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HomeMy WebLinkAboutLCPA 90-03A; Four Seasons Aviara Resort; Local Coastal Program Amendment (LCPA) (2)L A -- STATE OF CALIFORNIA-THE RESOURCES AGEt .. PETE WILSON, Governor CALIFORNIA COASTAL COMMISSION 31 11 CAMINO DEL RIO NORTH, SUITE 200 SAN DIEGO, CA 92108-1725 ,/~~"-\ /.y?- w I , (615') 521-8036 I" SAN DIEGO COAST AREA November 27, 1995 D@ 1985 hrlsbad .i mMNG DEPARTMEN J city Of TO: COMMISSIONERS AND INTERESTED PERSONS FROM: CHUCK DAMM, SOUTH COAST DISTRICT DIRECTOR a/ DEBORAH LEE, ASSISTANT DISTRICT DIRECTOR, SAN DI AREA OFFICE BILL PONDER, COASTAL PROGRAM ANALYST, SAN DIEGO AR OFFICE SUBJECT: STAFF RECOMMENDATION ON MAJOR AMENDMENT 3-95 TO THE CITY OF CARLSBAD LOCAL COASTAL PROGRAM MELLO I AND EAST BATIQUITOS LAGOON/HUNT PROPERTIES SEGMENTS (For Public Hearing and Possible Commission Action at the Meeting of December 13-15, 1995) SY NOPS I S SUMMARY OF AMENDMENT REOUEST/HISTORY The subject amendment request amends the certified Me110 I and East Batiquitos Lagoon/Hunt Properties LCP segments. The subject LCP segment includes roughly lOCO acres comprised of the eastern basin of Batiquitos Lagoon (440 acres) and approximately 550 acres of uplands located to the north and south of the lagoon. by the State Department of Fish and Game and the right-of-way of portions of La Costa Avenue, the entirety of the lands within the LCP segment are privately owned. The LCP was submitted concurrent with a specific development proposal, including a Master Plan, for 1,402 acres -of the Hunt properties known originally as the Pacific Rim Country Club and Resort, and now referred to as Aviara. Other than 50 acres within the wetlands boundary of the lagoon owned There are three components to the amendment request, one concerning the resort hotel and associated development. This part of the amendment (Part A) comes as a result of significant changes to the physical development plans for Planning Areas 1, 2, 9, 10 and 11. These planning areas represent the hotel, timeshare resort and sports complex that make up the core of the Master Plan's commercial development. The amendment to the Me1 lo I and East Batiqui tos/Hunt Segments would allow for changes in the design, siting and uses of each of these planning areas. The proposed changes, by use, are as follows: revise planning area (PA) boundaries and uses within PAS 1, 2, 9, 10, and 11 to allow for redesign of resort hotel and sports centerlrestaurant sites resulting in 16 additional guest rooms (336 rooms) at the hotel, revise shared parking agreement; replace 169 garden wing/villa hotel rooms and 89 multi-family units with 240 timeshare units in three villages. To accommodate these changes in the site plan, ten minor encroachments into open space deed restricted areas would be required. to open space. Finally, although no additional height is proposed, the amendment proposes approval of the hotel at 53 feet high, rather than the originally approved 45 foot height limit, as a result of a change in the way the City now measures building height. A larger replacement area would be enhanced and committed The second part to the amendment (Part B) also concerns the Aviara holdings, L C ,- CarlsbatY LCPA 3-95 Page 2 but at other planning areas not associated with the hotel resort/sports club. The amendment proposes to reduce front yard setbacks from 25 feet to 20 feet in PA 13; lower overall maximum building height from 35 to 30 feet and delete the 24 foot height restriction in PA 15; and increase building height from 22 feet to 30 feet in PA 28. The third component of the amendment request (Part C) addresses revisions to the original ly approved Avi ara communi ty pub1 i c access trai 1 system, seeki ng to realign and substitute an alternate trail for the Golf Course Trail in Phase 2 and realign the public upland trail in Planning Area 7. component of the amendment request has been continued to another hearing at the City's request. This SUMMARY OF STAFF RECOMMENDATION Staff recommends approval of Parts A and B of the proposed amendment, as submitted. The aooroD riate resolutions and motions may be found on Paaes 4 - 6. Since the Master Plan serves as t he Land Use Plan and ImDlementation Program for those DO rtions of the Mello I and East Batiauitos/Hunt LCP Seqments that corresDond to the Aviara Dro-iect. both the Land Use Plans and Implementation Programs of each seument must be c hanaed to accommodate t he groDosed a mendment. The land use p lan amendment findings bea in on Paae 6 a nd findinas for certification of the imlementation Dlan amendment bea in on Paae 20. Part C involving the Golf Course Trail is deferred to a subseau en t Commission hearina at t he Citv's request. BACKGROUND The Carl sbad Local Coastal Program consi sts of six geographic segments. Pursuant to Sections 30170(f) and 30171 of the Publ.ic Resources Code, the Coastal Commission prepared and approved two portions of the LCP, the Mello I and I1 segments in 1980 and 1981, respectively. found several provisions of the Mello I and I1 segments unacceptable and declined to adopt the LCP implementing ordinances for the LCP. In October, 1985, the Commission approved major amendments related to steep slope protection and agricultural preservation to the Mello I and I1 segments, which resolved the major differences between the City and the Coastal Commission. The City then adopted the Mello I and I1 segments and began working toward certification of all segments of its local coastal program. Since the 1985 action, the Commission has approved many major amendments to the City of Carl sbad LCP. However, the City of Carlsbad The Commission certified the land use plan portion of the Agua Hedionda segment in 1982. West Batiqui tos Lagoon/Sammi s Properties segment and the East Batiqui tos LagoonIHunt Properties segment. LCP was certified in 1985. certified in 1988. LCP was effectively certified and the Redevelopment Agency began issuing coastal development permits for that segment only in 1988. In addition, two new segments were annexed to the City, the The West Batiqui tos Lagoon/Sammi s Properties The East Batiquitos Lagoon/Hunt Properties LCP was In 1987, a resubmitted Carlsbad Village Redevelopment Area ADDITIONAL INFORMATION Further information on the City of Carlsbad LCP Amendment #3-95 may be obtai ned from Bi 11 Ponder , Coastal P1 anner , at (61 9) 521 -8036. PART I. OVERVIEW Carlsbad'LCPA 3-95 Page 3 A. Local Coastal Proaram Hi storv-All Seaments. The City of Carlsbad Local Coastal Program (LCP) consists of six geographic segments: 1,100 acres; the Carlsbad Mello I LCP segment with 2,000 acres; the Carlsbad Mello I1 LCP segment which includes approximately 5,300 acres; the West Batiqui tos Lagoon/Sammi s Properties LCP segment with 200 acres; the East Batiquitos Lagoon/Hunt Properties LCP segment with 1,000 acres and the Village Area Redevelopment segment with approximately 100 acres. the Agua Hedionda Lagoon LCP segment compri sed of approximately Pursuant to Public Resources Code Sections 30170(f) and 30171, the Coastal Commission was required to prepare and approve an LCP for identified portions of the City. to as the Mello I and Mello I1 segments. The Mello I and Mello I1 LCP segments were approved by the Coastal Commission in September 1980 and June 1981, respectively. the City and approved by the Coastal Commission on July 1, 1982. The Mello I, Mello I1 and Agua Hedionda segments of the Carlsbad LCP cover the majority of the City's coastal zone. which involve the greatest number of coastal resource issues and have been the subject of the most controversy over the past years. involved in the review of the land use plans of these segments were preservation of agricultural lands, protection of steep-sloping hillsides and wetland habitats and the provision of adequate visitor-serving facilities. Preservation of the scenic resources of the area was another issue raised in the review of these land use plans. As mentioned, the City had found the policies of the certified Mello I and I1 segments regarding preservation of agriculture and steep-sloping hillsides to be unacceptable. therefore did not apply these provisions in the review of local projects. In the summer of 1985, the City submitted two amendment requests to the Commission and, in October of 1985, the Commission certified amendments 1-85 and 2-85 to the Mello I and Mello I1 segments, respectively. These (major) amendments to the LCP involved changes to the agricultural preservation, steep slope protection and housing policies of the Mello I and I1 segments of the LCP. After certification of these amendments, the City adopted the Mello I and I1 LCP segments. This resulted in the two Carlsbad LCP segments commonly referred The Agua Hedionda segment Land Use Plan was prepared by They are also the segments of the LCP Among those issues The City The Nest Batiqui tos Lagoon/Sammi s Properties segment was certi fi ed in 1985 along with a coastal development permit for a project comprising the majority of the uplands within that plan segment (Batiquitos Lagoon Educational Park-Sammi s 1. The plan area of the Village Area Redevelopment segment was formerly part of the Mello I1 segment of the LCP. In August of 1984, the Commission approved the segmentation of this 100-acre area from the remainder of the Mello I1 LCP segment and, at the same time, approved the submitted land use plan for the area. In March of 1988, the Commission approved the Implementation Program Carlsbaa LCPA 3-95 Page 4 for the Village Area Redevelopment segment of the LCP. post-certi fi cation maps occurred in December and the City assumed permit authority for this LCP segment on December 14, 1988. LagoonIHunt Properti es LCP was certi fi ed in 1988. A review of the The East Batiquitos In addition to the review process for the six LCP segments mentioned, the City has also submitted at various times, packages of land use plan amendments to the certified LUP segments, including these segments, in an effort to resolve exi sti ng i nconsi stenci es between the City' s General P1 an, Zoni ng Maps and the Local Coastal Program. After all such inconsistencies are resolved, the City plans to submit, for the Commission's review, the various ordinances and post-certification maps for implementation of the LCP. At that time, or perhaps earlier, the City may prepare and submit a single LCP document that incorporates all of the LCP segments as certified by the Commission and any subsequent LCP amendments. After review and approval of these documents by the Commission, the City would assume permit authority for all LCP segments. B. STANDARD OF REVIEW The standard of review for land use plans, or their amendments, is found in Section 30512 of the Coastal Act. certify an LUP or LUP amendment if it finds that it meets the requirements of Chapter 3 of the Coastal Act. Specifically, it states: This section requires the Commission to Sect ion 305 12 (c) The Commission shall certify a land use plan, or any amendments thereto, if it finds that a land use plan meets the requirements of, and is in conformity with, the