.xillin• Sptdol 0.-elOPllfflt S1and1td1 rN1virt'f • lhoultl ronlor• to dttillft culd•linet. Subdi1ition hat the p01eet11l 10 add <haru,.,. 10th• l<tfli< <orridor. C RI Noite Houaln1 wiU be ron1lttN1t lro11 P11lo,.1ti1 north to hottl tile: apply detl1n 0-lleatb Proxl■hy Guld,llnN ( RI Neile ►l1ior Vlshor ·tt"in1 llllrrsl'ftltn • 1p,ci1l1y rr11U lot Mltld1• '""'' qu11ii, hoi,l/mo1rf thould be coatplliblt wilh l(ni,I to bP d••tloptd ll Sammis pro1tttl 0 ~ r Adior ,n1 5uffid,nt (Olftl'Dfldll wllf tif' f'ltlblilhf'd •l1ho111 thil panel in th• Stud"' Aru O~tlopcnrnl hiS1in11m1II parc•I• •ill bt hard tou1tatbl• ler Iara• u1t1 IIN<h arct11 and 0 ~ .. ,h Proxilllty ...... 1000 for CNidft'ltlal '4•• •••• ,..,,,...,t toconlor11111th dHlllft1Uldtll1"' Setooiate Carlsbad GemnJ Ptaa AIIIDdaeat Study II, BACXGROUND A, Loc:aaioo; The Study Area is appro1i muely 34'0 acres and is bounded by Palomar Airport Road, IAtentate ,. Poia.ui& Lue, a.o.d Carlsbad Bouten.rd. plus that area bounded by Pom•wa Lue, Poiaco Road. Carlsbad Boulevard aad th• AT&SF railroad ri1ht-of-ft.y c .. 1:lhibit 2). B, Pua,oa In early 1916, Coaaunity Pvt.Aon i.n.iua&.ed a Geo.er&l P1u. Ameo.daeo.t for a 10-acre site locued iJl the ,outhYeS&er!y portion of the City of Carlsbad. The applicant is proposia1 the lu.d use element be chu.1ed from RMB nsidencw (S-15 DU/Ac) to Office/Com.m.ercial. It ,ru determiD.ed by the City Ptu.o.ia.1 Departmeo.t that a larger area should be comprellea.siTe.ly .-n!uated bee&U99 of a concern the current. l&a.d use desi1na&ion surrou11.dia1 the Com.m.uA.ity Pvtaen' property may be incompatible ,rith it ud other propolld dffelapmeo.L The purpose of the study is to provide recom.m.endauons to the Pl&AllUII Commhni«>ns a.o.d City Council reg&rdio.1 appropriate l&a.d uses for the ana. pqe6 Selooia&e Cart1bld Geaera1 Ptu Aaeadaeot Study industrial/com.me~ial uses at the ,out.hem tip of th• si&I (Subana P-t), tTo hotel projects, a medical clinic. m auto dealerships under coutrucuon (Sub&na £2) 1111d rm hou111 Callo in Subare& N). Adiacent to the property oa the ,rest is the South Carbbad Beach Staie Pu-t. On tile 1Duth_. is another mobile home part aad mme cowrcial property. South or th891 parcels is the Sammis Properties' Batiquitos 1.qoon Educa&ional Part project. All approncl mas&er plall permits a mind-UII project co.11siaia1 or onr 1.1 millio.11 squan feet of l'Nllteh ud dffelopaeat, cowrcial aad executive coafereAce space, 220,000 square feet or ,ndua&e educat.ioA&I. institute. 723 residential units, a TOlleyb&ll 1Y11J1uium aad other recrea&ion&l amenities. Across ua&en&a&e 5 to the_. are predomio.aatly residential usn ,ritb. •• comarcial/ retail activity. North or the site is a fut-food tlMlnAt. a sit-doYA restaurant, aad an industrial ,art. very recently developed. Major coaponeAts or the circulatioA system ,rithill the Study Area illclude Interstate ,. Poiuett.ia Lane, Palomar Airport Road. Carlsbad Boulevvd. all of Yhich are listed ill the Sceaic Bip,ray Ele•nt of the General Plall. Avenida Encillu is a •condary arterial ruaaia1 the leaath. of the site ill the eut ·half.· 1-5 currently carries about n,ooo vehicles per day in the vicinity of the Study Area. Culsbad Boulevard (old U.S.101) is four-lue, divided major road. currently carrying ap_prosimately 10,000 trips per day. Poia•W& Lue is a wo-laae, major road carryin1 3,000 vehicJn per day. Another t,ro lalln are sla&ed tor developmeat as the build-out of the ana occun. Palomar Airport Rold is a t,ro-laae major road. Another t,ro Janes. ill.&enec&ion realipment at Carlsbad Boulnard, aad ramp changes at I-, will be aeeded. AveaidaEnciau, currently carr,illa 1500 trips per day, is sla&ed for dffelopaeat to four laa.es a a •condary arterial. Currently, all illtenections in the S&udy Area an at u "A" (best) level of •"ice except Palomar Airport Road/Carlsbad 011810 SelooiDII Clrtsbld General Plu AIIIDdlllDl Study iJlclut&rial/coam1n;jal uaes at the southern tip of the site (Subarea P•O, t'Yo hotel projects, a medical cilllic, tTo auto deuenbips under construction (Subarea E2) and r1Te houaes (Ibo iJl Subarea P-4). Adiacen& to the property oa the Yest is the South Cu-llbad Bnch Staie Part. On the •utheu& is uother mobU. home part ud some coam,rcW property. Souta or ti111 parcels is lhe Stmmia PAponi11' BIQ~uiw, Lacoon Educa&ional Part project. AA appnmcl mu&lr plu. permit.s a .milecl•\111 project consilwl1 of ner 1.1 million square feet of rnearc.b. ucl dn'e1opaent., colll.lllercial ud eucut.iTe coA11reace space, 220,000 square feet. or puua&e educational institute, 723 ntSidenc.i&l uAi&s. a TOileyb&U am.o.asium ud other recrea&ional am.1D.i.tin. Across late,_. 5 ·to t.b.e .... are pnclomiAuUy resideat.ial uaes ,ri&Jl ., .. comatrci&l/ ret&i.l act.iTity. Monb of th• site is a rut-rood reauru.,. a sit-doYa. rntaurut. ud &a. illdwlt.ri&l .PU"t, nry recently dneloped. Major components of the circu!atiod system •ithia. the Study Ana i.11c1ude Interstate 5, PoiulUia Lao.,, Palomar Airport Road. Carlsbad Bou1evvd, all of,rhlch are listed iD the Scenic Bi1.b:ny Element. or the General Pl&a.. Annida ED.ciAas is a secondary arterial runa.ia.1 the lea.1th of the site ill th, eu& • .b.&lf. • 1-5 curna.tly carries about. 77,000 Tebictes per day i.a. the Tici.a.ity of th• Study Area. Cutsbld Boulrn.rd (old US. 101) is four-lu.e, diTided major road, currea.Uy carryi.D1 approshnw'-J 10,000 trips per day. PoiA•Ul& Lao., is a m-lu.,. major road carryiA1 3,000 nbicln per day. hot.her m lues are l1a&ed for den1opment u the build-out or the ana occun. Palomar Airport Rold is a tTo-lue major toad. AAother tTo lues, ui&enection tnlipment at Carlsbad Boulnard, ud rulP chuaes at 1-, •ill be needed. Aveaida Ea.cia.u, currently carr,iAa 1,00 trips per day, is sla&ed for dnelopment. to tour lues as a secondary arterial. Currently, all i.Dtenections in the Swct, Area are at u .. A .. (bis) lnel or service 11c1pt Palomar Airport Road/Carlsbad hlelO • • Saoofnce Carlsbad GeaenJ Piao A~aeot Studv Boulevard in. the lllOnlinl, ,rhen it is at level of •rvice "C". The iaterch&nges Tith 1-,. ,rhich an at. 1ne1s of service "B", ~c-, aad "D" as follows: Intecch.anu Palomar Airport Road I 1-, Nonllbound Palo.aw-Airport.ROid / I-~ Southbound Poia•Uia Laoe / I-, Northbound Poia,etua Lane / 1-, Northbound Pm,g,t wet or Sea:ice (AM) (PM) D B A A D C A A Tho• ,POrtions of the site ,rhich an not currently developed h&ve ui the put bffn u,ed for acricultunal purpo11s; ho,rever, most ot th .. areas no,r lie falJo,r. Carlsbad Boulevard. ,rhich runs all alone the ,rest side of the Study Ana is the old US. High,ray 101 (Pacific Coat Hip,ray) aacl is built. u & piece ol (outdated) free,,ay. The confiauration of the road off en both problems and opportunities as ,rill be esplained tater. Carlsbad Boulevard, ,rhich runs ail along the ,rest side of the Study Are& is the old U.S. Hi&Ji,ray lOHPacific Coast HipYay) and is built as & piece of (outdated) fneny. The configuration of the road off en both problems and opportunities as ,rill be explained later. E, Hist.pa: Historically, the Study Area has been utilized mostly r or agricultural purposes even thouch it is not ra&ed as prime a,ricultun.1 l&nd .. The railroad ,ru built throup tile an& in 1881 on an alip.ment closer to the beach, ,rith asation apprn1imately There the State Pvt Maintena.nce Station. is n.ov. In tile t920's, two La Costa DoTns subdivisions ,ren mapped and s,ld ,rith the eastern. one Csubvea Pl&) bein& ntaiJled ill one o,rnenhip ud the map being abandoned by DIC8 l 1 t/3 Seloointe Carlsbad Geaera1 Plu Aaeadllltlt Study court order ,rhen _llitera&e , right-of-,ray ,ru acquired. The ,restern one (subana P3b) YU sold u individual parcels but aeTer deTeloped due to utility limitations. (Curnat.ly, there an 17 o,rnen of 29 subse&lldard-sized parcels there, maa.y of ,rhom an acnr u.zious to build 011 their loa.