HomeMy WebLinkAboutLCPA 90-08; Carlsbad Ranch Specific Plan; Local Coastal Program Amendment (LCPA)'. .
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FORDEPT 1 USEONL~
1) APPLICATIONS APPUED FOR: (CHECK BOXES)
(FOR Df9T USE ONLV
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Master Plan
Specific Plan
Precise Development Plan
Tentative Tract Map
I Planned Development Permit
Non-Residential Planned Development 1-1 0
Condominium Permit
Special Use Permit
c] Redevelopment Permit
' Tentative Parcel Map
[7 Administrative Variance
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I lo
General Plan Amendment
Local Coastal Plan Amendment
Site Development Plan
Zone Change
Conditional Use Pennit
Hillside Development Permit
Environmental Impact Assessment
Variance
Planned [ndustriai Permit
Coastal Development Permit
Planning Commission Determination
List any other applications not specificed
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2) LOCATION OF PROJECR ON THE East SIDE OF
(NORTH, SOUTH EAST, WESD (NAME OF STFEE73
BE'IWEEN Cannon Road I AND Palomar Ad
(NAME OF STREET) (NAME OF STREET)
3) BRIEF LEGAL DESCRIPTION: bt H of Rancho Aqua Hedionda Map # 823
4) ASSESSOR PARCEL NOC3. (21 1-021 -1 8,19,26,27,28,29 & 21 1-01 0-25 I .. ..... I
6) EXISI1NG GENEW PLAN
DESIGNATION
r--1 7) PROPOSED GENERAL PLAN Ic,&c/(
0, NRR NYL I DESIGNATION - - 5) LOCAL FACILITIES MANAGEMENT ZONE
B) EXtSTING ZONING ~/LQ 1 9) PROPOSED ZONING 190.3
12) PROPOSED NUMBER
OF LOTS
(N/A] 13) lYPE OF SUBDMSION
(RESIDENTIAL COMMERCIAL
INDU!XNAL)
11) PROPOSED NUMBER OF RESIDENTIAL UNITS
14) NUMBER OF EXISTING RESIDE". UNITS [TI
16) PROPOSED COMMERCIAL N/A SQUARE FOOTAGE 15) PROPOSED INDUSIRIAL OFFICWSQUARE FOOTAGE
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CITY OF CARLSBAD
LAND USE RMEW APPUCATION FORM PAGE 2 OF 2
20) PROJECT NAME:
17) PERCENTAGE OF PROPOSED PROJECT IN OPEN SPACE
Zone 13 L.F.M.P. Gene-
w 18) PROPOSED SEWER USAGE IN EQUIVALENT DWELLING UNITS
1 N/A 1 19) PROPOSED INCREASE IN AVERAGE DAILY TRAFFIC
21) BRIEF DESCRIPTION OF PROJECT: I General plan Amendment
22) IN THE PROCESS OF REVIEWlNG THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, EW BOARD MEMBERS, OR CIlY COUNCIL MEMBERS TO INSPEn AND
CT OF THIS APPLICATION. I/WE CONSENT TO ENTRY FOR THIS
PURPOSE
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A, . .C %, ,wi=-mrc -- ---- ~ __.-_-_-,-
C*hu &I
CITY OF CARLSBAD
1200 ELM AVENUE CARLSBAD, CALIFORNIA 92008
438.5621
ACCOUNT NO. D ESC RI PTI 0 N I AMOUNT
I 1 I I I I
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I I 3430 - RECEIPT NO. 10 18 4 5 TOTAL
DISCLOSURE STATEMENT
APPLICANT'S STATEMENT OF OISCLOSURE OF CERTAIN WW3SHlP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE
DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINED BOARD, COMMISSION OR COMMiTEE.
{Please Print)
The following information must be disclosed:
1.
2.
3.
4.
APDlicaM Car 1 t a s -- Corn pan y
List the names and addresses of all persons having a financial interest in the application. Same as below
Owner Carltas Company
List the names and addresses of all persons having any ownership interest in the property involved. .. . -- Paul Eclte, Jr.