policies of Chapter 3 (commencing with Section 30200). Except as provided in paragraph (1) of. subdivision (a), a decision to certify shall require a majority vote of the appointed membership of the Commission. Pursuant to Section 30513 of the Coastal Act, the Commission may only reject zoning ordinances or other imp1 ementi ng actions, as we1 1 as thei r amendments, on the grounds that they do not conform with, or are inadequate to carry out, the provisions of the certified land use plan. The Commission shall take action by a majority vote of the Commissioners present. C. PUBLIC PARTICIPATION The City has held Planning Commission and City Counci 1 meetings with regard to the various components of the subject amendment request. hearings were duly noticed to the public. Notice of the subject amendment has been distributed to all known interested parties. All of those local PART 11. LOCA L COASTAL PROGRAM SUBMITTAL - RESOLUTIONS Following a public hearing, staff recommends the Commission adopt the fol low1 ng resolutions and findings. The appropriate motion to introduce the Carlsbad LCPA 3-95 Page 5 resolution and a staff recommendation are provided just prior to each resolution. A. RESOLUTION l. (Resolution to approve certification of the City of Carlsbad Mello I Segment and East Batiqui tos/Hunt Properties Segment Land Use Plan Amendment 3-95 (A) and (B), as submitted) MOTION I I move that the Commission certify the City of Carlsbad Land Use Plan Amendment 3-95 (A) and (B), as submitted. Staff Recommendation Staff recommends a YES vote and the adoption of the following resolution and findings. Commissioners is needed to pass the motion. An affirmative vote by a majority of the appointed Resolution I The Commission hereby certifies the amendment request to the City of Carlsbad Mello I and East Batiquitos/Hunt Properties Segments and adoDts the findinqs stated be low on the grounds that the amendment will meet the requirements of and conform with the policies of Chapter 3 (commencing with Section 30200) of the California Coastal Act to the extent necessary to achieve the basic state goals specified in Section 30001.5 of the Coastal Act; the land use plan, as amended, will contain a specific access component as required by Section 30500 of the Coastal Act; the land use plan, as amended, will be consistent with applicable decisions of the Commission that shall guide local government actions pursuant to Section 30625(c); and certification of the land use plan amendment does meet the requirements of Section 21080.5(d)(Z)(i) of the California Environmental Quality Act, as there would be no feasible measures or feasible alternatives which would substantially lessen significant adverse impacts on the environment. B. PESO LUTION I1 (Resolution to approve certification of the City of Carl sbad Me1 lo I Segment and East Batiqui tos/Hunt Properties Segment Imp1 ementati on P1 an Amendment 3-95 (A) and (B), as submitted) WTION I1 I move that the Commission reject the City of Carlsbad Implementation Plan Amendment 3-95 (A) and (81, as submitted. Staff Recommendation Staff recommends a lQ vote and the adoption of the following resolution and findings. An affirmative vote by a majority of the Commissioners .- Carl sbad LCPA 3-95 Page 6 present is needed to pass the motion. Resolution I1 The Commission hereby approves certification of the amendment to the City of Carlsbad Local Coastal Program on the grounds that the amendment conforms with, and is adequate to carry out, the provisions of the certified land use plan. There are no feasible alternatives or feasible mitigation measures available which would substantially lessen any significant adverse impacts which the approval would have on the envi ronment. As noted, the third component of the amendment request (Part C) addresses revi si ons to the original ly approved Avi ara communi ty pub1 i c access trai 1 system. This amendment seeks to realign and substitute an alternate trail for the Golf Course Trail in Phase 2 and realign the public upland trail in Planning Area 7. In light of Aviara's request to have the focus of the LCPA be limited to the resort hotel and at the request of the City of Carlsbad, staff is recommending that the Commission waive the one year LCPA time limit on this part of the amendment request. will be presented by the City which documents the hazard to pedestrians who would use the trail in its originally approved alignment, and evaluates whether a revised alignment similar to the originally approved alignment is feasible. It is anticipated that the item will be scheduled for the Commission's Februrary hearing in San Diego. In the interim additional information PART 111. FINDINGS FOR APPROVAL OF THE CITY OF CARLSBAD LAND USE PLAN AMENDMENT 3-95 (PARTS A and B) A. AMENDMENT DESCRIPTION/PART A 1. Resort Hote 1 /Times ha res/Sports Ce nter (P1 anni nu Areas 1. 2. 9. 10 and 11) The proposed amendment request involves changes to the Master Plan for the Aviara Resort development (Master Plan MP-177). areas contained within both the Mello I and East BatiquitosIHunt segments. such, the amendment request seeks to modify both segments of the LCP. addition, since Master Plan MP-177 serves as both the Land Use Plan (LUP) and Implementation Program for the East Batiqui tos/Hunt Properties and for that portion of the Mello I segment that is part of the Aviara Resort development, amendments for both elements are proposed for each segment. This Master Plan applies to As In The level of detail provided in the original Master Plan included the size, configuration and siting of the buildings that comprise the core of the resort. In LCPA 1-90, the Commission amended the originally approved site plan. below compares the two). reviewed a site plan regarding the resort hotel and its associated development. The current hotel operator, Four Seasons Resorts, concluded that the design approved in LCPA 1-90 was not adequate for their purposes which has This amendment modifies the site plan approved in LCPA 1-90 (the table Thus, this is the third time the Commission has Carlsbad LCPA 3-95 Page 7 resulted in the proposed site design. The subject amendment request again involves the resort facility previously approved in Planning Areas (PA) 1, 2, 9, 10 and 11. There are some important site and design changes that are proposed with this amendment as compared to LCPA 1-90. First, the planning area design of the master plan is being revised: new PA 28 (timeshare resort club) is being proposed--previous PA 2 included the hotel only--new PA 2A is now the hotel; PA 9 (old 32.5 acre site associated with multi-family residential near hotel) and PA 11 (old 2.4 acre restaurant site associated with the sports complex) are being deleted; PA 10 (sports center) and restaurant uses in old PA 11 are being merged. Second, PA 1 (Golf Course Clubhouse) is being added to the shared parking program. In summary, the proposed permit amendment request involves changes to the following approved projects in the identified planning areas: US E MAIN HOTEL Guest Rooms Food / beverage ConferenceIBanquet Retai 1 SPORTS CENTER Main Bui 1 ding Restaurant Tennis Courts Racquetball /Squash RESORT CLUB/PREVIOUS HOTEL & RESIDENTIAL SUMMARY OF PROPOSED CHANGES APPROVED PLAN 320 rooms 662 seats 32,769 sq.ft. 6,000 sq.ft. 47,000 sq.ft. up to 10,000 sq.ft. . 11 regular courts 1 tournament court 4 courts 169 garden wi ng/vi 11 a hotel rooms 89 mu1 ti fami ly units No timeshare units PROPOSED PLAN 336 rooms 629 seats 22,888 sq.ft. 12,490 sq.ft. of void space 5,808 sq. ft. 47,000 sq. ft. 5,869 sq. ft. 12 courts (1 with limited seating) 4 courts deleted deleted 240 timeshare units The following is a more detailed description of the proposed amendment: a. Hotel. The proposed revisions to the hotel building and site include interior alterations, redesign of the surrounding landscaped areas, and an update to the master plan development standards. The approved 823 parking garage contains a large subterranean area which was designed to extend under the porte cochere. removed and backfilled, creating a 651 space garage. parking supply implications will be described in the "Parking" section of this This portion of the approved parking structure would be A discussion of the report. Carl sbad LCPA 3-95 Page 8 Within the hotel itself, some of the approved public spaces, such as meeting rooms, foyers, and portions of the lounge would initially be used by timeshare marketing staff in the selling of the timeshare units. are sold, this space would be used as meeting area. consolidation of some of the larger hotel suites into individual guest rooms. This would increase the number of rooms in the main hotel building from 320 to 336. Overall, the number of hotel rooms is decreasing by 153 rooms as the previously approved 169 garden wing villa hotel rooms are being deleted from the site plan. The internal revisions to the garage and hotel would not be apparent from the exterior as proposed hotel elevations will remain consistent with approved elevations. In LCPA 1-90, the Commission approved a five-story hotel structure while observing the 45 foot height limit approved in the original permit through a lowering of the ceiling for each floor. .The hotel amendment also proposes a minor redesign of the pool areas and surrounding landscaping areas. areas would remain and no significant loss in approved amenities would result. All approved specimen landscaping, including the 30 foot high palm trees around the main hotel, would remain as approved. Once the timeshares Also proposed is a The approved fire access route around the pool b. Sports Ce nter and Restau rant. The proposed revisions to the sports center and restaurant include the replacement of the approved 668 space parking structure with surface parking, the merging of the sports center and restaurant buildings into a single structure, and the relocation of the tennis courts towards the golf course. A1 1 anci 1 lary recreational amen! ties such as the lap pool, children's pool and outdoor lounge would remain substantially as currently approved. sites would allow the creation of a 380 space surface parking area with landscaping. tennis courts allows for more parking lot landscaping and improved views from the exhibition tennis court. into a single 52,400 sq. ft. building frees up more area for landscaping, provides a more cohesive resort setting and promotes joint use of the faci 1 i ti es. The redesign of the entire sports center and restaurant Elimination of the parking structure and relocation of the Merging of the restaurant and sports center uses c. Time Share Vi 1 laaes . The proposed timeshare development encompasses all of the previous Planning Area 9 and the eastern and southern portions of Planning Area 2. The 240 unit timeshare project would be divided into three villages, each with a recreation building, support service buildings and surface parking. The timeshare buildings would consist of four types, ranging from three-story, six unit buildings to two-story, two or four unit buildings. All architecture and landscaping within the timeshare