> Mobile home parts 'flre added around 1970, ud 11c1pt for a limited amount of development (illclustrial. utility, ud au station), the Study Ana hu chuaed little froa the aid-1970's until recently. Increued dffelopaent act.iTity is ncnr fficlellt throu1hout the an& ,rith the dffelopaent or hotel ud Iaialr clinic sites ud car dealerships (subarea E2). Additionally, there hu been the completion or Poill.u.ia Lue to Carbbld Boulevvd, ud the approval of the Sammis Properties' Bl&iquitos Lqoon Educational Part south of the Study Area. The l'ffilY or the entire Study Area u a sill1le coordilla&ed plall resula from the submittal of a 11neral plan amendment and a proposal for commercial development (ill sub&tea P3a) by the current cnrn.er, Community Partnen. Prior to this, an application ,ru denied for a residential project by the pl'ffious o,rner, SoCal Development. F, ¥,tJ,,qdptg17: This report ,ru prepared ill clo• cooperation ,rith affected property o•ners and City afl'. The mady ,ru diTidld into lffln distinct steps •hich are noted belo• and an discullld ill more detail throup.out the report: o Field ,rort • to ascertain condiilons ill the Study Area, to collect data, and to verily conclusioas. This iAforma&ion YU U91d u a basis for nlll'lY all decisions ill the study. Thne trips iAvolved Dl&llY trips to the site, to City omen, to vvious 11111ei11. ud considerable telephone ,rort iA addition. Ol&e l2 • Seaooin&e Carlsbad GenenJ Ptaa Aaeodaent Study III, Opportunities yd Con#A,iptt (See exllibit 3 for Opponuaiti• aod Coutraioll Map) Opportunities a.a.d Constni.a.ts have been deterai.a.ed by sile visits a.a.d tffieY of so.me exiswl& environ.mental docu.me.o.tation. Cons&tai.a.ts include: <> a salt marsh 3000 feet south of Palomar Airport Road on the east side of Carlsbad Boulevard o th• AT&SF railroad ript-of-,ray o the odor f ro.m the Encina 1' uer Pollution Control Plant <> limited acce91 due to street desicna&iou (.major road and secondary arterial) aad State Pa.rt o Aaricultural preserves (Local Cou&al Pta.o.) o Noise from Freeway and Railroad Opportunities include: Com.ments: <> Prosi.mity to Ocean <> Access to beach <> Vim o Relatively flat tern.in Alona the Yest side of the AT&SF' railroad ri&ht-of-ft.y from Aa.acapa Road south to Ponto Road, the la.o.d riles above the roadbed, offering an opportunity for use of this natural sound burier ,rith proper aradin&, ComequenUy, the noise contours o.o. the West side of Carlsbad Boulevard are clo•r to the tracts than on the east. The Encina Yater Pollution Control Plant on occasion produces objectionable odors (accordi.a.1 to plant maa.a,er Rict Graff. once or tirice a year a noticeable problem oace t-t • • Seaooia&e Carlsbad f,eQera1 Ptaa Aaeodaent Study produces com.plai1"s fro• Alta Min. residents due to malfunctions exposing ra,r se,rage to the air at tile inlet. A musty smell js routinely produced by the ,econd&ry treatment, and can collect on still days). The distribution of these odors aenerally goes to the eut- northeaa in the daytime ud ,rest.-south,rnt at nicht ,rith preT&ilin& ,rinds, the diaributio11 of ,rhich cu be seen in the a.ccompanyin1 ,rind chans (Exhibit ◄): during Suta Ana ,rind conditions. this reverses to hod &ppl'flxi ma&ely ,rest-south,rest. Future plu.s for this facility ,rill meu a a.ear-treblin1 of its capacity over current service levels. Currently, appro1imwly 16., million gallons of Sff&le are treawd each day (MGD). capacity a uttima&e build-out ,rill be 40 MGD. This meaa.s t.ha the problem may ownd further out thaa i,ruently Yhen the expaasion occurs. A summary by subarea follo,rs opposite the map Cnen i,qe). PIie 15 lf7 Selooba&e Carlsbad GeGera.l Ptu Aaeod_aeat Study Pll9l6 Sybarea Cop;fpipts Opportuoilia El limited RR noise impact Vin from Yest side (Developed) at eqe of property or Annida Encinas at Palomar Airport Road some ll'lffay noise E2 fne,ray noise viflfttoeut. (Dlftloped) E3 bluffs OA 90Utb. side vim from site (Developed) E-f DOile none (Developed) Pl odor. north end Free,ray exposure RR noise Elem. School Site P2 RR noise Beach prox.im.ity P3a Odor. nortb. end Vim from RR nom nortb. end or site Salt Marsh. north end P3b Exhlt.ia.1 DOile Subdivision Map P-i RR noise View Prolim.ity tD beach Selooiaue Clrl1bld Geaenl Ptm Aaeadlllllt Study IV. EJil!Jo• Ju4 Va Be1v1f1i01s; A, Summaa The Study Area is comprised of numerous General Plan. Zonin1 and Local Coastal Plan_ Desipauons. The ana includes Industrial, Tourist Commercial, Residential and Utility categories. Th .. are summarized by subare& belOY: General Plan Zoaill1 Coutal.PWl Suw,a PniSAWPA PnilDIMP!\ PnilPIYPP. El TS C-1 6 (TraTel Sen'ice) (Visitor CoaaerciaU Pl II 7 (Planned Industrial) CPWUlecl IAdustrial) u P-U 11 (Utility) (Public Utility) (UW.ity) E2 TS/C C-2 ,,6. (Travel Senice/ Commercial.specific-p.lallned) (General Commercial/ Visi&or Commercial) £3 RMB RMBP 3 (Mediua•Bi&h (Mobile Home U0-20 DU/Ac) Residential 1-15 DU/ Ac) Pvt) E4 RMB RMBP 3 Pia RM R-1-10 2-PA (Medium Density 4.1-1 DU/ Ac . (Medium Density + 10 DU/ Ac. Residential) ,riUl Agricultural Presene) Plb RM R-1-10 2-PA P11919 Seaooioce Carltbld General PtlD A~aeo& S&udY P2 .RMB RDM P3a RMB R-1-10 P3b RMB R-1-10 P-«a RMB P-C P.fb RMB P-C P<fc RMB RDM •Mus be 3,1. IIWlUDUlll Visitor-•"hll Commercial B, tpq.1 CqgtaJ P!•o 8 (Open Space) tor RV Pvtina c conQicts yith Gto•CI& P!•o 1 3 3 3 3 3 The cou&a1 desipaaions m subana E2 Ten impolld by the State lelislatun's Mello I bill and &fN ,ru paid to be released from an qricultural preserve. Smee ao change is mtendecl to be recommended to this area, no m.on mention Till be made or this. The cout&1 p.luai1l1 desipations on the baluce or the Study Area Tere imposed by the -.ae 1•1isl1ture iJl June 1911. by a bill .tao,rn u Mello II and amended by the City iJl October 198, (to chaaae Apicultural Onrlay policies. chu1e 1ndiA1 policy on slopes over 251. ud to dllew all references to .iadusionuy housing). S.iace the Clty don not yet have discretion&rf authority over the Local Cou&a1 Plan, uy chuaes rnuttin1 Crom this General P1aa Amendment •ill have to be chuaed by assent of the Coastal O,,n,nission. From discussions Tith City Start (Schulte ud Wayne), the Mello II Policies Thich perwa are suauurizacl beloY: Mi1s111u19us proymgn:,; a) Draiaqe facilities must. be mstalled concurrent Tith andinl b) 101 .,, .. , capacity must be reserved ·for cout&l-dependent ullS oace20 Seaoointe Carlsbad General Ptao Aaer)daeot Study B, Comm0Aitt Chvutec; The recommendations of this study (particularly alon1 the Carlsbad Boutenrd Scenic Corridor) are made ,rith a concern for overall quality of development. Development of this area should be controlled to keep the quality high, and it is the ref ore suggested that a MQ" (Quality) overlay be applied to the entire ,rest "half" to accomplish this. Unified 1uidefules should be developed ia conjuction ,rith City sWf. The criteria for judgin1 should be scale, ma&erials and colon, and l&Ddscapia1. These recommendations are made for the Sce!lic Corridor, ,o the ens&in1 frqmented o,rnenhip ,rill not develop ia a haphazard manner. The east ·half', due to its location nen to the frenay, should be developed u visitor- ,ervina u,es and U9IS enhanced by free,ray esposure (in this cue office), and for .multi-family residential ,rhich would be of m.ore compatible character with surrounding uses than sin1le-fa.mily. Residential uses are recommended on the Yest side of Avenida EAcinu sillce access is very good, and siace introducing a residential UN in....S of more commercial ,rill help to bal&Dce day-lli&ht activity ia the area. The portion visible fraa the frenay should have t,ro "fronts": on the access side and on th• Crwny side. GuideliA11 should be developed for character and 11.ndscapiaa as part or thne dffelopment plus as well. A 30-foot ,etbact along Poinsettia Lue would have been adYiffable as recommended for Sub-area Pt to the ,rest.. c, Gto1ra1 PJu CJtpificwoos to bt Used yithip, the Study Arni In order to ctn&I the com.aunity character dnired, be compatible •ith the development occurrin1 (and eliswl1), aad to respond to .market demands, the following oace 25 Seaoointe Cltltbld Geaera1 Ptu Aaetldaeat Study ranee of !