Elisabeth K. Ecke SAA
5600 'Avenida Encinas. Carl sb ad, CI
Paul Ecke, I11
Lizbeth A. Ecke
Sara M. Ecke
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SAA
SAA
If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and
addresses of all individuals owning more than 10% of the shares in the corporation or owning any partnership
interest in the partnership.
Paul Ecke, Jr.
Elisabeth K. Ecke
Paul Ecke, I11
Lizbeth A. Ecke Sara M. Ecke
5600 Avenida Encinas. Cw ad, CA SAA
SAA
SAA
SAA
If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and
addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary
of the trust. None
FRM00013 8/90
2075 Las Palmas Drive - Carlsbad. California 92009-4859 - (61 9) 438-1 161
Disclosure Statement
5.
(Over)
Page 2
Have you had more than $250 worth of business transacted with any member of City staff, Boards,
Commissions, Committees and Council within the past twelve months?
Yes - No If yes, please indicate person(s)
- Person ia defined aa: 'Any individual, firm, copartnership, joint venture. association, social club, fraternal organization, corporation, estate. trust.
receiver, syndicate, this and any other county, ctty and county, city municipality, dirtrid or other political rubdivision, or any other group or
combination acting as a unit.'
(NOTE: Attach additional pages as necessary.)
, a California Limited Partnership
B 90 By: '---*A Signature of applicant/date
Christopher C. Calkins, Manager Same as owner
Print or type name of owner Print or type name of applicant
FRM00013 8/90
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15. LOCAL COASTAL PROGRAM.
a. Mello I1 (Carlsbad) LCP Amendment No. 1-88.
Public hearing and action on request by the City of
Carlsbad to amend the certified local coastal program
for the Mello I1 segment for the Carltas (Ecke) property
to shift the boundary lines now identified in the LCP
for urban and agricultural uses with no change in the
amount of acreage allotted for each.
heard at the California Coastal Commission meeting held
at the Holiday Inn, 750 Kearny Street, San Francisco,
California, on Wednesday, December 14, 1988.
REPORTED BY:
Helena Ellioff, RPR
4 Anchor Drive #422
Emeryville, CA 94608
(510) 654-6794
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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DISTRICT DIRECTOR DAMM: Mr. Chairman, the
next item on the agenda is the City of Carlsbad amend-
ment number 1-88 and this will take just a couple of
minutes.
, This particular amendment is one of a series
of amendments that the city has processed over the last
few years. During that time, the city and the
commission have resolved all of the differences,
substantive type differences with regards to the major
LCP matters that had troubled the city and the
commission for a number of years in the past.
However, one of the areas, and it‘s an area
that is commonly referred to as the Ecke property or the
Carltas property, is a large piece of property of some
five hundred acres located at the northeast corner of
Paseo del Norte and Palomar Airport Road.
This is an area that traditionally has been
farmed and there’s been open field flowers grown. It’s
well photographed because of the beauty of the flowers
that grow in this area and you have before you that was
handed out an aerial photo that shows this five hundred
acre piece of property.
It also has two overlays, one showing what
-- and is labelled as existing as to what has already
been approved by the commission in the LCP. That area
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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that is in blue is an area that the commission found in
the past was appropriate for urban development, a
mixture of commercial and possibly residential type
uses.
On the next overlay labelled Itas proposedvv
is the amendment that the City of Carlsbad is now
proposing. It's the yellow area. It involves a recon-
figuration of that portion of the property that could be
developed for urban uses.
This amendment is specifically aimed at
providing for the most visible portions of the property
as viewed from Interstate 5 and Palomar Airport Road to
remain visible for flora culture, the growing of the
flowers.
Because of the scenic beauty of these
flowers, the city felt it was imperative to retain this
landmark that is associated with the city and proposes
to have the area that is below the ridge line that runs
north-south in the middle of the property continue to be
used for agriculture rather than converted to urban uses
as shown by the blue area in the certified LCP.