villages is designed to match that of the hotel and sports center. The parking for the timeshare project would be separate from the shared parking arrangement in the remainder of the resort. spaces proposed for the timeshare units provides a parking supply ratio of 1.5 spaces per unit, which is 25% more parking than required by the parking These areas will become the new Planning Area 28. The 360 surface parking _- Carl sbao LCPA 3-95 Page 9 ordinance. system of trails and bridges. Each timeshare guest would also be able to use the hotel's shuttle system to travel to the main hotel, sports center or golf clubhouse. All parking areas are connected to the timeshare units with a As noted, a separate component of the timeshare use is pre-development marketing and administration. Office space for approximately 60 staff members would be necessary to allow for on-site marketing of the timeshare units. The project proponent is proposing that this office space be temporarily accommodated within the voided areas of the hotel. According to the new parking study and shared parking program (the parking study and shared parking program approved in LCPA 1-90 has been updated for the current site design), occupation of the voided hotel area by marketing staff would create a need for shared parking between the hotel area and sports center during mid-day on weekdays and early evenings on Saturdays. This temporary occupation of the hotel area would be controlled under the City's conditional use permit for the timeshares and monitored for impacts to parking availability and use compati bi 1 i ty. d. Shared Parkina Proaram. The current hotel and sports center parking program involves shared parking between the hotel and sports center uses. This shared parking is based upon a parking study which has been incorporated into the master plan. the hotel and sports center and also include the golf club/driving range . parking areas. The essence of the shared parking program is that different uses within the resort will have different peak parking demands, thereby allowing shared use of their respective parking facilities. parking program would operate on the same assumptions as the approved study and program; however, the total number of parking spaces per hotel room would increase from 1.6 spaces per room to 1.9 spaces per room. According to the new program, shared parking between the hotel, sports center and golf club might be necessary on weekday and Saturday early evenings once the meeting areas are established in the hotel. excluding the hotel void space, would not generate a need for shared parking. The proposed shared parking program would still involve The new parking study and shared The currently proposed operations, In addition to the overflow parking, the hotel is conditioned to operate on a valet parking system. aisle parking, which would increase the total parking supply of the hotel garage by over 100 spaces. According to the applicant, a valet system allows for B. AMENDMENT DESCRIPTION/PART B The second part to the amendment (Part B) also concerns the Aviara holdings, but at other planning areas not associated with the hotel resort/sports club. The amendment proposes to reduce front yard setbacks from 25 feet to 20 feet in PA 13; lower overall maximum building height from 35 to 30 feet and delete the 24 foot height restriction in PA 15; and increase building height from 22 feet to 30 feet in PA 28. Car 1 s bad LCPA Page 10 3-95 c. co NFORMANCE WITH SECTION 3000 1.5 OF THE COASTAL ACT The Commission finds, pursuant to Section 30512.2b of the Coastal Act, that the land use plan amendment, as set forth in the resolution for certification as submitted, is consistent with the policies and requirements of Chapter 3 of the Coastal Act to the extent necessary to achieve the basic state goals specified in Section 30001.5 of the Coastal Act which states: The Legislature further finds and declares that the basic goals of the state for the coastal zone are to: a) Protect, maintain and where feasible, enhance and restore the b) Assure orderly, balanced utilization and conservation of coastal overall quality of the coastal zone environment and its natural and manmade resources. zone resources taking into account the social and economic needs of the people of the state. c) Maximize public access to and along the coast and maximize public recreational opportunities in the coastal zone consistent with sound resource conservation principles and constitutionally protected rights of private property owners. d) Assure priority for coastal-dependent and coastal-related e) Encourage state and local initiatives and cooperation in development over other developments on the coast. preparing procedures to imp1 ement coordinated planning and development for mutually beneficial uses, including educational uses, in the coastal zone. D. CHAPTER 3 CO NSISTENCY 1. Se nsi tive Coasta 1 Resources. Section 30231 of the Act states: The biological productivity and the quality of coastal waters , streams, wetlands, estuaries, and lakes appropriate to maintain optimum populations of marine organisms and for the protection of human health shall be maintained and, where feasible, restored through, among other means, minimizing adverse effects of waste water discharges and entrainment, controlling runoff, preventing depletion of ground water suppl i es and substantial interference with surface water flow, encouraging waste water reclamation, maintaining natural vegetation buffer areas that protect riparian habitats, and minimizing alteration of natural streams. Section 30240(b) of the Act states: (b) Development in areas adjacent to environmentally sensitive habitat areas and parks and recreation areas shall be sited and designed to prevent impacts which would significantly degrade such areas, and shall be compatible with the continuance of such habitat areas. Carlsbad LCPA 3-95 Page 11 Finally, Section 30251 of the Act states, in part: The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be vi sua1 ly compatible with the character surrounding areas.. . . Permitted development The major issue presented by the proposed hotel resortlresort club and sports center development is the conversion of previously dedicated open space required under the policies of the Master Plan to urban uses and their replacement with other areas that were not previously reserved as open space. The policies of the certified Mello I and East Batiquitos segments of the City's LCP contain the following language regarding the development of steeply sloping hi 11 sides with native vegetation: Grading and Erosion Control a) For those slopes mapped as possessing endangered plant/animal species and/or coastal sage scrub and chaparral plant communities, the following shall apply: 1) Slopes of 25% grade and over shall be preserved in their natural state, unless the application of this policy would preclude any reasonable use of the property, in which case an encroachment not to exceed 10% of the steep slope area over 25% grade may be permitted ... This policy shall not apply to the construction of roads of the City's Circulation Element or the development of utility systems. Uses of slopes over 25% may be made in order to provide access to flatter.areas if there is no 1 ess envi ronmental ly-damagi ng a1 ternative avai 1 ab1 e. Of the roughly 310 acres of slope of 25% grade or greater contained within the Master Plan area, about 160 or one-half of those on-site meet the dual criteria of 25% grade and coastal sage and chaparral plant communities. Of the 160 acres which meet the dual criteria, the Master Plan as approved by the Commission allowed encroachment onto about 50 acres. Some of this encroachment involves small and isolated pockets of slopes meeting the dual criteria. However, the topography of the site is such that it also includes some of the major continuous steep slope landforms. In its original findings for the approval of the Master Plan, the Commission found that a system of weighted values could be applied to the site. weighted values were assigned to the various steep slope areas which met the dual criteria and were protected under the LCP policies. critical slopes, based on local review after application of the weighting system, were designated for permanent open space and other steep slope areas meeting the dual criteria were determined to be less important and viable as species habitats. These Only the most Another major factor in allowing the encroachment into the dual criteria areas .. . . Carl sbad LCPA 3-95 Page 12 was that the Master Plan called for other areas of slopes or more gentle terrain of the site, not ordinarily subject to the development prohibitions contained in the LCP, to be retained as natural open space. space areas, exclusive of the wetlands of Batiquitos Lagoon or the proposed golf course, include 132 acres or roughly three times the amount of area proposed for encroachment into the sensitive steep slopes identified using the LCP criteria. These other open The determination to retain this additional acreage in natural open space was due to a variety of factors. In some cases, the areas in question included flora or fauna, such as the black-tailed gnat catcher, which through the CEQA review process was determined to be appropriate for protection. In other cases, the additional areas to be retained in natural open space involved other development constraints, such as the existence of major overhead electrical transmission lines. Other areas were constrained pursuant to project requirements applied at the local level. For instance, the City required, primarily for visual reasons, that large stands of mature sucalyptus groves be preserved, even though the LCP, as previously certified or now proposed, would not have specifically required their retention. The Commission found that the retention of these areas of the proposed Master Plan committed substantial acreage to permanent open space and the preservation of natural landforms consistent with Coastal Act Section 30240. The Commission further found that the proposal served to off-set and mitigate the proposed encroachment into sensitive steep slope areas that are shown in the Master Plan. The currently proposed amendment would require some encroachment into the areas that were protected under the Commission's original approval of the Master Plan. The ten "take" areas proposed for the. additional encroachment, totalling 6,487 sq. ft. (0.149 acres) abut the approved development pad edge and are small in size; the largest being only 2,447 sq. ft.. According to the project proponent, these areas are now being proposed for "take" to allow better views to Batiquitos Lagoon. All ten areas combined equal slightly less area than the. open space "give-back" area #11 (6,568 sq. ft./0.151 acres) According to the project proponent, the proposed "give back" area is "presently developable area" (!.e., 6-87-680-A-5 allows development of this area). The proponent states there are several areas along the perimeter of the resort where development is proposed to be pulled further back from