&Ad ute ca&eaorin is appropria&e for the Study Ana (Each of the• •ill be applied by Subareas under ,action D .. "Recommenda&.ions" Yhich follo,rs): Rgidegtjal; Comm,rcial; 1Adu#Cil1; DniCAWQA Elplywoo RM RMB Medium Density Residential +-8 DU/Ac Medium-Hiah Density Residential a-1, DU/Ac. (,ru 10-20 DU/ Ac.) Ewnota of Vas Apartments Condominiums Sill11e-family homes Mobile-Home parks Condominiums Small-lot Si.Dale-Family Homes Zero lot-line homes TS Travel Service Commercial Motels 0 PI Professional and Relmd Commercial Plaued Industrial Sen-ice S&&&ions Restaurants Offices & Professional & compatible related commercial areas Muufacturilla Yanhou,es Storage Rnnrch & Development Utility IAterim uses (over 1 Ac.): Acri cultural Recrea&.ional 011926 • eapointe Carlsbad General Plan Amendment Study Utilities: u Open Space: Special: (none) D. Recnmmendat.ions: Public Utilities (Secured or Un.secured Prime) Open Space Special Treatment Area Electrical Energy Generating Plants Waste vat.er Treatment Plant Public Agency Maintenance Ston.3e & Operations Open Spa.ce for various uses. Belo'v are detailed recommendations by Subarea. Ea.ch subarea includes the following information: description, acreage. existing conditions and regulations, proposed regulations. recommended uses, recommended development standards, required discretionary actions to implement the proposed uses and standards. a discussion, and comments on circulation and access. For the subareas El. E2. E3. and E-f, no change is recommended. This is due to their recent construction and &ppropriate use. and in the case of E3 and H. partially due to the difficulty of making a change happen (these are mobile home parks). The subareas designated by a "P" prefix are recommended for changes as follov on the succeeding pages. The consolidated LUP is presented as Exhibit 1. page 5. Consistent with the purpose of this study, vhich is to ma.ke General Plan recommendations, this study does not discuss zonin1 recommendations. The appropriate zones are shoyn on the summary chart, aue :i, page 27 • • Seaoointe Carlsbad Geoen.l Plan Amendment Study Subarea P-1 Background: DescriptioA: generally flat parcel betYHll Poinsettia Lane and the Encina Water Pollution Control Pla.nt. east of Railroad Right-of-Way. Yest of 1-, Acnye: Coofaiots: Qpportu,aities: Et,istinc: General Plu Desigllation: Zonin1: approximately 9' acres Odor' llOn.ll iido Elementary School Site designated. south side of subarea Railroad noise. Yest side ProliJDity to free,ray, flat topoaraphy ~ (Medium-Density Residential) (-4-8 DU/ Acl R-1-10 Local Coastal Plan Desigllation: 2 (Medium density Residential) (-4-10 DU/ Ac) Proposed: General Plan Designation &Zonina: Local Coastal Pl&n Design.at.ion: Recommended Uses: Parcel P-la: Pl (Planned Industrial) (zone: PM) northeriy 300' •I_ (adjacent to Waste11ater T.rea&.ment Plant) (zone: 0) (Office Commer- cial) bawice of property Parcel P·lb: 0 (Office Commercial) northerly 2,0· (zone: 0) RM (zone: RM) (Medium-High Residen- tial) bawice of property Parcel P-la: 7 (Pl&nned Industrial) northerly 300' • / - , (General Comm.ercial)bal&nce of property Parcel P-lb: , (General Comm.erc:ial) northerly 2,0· 3 (Medium-High Residentiai) baia.nce of property Clean Industry (P-lal Office (both) Residential (P-lb) Recommended Development Staodards: Double-fronted buildings against freeway (guidelines to be developed by the City). pqe29 • Seapointe Carlsbad General Ptan Amendment Study Requited Discretionary actions: • 20' landscape buffer on Ave. Encinas and 40' between office and residential oa parcel P-lb. Par.tin1 lot landscaping needs to be enhanced. Buffer cars from street. Par.ting or special structures to buff er railroad .noise (mounding, valk, packa,e structures) .W' landscape buff er vith tall trees to screen vieY from. Poinsettia Lane to roofs A.mend Local Coastal Plan Site Plan and design review Parc:el P-lb: Re-Determination by School Board of School Site select.ion Discussio.a : This is a large fiat area in the middle of the Study Area vhich can support a variety of uses. Beginning at the north end and vorting south, the first parcel at the northern end of th.is site is less visible from 1-S and Carlsbad Boulevard than any other undeveloped property in the Study Area. Since it is adjacent to the vasteYater treatment plant. Planned Industrial is recommended to serve as a buffer. This type of development exists now on the north side of the plant and has been a very compatible use. Office commercial adjacent to the Plaaned lJldustrial offers a transition to residential. is closer to f reeYay access. and takes advantage of excellent visibility from the freev.ay. The development of this freeYay-adja.cent area calls for au.ractive architectural treatment on sides facing both street and freeway. An Office/Residential specific plan is recommended on parcel Pl-b, with Office desired at the north end of the parcel to create a balanced street scene on Avenida Encinass a.round the bend from. the housing area. The residential area recommended on parcel P-lb is a use conforming to the Housing and Land Use Elements of the General Plan. (higher density downtovn and near beaches) and helps to increase the housing supply 11ear the coast without resorting to mixed-use. It will also help to balance the daytime activity of the office/industrial area with more night.time uses. Additionally. it vill help support adjacent commercial activities. Multiple-family units are recommended for th.is area to keep community character vith commercial uses. Buildings should be spaced to allow vievs through the project (to the Ocean vhere appropriate) and keep the area's appearance open. page 30 Seapointe catltbld General P!aa Aaadment Study Required Discret,ioo.aa act,iop.s: 20'· landscape buffer on Ave. Encinas and ..cl' between office and residential 011 parcel P-lb. Parkin1 lot ludscapiD.a needs to be ea.hanced. Buff er cars from street. Parkin& or special structures to buff er railroad noise (moundiAa. walk. pactqe structures) -tO' l&Ddscape buffer with tall trees to screen vitT from Poia.seu.ia Lane to roofs A.mend Local Cout&l Plan Site Plan and desip revie• Parcel P-1 b: Re-Detarminauoa. by School Board of School Site selection Discussion: This is a tarae flat area iD. the middle of the Study Area •hich can support a variety of uses. Beginnia.g at the north end and working south. the first parcel at. the northern end of th.is site is less visible from 1-, a.a.d Carlsbad Boulevard tb.aa a.a.y other undeveloped property iD. the Study Area. Since it is adjacent to the Yastewater treatment plant. Planned Industrial is recommended to se"e u a buffer. This type of development Hists now on the north side of the plant a.a.d has been a very compatible use. Office commercial adjacent. to the Planned Industrial offers a traasition to residential. is closer to free,ray access. ud tates adv&llta&e of exceHent visibility Crom the free,,_ay. The ~lopm.ent of this freeway-adjacent area calls for au.ractive architectural treatment on sides facia.a both street asid freeway. An Offic:1/Residential specific plu. is recommended on parcel Pl-b. with Office desired at the north end of the parcel to crea&e a ba.laaced s&net scene on Avenida uicinass around th• bend from. the housia.g area. The residential area recommended 011 parcel P-lb is a use conformia.g to the HousiJ1g ud L&lld Use Elements of the General Pl&D. (higher density downtown and near beaches) and helps to ia.cnase the housin1 supply near the coast without resorting to mised-use. lt •ill also help to balance the daytim.e activity of the office/industrial area with more nighttime usn. Additioaaily. it will help support adjacent commercial activities. Multiple-family units an recommended for this an& to keep comm.unity character with commercial uses. Buildings should be spaced to allow vievs through the project (to the Oceaa •here appropria&e) and keep the area's appearance open.. page 30 • • Seaoointe Carlsbad Genen.J Plan Amendment Study Alternatives: Resideat.ial "toS$ street from office (IJJ. parcel P-lb), instead of breaking uses on parcel. Circulation & Access: Poinsettia is to become four lane road as development progresses (a bridge and thoroughfare district is iJl place). Access into the residential area should align vith existing cul-de-sacs into the Travel Service area. Drives can be spaced at 600' (major) 300' (minor) due to secondary arterial designation of Avenida EJlcinas. Avenida EJlcinas will have to be videned; it is recommended that any further development in Subareas E-1. E-2 a.o.d P-1 be assessed on a per-trip basis for this cost. paae 31 • Seloolate CJtlsbld General Plan Amendment Study Subarea P-2 Background: De:,c[iption: Acreue: CooW&iots: OgpoctuAit,ies: Exist.in&: General Plan Desi1nation: Zoning: Local Coastal Plan Designation: Proposed: General Plan Designation: Local Coast&l Pla.n Desi1nation: Recomm,eQ.ded Uses: Recomm,Q.dtd Dtniopm,e0,t Stao,dards: Vacant parcel at intersection of Palomar Airport Road and Carlsbad Boulevard; 1enera.lly lov-lyina 3.3-f acres; a proposed acquisition of la.Qd from the existing right of vay of Carlsbad Boulevard (in eichange for realignment of Carlsbad Boulevard) vill expand the site to approximately,., acres if completed Some Railroad &D.d street noise Intersection distance from Palomar Airport Road (600 feet for right-in. right-out; 1200 feet for 2-dinction drive) Carlsbad Boulevard must be crossed to get to beach Location on Scenic Highway Beach proximity and vievs RMH RDM 8 (Open Space/Parts) described as Recreatioa.