The staff in reviewing this amendment
request was concerned that this amendment would
potentially cause greater impacts with regards to
conflicts between urban uses and the adjoining
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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agricultural uses since in effect you're creating what
is almost an island in the middle of this large
agricultural area.
However, the city, along with the property
owner, in response to those concerns has come up with a
very good plan, in staff's opinion, to mitigate for
those potential conflicts and calls for buffer areas of
fifty feet or in excess between any development and the
farm area.
It also calls for grade differentials
between the agricultural areas and the urban development
and, additionally, the road alignment that is being
proposed for the north-south road will result in an even
greater additional buffer area between the farming that
will be located to the west of the developable area.
The only issue that came up on this amend-
ment, in the opinion of staff, was with regards to that
north-south road and whether the acreage needed to
accommodate that road should be subtracted from the
total hundred and thirty-seven acres that are designated
for urban type development.
In discussing this matter with the city and
the property owner, the property owner made it very
clear that in their opinion with all the mitigation
requirements that are being required that to subtract
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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out additional acreage from the developable portion
would just constrain them to the point where in their
minds the feasibility of this mixed use plan becomes
questionable.
In the staff's opinion, the concept of a
hundred and thirty-seven acres being available for
development and some three hundred and forty-five being
under a Williamson Act contract with a deed restriction
limiting use to agriculture is a very fair resolution to
this overall issue.
It is a resolution that quite frankly is
much better than what the commission has required for
agricultural lands in other areas of north San Diego
County, so we are supportive.
We have worked with the applicant -- excuse
me, with the city -- I'm getting projects and LCPs mixed
up here -- with the city and the property owner and we
do feel that we've reached a compromise solution where
essentially fifty percent of the north-south road, the
acreage for that road would be subtracted from the
developable area.
The remaining fifty percent of the acreage
would be subtracted from the agricultural area. We feel
this is a reasonable solution in light of how
agriculture has been treated in the north county area
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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and we would modify our staff recommendation to that
effect.
The city or the property owner has an
exhibit that I think if the commission wants to see will
make it very clear what that revision to our modific-
ation is, but in effect it results in essentially a
fifty-fifty split on the acreage devoted to the road
being subtracted from developable area.
That will conclude my comments unless there
are any questions. My understanding is that the modific-
ation is acceptable both to the city and to the one
property owner affected by this.
CHAIRMAN WORNUM: Let me ask the city person
to come up -- Gary Wayne -- and for the record to state
that I think would be advisable.
MR. GARY WAYNE: Yes, name is Gary Wayne.
I'm Senior Planner for the City of Carlsbad and we have
reviewed the suggested modifications, as well as the
compromise language and we have no objections and we
support the staff's recommended modification.
CHAIRMAN WORNUM: Chris Calkins?
MR. CHRIS CALKINS: Chairman Wornum and
members of the commission, I would like to state our
concurrence with the staff's recommendation and the
report and the modification. I have placed in front of
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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you one of a series of exhibits which is that front
slope in bloom which may help you to understand why from
the city's perspective was a critical issue and from our
perspective as a business engaged primarily in flora-
culture, it was also a desirable result.
CHAIRMAN WORNUM: Are those really flowers
there?
MR. CALKINS: Those are ranunculus. That
front ridge is probably the best area for renuncular
bulb growing on the coast.
CHAIRMAN WORNUM: It's just beautiful, and
that's not going to be disturbed?
MR. CALKINS: That's correct. This is
accompanied by an amendment to the Williamson Act
contract which requires that the land not only be under
the existing contract and preserved for ten years, but
an additional five-year period which we've agreed to
during which we could not notice termination.
CHAIRMAN WORNUM: Thank you.
COMMISSIONER WARREN: Mr. Chairman, just one
question of the witness here. On this photograph, under
the tfproposedtt, there's a little yellow island down here
next to 101, is it? Do you know what I mean?
MR. CALKINS: It's next to Paseo del Norte,
I believe, yes. The developable area which you see has
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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been divided.