the edge (at the interface with deed restricted open space) than is allowed by CDP 6-87-680-A-5. Most of these areas were disturbed by mass grading of the site, so the biological quality is poor; and as a result, these areas are not good candidates for "give-back" . Accordi ng to the proponent , Area #11 ("give back") was not graded as allowed in CDP 6-87-680-A-5. Its biological quality is good, native sage scrub. This assessment has been confirmed by staff in the field. this area, and its vegetation is good, the proponent has proposed it as the "give back" area. Since the proponent is proposing to pull back development from A biological survey has been conducted of both the so-called "take" areas and e- - Carl sbad LCPA 3-95 Page 13 for the area that is proposed to be placed into the open space deed restriction as compensation for the areas to be removed from open space. assessment has found that the area proposed as compensation for the removal of the "take" areas is superior habitat than those areas previously restricted. Given that the "take" area as identified by a site-specific biological survey does not represent good quality habitat, the Commission finds that suitable protection of the sensitive coastal resources in the area has been given. Additionally, this open space tradeoff can be found consistent with the NCCP planning process which preserves sensitive resources on a regional scale. The proposed mi nor encroachments are i solated patches of di sturbed habitat on the periphery of the approved open space area. They are not part of a larger contiguos stand of undisturbed vegetation that has been identified in the NCCP program as environmental ly sensitive habitat which is important for the continued survival of sensitive plants and animals in the region. Because the proposed open space tradeoff does not involve one of these sensitive areas, and the proposed replacement area is of a higher quality habitat, the Commission can find that the proposed amendment will not prejudice the NCCP process and is consistent with the resource protection provisions of Sections 30231, 30240 (b> and 30251 of the Coastal Act, as well as the certified Mello I and East Batiquitos Lagoon LCPs. The 3. Parkinq. Section 30252 of the Coastal Act provides that new development provide adequate parking facilities. the certi fi ed Avi ara Master P1 an a1 so provide that adequate parking faci 1 i ti es be provided for new development. The subject amendment request has been accompanied by a detailed parking study for all the uses in Planning Areas 1, 2, 10 and 11. parking study, a revised parking program that does not meet the standards of the Municipal Code has been proposed to be employed in these planning areas. The Commission approved a similar study and shared parking arrangement in LCPA 1-90 and CDP #6-87-680-A-5. The concern with parking is that the amended site plan not adversely impact the public's ability to park near and access the continuous public access trail along the north shore of the lagoon, which is presently served by limited street parking near the trail and one public access parking lot in Phase I of 10 parking spaces. The East Batiquitos LUP and As a result of the The previously approved hotel and sports center parking program involves shared parking between the hotel and sports center uses. The shared parking is based upon a parking study which has been incorporated into the master plan. The proposed shared parking program would still involve the hotel and sports center and also include the golf clubldriving range parking areas. indicated in the parking demand study performed for the Master Plan amendment, use of the proposed shared parking will occur when the hotel is at or near full occupancy and non-hotel guests wish to use the hotel's ballrooms and/or banquet facilities. This is anticipated to occur on weekends, when low sports center occupancy is anticipated. As The essence of the shared parking program is that different uses within the resort wi 11 have different peak parking demands, thereby a1 lowing shared use . Carlsbad LCPA 3-95 Page 14 of their respective parking facilities. parking program would operate on the same assumptions as the approved study and program; however the total number of parking spaces per hotel room would increase from 1.6 spaces per room to 1.9 spaces per room. According to the new program, shared parking between the hotel, sports center and golf club might be necessary on weekday and Saturday early evenings in a worst case scenario. The currently proposed operations, excluding the hotel void space, would not generate a need for shared parking. The new parking study and shared According to the City, the main reason for the proposed inclusion of the golf course parking lots to the shared parking arrangement is the proposed revision to the hotel parking garage. While the total number of hotel rooms is being reduced, so to are the number of parking spaces, although at a lessened proportion. Since the number of spaces has diminished, there is now potential that, at buildout of all meeting space within the hotel, there will be a need for some golf course parking lot use during weekday and Saturday early evenings. However, even with the shared use of the golf course parking lGts, there will be an excess of 20 to 30 spaces, considering full use of the golf course facilities and meeting spaces in the hotel. In addition to the overflow parking, the hotel is conditioned to operate on a valet parking system. According to the applicant, a valet system allows for aisle parking, which would increase the total parking supply of the hotel garage by over 100 spaces. This additional parking supply, along with the shared parking program and future parking safeguards required by the City in its conditional use permit ensures that no adverse impacts due to parking inadequacy should occur. In addition, as part of the approval of the Master Plan amendment and the modi fi ed site development permit, the City is requiring an additional Conditional Use Permit (CUP 90-05-A) which would require a yearly monitoring report on parking at the project site. If changes to the valet system are proposed or if any negative parking impacts are identified, one of several actions could be triggered. First, an amendment to the site development plan or conditional use permit could be processed, limiting further development. Second, parking could be added at the sports center through the construction of a parking structure. Third, additional parking within the service area of the hotel shuttle could be added. Fourth, the City has required in its CUP that should parking problems persist the periods of occupancy of various uses within the hotel , sports center and golf clubhouse could be restricted. Finally, the CUP identifies the permit may be revoked at any time after a public hearing, if it is found that the use has a substantial detrimental effect on surrounding land uses and the public's health and welfare, or the conditions imposed above have not been met. Historically, the Commission has not been inclined to support such parking arrangements because of their difficulty in both administration and long-term moni tori ng or securi ty. However, in judgi ng the adequacy of parking, whether in its review of a permit or a planning item, the Commission must determine whether the parking arrangement will serve as a barrier to public access to the coast. In this regard, the submitted parking demand study has indicated .. Carl sbad LCPA 3-95 Page 15 that there will be sufficient parking available to serve the proposed development, particularly when compared to other, similar resorts in other areas. Second, the proposed amendment provides for proposed uses in Planning Areas 1, 2, 10 and 11 which are all visitor-serving commercial uses. Each of the proposed uses in these planning areas are high priority uses under the Coastal Act and will, by their nature, facilitate the public's ability to gain access to the coast and Batiquitos Lagoon. In spite of these two reasons, however, if the reduced parking to be provided under the amendment were found to serve as an impediment to public access to the coast by displacing other visitors or usurping public parking areas, it would still not be consistent with Section 30252 of the Act. For example, if there were other coastal access opportunities in the project, not related to the commercial recreation facilities located in the subject planning areas, i nadequate parking could resul t in si gni fi cant barri ers to access that would not be consistent with the public access and recreation policies of the Act. Relative to other public access considerations, the East Batiqui tos Lagoon/ Hunt Properties segment of the Carlsbad LCP, which covers the shoreline of Batiquitos Lagoon, calls for the provision of a continuous public pedestrian access trail along the north shore of the lagoon. as approved by the City and the Commission, also require the provision of a continuous public access trail along the north shore of the lagoon, which would be served by public parking areas and trailhead facilities. The Master Plan and permit, The north county of San Diego is one of the fastest growing regions in the state. Batiquitos Lagoon is nationally known for its shorebirds, as a migratory bird stopover, and for the Batiqui tos Lagoon Enhancement Plan (BLEP). BLEP is a major lagoon restoration project that is currently underway which creates a permanent ocean entrance for the lagoon and generally reshapes its bottom to make it deeper. the north shore of Batiquitos Lagoon, is about 1.5 miles long and contains decomposed granite and interpretive signage. considered near or along the NST. Thus, the lagoon represents a very desireble lower cost visitor-serving destination point to the public. Aviara Land Associates and staff are currently working on a parking issue associated with PA 28 and the NST. Staff believes the public should have access to the interior streets of the subdivision because the streets would provide a parking reservoir close to the trail. Aviara proposes a "gated community" to keep the public out, and is proposing an alternate parking plan that would provide parking spaces outside the subdivision without using the interior streets. Aviara believes if adequate parking can be provided outside the subdivision for the trail staff can then recommend approval of the private gates. spaces could be provided on the interior streets, determining the carrying capacity of the trail system and how much parking would be necessary to serve the NST at buildout of the Aviara Master Plan (500 units exist now, about 1,000 more at buildout). The North Shore Trail (NST) generally follows An interpretive center is being Both staff and Aviara are currently determining how many parking -. Carlsbad LCPA 3-95 Page 16 It is against this backdrop that the amendment is being evaluated. In this case only the Phase I public access parking lot is located near the project area where the above parking arrangements may conflict or adversely impede public access. well-removed from