&1 Vehicle Parting TS (Travel Service) (zone: CT-Q) 6 (Visitor CommerciaJ.) Motel/Hotel. restaurant Conform to Development Guidelines a.long Carlsbad Boulevard Increased La.ndscape (.W') and Building Setbacks (30') from Carlsbad Boulevard 50' La.ndscape setback from Palomar Airport Road Create a strong entry statement at Carlsbad Boulevard and Palomar Airport Road concurrent vith the development of the parcel PIie 33 • Seaoointe Carlsbad General Plan Am~dment Study R ' dD' • ' eqyu:,1Screti0Aaa actioAs: DiscussioA: • 6' high masonry vaU at property li.a.e, plus Landscape buffer 20' vide at mobile home park boundary Site "Q" overlay review Development Plan A.mend Local Coastal Plan General Pla.a. Amendment Conflicts currently elist. betTeen the LCP a.ad the General Pla.a for this parcel. The LCP calls for a.a RV (recreational vehicle) par.ting area on this parcal a.o.d the General Pl.a.n. calls for RMB Residential.. Current RV par.tina i.a.cluded i.a. the Local Coastal Plan may not be economically viable for the private sector, and the a.Nd for 800 RV part.in.a spaces is questionable consideria.1 the sm&Ll amount of beach a.a.d the available alternative (a Sta&e-0•0.ed t,renty-ac:re parcel across Palomar Airport Road) which also nnds to be resolved (see IV .. C., South Carlsbad Sta&e Beach Master Plaa.).. Fu.o.diag sources for purchasing the property for the Public could be used elsewhere. Due to the prime location at the intersection of t,ro major roads and its adjacency to tb.e beach, lb.is parcel is recommended to be used for & hotel or motel development. This is rein.forced by the planned addition of a future beach part entra.ace and development of beach access facilities. Also, vins from. such faclliiles make it an exc:eUent appropriation of resources for· visitor-serving uses. Adjacent existing commercial development would help support a hotel/ motel use as well. The Local Coastal Pl&D. calls for ..0 acres of Hotel/Motel within the Study Area. Landsc&pe setbacks betTeen Carlsbad Boulevard and Palomar Airport Road vill provide an attractive entn.nce into the Carlsbad Boulevard Scenic Corridor. It is critical that this property conform. to desi1.a. 1uideli.a.es as relate to la.a.dscaping, architecture and sig.a.a,e1 The desi1n 1uideliaes must be formulated prior to development of plans for lb.is project. AUecnatives: None are recom.m.ended. CircvJw2n and Access: Due to the length of this parcel. access will have to be by right-La.. ri1ht-out drive, 600' mio.im.um from the iatersec:U.o.n, with a U-turn/left turn pocket being added at the ent.r&D.ce to Sola.mar Mobile Home Part (and direct access from. Carlsbad Boulevard into the Part). Other parts of the development of the circulation around this parcel are: l) Widening of Paiom.ar Airport Road to ◄ lanes. The bridge must be videned ·at Carlsbad Boulevard no•. and at 1-, in the future. Pace 34 • Seapointe C&rlsbad General Plan Amendment Study 2) Rebuilding of-Palomar Airport Road/Carlsbad Boulevard i.ntercha.age to a.n at- grade signalized intersection. Provide double left turn lanes for southbound a.nd vest bound approaches. • 3) Rest.riping of 1-S northbound ramp to create a left-or-right turn lane. <t) Widening of 1-, southbound off-ramp to Z lanes a.ad provision of double left-turn la.a.es. pqe35 Seaooinse Carlsbld Genenl Plan Amendment Study SubareaP-3: Background: Description: Acceue: Cg"wa,i 11 ~: Parcel P-3a.: Parcel P-3b: Opportunities: Parcel P-3a: Parcel P-3b: Existinc: General Pwi Designation: Zoning: Salt marsh and agricultural land appro120.5 acres within curre11t boundaries. i.a.cludio.1 the marsh a.rea. Deve1opable area vould be appro%iJnately 1, acres ,rith proposed acquisition of right- of-vay from intersection reconstruction SaltMarsh Odor potential at north end of site, especially at night limited RR noise location on Scenic Hi1hway Elisting subdivision map Viev. especially at north end of site none RMB R-1-10 Local Coastal Plan Designation: 3 (Medium-High Density Residential) Proposed: General Pl&ll Desi1.natio11: Parcel P-3a: OS ( Open Space) on salt marsh and 100 feet back from edge of marsh vegetation RMH Residential (zone: RD-M) on b11lance of parcel vith alternative of 0, Offi1:e (zone: 0) Parcel P-3b: RM on La Costa Downs subdivision (zone: R- 1-10), vith a Special Treatment Area (parcel P-3b) p1ge 37 .ieapointe carJsbld General Piao Amendment Study Required Discretionary actions: D;scussio.n, : Site Development Plan reviev General Plan Amendment Amend Local Coastal Pla.D. to change designations, and also to remove provision that Recreational Commercial and Residential mixed-use be alloved by right. Location of this property away from the freevay accesses (at Palomar Airport Road and Poinsettia Lille) mate it less competitive as a visitor or recreation-oriented location. The views. however. are very desirable for residential or premium office space. Parcel P-3a: No chuge. Alloy reside.a.tial development. With the adjacent residential uses being Yell-established and permanent, the most appropriate use of this property Yould be residential. cceatina a solid block of housing from Pouisettia Lane to just south of Pa.lo.mar Airport Road (to the hotel/motel site, Subarea P2). Due to the proximity to the wastewater treatment p1ant. prospective purchasers would have to be warned of occasional odor problems (,rhich could later cause problems with planned expansion of the treatment p1ant). Drainage structures should be provided to preve.a.t runoff i.ato salt marsh. Allo• terracing of site. Subarea P-3b: The sub-standard size lots and streets represent an opportunity to develop an exclusive housiJlg area and at the same time add character to an area ripe for visitor-oriented uses. The zoning •ill remain R-1-10,000. but the General Plan Designation should be changed to RM to accurately reflect the possible density. Special Treatment Area; Special Development Stal1dards should propose style-(or at least scale-) setting guidelilles. so the look of the area will be a real asset to adjacent uses proposed. Several possible "looks" could be those reminiscent of St. Malo, Beach Bungalows of the 1930's. shingled coUqes, etc. Sea.le ca.a. be prescribed vith muimtJm heights and unbroken va.11 lengths, courtyards, roof pitches, etc. Color and material palettes and landscape standards should also be prescribed and should be compatible with those of the Carlsbad Boulevard Scenic Corridor. Guidelliles should be ill place prior to development. Alternative: The LCP and General Plan call for RMB Residential use on this parcel. Views would be good, but an alternative is suggested vhich ,rould mitigate odor problems by placing a primarily daytime use next to the salt marsh. Creation of an Office area would give the area a use which uses its good features and avoids its bad. Terrace grading would create views further south on lot than no• exist (and would not block any views). Restaurants are .a.at suggested on site due to the odor problem. which is. as previously mentioned, expected to worsen in the future. page 39 ieapointe Carlsbad General Plaa Amendment Study Required Discr,tioAitt actions: DiscupipA: Site. Development. Plan review General Plu Amendment Amend Local Coastal Plall to change desianations. and also to remove provision that Recreational Commercial and Residential mixed-use be allowed by right. LocatioA of this property a.,ray from the Cree,ray accesses (at Palomar Airport Road and Poia.seu.ia Lane) mate it less com.petiu.ve as a visitor or recreation-oriented locatioA. The vieYS, however, are very desirable for residential or premium. office space. Pa.reel P-3&: No chu.1e. Allow residential development. With the adjacent residential uses being •ell-established a.nd permu.ent.. the most. appropria&e use of this property •ould be residential. creati.Gg a solid bloct of housia.1 