Paseo del Norte, a major north-south road. That's a
portion of the developable area. Then the balance is on
the top of the ridge and then behind it.
One area will remain right adjacent to
The total acreage is the same as that which
is permitted under the ---
COMMISSIONER WARREN: My only question is,
this area which remains developable, is that the area
through which the view corridor ---
MR. CALKINS: No, in fact, if you look at
that, you'll see ---
COMMISSIONER WARREN: The agricultural area
exists. My question is, once that is developable ---
MR. CALKINS: No. First, there are two
aspects to that. If you look at that, you'll notice that
the major freeway intersection, which is Palomar Airport
Road, lies in -- Paseo del Norte lies east of a thing
called Pea Soup Andersen's. That is the view.
'
If you see the stop light, that is that
corner. That remains unobstructed and from the freeway
view you see it coming up the freeway.
Secondly, that area that you see alongside
Paseo del Norte happens to be the flat area. We've
determined, given the height limitations within the City
of Carlsbad, that that view corridor will not be
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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disturbed even after buildings are built.
COMMISSIONER WARREN: Fine, thank you very
much.
CHAIRMAN WORNUM: All right, I’ll close the
public hearing. Does staff have anything more to add?
DISTRICT DIRECTOR DAMM: Simply that the
motions for this item require denial of the land use
plan amendment as submitted and then approval with the
suggested modification as revised by staff and those
begin at the bottom of page 5 and continue on pages 6
and 7.
COMMISSIONER MacELVAINE: Mr. Chairman, I
move the commission certify the City of Carlsbad LCP
Mello I1 segment land use plan amendment 1-88 and
recommend a no vote.
COMMISSIONER NEELY: Second.
CHAIRMAN WORNUM: Moved by Commissioner
MacElvaine, seconded by Neely. A no vote will get us
where we want to go to. Call the roll, please.
COMMISSIONER HOWARD: No.
COMMISSIONER MacELVAINE: No.
COMMISSIONER MALCOLM: No.
COMMISSIONER McINNIS: No.
COMMISSIONER NEELY: No.
COMMISSIONER WARREN: No.
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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COMMISSIONER DIEFENDERFER: No.
COMMISSIONER HISSERICH: No.
COMMISSIONER FRANCO: No.
COMMISSIONER GLICKFELD: No.
CHAIRMAN WORNUM: No.
THE CLERK: Zero, eleven.
CHAIRMAN WORNUM: The application is denied.
COMMISSIONER MacELVAINE: Mr. Chairman, I
would move that the commission certify the City of
Carlsbad LCP Mello I1 segment land use plan amendment
1-88 if it's modified in conformance with the
suggestions set forth in the staff report, and recommend
a yes vote.
COMMISSIONER NEELY: Second.
CHAIRMAN WORNUM: Moved by MacElvaine,
seconded by Neely again.
Call the roll, please.
A yes vote is requested.
COMMISSIONER MacELVAINE: Yes.
COMMISSIONER MALCOLM: Yes.
COMMISSIONER McINNIS: Yes.
COMMISSIONER NEELY: Yes.
COMMISSIONER WARREN: Yes.
COMMISSIONER DIEFENDERFER: Yes.
COMMISSIONER HISSERICH: Yes.
COMMISSIONER FRANCO: Yes.
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HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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COMMISSIONER GLICKFELD: Yes.
COMMISSIONER HOWARD: Yes.
CHAIRMAN WORNUM: Yes.
THE CLERK: Eleven, zero.
CHAIRMAN WORNUM: The amendment is approved.
COMMISSIONER MacELVAINE: Mr. Chairman, I'd
move the commission reject amendment 1-88 to the City of
Carlsbad LCP Mello I1 segment zoning implementation plan
as submitted and recommend a yes vote.
COMMISSIONER FRANCO: Second.
CHAIRMAN WORNUM: Moved by MacElvaine,
seconded by Franco.
call? No problem? Thank you.