the project area. As noted above, the shared parking program can be accepted because a1 though it would use the golf course parking lot which is near the Phase I lot, the expected worst case parking demand scenario in the amendment leaves 20-30 parking spaces available in the golf course lot so parking associated with the amendment should not overflow into the public access lot. This 20-30 space reserve would also accommodate the 10 parking spaces Aviara has proposed to provide in the golf course lot for users of the NST in the PA 28 trail parking discussions. associated with the amendment should not have to rely on parking lots and street parking associated with providing a parking reservoir for the NST. Therefore, the Commission finds that the proposed amendment is consistent with the pub1 i c access/parking provi sions of Section 30252 of the Coastal Act. The Phase I1 public parking lot located in PA 28 is Thus, parking demand 4. Visitor Acco modations/Priori ty Uses The Coastal Act promotes and preserves a full range of public access opportunities along the shoreline, including the provision of lower cost visitor-serving facilities which serve and support coastal visitors. Section 30221 provides for the protection of oceanfront land sui table for recreational use unless present and foreseeable future demand obviates such protection; Section 30222 gives priority for the use of private lands suitable for visitor-serving commercial recreational facilities to the exclusion of residential, general commercial, and other uses. Section 30223 provides that upland areas necessary to support coastal recreational uses shall be reserved. The proposed amendment provides for proposed uses in Planning Areas 1, 2, 10 and 11 which are all visitor-serving commercial uses. uses in these planning areas are high priority uses under the Coastal Act and will, by their nature, facilitate the public's ability to gain access to the coast and Batiquitos Lagoon. However, there is a loss of visitor commercial uses in the amended plan. The amended plan deletes 169 hotel units and only recoups 16 rooms in the main hotel. More importantly, the amendment adds 240 timeshares that can be exclusively occupied up to four months a year. Timeshares typical ly involve the "sell i ng" of units to more affluent vacationers who typically use the units for longer periods of time than overnight use. Because they are occupied for long periods of time by those who buy interests in them, they are considered by some almost a residential use rather than a transient visitor-serving use. Under the Coastal Act, residential uses are a low priority use when compared to a visitor-serving use which is given a higher priority. Thus the Commission must find that lower cost facilities are not being eliminated or limited to a point where such opportunities would be adversely affected when compared to the previously approved plan. Each of the proposed In this case such a finding can be made. lower cost visitor facilities are being reduced, they still remain within the The Commission can find that while Carlsbad LCPA 3-95 Page 17 subject area. The project proponent has committed to building the hotel and timeshares together. In this way the hotel rooms will be available to the general public at least concurrently with the more expensive time share units. Regarding the supply of lower affordable hotel/motel units in Carlsbad, the Commission participated in a study of the Carlsbad area which found that the City has a good supply of such units. Additionally, the proposed timeshares are replacing the previously approved multi-family housing which is not a visitor-commercial or high priority use. Therefore, the Commission finds the proposed amendment can be found consistent with the above Coastal Act sections which Regarding public access/trails, there is a upland community trail that runs through the hotel and sports center sites to provides public access between Batiquitos Drive and Alga Road. As such, the trail is also a lower cost recreational facility which gives access to the Four Seasons resort. alignment, as approved in LCPA 1-90, generally follows the proposed street system and would be located on sidewalks adjacent to the streets. has submitted revised language in the LCPA which identifies the trail will be located in the PA 10 (Sports Center) rather than the proposed to be deleted PA 9 (multi-family residential). An exhibit has also been submitted which indicates a revised alignment for a portion of the trail through an approved open space area near the hotel. The Comission is endorsing the original alignment, along the road, as it generally provides good views of the golf course and results in less habitat impacts. can find the proposed amendment consistent with the visitor-serving sections of the Coastal Act. Its The City Based on the above the Commission 5. Visual Resources. The site of both amendments is a visually prominent area on the north shore of Batiquitos Lagoon. The site is visible from 1-5, La Costa Avenue, El Caniino Real, Old Highway 101 and from at least two designated vista points identified in the previously certified County of San Diego Local Coastal Program, which, at one time, covered the project site and what is now the City of Encinitas. Any development occurring on this site will have impacts upon public views, compared to the formerly vacant slopes and valleys located adjacent to the open lagoon area. prominence of the site, the goal has been to soften or to minimize the impacts of the large-scale development approved for the site. Given the visual Since the previous coastal development permit amendment approval for the main hotel building, the method of measurement for building height has changed in the City of Carlsbad. It is now measured to the roof peak whereas it was previously measured to the mid-point of the roof. to the actual height of the hotel over what the Commission has previously approved (45 feet), only an acknowledgement that the new method of measuring building to the roof peak height will result in a measurement of 53 feet. This necessitates a revision to the master plan development standard for maximum height in the planning area. Overall * the City's change in definition resulted in a reduction in allowed building heights within the Aviara Master P1 an. There is no proposed change No obstruction of existing views from public or private lands will occur, ,- Carl sbad LCPA 3-95 Page 18 except for those private develoDment areas to be developed within the Master Plan' area. The small change in' the design of the building wi 11 not increase the overall height of the structure and no obstruction of existing public views wi 11 occur. Additionally, Special Condition #3 of CDP 6-87-680-A-5 required that a landscaping plan be submitted which placed emphasis on the treatment of the hotel complex, as viewed from Batiquitos Lagoon, with use of specimen size (24 inch box) trees which at mature height to serve to break-up the building facade. This condition remains in full force and effect. The Commi ssion finds that the subject amendment request for the hotellresort complex is consistent with Section 30251 of the Coastal Act and the visual resource provisions of the Aviara Master Plan. The PA 13 LCP amendment proposes to reduce front yard setbacks for side-loaded garages from 25 feet to 20 feet. flat pads and 33 split-level pads. The proposed revisions to the front yard setbacks involve only those lots with flat pads. All other development standards for flat pads would remain the same and all split-level pads would remain unaffected. Currently, all flat pads within the custom home development are required to maintain a 25 foot front yard setback. One alternative to the uniform 25 foot setback that has arisen is the concept of side-loaded garages accompanied by an increased setback for the remaining first floor area. advantages. It turns the garage door away from the street, allowing a more pleasing street scene; it also varies the first floor setback offering a more i nteresti ng facade wi th mu1 ti pl e bui ldi ng planes. These advantages can only occur if certain restrictions are placed upon the reduced setback allowance. The City found that, while the use of side-loaded garages and reduced front yard setback is not required and may not be incorporated into each flat pad, the option will likely increase the variety of site and architectural designs within PA 13. The Commission concurs and notes the ,proposed amendment is a minor design change and will not result in adverse visual impacts. Regarding the PA 15 amendment, the City proposes to lower the overall maximum building height from 35 to 30 feet and delete the 24 foot height restriction applied to new development in PA 15. Section 30251 of the Coastal Act provides that new development not adversely impact scenic resources. With respect to scenic resources, the subject site contains hi 11 side portions that are highly visible from Batiquitos Lagoon and the Aviara Golf Course. To mitigate the visual impact of the structures, the Master Plan requires a 20 foot setback from the top of the slopes adjacent to the golf course. PA 13 contains 69 pregraded lots, 36 with City staff has found this site design to have two aesthetic With respect to building height, the Master Plan allows a maximum of 35 feet13 stories. the mid-point of the roof. City has changed the way building height is measured. the roof peak. This change can result in an average difference of 3 to 6 feet depending on roof pitch and other factors. definition resulted in an overall reduction in allowed building heights within the Aviara Master Plan. The 35 feet figure was based on building height being measured to Since the time the master plan was approved, the It is now measured to Therefore, the City's 'change in Although 192 residential units are allowed in this planni'ng area under the Carl sbad LCPA 3-95 Page 19 master plan, only 54 residential units are proposed. This reduction in the intensity of development on this site will result in reduced visual impacts to the viewshed as building massing and separation would be significantly less intensive than development associated with 192 units. Additionally, the Master P1 an requi res that i ndi vi dual planning areas provide specimen-si zed street and accent trees as well as building design standards (varying roof planes, offset second stories) to mitigate the adverse visual impacts to scenic areas. Thus, with the proposed decrease of the development potential allowed on this site and the existing measures in place within the master plan to mitigate the adverse visual impacts of new development, the Commission finds the proposed amendment consistent with Section 30251 of the Coastal Act and the scenic resource provisions of the Mello I and East Batiquitos Lagoon/Hunt Properties LCP segments. The PA 28 LCP amendment would revise development standards to allow two-story 30 foot high homes. The revision would increase the potential height of about two-thirds of the future single family homes from 22 to 30 feet, as measured to