from. Poinsettia Lue to just south or Palomar Airport Road (to the howl/motel site, Sub&rn. P2). Due ta the prolimity to the ,nste,rater treatment plant, prospecu.ve purchaNrs ,rould have to be va.rned of occasional odor problems ( which could later cause problems •ith planned ezpa.nsion of tb.e treatment plaD.t). Drainaae structures should be provided to prevent runoff ia.to salt. marsh. Allo• terracia.1 of site. Subarea P-3b: The sub-standard size lots and streets represent. an opportunity to develop an ei:clusive housing area and at the same time add character to an area ripe for visitor-oriented uses. The zonina •ill remai.a. R-1-10.000. but the General Plan Desi1nation should be changed to RM to accurately refiect the possible density. Special Icn&m,At Ami Special Development Studards should propose style-(or at least. scale-) settin1 guidelliles. so the loot or the ana •ill be a real.asset to adjacent uses proposed. Several possible "loots" could be tho• remia.iscent of St. Malo. Beach Bungalo,vs of the 1930's, shingled cot&ages, etc. Scale cu be prescribed •ith muim1..tm. heiahts and unbroken •all lenaths. courtyards, roof pitches. etc. Color aa.d material palettes a.11d ledscape standards should abo be prescribed and should be compatible •ith those of the Carlsbad Boulevard Scenic Corridor. GuideliAes should be in place prior to development. AU,rnative; The LCP a.nd General Plu. call for RMB Residential u• 011 this parcel. Vie,rs •ould be good, but a.n alternative is su11escecl •llich •ould m.itiga&e odor problems. by placing a primarily daytime use nest. to the salt marsh. Creauon of an Office area. would give the area a use •hich uses its 100d feawns a.nd avoids its bad. Terrace grading ,rould create vie•s further south on lot thaa. no• elist Cud •ould not block any views). Restaurants are not suggested on site due to t.b.e odor problem. Yhich is. as previously menu.oned. expected to worsen in the future. oace 39 :e&i,ointe Carlsbad General Plan Amend•ent Study Circulation and Access: Parcel P-3a: Eliminate frontage road and exchange property for road construction. This will create a new at-grade intersection for access to this parcel. and better views from it. and a le~ massive and obtrusive .roadway. Parcel P-3b: Access to the La. Costa Do'Wns subdivision from Carlsbad Boulevard ca.n be direct 'With elimination. of the frontage road. The City will have some extra property in doing this and has several options for its disposal (sell for more subdivision development, relocate Carlsbad Boulevard and deed land to State for cooperation on the Beach Park, or landscape for better appearance). Paae 40 1L • Seaoointe Carlsbad General Plan Amendment Study Parcel P-'41> and P-◄c: Recommended Development Stapdards: Required DjscretiQAaa actions: Mid-level quality (or higher) hotel/motels, restaun.nts, meet.iJ11 facilities associated with hot.JI motel and/or Specialty retail. restaurants, ban.ts, visitor- servin1 busiJles,es OYners should be required to abide by development sta.a.danls for massing, a.o.d vim. landscape, and materials developed C or the entire Carlsbad Boulevard a.rea. Suggestion: development should be built i.o. small units of face Yidth (i.e., no lona straight unbroken expanses of facade) La.ndscapiag should approximate that proposed for South Carlsbad State Beach to enha.nce the scenic highYay corridor, (drought tolerant species) Buildi.o.gs should be placed to ma1hnizf!I vieYs on site, and throu&h the project where ap9ropriate. Entry statement into Carlsbad Boulevard Scenic Corridor 20' landscape buff en between residential and commercial IJlcreased Landscape and Building Setbacks (20' and 30') from Carlsbad Boulevard Open view into commercial from Carlsbad Boulevard Ieep pedestrian crossing at Poinsettia Lane and Carlsbad Boulevard Possible vacation of portions of Ponto Drive to simplify access, depending on specific plan. Development of design guidelines by City S.ite and design ap11rovals as part of "Q" overlay Pllt-13 Seaoointe Carlsbad Genenl Ptan Amendment Study Discussion: • Amendment to Local Coastal Plan to change designations a.nd remove provision (policy 6-9) that m.iled-use Recreational Commercial a.nd Resident.ial be &11oved by right Determination of mitigation of Coastal Agriculture Overlay to allow development The commercial port.ion of th.is Subarea is adjacent to the Batiquitos La.goon Educational Park retail area to the south a.nd lies south of one of the wo major illtersections in the Study Area (Poillsettia Lane/Carlsbad Boulevard). For continuity with Batiquitos Laaoon Educational Part.. create a visitor-sen'ing area vith a consistent theme at the illtersection. North of Carlsbad Boulevard/Poinsettia Lane. a large consistent block of residential is envisioned, and stretches almost to Carlsbad Boulevard/Palomar Airport Road. The development of this area is illtended to complement the beach part. The City is encouraged to vork vith the State Department of Parks a.nd Recreation to resolve differences beween the LCP a.nd the Beach Master Plan. and to create more day-use opportunities •ith parting a.nd d&y-use facilities on the vest side of Carlsbad Boulevard, such as picnic areas a.nd sun!lillg areas (possibly grassy areas on the high bluffs or artificially-maintained sandy areas). Parcel P-u: Access is restricted to this site. a.nd creation of a large block of housillg is one vay to make this less difficult to accommodate: an internal circulation system and serve for local access. The closest 2-vay turn allo,red is 1200' north of the intersection of Poinsettia Lane and Carlsbad Boulevard (a right-in. right-out drive will be alloved 600' from the intersection). There will be no access on the south side. due to the railroad overpass. Landscape setback of 30' with tall trees along this side is recommended to screen viev of roofs from overpass. The style, massia1. etc. of this development should also be consistent with the Design Guidelilles to be developed. Parcel P-<lb: Prese.nUy only limited commercial Hists along Carlsbad Boulevard, yet the area enjoys ncellent access. pleasillg vie,rs and access to the beaches. vhich vill draw visitors. They should be accomodated by both retail and guest facilities. The approved Batiquitos Lagoon Educational Park vill complete and complement this block of Travel Service· Commercial along Carlsbad Boulevard vith Neighborhood Commercial. Hotel/motel page 44 • • Seapointe Carlsbad Genera! Plan Amendment Study facilities will complement the Sam.mis project by providing more moderate accomodations. customers for the nearby commercial and restaurants. and support for beach-oriented vacationers. • Pvcel P-◄c: Vie,rs and access mate this area good for residential or visitor-serving commercial. Land is in many small parcels and will be difficult to assemble, but since the Sammis (Bailquitos Laaoon Educational Pvt) property to the south is commercial, it is logical to plu this entire area as continuous commercial, and allow market forces to create the incentive for land assembly. Development standards should be of lo•-rise and small- scale massing. Altematins: Alternative no. 1: (Entire Subarea P-•O Recreational Commercial (Coastal area 6)/Residential (Coastal area 1 or Z) mixed use as called for ia. the Local Coastal Plan. There may be difficulty in maint&ia.in1 this type of development to & sufficient level of quality. Alternative no. 2: Leave Residential RMH on Parcel P-◄c if land assembly deemed too difficult or impact on residents too onerous. Use for motel or time-shares to take advantage of vie•s. Railroad noise •ill have to be shielded. Some City assistance might be needed to assemble properties. Circulation and Access: Frontage road and Ponto Road should be rebuilt as development occurs to free more property to be sold or re-allocated to better uses. and to gain at-grade intersections and to create reasonable street p&Uerns. A pedestrian access should be created south of Poinsettia Lane to give guests direct access to the beach. Pace 45 Seaoointe C&tlsbld Genenl Plan Amendment Study facilities will co•p1emea.t the Sammis proje~t by providin& more moderate accomodations. cusomers for the nearby commercial and restaura.a.ts. and support for beach-oriented vacauoners. Parcel P-.fc: Viffl and access mate this area 1ood tor residential or visitor-,e"iDI commercial. Land is iA many mall