HomeMy WebLinkAboutLCPA 00-08; Carlsbad Promenade; Local Coastal Program Amendment (LCPA) (14)LAND USE / COASTAL PLANNING
LANDSCAPE ARCHITECTURE * LA3'l(Hl
POLICY AND PROCESSING
ENVIRONMENTAL MITIGATION
June 7,2002
Keri Akers
COASTAL COMMISSION
7575 Metropolitan Dr.
Suite 103
San Diego, CA 92108402
RE: LCPA 1-2002 - CARLSBAD PROMENADE
Dear Keri:
You have requested information regarding compliance of the Carlsbad Promenade
subdivision design with the newly-recommended revisions to "Standards Areas"
articulated in Deborah Lee's letter to Michael Holzmiller dated May 10,2002. The
following is that information.
As you know, in working with the City of Carlsbad on this project, in accordance with
the strict regulations of the Draft HMP, we were able to present a design in which the
development was isolated to the previously-farmed areas, fully avoiding any impacts to
CSS or other native vegetations. This includes the protection of CSS lands that are both
on and not on steep slopes. As a result, our development only covers less than 50% of
the property. We have analyzed the project in relation to the new regulations identified
in the May 10 letter and conclude that it is in compliance with these regulations,
although as we discussed, some question may exist as to its compliance with the
proposed regulation worded; "If a riparian area is associated with steep slopes (>25%),
the 50 foot buffer shall be measured from the top of the slope." Carlsbad Promenade
compliance with this regulation depends upon interpretation of the regulation.
The character of the conserved open space on the northern 1/3 of the Carlsbad
Promenade site is that of a natural canyon with a ribbon of riparian willow scrub at the
bottom. The southwesterly natural hillside up from this riparian habitat is covered with
CSS. This hillside is steep (>25%) over the lower elevations of the hillside, but not steep
(<25%) over the upper elevations. This is demonstrated on the Constraints Map
provided to Coastal Staff. The development is kept back well in excess of 50 feet from
the steep slope area, except directly at the entry drive to the property in the extreme
northwest corner of the site, where only approximately 25 feet of buffer exists from the
top of steep slope to the proposed access road to the site. Note however, that there are
intervening non-steep slopes between this access road point and the riparian corridor,
located some 400 feet to the east.
1530 FARADAY AVENUE SUITE 100 CARLSBAD, CA 92008 (760) 931-0780 FAX (760) 931-5744 planningsysterns@nctirnes.net .
Keri hers
June 7,2002
Page 2
In the absence of some kind of understanding of how the new regulations will be
interpreted for slopes that vary between steep and non-steep, we have no way of
determining whether the project is in compliance with this particular referenced new
regulation. What we
entry drive will result in elimination of the only viable access to the property.
know however, is that elimination or attempt to pull-back the
The site is located on the northeast corner of the confluence of two roadways classified as
arterials. Poinsettia Lane is designated as a major east-west arterial on the City's
Circulation Element, and referenced as such in the Mello 11 LCP (Land Use) Policy 5-5.
As such, it has restricted access, providing intracity circulation and connections to the
freeway and regional roads. Poinsettia Lane will carry an estimated 40,000 ADT at
buildout. For traffic safety and efficiency considerations, the minimum spacing of access
points onto roadways classified as major arterial is 1,200 linear feet. The entire Poinsettia
Lane frontage along the Promenade property is only 1,100 feet in length. As a result,
proposed project access to the site is prohibited from Poinsettia Lane.
'
Aviara Parkway is designated as a north-south secondary arterial in the Circulation
Element, and will carry approximately 20,000 ADT at buildout. As such, this roadway
also has restricted access, and the minimum spacing for access points is identified as 600
linear feet. Existing Camino de Las Ondas street presently provides access to the
Mariner's Point neighborhood located on the west side of Aviara Parkway, and is
planned as a signalized intersection. Camino de Las Ondas is situated only 1,000 feet
northerly of the Poinsettia Lane/Aviara Parkway intersection. As such, Camino de Las
Ondas complies with the Aviara Parkway minimum intersection spacing kquirements
(1,000 feet is greater than the 600 foot minimum), but provision of an additional access
between Camino de Las Ondas and Poinsettia would conflict with this minimm (1,000
feet does not provide sufficient length to accommodate two 600 foot spacings). As a
result, Carlsbad Promenade has been required to take its only access from the Camino de
Las Ondas signalized intersection location.
In consideration of this single access constraint, an access road into the site has been
provided at this Camino de Las Ondas location. In order to avoid impacts to the onsite
CSS vegetation located just east of this intersection location, the access road has been
designed with an immediate 90" turn southerly and no loading of houses are proposed
along this narrow site entry area. Nonetheless, the resulting buffer area between the
access road and the adjacent steeply sloping CSS narrows to less than 50 feet in depth
from the top of slope for a very short distance (approximately 60 feet in length) at the
point of the 90" turn. The Constraints Map for Carlsbad Promenade shows that the
natural CSS slope flattens southerly of the 90" turn to less than 25% gradient and the 50
foot buffer is thus provided. The 90" turn has been designed to the minimum allowable
tangent and radius, and thus cannot be pulled any farther from the steep slope CSS top
of slope than the 25 feet presently designed.
Keri Akers
June 7,2002 \
Page 3
Considering these engineering and safety constraints, it is our conclusion that the project
has been; (a) designed with access at the only allowable location, and (b) this access has
been designed with the greatest sensitively to the CSS as possible. We believe that this
access must truly be characterized as needed in order to provide access to the flatter,
developable area of the property, and that there is no less environmentally damaging
alternative available. Elimination of this access will thus eliminate all viable use of the
property.
Please let me know if you need any further information regarding this matter. We look
forward to the hearing on the LCP Amendment at the July hearing.
Sincerely, A
Director of Planning
cc: Michael Holzmiller
Gary Wayne
Tom Hageman
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