the peak of the roof. Currently, only one-story homes to 22 feet high are permitted in this planning area. Planning Area 28 is an important site as it lies between the first public road, Batiquitos Drive, and Batiquitos Lagoon. One of the major provisions of the Aviara Master Plan with respect to PA 28 is that a minimum setback of 150 feet from the wetlands boundary is required for all grading and structures except for trail-related features. Additionally, all structures are required to be setback a minimum of 35 feet from Batiquitos Drive. , In recognition of the visual effect new development would have in PA 28 from surrounding sceni c areas (Batiqui tos Lagoon, 1-5, La Costa Avenue, El Cami no Real 1, the master plan original ly proposed an absolute 18 foot height 1 imi t (one-story only) on PA 28 homes. In LCPA 1-92, the. Commission approved a 22 foot height limit standard to the peak of the roof in PA 28 based on the City's change in building height measurement (from mid-point of the roof to the peak). This amendment would allow a majority of the proposed homes to be two stories and 30 feet high as measured to the peak of the roof. The one-and two-story homes are interspersed throughout the subdivision design; some two-story homes are proposed on the first row of lots adjacent to the lagoon. The project proponent states that the visual concerns associated with the increased mass and height of the buildings can be addressed through architectural design criteria and landscaping. The proposed criteria would limit the size of second story dimensions and define the minimum number of roof planes. Specimen landscaping is also proposed along the southern boundary of the planning area and on slopes internal to the project to soften the views from 1-5 and La Costa Avenue. The Commission finds the amendment can be accepted. two-story homes would be mitigated by: Batiquitos Lagoon (i .e:, a minimum setback of 150 feet from the wetlands boundary which would minimize the bulk mass of the structures from the North Shore Trail); the existing eucalyptus trees and fill slope that separates the The visual impact of the their distance from the north shore of Carlsbau LCPA 3-95 Page 20 developable portion of the site from the North Shore Trail; the proposed architectural design criteria and landscaping, and a master plan requirement that the homes be appropriately colored to minimize their visual impact. Further, the visual impacts of the homes will be addressed when they come before the Commission in a permit action. Thus, the Commission finds the proposed amendment for PA 28 can be found consistent with Section 30251 of the Coastal Act. PART IV. FINDINGS FOR APPROVAL OF THE CITY OF CARLSBAD IMPLEMENTATION PLAN AMENDMENT 3-95 (PARTS A and B) A. AMENDMENT DESCRIPTION Both the Mello I and East Batiquitos/Hunt Properties LCP segments include the use of the Master Plan as the Implementation Program for those portions of the land use plan segments which correspond to the Master Plan. proposed amendment to the Implementation Program is identical to that of the LUP, as discussed above. As such, the B. FINDINGS FOR CERTIFICATION The standard of review for LCP implementation submittals or amendments is their consistency with and ability to carry out the provisions of the certified LUP. In the case of the subject LCP amendment, the Master Plan serves as both the LUP and Implementation Program for those portions of the two LCP segments that are subject to the Master Plan. Given that the identical document serves as both the planning and implementation documents, the Commission finds that the proposed amendments to the Mello I and East Bati qui tos/Hunt segments are consi stent with the correspondi ng certi fi ed 1 and use plans. In addi ti on, the proposed amendment to the Imp1 ementation Program contains a 1 eve1 of detai 1 and speci fi ci ty corresponding to that previously approved by the Commission in its certification of the Master Plan as the Implementation Program for the subject LCP segments. the subject amendment to the Implementation Program is adequate to carry out the policies of the certified LUP. Therefore, the Commission finds that PART V. CONSISTENCY WITH THE CALIFORNIA ENVIRONMENTAL OUALITY ACT (CEOAl Section 21080.5 of the California Environmental Quality Act (CEQA) exempts local government from the requirement of preparing an environmental impact report (EIR) in connection with its local coastal program. responsibilities are assigned to the Coastal Commission and the Commission's LCP review and approval program has been found by the Resources Agency to be functionally equivalent to the EIR process. the Cornmission is relieved of the responsibility to prepare an EIR for each LCP . Instead, the CEQA Thus, under CEQA Section 21080.5, Carlsbaa LCPA 3-95 Page 21 Nevertheless, the Commission is required in an LCP submittal or, as in this case, an LCP amendment submittal, to find that the LCP, or LCP, as amended, does conform with CEQA provisions. request, the Commission finds that approval of the subject LCP amendment would not result in potentially significant environmental impacts under the meaning of the California Environmental Quality Act. As discussed above, the proposed encroachments into previously deed restricted area would be more than offset by the provision of a larger replacement area, given that the proposed rep1 acement area has been i denti fi ed as higher qual i ty habitat. Furthermore, all erosion control and drainage facilities are already in place and being properly maintained to avoid any downstream sedimentation or off-si te impacts related to proposed grading. anticipated to have any impacts upon the ability of the public to gain access to coastal areas. In the case of the subject LCP amendment In addition, the proposed parking plan is not As mi ti gated through exi s ti ng and proposed bui 1 di ng design measures and guidelines, the proposed increase in height in PA 28 is not anticipated to have any adverse visual impacts. Similarly the proposed amendment to the height standard in PA 15 is not expected to have any adverse visual impacts as 192 residential units were approved in the master plan and only 54 are proposed through the subdivision design approved by the City of Carlsbad. The amendment to reduce front yard setbacks in PA 13 is also not anticipated to result in adverse impacts based on the mitigating design requirements approved by the City. Therefore, the Commission finds that no significant, unmitigable environmental impacts under the meaning of CEQA will result from the approval of the proposed amendment. (0751A) SUMMARY Ex" 3r.- . . - . . . . 19 .. . .-. . TABLE 1 MAXIMUM CONCEPTUAL LAND USE SUMMARY BUILDING NO. OF DENSITY NO. OF POTENTIAL PLAN PHASE LAND USE ACRES' AREA UNITS DU/AC UNITS IF PERMITI'ED AREA SQ. FT. GROWTH UNDER 21.90* CONTROL 1 I GOLF COURSE 171.5 %oO0 2a I RESORT HOTEL 203 661200 2b I RESORT CLUB 46.0 415,500 3 4 I SINGLE FAMILY 22.8 103 4.5 in text. 5 I MULTIPLE FAMILY 23.8 189 7.9 6 I ELEMENTARY SCHOOL 12.4 7 I MULTIPLE FAMILY 30.3 240 7.9 8 I SINGLE FAMILY 27.3 75 2.7 I SINGLE FAMILY 5.4 27 5.4 *See discussion c * J Me J. 10 I SPORTS CENTER 63 11.8 47$W 52,400 4: T L A 12 I MULTIPLE FAMILY 26.1 351 13.4 0 13 I SINGLE FAMILY 66.5 72 1.1 ' 14 I SINGLE FAMILY 20.9 52 2.5 15 I MULTIPLE FAMILY 22.2 192 8.2 16 I MULTIPLE FAMILY 8.2 121 14.9 17 111 SINGLE FAMILY 25.1 43 1.7 18 111 MULTIPLE FAMILY ' 11.6 145 12.5 19 I11 MULTIPLE FAMILY 9.3 184 19.8 20 I11 MULTIPLE FAMILY 13.2 120 9.1 21 I11 SINGLE FAMILY 30.4 82 2.7 22 I11 SINGLE FAMILY 21.6 16 13 23 I11 NEIGHBORHOOD SHOPPING CENTER 18.3 120,ooO 24 I1 SINGLE FAMILY 54.0 193 3.6 25 I1 SINGLE FAMILY 28.4 37 1.3 26 I1 SINGLE FAMILY 78.4 185 2.35 27 I1 SINGLE FAMILY 18.9 55 2.9 28 I1 SINGLE FAMILY 45.6 66 1.44 29 I1 SINGLE FAMILY 18.4 36 1.9 30 I1 SINGLE FAMILY 57.4 105 1.82 31 I1 OPEN SPACE 387.0 32 City PARK 24.3 I11 CHURCH/DAY CARE 4.5 32w 3w In PARK RESERVE 1.75 TOTAL FYrliiArc 77 7 Arrr T Ttilitv Cnrridnrc 1356.15 20 2789 3.13 PLANNING AREA 1: GOLF COURS E DESCRIPTION: This 171.5 acre planning area includes a pr-vate l8-hole championship golf course located along the north shore of the lagoon and in three of the canyons to the north of the lagoon. A driving range, clubhouse and related parking facilities are located along Pacific Rim Drive. DEVELOPMENT STANDARDS: 0-S All development in Planning Area 1 shall conform to the standards of the 0-S Open Space zone (Carlsbad Municipal Code, Chapter 21.33) unless otherwise noted in this chapter. USE ALLOCATION: 18-hole golf course Driving Range Maximum of 30,000 square feet golf course clubhouse which will include: Dining Room Lounge Grill Pro Shop Administration Locker Rooms Cart and bag Storage Other related areas 2,000 5.f. 1,300 s.f. 700 s.f. 1,030 s.f. 700 s.f. 3,000 s.f. 5,500 s.f. 16,500 s.f. PERMITTED USES: The following uses are allowed within the Golf Course Planning Area: an l8-hole golf course, a driving range, a golf course clubhouse which includes a pro shop, administrative offices, dining room, lounges, cart storage, locker rooms, and any other related accessory uses or structures determined to be consistent with a typical golf course operation by the Planning Director. CONDITIONAL USES: A City Manager's conditional use permit shall be required for any major or professional golf tournaments held at the golf course. Heiaht : The maximum height of the clubhouse shall not exceed 28 feet. Accessory structures shall not exceed 14 feet. All heights shall be determined per Section 21.04.065 of the Carlsbad Municipal Code. Setbacks: The clubhouse structure shall be a minimum of 50 feet from the edge of curb of Pacific Rim Drive and 175 feet from the Batiquitos Lagoon wetlands boundary. Clubhouse parking facilities shall be a minimum of 20 feet from edge of curb of Pacific Rim Drive and shall be located below the grade of the adjacent elevations of Pacific Rim Drive. 74 Parkina: Parking shall be provided per the Parking Demand Study, Four Seasons Aviara Resort, dated August 3, 1995. Up to 25% of the required parking may be compact spaces with minimum dimensions of 8.5 feet by 15.0 feet. A shuttle service shall provide transportation between the clubhouse, the Sports Center, restaurants and the hotel. SPECIAL DESIGN CRITERIA: Desian: All community-wide design standards described in Section A of Chapter IV shall be embodied in the architecture of this planning area. The following specific guidelines shall also be included for this planning area: * The structural length of the clubhouse parallel with La Costa Avenue shall not exceed 200 feet maximum. * Due to its close proximity to the lagoon and because it is highly visible from many offsite as well as onsite locations, special care shall be taken to ensure that all elevations of the golf course clubhouse are compatible with the architecture of the hotel. * Strong architectural relief features shall be incorporated into the design of the clubhouse. * All out buildings (maintenance, restrooms, etc.) shall be compatible with the architecture of the golf clubhouse. Entrv Treatment: The golf course clubhouse will have an enhanced entrance at Pacific Rim Drive. Fencina : Open fencing of a uniform design may be located along the edges of the golf course on adjacent planning areas. LandscaDe: All community-wide landscape standards described in Section A, Community Design Elements of Chapter IV shall be incorporated into this planning area. In addition, the following specific landscape concepts shall be included in the development of this planning area: * Views to and from the golf course, lagoon, La Costa Avenue and Pacific Rim Drive must be preserved. * Common streetscape areas shall conform to community requirements. Street trees, landscape planting intensity zones, paving, entry monuments, irrigation systems, walls, fences, lighting, etc., have been predetermined to provide consistency in design quality. * A fire suppression zone subject to the approval of the Planning Director and Fire Marshall shall be established between native areas and structures. The fire suppression plan should incorporate structural setbacks from native areas in combination with a program of selective thinning of native vegetation subject to the approval of the Planning Director. 