parcels· ud ,rill be difficult to 1S1emble. but since the Sammis (Ba&iquitos Laaoon Educational Part) property t.o the south is commercial. it is 101ic&1 to i,lan this entire area u coneinuous coaun.ercial, and allo,r market forces to create. the incentin for l&Dd &111mbly. Dffelopment si&lldards should be of lo,r-rise and small- scale m.ass.iJlt. AU,tpatiyes: Alternative no. 1: (&tire Subarea P-4) Recreational Commercial (Cou&al area 6)/Reside11tia1 (Coastal areal or 2) mind use u called for iJ1 the Local Coutal Plu. There may be difficulty in maiAtauiuia this type of development to a sufficient level of quality. Alternatin no. 2: Leave Residential RMB on Parcel P-4c if land assembly deemed too difficult or impact on residents too onerous. Use for motel or time-shares to tate advantqe of vien. Railroad noise ,rill have to be shielded. Some City assistaace might be needed to assemble properties. Ciccu111;00 IA4 Access; Fron&qe road and Ponto Road should be rebuilt as development occurs to free more property t.o be sold or re-alloca&ed t.o better uses, and to 1ain at-and• intersections and to crea&e reuonable sa.reet paa&erns. A pedesu-iu access should be c:na&ecl south of Poinsett.ia Lane to 1ive 1uests direct access t.o the beach. pqe 45 Seaoointe Catltbld General Plan Aaemlaent Study The •~I u,es--,,hi~h include a service station. llldustria.l a.ad Office. a.nd E.ncina Wa&er Pollution Conuol ~lao.t, a.re of recent construction and a.re likely to remain for the fornnable future. Recently-built facilities a.nd access to ud from f reeY&y ud Palomar Airport Road mate the •rvice station an appropriate U91. Miled industrial ud office could be up1raded as they are rep.laced o.r expuded. Particul&.r attention should be pa.id to providing a cliswictive entrance to the Study Area. This should include landscaping aad architectural treauneat along the 1-, exposure and creation of a "aa&e•ay" at the Palomar Airport Road/I-~ mte.rcb.ange. The Encina Water Pollution Conuol Plant is scheduled fo.r expusion in, to 10 yean (to double current capacity). At that time, min: for consistent 1aoe1C1Aco yith current plapt should be CIT: AJternatiyes: Staice S!afinn site; Other travel-related Commercial (suc.b. u restauraa.t), which would not require a GenenJ Pl&.11 chu1e. PIMAtd IAdustrial VRi None recommended IYt.eDtlc tr!vment plyt: None feasible Ci,ccuta&i9A gd Access; As part of the improvements needed on Palomar Airport Road. off-ramps nov this siCe and Palomar Airport Road itself vill have to be upgraded. See Subana P-2. Avenida Encinas Till have to be widened; it is recommended that this area be aasessed its fair share of the cost on any future development, on a per-trip basis vith the development occurrina in Subareas P-1 and E-2. With the improvements to Palomar Airport Road and Carlsbad Boulevard a.nd Avenida Encinas, levels of •"ice in th• Study Ana should be adequate. See the Ba.rto11- AschJ1W1 traffic .report for further details. pqe 417 • Seapointe cartsbld General Plan Amendment Study area. Currently. four developments have taken place vhich constitutes iJl excess of ha.lf of the subuei.-From inspection. the landscaping appears inconsistent and sparse, and the architecture tovard the f reevay is less studied than it should be. New development should focus on creating attractive buildin1s from both street a.nd free,,ay, screening partin1 and matia1 si1nage consistent to improve the overall results ud create a more appealina landmark for the traveling public and clientele. AU,cnatiyes: None proposed Circv111i0A and Access; Poinsettia Lane is scheduled to be wide11ed to 4 lanes across 1-, and west to Carlsbad Boulevard as development occurs. Widening of Avenida Encinas from the wastewater treatment plant to Palomar Airport Road should be contributed to by this area's development on a per-trip basis. With the above miti&ations. levels of service vill be within acceptable limits. See the Barton-Asch.man report for further detail. pqe 49 Seaa,ojnte C&rlsbld Genent Ptu Amendment Study Subareu E-3 and E:-~ (no changes recommended: no map)_ Background: ·- Description: Existing Mobile Home Parks -Sotamar Mobile Home Part (subuea E-3) and La.nitai Mobile Home Park (subarea E-◄) Acruae: GoA#D:iots: Qppo41Ynities: E1im1: Genera! Plan Des.ignition: ZoniA&: Locat Coastal Plan Desi1natio11: Proposed: General Plan Designation: Local Coastal Plu Designation: Recnmmtoded Uses: Recommended Develogmeot Standards: Required Discretionary actions: Discussion: 12.8◄ Ac. CE-3) 10.0 Ac. CE-◄) 40110 same ocean vie,,s to Yest RDM RMHP (Mobile Home Pvt) 3 £Medium Density Reside11ti&1) 110 chanae no chu.ae no cha.nae should be included in design guidelines menLi.oAed below for Scenic corridor apply landscape Modafds none, already developed. limited opportunity to improve Both of these parts have bNn i1l emtence for a number of years, and a.11 iJldication.s are that this •ill contiAue to be the case. They provide "moderate income housiJlg" and will contribute bal&nce to proposed land uses. This use will be difficult to change and should co-exist •ell with proposed adjacent uses. AUernatiyes: SubareaE-◄: If an opportunity Ytre ea.countered to replace this use. RMH Residential would be suaaested due to adjacent usts. Suba.rea £-3: This could become office as & llil.t bet1'Hn the proposed motel and office occupucies. oaae ~o Set.ooiote Carlsbad GenenJ Plan Amendment Study Circulati0A & Acceg; . Aba.o.don frontage· roads and create direct access to Carlsbad Boulevard. as rebuilding &110-.s. Current City standards for intersections •ill allo• elimination off rontaae road and will give City options for selli.ag, arousua1 Carlsbad to create more bet.ch property, or la.o.dscapi.ng. oace 51 • • Seaoointe Carlsbad General Plan Amendment StUdy VI. Circulation A. Pasent Circulation System; The Study Area is adjacent to and served by IAtersta&e Bi1h•ay 5. Coiuiection to I-5 (and circu.la&ion to the north and southerly ends of the Study Area) is provided by Palomar Airport Road (a prime arterial, 126' right-of-,ray) and Poinsettia Lane (a. major road, 102' ri&ht-of-yay). These connect to Carlsbad Boulevard on the Yest side or the Study Area. Carlsbad Boulevard (&190 a major road Tith a 102' right-of-•ay) serves to access the enure ••st "hatr of the Study Area. Avenida Eacinas. a secondary collector (141' right-of-,ray) Till connect Palomar Airport Road •ith Poinsettia Lane east of the ATW Railroad ud is the only access to the interior parcels in the east "half' of the Study Area. B. fiAdio1s or the Traffic Study; W itb. the proposed General PlaA Amendments all roads Till have the capacity to carry the imposed traffic loads Tith current or planned improvements ,rith the exception of Palomar Airport Road ud its associated off-ramps from. 1-5. and Avenida Encinas. The "pl&Dned improvements" an specifically the •idenin1 of Poinsettia Lane to four lanes ,rllen a brid1• and thoroughfare clim'ict is activated as the area develops. Pace 52 • • Seapotnte Carlsbad General Pllft Amendment Study c. Recemm,rMtbnis: The following pages contain a map and comments which show the current ud ultimate build-out for the roads. Some co.aunents re1ardin1 scenic treatment and implementation an incorpo.rated. The ali&nments of Palomar Airport Road at Carlsbad Boulevard, realignment of Carlsbad Boulevard at Subarea P-3. and completion of Avenida Encinas an based on plans proposed by the o,rners of the properties in question, but which appear to have merit (in the case of the realipment in subarea P-3. it has been considered and neither rejected or approved by the City Council). The re,rort of Carlsbld Boulevard at the Ponto area is conceptual only and will require an engineerin1 study to determine its best placement, hopefully ill conjunction with a grading study in the Ponto area (raising portions of the area on the east side of Carlsbad Boulevard will create some view parcels and will put land at grade). oaae 53 Seaoointe Clrltbld Genen1 Plan Amendment Study c. Ruomm,odatiw; ihe folloYin& pqes con.tain a map and comments which show the current 14d ultimate build-out for the roads. Some comments re1&rdia.1 scenic treatment and implem.e.ntatio.n an iD.corponted. The alignments or Palomar Airport Road at Carlsbad Boulenrd, realignm.e.nt of Carlsbad Boulevard at Subarea P-3, a.o.d completion or Avenida E.nci.o.u an based on plans proposed