Can I substitute the previous roll
COMMISSIONER MacELVAINE: Mr. Chairman, I'd
move the commission approve amendment 1-88 to the City
of Carlsbad LCP Mello I1 segment implementation program
if it is modified in conformance with the suggestions
set forth in the staff report, and recommend a yes vote.
COMMISSIONER FRANCO: Second.
CHAIRMAN WORNUM: MacElvaine, Franco and
1'11 substitute the previous roll call if there's no
objection. Does that do it?
COMMISSIONER MacELVAINE: Yes, sir.
CHAIRMAN WORNUM: Thank you.
MR. CALKINS: Mr. Chairman, if I could have
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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two seconds. The Paul Ecke Ranch which is the sister
company to Carltas is a company engaged in floraculture
and because we happen to have all of our property within
the coastal zone and because it's a matter which
frequently comes before you but you never get to see the
products, we have some plants that we've brought up.
We recognize that you've had a long week and
we'd like to give these to you.
deal with agricultural issues in north county, we'd like
to remind you that these are the kinds of things that
can be produced there and, in fact, are being produced
in the City of Encinitas and Carlsbad now and which we
as a business have committed both our acreage and our
time and resources, too.
And when you have to
What we've got, these are just three that I
wanted you to see what they look like. They are
experimental breeds.
There are boxes outside here with sleeve plants so
anybody who is flying out or leaving can take them with
you. Each one of them is different, and, as I said,
they're nothing you're going to find in a store, but
they are a product of our breeding program and we hope
that someday, particularly this yellow sondra or the
peppermint pink that you see there ---
You won't find these in any store.
CHAIRMAN WORNUM: Yellow what?
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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MR. CALKINS: It's called sondra.
CHAIRMAN WORNUM: Sondra? That's the name
of my wife. Maybe I should take that one then.
MR. CALKINS: Yes, I think so. It's a
beautiful plant.
COMMISSIONER MALCOLM: Only if you voted
yes.
MR. CALKINS: That's right.
CHAIRMAN WORNUM: And I presume that they're
less than two hundred and fifty dollars each?
MR. CALKINS: Wholesale, they clearly are.
They are and I wish you all a good Christmas and we
appreciate all of you.
CHAIRMAN WORNUM: That's a very nice gesture.
Thank you very much.
COMMISSIONER MALCOLM: The abalone people
didn't bring us any abalone.
MR. CALKINS: Please don't forget to take
the flowers because we're not going to fly back with the
box out there. They're right outside the door.
CHAIRMAN WORNUM: All right, thank you very
much. Next is Imperial Beach storm drain and we don't
want a sample of that. So, let's get on to that.
--000--
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
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CERTIFICATION
I, HELENA ELLIOFF, Registered Professional Reporter,
hereby certify that the foregoing is a true and correct
transcript of the proceedings reported by me in the day
and in the matter described on the first page hereof.
DATED: November 20, 1991.
SIGNEDIH. ELLlOfF
Official Hearing Reporter
California Coastal commission
HELENA ELLIOFF, RPR SAN FRANCISCO, CALIFORNIA
CARLSBAD RANCH - #208
APPLICANTCITY REQUESTED
AGRICULTURE CONVERSION
* LCP AMENDMENT 1-93
suggested Modification HI
(Pages 8, 15 staff report)
(Pagas 2-4,618 arldandum) operation.
* 5.3 acre8 Fa1 m Ruad/Pedesttiai.l
Prornenade and Road B are consistmt
with Mello I1 as part of the Farming
* CDP 6-93-34 * 24.5 acres - iriterirn use of agricultural
land for open spwe public recreation
is not a conversion described in Mello 11.
Special condition #I
(Pages 2 & 9 staff report)
(Pages 1 & 3,6/8 addendum)
* .54 acres - riaw detention basin will direct
existing slortn drain flow, and permit
preservation of riparian vegetation. No
mitigation of pre-exlsting condition should
be requitad.