76 * Manicured fairways and greens will be used with native or naturalized grasses and sage scrub in rough areas. Existing trees shall be preserved to the extent possible and selectively pruned. Eucalyptus, native sycamore and poplar trees shall be introduced. Water features shall provide a visual connection to Batiquitos Lagoon. * Full landscaping of the clubhouse and associated structures shall be incorporated to soften views from Pacific Rim Drive and La Costa avenue. I * All parking areas along Pacific Rim Drive shall be recessed below the grade of A minimum 320 Pacific Rim Drive and fully landscaped to screen them from views. square feet landscaped island shall be provided for every ten parking spaces. Street Trees: The style of street trees in Planning Area 1 shall be informal. The dominant street tree shall be the existing eucalyptus. Support trees may include Western Cottonwood (Populus fremonti). Wen SDace: With the exception of the clubhouse, out buildings and associated parking area, all of this planning area shall be maintained as open space by the golf course management. Trails : A continuous trail system shall be located along the north shore of Batiquitos Lagoon, consistent with that approved as part of the Batiquitos Lagoon Enhancement Plan. Grad inq : No grading or development (exclusive of the public access trail along the lagoon shoreline which shall be consistent with the Lagoon Enhancement Plan) shall be allowed within 100 feet of the wetland boundary. Any development within this planning area shall comply with the City's Hillside Development Regulations and the slope and resource preservation policies of the underlying local coastal program and subsequent coastal permit. Any application for development within this planning area shall require a slope analysis/biological resource map during Site Development Plan 77 L- a PLANNING AREA 2a: HOTL, DESCRIPTION: This -20.3 acre planning area includes a destination resort hotel and related accessory uses, including a parking garage. DEVELOPMENT STANDARDS: C-T All development in Planning Area 2a shall conform to the standards of the C-T Commercial Tourist zone (Carlsbad Municipal Code, Chapter 21.29) unless otherwise noted in this chapter. USE ALLOCATION: Guestrooms : Main Building 336 rooms 1 689-reems Banquet/Conference Facilities: Main Building 36,000 s.f. Two restaurants not to exceed ~10,000 square feet with additional terrace seating. within the main building with a floor area # " , The restaurants shall not include any signage along the exterior of the hotel structure, nor shall &they include a separate access way from the hotel's exterior. The restaurants shall be oriented to the interior of the hotel. A,. I '-I>-, .a": Le-!XeeeA 28 dleneginttke - "A Parking structure. Other associated hotel uses internal to the hotel structure. PERMITTED USES: Hotel and accessory uses commonly associated with a full service hotel which could include, but are not limited to: restaurant, coffee shop, lounge, health club, ballroom, banquet rooms, meeting rooms, administrative offices, timeshare marketing and administrative offices, and retail uses (not to exceed 6,000 s. f. ) provided for the convenience of hotel guests when located within the hotel structure(s). SITE DEVELOPMENT STANDARDS: Heiaht : The maximum height of the main hotel structure shall not exceed 35 53 feet per the City's Ordinance. Any portion of the structure exceeding 35 53 feet shall be for architectural features only and shall not increase the useable floor area 78 Hot Scenic Point View 0 r le ntat f on Key Map Design Criteria - Planning Area 2A Exhibit V- 3 of the hotel. hekgh+ Heights shall be determined per Section 21.04.065 of the Carlsbad Municipal Code. Parkina : Parking requirements shall be as defined in the Parking Demand Study, Four Seasons Aviara Resort, Dated August 3, 1995. Up to 25% of the required parking may be compact spaces with minimum dimensions of -8.0 feet by 15.0 feet. A shuttle service, provided by the hotel, shall provide transportation between the hotel, resort club, sports center, -and golf course clubhouse at reasonably scheduled intervals as approved by the Planning Director. Fire Suppression: * A fire suppression zone subject to the approval of the Planning Director and Fire Marshall shall be established between native/naturalized areas and structures. The fire suppression plan should incorporate structural setbacks from native areas in combination with a program of selective thinning of native vegetation subject to the approval of the Planning Director. Street Trees: The hotel entry road shall be planted with Mexican Fan Palm (Washingtonia robusta). Alga Road will feature Canary Island Pine (Pinus canariensis) as a theme tree and Western Cottonwood (Populus fremontili) as a support tree. ODen SDace: The slope areas of the hotel site shown on the Special Design Criteria exhibit shall be retained as open space and shall be maintained by a community open space maintenance district. Trails: A segment of a major community trail shall begin at the trail along Alga Road and continue southward along the hotel entry road southerly through the open space to Planning Area 4 10. This trail segment shall be constructed as a condition of development for this planning area. Gradina: Any development within this planning area shall comply with the City's Hillside Development Regulations and the slope and resource preservation policies of the underlying local coastal program and subsequent coastal permit. Any application for development within this planning area shall require a slope analysis/biological resource map during Site Development Plan review. PLAN"GAREA2b: d ' ORT CLUB DESCRIPTION: This 46.0 acre planning area includes internal ownership (timeshare) and tourist- serving uses. DBVELOPMX9TS~ARDS: C-T All development in Planning Area 2b shall conform to the standards of the C-T Comnercial Tourist Zone (Carlsbadxunicipal Code, Chapter 21.29) unless otherwise noted in this chapter. USE ALLOCATION: A maximum 240 timeshare units. A maximum 26,000 squkre foot reception and recreation building. Freestanding accessory and maintenance buildings. Surface parking areas. Permitted Uses: Timeshare units and accessory tourist uses, including reception, sales, recreation and maintenance, subject to the following conditions: 1. 2. 3. Except for the requirement of a conditional use permit, the timeshare project must comply with the provisions of Section 21.42.010(10) (C.M.C.). If the proposed project cannot be successfully marketed as a timeshare project, the development shall be converted to a hotel use in conjunction with the hotel in Planning Area 2A subject to a Master Plan Amendment and all conditions of Section 21.42.010(11)(A)(I) and (11). The maximUm time increment for recurrent exclusive use of occupancy of a timeshare unit shall be four (4) months. A note indicating this requirement shall be placed on the final map. The seller of the timeshare units shall disclose this maximum time increment to all potential buyers. SITE DEVELOPMENT STANDARDS: The maximum height of all structurea is 35 feet. Heights shall be determined per Section 21.04.065 of the Carlsbad Municipal Code. Parkins: Parking requirements shall be a minimum of 1.2 spaces per timeshare unit. A shuttle service, provided by the Hotel, shall provide transportation between the hotel, resort club, sports center, and golf course clubhouse at reasonably scheduled intervals as approved by the Planning Director. Fire Suxmression: A fire suppression zone subject to the approval of the Planning Director and Fire Warshall shall be established between native/naturalized areas and structures. The fire suppression plan should incorporate structural setbacks frm native areas in combination with a program of selective thinning of native vegetation subject to the approval of the Planning Dhector. ODen Space: The slope areas of the Planning Area 2b site shown on the Special Design Criteria exhibit shall be retained as open space and shall be maintained by a connrmnity open space maintenance district. I .. ... . . .-.. Legend @ Scenic Point Walwencing Trait Vlew Orfentation a Key Map Design Criteria - Planning Area 28 Exhibit V- 10 80b Trails: A segment of a major commrnity trail shall begin at the trail along Alga Road and continue southward along the hotel entry road southerly through the open space to Planning Area 10. This trail segment shall be constructed as a condition of development for this planning area. Gradinu: Any development within this planning area shall comply with the City's Hillside Development Regulations and the slope and resource preservation policies of the underlying local coastal program and subsequent coastal permit. Any application for development within this planning area shall require a slope analysis/biological resource map during Site Developnent Plan review. 80c PLANNINGAREA9 The Aviara Master Plan does not contain a Planning Area 9. The previous Planning Area 9 has been amended for inclusion into present Planning Area 2b through City of Carlsbad and Coastal Commission action LIP 177(0) and LCPA 90-03(A) approved on . As a result, Planning Area 9 no longer exists. I 10 5 DELETE Ir'S PAGt ..- I- , This 32.5 acre planning area provides multi-family residential housing. DEVZLOPMENT STANDARDS : PD All development in Planning Area 9 shall conform to the of the PD Ordinance (CarlsbadMunicipal Code, Chapter 21.45 noted in this chapter. USE ALL OCATION: Private recreation facilities shall be required in this Maximum of 100 multi-family reaidential units. (3.1 DU/AC) PERMITTED USES : Multi-family residential housing. Recreational facilities. SITE DEVELOPMENT STAM)ARDS: / / The maximum height shall not exceed 35 feet. heights shall Heiuht : area. be determined pal Code. At least 50% of the re than two stories in height. Where three story structures are pro , adequate structural relief and roofline variation shall be incorporat to the structure to reduce the mass. Setbacks : A minimum !