by the o,ra.e.rs or the properties i.o. question, but ,rhich appear to b.ave merit (i.o. the cue or the realignment in subarea P-3, it hu been considered and neither rejected or approved by the City Council). The re,rort of Carlsbad Boulevard at th• Ponto area is conceptual only and ,rill require an e111.i.D.eerin1 study to determine its best placement, hopefully in conjunction ,rith a grading study in the Ponto area (raisin& portions of the area on the east side of Carlsbad Boulevard ,rill create ~me vie,r pa.reels and ,rill put lud at grade). PIie 53 • • Seapointe Carlsbad General Plaa A•endmeot Study YU, r,onrocmuce yith t.b,e Gene[ll Pl&A The above recommendations have been compared •ith the elements of the General PJu and have been found to be iJl confonu.11ce ,rith them. PICI 55 • • TRAFFIC STUDY FOR SEAPOINTE CARLSBAD IN CARLSBAD, CALIFORNIA PREPARED FOR AUSTIN-HANSEN-FEHLMAN GROUP San Diego, California PREPARED BY BARTON-ASCHMAN ASSOCIATES, INC. Pasadena, California FINAL REfGRl' TRAFFIC SIUDY FOR 'IEE SEA.rolNIE CARLSBruJ m CARISB.lill I CALIFORNIA Prepared For AUSTIN-HANSEN-FEl-IlJWi GRaJP SAN DIEXD, CALIFORNIA Prepared By ~-ASClfMAN ASSO:IATES, me. Pasadena, ca.lifornia July ll, 1986 TABLE OF CONTENTS EXEaJTIVE SUMMARY 1. INTROWCTION 2. Project Location arxi Study Area Proposed DeVelopment Plan Methodology EXISTING TRAFFIC CONDITIONS Site Access Existing Traffic Volumes Level of Service Concept Existing Level of Ser.rice Analyses 3. PROJECT-REIATED TRAFFIC IMPACTS Traffic Generation Trip Distribution Trip Assignment Backgroun:i Traffic Grc:Mth Rates Future Traffic Volumes Project-Related Traffic Topacts CUmulative Traffic Con:iitions ii iv 1 1 3 3 7 7 9 9 13 15 15 17 17 17 23 23 24 LIST OF TABLES AND FIGURES TABLES l. Proposed Development Plan 2. Intersection Level of Service Definitions 3. Existin;J Level of Service 4. Trip Generation Analysis 5. Level of Service Analyses for FUture Conditions FIGURES l. Regional Location 2. Development Plan 3. AM Peak Hour Traffic 4. :EM Peak Hour Traffic 5. Trip Distribution -Areas El, E2 am Pl 6. Trip Distribution -Areas E3, E4 am P3 7. Trip Distribution -Area P2 8. Trip Distribution -Areas P4 9. Trip Assignments (Al-VIM) 10. Ba.ckgrourrl Plus Project Traffic -A.M. Peak Hour 11. Ba.ckgrouni Plus Project Traffic -P.M. Peak Hour iii 5 12 14 1.6 27 2 4 10 11 18 19 20 21 22 25 26 EXEXm'IVB ~ Barton-Aschman Associates has conducted a traffic study for the proposed seapointe carlsbad development which is located west of I-5 between Palomar Allport .Road mi Ia C0eta Avenue. '!he ptq"JOSal development will consist of irdustrial, office, residential ard travel related uses. Using the year 2000 as a design year ard an annual bac:1cgro.nn g:tt,Wth rate of 3 per cent, a number of traffic impact mitigation measures are required. 'lmse measures include widening of Palomar Airport Ibid to a minimum of two lanes in each direction, signalization of the unsignalized intersectiom in the study area am provision of cblble left tum lanes at several locations. '!be proposed development will generate 30,125 trips on a typical weekday. Illril,g the momirq peak hour 3,040 trips will be generatai, of which 1,995 are incourd. '!be trips generated by the prcposed development can be acxxmuuodated by the existin; roadway network of the mitigation measures required to acxxmuuodate backgrourd traffic g:tt,Wth are implemented with the exception of the carlsbad Blvd -Palomar Airport Road intersection. At this location, an additional saithl:x,uni le~-tum lane will be required. iv 1. INlR)llJCI'I(N Barton-Asch:man Associates, Inc., was retained by the Austin-Hansen-Fehlman Grc:,..ip to con:luct a traffic study for the proposed. Seapointe carlsbad multi- use development in carlsbad, california. 'Ihis report documents the proposed development, studies and analyses which were conducted, and results and conclusions of the study. 'll1.e ~ of this chapter is to discuss the project location, the proposed development, an:i the study methodology. ImJErl' ~CN AND SIUD'i AREA The location of the project within the region is shown in Figure 1. The project is in the City of carlsbad, which is located approximately 35 miles north of San Diego an:i 90 miles south of Los Angeles. 1 Figure 2 is a schematic of the proposed development and shows the boundaries of the site: Interstate 5 on the east, carlsbad Boulevard on the west, the area south of Poinsettia Lane on the south, and Palomar Airp:lrt Read on the north. Both Poinsettia Lane, to the south, and Palomar Airport Road, to the north, have full access to and from Interstate 5. south tracks exterrl through the project site. Santa Fe Railroad north- PR:)Rml) r.EVEI.OalEm' PI.AN The proposed development is summarized. in Table 1. The land-uses have been divided into eight planning areas, as shown. This facilitated distribution and assignment of traffic projections further in the study. MEllDOOICGY The following studies and analyses were performe::i in determining the site traffic impacts: 1. Data Collection. A thorough field reconnaissance of the site and surrounding roadways was coooucted. Traffic counts from previous studies were used where possible. otherwise, peak-hour turning movement counts were conducted by Barton-Aschman Associates, Inc., in April and May, 1985. Traffic information for other planned projects in the area and details of planned roadway improvements were gathered from local, regional, and state agencies. 2. Analysis of Existing Traffic Conditions. Using the collected data, existing traffic conditions in the vicinity of the project were determined. Critical movement analyses were used to determine the level of service of intersections that will be 3 impacted by the proposed development. Results of the level of service analyses are presented in Chapter 2. 3. Analysis of Project-Related Traffic Impacts. 'Ihe first step in the analysis of the project-related traffic impacts was to estimate the daily and peak-hour (AM and PM) traffic that will be generated by the proposed project. These estimates were determined using trip generation rates from Trip Generation ('Ihi:rd E'.dition, 1982), an infonnational report prepared 'r:rj the Institute of Transportation Engineers (ITE). Secondly, project-generated traffic was distributed by direction of approach and departure based on area population densities and approach-route i.l'lformation contained in previous traffic studies for the area. These traffic volumes were then assigned to individual traffic movements at each study intersection. Finally, project-related traffic was superimposed on future background traffic volumes at the adjacent intersections. Level of service analyses were conducted and compared to those for existing conditions and future background conditions to determine the impact of this project on area traffic operations. 6 2. EXISTllC 'IRAFFIC WIDITICNS This chapter presents the existing traffic volumes on roadways in the vicinity of the proposed project, the level of service concept, and the results of the level of service analysis for existing conditions. The purpose of this analysis is to establish the base condition for the determination of the project's traffic impacts. SITE MrESS Fey roads serving the site are: Interstate 5 is a limited access, north-south interstate freeway connectin;J the Los Angeles and San Diego metropolitan area. I-5 carries approximately 77,000 vehicles per day in the vicinity of the project. Interchanges at Poinsettia lane and at Palomar Airport Road are in the project study area. 7 site. OJrrently, Avenida Enci."".as carries approximately 1,500 vehicles per day. EXIsrING 'IRAFFIC VOIIJMES Existirq morning am evening peak-hour traffic volumes were obtained from traffic counts conducted by Barton-Aschman Associates, Inc. in November, 1985. 'Ihese traffic volumes are summarized in Figures 3 am 4. ll.VEL OF SERVICE CXH::EI:1I' "Level of service" denotes any of an infinite number of traffic operating conditions which may exist on a given lane or roadway when it is subjected to various traffic volumes. Level of service is a qualitative measure of the effects of a number of factors, including speed, travel time, traffic interruptions, freedom to maneuver, safety, driving comfort, convenience, arxi operating cost. There are six levels of service, A through F, which relate to driving conditions from best to worst, respectively. 