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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 VanLynCh