%-foot landscaped s shall be maintained for all structures along Alga Road. Parking shall hum of 35 feet from Alga Road d setbacks shall be per Section separation of 10 feet s one and two-story struc street 8. However, be varied to a 15 average with a 10 foot minimum. Parkins: maintained for one-story structures, 15 feet for of 20 feet from internal ks on attached structures with aide-loaded garages may . Parking ahall of the Carlsbad Wunicipal SPECIAL D~IGN CRITERIA : 1- - ity-wi.de design standards described in Section A of Chapter IV shall d in the architecture of this planning area. The following specific shall also be included for this planning =ea: The architecture of all structures shall be compatible with that of ... . ... - 10 5 - DELETE THIS PAGE -_ Legend / Scamic Point VIor 0.rt.nc.tton Key Map -+- / ' .e L -106- JELETE THIS PAGE .. .. .. . . . ... . .... .. .. . . .... ... I I Avenue. * Buildings in this neighborhood shall be related s-zrongly ta building footprints. strengthen the mediterranean hilltown appearance af the * AS shown on the conceptual site plan for t!sis in9 area, the identified natural slopes and tree groves shal preserve and maintained as open space. determine if a noise attenuation structure is r 9 prtions of Alga located at the top of slope of areas which f e golf -use to the east and/or Planning Area 10 to the south. Landscape: Elements of Chapter IV shall be in ted into this planning area. ~n * Views to and from the gol se, lagoon, Alga Road, Pacific Rim Drive and La Costa Avenue shall irrigation systems, to provide consist Existing trees ified during Site Developat Plan review shall be structures from Alga Road, Pacific Rim Drive and La Casta pression zone subject to the agproval of the Planning Director Marshal shall be established between native/naturalized areas uctures. The fire suppression plan should incorporate structural 3 from native azeas in combination with a program of selective -1 07- . i" t -. DELETE THIS PAGE P- ouen Soace: =o,?mce district. A major the slope ueas adjacent t spzce. T3e open space iceas shall Liclude both natural and as approved by the Plannini an& flows toward the Sports Center open space element. The open space community open space maintenance dis'trict. Trails: A portion of the major co Alga Road and a pttion of the Pacific Rim Drive are lo these =ails shall be con - uy Qvelop planning area shall comply with the City's Hillside G radinq: gulations and the slope and resource preservation -wlicies of the t within this planning area shall require a slope , al coastal program and subsequent coastal. permit. Any application idAA EmeW. .... , . . ,: . ,. ,. -1 08- PLANNING AREA 10 5PORTS CENTER DESCRIPTION: This 11.8 acre recreation site permits a community membership sports center which provides active recreation facilities. 2 DEVELOPMENT STANDARDS: C-T Development in this planning area shall conform to the standards of the C-T Commercial-Tourist zone (CarlsbadMunicipal Code, Chapter 21.29) unless otherwise noted in this chapter. USE ALLOCATION: Sports center shall be a maximum of 52,400 square feet including a restaurant, W I2 regulation tennis courts end including one F tennis court with seating for membership and resort guest tournaments. A 25 meter pool and a recreational pool. A sports center egfe restaurant not to exceed and outdoor eating areas. Approximate areas shall include: 5,500 square feet with indoor 3- L-, .. ea:, n 1- Aerobics 3,700 s.f. Free weights/Stationary weights 5,300 8.f. Restaurant 4,600 s.f. Cafe 1,600 s.f. Other Related Uses 36+0€! -.E. 35,400 s. &,A .. Gymnasium 2f800 8.f. PERMITTED USES: The following uses are allowed with the Sports Club Planning Area: tennis courts, swimming pools, and a health club facility which could include a cafe restaurant, bar, lounge, pro shop, sports boutique, beauty salon, meeting rooms, day care, racquetball courts and other health or fitness related retail uses. CONDITIONAL USES: A City Manager‘s Conditional Use Permit shall be required for all tournament competitions at the tennis facilities or swimming meets at the pool and diving facilities. SITE DEVELOPMENT STANDARDS Heisht : The maximum height shall be 35 feet per Section 21.04.065 of the Carlebad Municipal Code. Setbacks : All structures shall be located a minimum of 30 feet from -Elw F&m Batiquitos Drive. The sports center building shall be located a minimum of 200 feet from the nearest residential structure. 3hmfmwm 25 2 .. *. 109 I PACIFIC RIM DR Country Club Legend ..._ Entry Treatment Scenic Polnt .. -- , Waipencing View Orientatlon Trail RI Key Map Design Criteria - Planning Area 10 Exhibit V- 11 110 Parkina : Parking shall be as defined in the Parking Demand Study, Four Seasons Aviara Resort, dated- 22, 1998 August 3, 1995. A maximum of 25% of the required parking may be compact spaces with minimum dimensions of a& 8.0 feet by 15.0 feet. A shuttle service, provided by the hotel, shall provide transportation between the Sports Center, restaurants, 'golf course, clubhouse and the hotel at reasonably scheduled intervals as approved by the Planning Director. LandscaDina in Parkina Area: A minimum of 15 percent of the open parking areas shall be landscaped subject to the approval of the Planning Director. SPECIAL DESIGN CRITERIA: Desian: All community-wide design standards described in Section A of Chapter IV shall be embodied in the architecture of this planning area. The following specific guidelines shall also be included for this planning area: * Strong architectural relief features shall be incorporated into the design of the Sports Center. The architectural design shall assure the preservation of views from P ' Batiquitos Drive and La Costa Avenue. * The architecture of the Sports Center shall be compatible with that of the hotel and golf clubhouse. * Outdoor courtyards, patios and plazas should be included. * Special attention shall be given to the incorporation of the adjacent open space area as an amenity to the planning area. Entrv Treatment: A secondary entry treatment shall be located at the intersection of Pe&SeRh Batiquitos and Kingfisher Road. LandscaDe: All community-wide landscape standards described in Section A, community Design Elements of Chapter IV shall be incorporated into this planning area. In addition, the following specific landscape concepts shall be included in the developments of this planning area: * * Landscape screening of the Sports Center, including the use of specimen trees, shall be incorporated to soften the view of these structures ' Batiquitos Drive and La Costa Avenue. from .. .. ' Batiquitos Drive * Views to and from the golf course, lagoon, and La Costa Avenue shall be preserved. 111 * Existing trees identified during Site Development Plan review shall be preserved. * A fire suppression zone subject to the approval of the Planning Director and Fire Marshall shall be established between native/naturalized areas and structures. The fire suppression plan should incorporate structural setbacks from native areas in combination with a program of selective thinning of native vegetation subject to the approval of the Planning Director. Open Space: All open space areas shall be landscaped as described in the Landscape section above. Trails: A portion of the Stream and Lake Trail, which extends from Alga Road to Pee&€&e ftim Batiquitos Drive, is located within this planning area. The onsite segment shall be constructed as a condition of development of this planning area. Gradina: Any development within this planning area shall comply with the City's Hillaide Development Regulations and the slope and resource preservation policies of the underlying local coastal program and subsequent coastal permit. Any application for development within this planning area shall require a slope analysis/biological resource map during Site Development Plan review. 112 PLANNING AREA 11 This Master Plan does not contain a Planning Area 11. The previous Planning Area 11 has been amended for inclusion into present Planning Area 10 through City of Carlsbad and Coastal Commission action Hp 177(0) and LCPA 90-03(A) approved on . As a result, Planning Area 11 no longer exists. 113 DELEIE THIS PAGE the area. DEV3LOPMENT STANDARDS: C-T Commercial Tourist zone (Carlsbad Municipal Code, Chapter 21.29) unl noted in this chapter. USE ALLOCATION: One restaurant with a total grass floor area (including ou eating axeas) not to exceed 10,000 sq. ft. including indoor and outd related accessory uses listed below. PERMITTED USES: The following uses are allowed within this plan area: reetaurants and similar uses are allowed upon the appro Planning Director. ~n architectural theme tower located near elements shall also be y usable floor area. SITE DEVELOPMENT STANDARDS: He iaht : Setbacks : The distance between struct hall not be less than 50 feet. All structures shall be located a minima feet from “L” Street and all parking shall be a minimum of 10 feet fr anning Area boundary. Outdoor Storaue: No outdoor storage ,. Loadinu Areas: Loading areas 1 be screened from the lagoon, streets and pedestrian areas. be provided per the Parking Domsrnd Study, Four Sea~a~ Aviara The parking structure propoeed within Planning sports Center) shall be required to be constructed prior to any t within this Planning Area. A conditional use pedt shall be February 28, 1990. 113 L- .L .. DELETE THIS PAGE ~~ I /”- Legend Key Map . .. t 1 .. ? Design Criteria - Planning Area I1 Exhibit V-12 -1 14- -c - DELETE THIS PAGE , - m- -.A d. mlnirnum of 15 percent of the parking area shall 'be approval of the Planning Director. A minimum 320 sqca shall be provided far every ten oarking spaces. SPECIAL DESIGN CXITE'ZIA: Des iqn: x11 community-wide design standards described in Sec be ernbodied in the architecture of tcllFs planning ar guidelines shall be included for this planning area: Outdoor caurtyards, patios and plazas shall area of the uater feamres. * special attention shall be given to incarprate adjacent open space area as an amenity to the planning area. * Strong architectural relief fe incorporated into the design of the restaurants. Th design &all assure *e preservation of views from Pacif La Costa Avenue. * The architecture of the restaur tible with that of the hotel and Sports Center. No restaurant wall or pole signs Entrv Treatment: A secondary entry element my be ated at the planning area entry dong Pacific Rim Drive. Landscap: All community-wide Landscape dards described in Section A, Community Design Elements of Chapter IV be incorporated into this planning area. In addition.,. the : f o 1 lowing fic landscape concepts shall be included in the developent of this pl rom the golf course, lagoon, Pacific Rim Drive and La Costa be preserved. trees identified during' Site Developneat Plan review shall be ire suppression zone subject to the approval Of the Planning Director Pire Wrshal shall be established betreen native/naturalized areas -1 15- d 3' .. 4 DELETE THIS PAGE Ooen Space: Gradinq: ' xny cievehpnent with I. ._ .. .. , i -1 76-