'Ihe characteristics of traffic operations for each level of service are listed in Table 2. In general, level of service A indicates free-flow conditions with no COn;Jestion, while level of service F represents total breakdown with stop-arxi-go con:iltions and long delays. Many communities have adopted level of service D as a criterion for acceptable levels of service during the peak hours of average days. Correspon:lin;J to each level of service is a volume-to-capacity ratio. 'Ihi.s is the ratio of existing or projected traffic volumes to the capacity of the intersection. capacity is defined as •~e maximum number of vehicles that 9 can be handled by the roadway during a specified period of time.11 <1} The capacity of a roadway depends on its physical characteristics: number of lanes, operating characteristics (one-way, two-way, turn restrictions, bus stops, etc.), and the traffic using the roadway (number of turning movements, percents of trucks and buses). In this study, the maximum capacity, or saturation flow, used is 1,600 vehicles per hour green. EXIST.mG li.VEL OF SERVICE ANALYSES For purposes of analysis, it was assumed that all intersections were signalized. This facilitates comparison of future conditions since Palomar Airport Road would be widened in the future, and most likely these intersections would be signalized at tbat time. Results of the level of service analyses for existing traffic conditions at intersections in the study area are shown in Table 3. currently, all intersections operate at Level of Service C or better except for the intersection of Palomar Airport Road at I-5 Northbound, which operates at D. (l} Highway capacity Manual, 1965. 13 • TABLE 3 EXISTING IEVEL OF SERVICE SF.AroINrE CARLSBAD TRAFFIC S'IUDY Palomar Airport P,d. at Paseo del Norte Palomar Airport P,d, at I-5 Northbound Palomar Airport P,d. at I-5 Southbound Palomar Airport P,d. at Avenida Encinas Palomar Airport P,d. at carlsbad Blvd. Poinsettia P,d. at I-5 Northbou.rd Poinsettia Rd. at I-5 Southbound Poinsettia P,d, at I-5 carlsbad Blvd. NOI'ES: (1) Volume/Level of Service E capacity. (2) Level of Service. 14 AM V/C 0.50 0.82 0.66 0.33 0.80 0,37 0.33 0.22 Existing ™ LoS V/C LoS A 0.44 A D 0.90 D B 0.75 C A 0.41 A C 0.33 A A 0.37 A A 0.32 A A 0.29 A Trips Area L.U. Day El TS 9.2 Ac 40 PI 9.2 Ac 80 u 12.2 Ac E2 'IS 9.5 Ac 40 C 9.5 Ac 40 E3 RrM • 12.8 Ac 40 E4 RrM 10.0 Ac 40 Pl(a) PI 10.0 Ac 80 0 30.0 Ac 300 Pl(b) 0 5.0 Ac 300 RM 50.0 Ac 80 P2 TS 500 Room 10 P3(a) RMH 9.0 Ac 150 P'.3 (b) RMH 6.0 Ac 150 P4(a) RMH 15.0 Ac 150 P4(b) RC 15.0 Ac 40 P4(c) RMH 13.0 Ac 150 TABU: 4 TRIP GENERATI~ ANALYSIS SEAromrE CARLSlW) 'mAFFIC S'IUDY TRIP RAT"'..S AM FM AM (In:OUt) (In:OUt) Daily In out 3% (6:4) 9% (5:5) 370 5 5 20% (9:1) 20% (l:9) 735 130 15 \-I 3% (6:4) 9% (5:5) 380 5 5 3% (6:4) 9% (5:5) 380 5 5 9% (3:7) 11% (6:4) 510 15 30 9% (3: 7) 11% (6:4) 400 10 25 20% (9: 1) 20% (1:9) 800 145 15 14% (9: 1) 13% (2: 8) 9,000 1,135 125 14% (9: 1) 13% (2: 8) 1,500 190 20 8% (2:8) 10% (7:3) 4,000 65 255 6% (6:4) 8% (5:5) 5,000 180 120 8% (2:8) 10% (7. 3) 1,350 20 90 8% (2:8) 10% (7:3) 900 15 55 8% (2:8) 10% (7.3) 2,250 35 145 3% (6:4) 9% (5:5) 600 10 10 8% (2:8) 10% (7: 3) 1,950 30 125 rorALS 30,125 1,995 1,045 16 TRIPS m Total In Olt Total 10 l5 20 35 145 l5 130 145 10 15 20 35 10 15 20 35 45 35 20 55 35 25 20 45 160 15 145 160 1,260 235 935 l,170 210 40 155 195 320 280 120 400 300 200 200 400 110 95 40 135 70 65 25 90 180 160 65 225 20 30 25 55 155 135 60 195 3,040 1,375 3,000 3,375 A total of 3,040 trips will be generated by the project in the mornin;J peak hour, with 1,995 trips inbound ard 1,045 trips outbourd. D.lrirq the evenirg peak hour, 1,:375 inbound trips ard 2,000 outbourrl trips will be qenerated, for a total of 3,375 trips. It is expected that the project will generate 30,125 trips on an average weekday. 'llUP DIS'IRIBJI'IQ{ The distribution of trips to and from the project site was based on the projected population distribution within a ten-mile radius of the site. 'Ihis analysis included an accounting of trips generated within the project itself. Separate distributions were developed for each plann.irq area, even tho.lgh several areas had the same approach patterns. The patterns used are shown in Figures 5, 6, 7, and a. 'l'RIP M>SIGNMENI' Using the trip generation and trip distribution data described above, project-generated traffic was assigned to the st~y area roadway network for each development phase. The trip assignments for the .AM ard PM peak hours are shown in Figure 9. ~ '!RAFF.IC GR:>W'lH RAT.ES Evaluating traffic impacts of the proposed project requires estimating future background traffic volumes. This is typically done by applying a growth rate to existing traffic volumes. 17 ,.. 'a • ~o \) .... IC\ ~ () ..... =~ l l~ lt,ty,00 It\ _'J40f,,o ,._ZA0/150 ;::i-01,z, PALOMAR AIRPORT RO. t( u.-~ ~( r,~o~ 70 /Jo, I) (I • a~ a: <:,,_ \ l-zart,o ~~ 0 11:),i, ""' ) z --..... "t1t1 I) 0 -J " -,o;,o ~ .,. w Q 0 (.) 0 CfJ < > a. ~ CCI 0 < CCI CfJ ~ a: < (.) () lt .. I>< ,' ~ ~~ : l ~ L!_,1,0 _,e,o1,10 ZOIC POINSETTIA LANE tr 3010 -( 100/20 () 0 en ~~ ,a I(\ -, ,, < ~I) i~ ~ "(I\ Ill (.) z PONTO w < 0 z w ID > 0 < ~ i~ < li 0 a: ~ J\ < ~/Joa: LA COSTA AVE. f ( ~ 0 ~ ~ 0 " NOT TO SCALE TRIP ASSIGNMENTS (A.M./P.M.) n q 5Ilr':"":R::-:T:-::O:::N:-A:-:S:-::C~H~M~A~N~A~S=-=soc~,A~T::-:E:-:S~. l~N:-::C~. ______________________________ _. F ICiURE LI 9 • For this project, it is assumed that traffic growth will be approximately 3.0 percent per year until 2000. The design year and growth rate was selected based on discussions with the City of carlsbad. EUIURE 'mAFFIC 'OOIIJMIB Future traffic volumes were determined by superimposing the project- generated traffic onto the estimated future background traffic volumes. The ·resulting traffic volumes at each intersection in the study area are in Figures 10 and 11 for the morning and afternoon peak hours, respectively. ~REI.ATE[) 'IRAFFIC IMPACI'S Traffic impacts of the prqx:,sed project are summarized in Table 5. Volume- capacity ratios and levels of service are shown for existing conditions, year 2000 without the project, year 2000 with the project and year 2000 cumulative(lO). As shown, capacity problems will result at certain locations unless mitigation measures are implemented, with the exception of the southbound left turns required at Palomar Airport Road -carlsbad Blvd. intersection, the mitigation measures are required as a result of background traffic growth and not the project. (l) cumulative refers to year 2000 plus project plus other known projects in the vicinity. 23 I /J '- • • l • .. TABLE 5 LEVEL OF SERVICE ANALYSES F<Jl FU1UU: COl>ITla.S Backgrourd + Existing Back9round w/o Project Back9rolXld with Project Projects+ CLlllJlative AM PM AM PM AM PM AM __fl! Intersection V/C Los V/C Los V/C LoS V/C Los V/C LoS V/C Los V/C Los V/C 1 LoS Palomar Airport Road 0.50 A 0.44 A 0.66 B 0.61 B 0.71 C 0.68 B NO CHANGE NO CHANGE .~ at Paseo del Norte Palomar Airport Road 0.82 D 0.90 D ( 1) F ( 1) F ( 1) F ( 1) F NO CHANGE NO CHANGE 1.20(2) 1.56(2) 1.52(2) 1.50(2) at 1·5 Northbound 0.66 B 0.92 E 0.89 D 0.92 E NO CHANGE NO CHANGE Palomar Airport Road 0.66 B 0.75 C (1) C (1) (1) E (1) E NO CUANGE NO CHANGE 0.72(3) 0.83(3) D 0.98(3) 0.96(3) at 1·5 Southbound 0.58 B 0.61 B 0. 75 C 0.88 D NO CHANGE NO CHANGE Palomar Airport Road 0.33 A 0.41 A 0.53(l) A 0.51<1> A (1) E (1) D NO CHANGE NO CllANGE 0.97(3) 0.88(3) f\) at Avenida Encinas 0.86 0.71 C NO CHANGE NO CHANGE --:i (1) (1) (1) (1) Palomar Airport Road 0.80 C 0.33 A 1.17(5) F 0.46(5) A 1.34(4) F 0.57(4) A NO CHANGE NO CHANGE at Carlsbad Blvd. 0.88 D 0.36 A 0.81 D 0.38 A NO CHANGE NO CHANGE Poinsettia Road at 0.37 A 0.37 A 0.80<1> C 0.55<1> A 0.81<1> D o.55<1> A 0.85(1) D 0.69(l) B 1·5 Northboood Poinsettia Road at 0.33 A 0.32 A 0.64<1> B 0.46(l) A 0.64<1> B 0.46(l) A o.6l1> B 0,59<1> A I • 5 SouthboL.nd Poinsettia Road at 0.22 A 0.29 A 0.30<1> A 0.52<1> A 0.42<1> A 0.49(l) A 0.46Cl) A 0.56(1) A • Carlsbad Blvd. NOTES: (1) Existing geometrics. (2) Widen Palomar A!rport Road to two E·W lanes, optional LT or RT southbound lane, and protected-permissive EB left turns. (3) Widen Palomar Airport Road to 2 lanes, each direction. (4) Double we left turns, three N·S through lanes and double SB left turn. (5) Double 1111 left turn lanes and 3 north-south through lanes. ~