_MINOR AMEN DMENB
* LCP Amendment 1-93
suggested Modification #9
(Page 11 staff report)
(Page 3, BIB addendum)
* Only majjur airiendments should require
Coastal Commission review. Minor
changes, like lot renumbering, road
alignments, 10% shift8 in lot
boundaries, etc , should not require
cowmissior 1 review, if (4 ) development
mea, total development {in square
footage of building), and (2) final AglUrban
boundary are held constant.
WC/'09#'93 '6:40 CFlRLTFlS COMPFlNY 003
Y L
APPLJGATION: MAJOR AMENDMENT 4-93, Suggested Mwiftlcattoti #I
6-93-34, CARLSBAD RANCH, Special Condition #I
~&JCANT: CARLTAS COMPANY
Change to open space Public recreation us8 of 24.5 act BS (7% of agricultural area)
should require mitigation for cunvwrsion lrom agriculture.
Interim open space recreational use of 24.5 acres
under Meilo II if (13 limited in time and (2) without parmaritstit non-accessory structures
and (3) with reasonable public access.
a convsrsion as provided
UEST
* Increasing ggprtunities for public Lecrsation is a primary goal of the Coastal Act
and the Carlsbad L&p.
* The use of sen, space zoning protects the land from permanent conversion.
* Open space recreational use in art agricultural area is gmsistent with the
Wifliarnson Act, which constitutionally defirres Agricultural preserves.
* Other use changes in the *Msllo ll area from Agriculture to recreation have been
approved by the Commission ylthcmmm (e.g. Alfa Mira Sports Park).
* Williamson Act Contract limits fwag for use and assures public access.
* The Carlsbad Coastal Area ms a ctive rexgg&on@ opportunities; the mitigation
requirenient may result in reducing or elirninating the opportunity.
06/@9~'93 : 41
CDP 8-93-34
SPECIAL CONUlTlON #I
f"_EBESTRiAN UCdM/fARM RO AQ. This is an BnhaflGecf elatnetit of current farm
operations.
I. It will replace two existing farm Roads and as5ocialed drainage facilities
witb one road, and Improved drainage. The total acreage wlll be
approximately the same In roads, drainage and paths as before the
improvements.
2, Significant erosion and soil loss require itnpr-wed drainage and all
weather surfaces for farm vehicle work.
3. Tourists now flood the field and wander an a variety of Ihe farm roads and
fields. The nww path will control this access.
mu. Road B will provide a linkage on non-arterial roads for farm vehicles. This is
important since most farmers maintain more than one iacation, and farm vehicles, on
arterial streets are a problem. Road t3 will surface and Improve en existirig farm rmd.
PETEN,TIO&,VAS IN, Staff recommends flndlng a way to preserve riparian vegetation
that has grown up in a drainage facility that protects Palomar Airport Road drorrl
flooding. With existing farm Opm3tiOnS, this facility must be claaned completely in a
regular basis.
The creation of 8 new detention basin, which will divert all but a conlrollsd low flow,
may make compliance with special condition IO possfbla. Requiring mitigation for
creation of an ar0a mitigating prior risks to riparian vegetation is inappropriate.
3
CFIRLTFIS CUMPFINY 005
CRRLTRS COMPRNY
4
006
PROPOSED ADPlTlON TO 1X, C 'I OF
THE SPECIFIC PLAN:
"1. MlMQR AMENDMENTS"
All minor amendments which meet the crlteria noted below shall be
reviewed for approval admlnistfativaly by the Planning Director and
the Executive DirectaW of the Coastal Commission.
No such change ahall result (-I) an Increase In total building square
footage in the specific plan area beyond met specified in the Pian
approved as local Coastal Plan Amendment 1-93, and/or (2)
extend development beyond the boundary between agriculture
and development provided in the final map wbject to COP 6-93-34,
without approval of the California Coastal Commission. Any such
changes shall be deemed Major and shalf require concurrence of the
California Coastal Commission.
c
CARLSBAD RANCH GENERAL PLANILOCAL COASTAL PROGRAM AMENDMENT
LOCAL COASTAL PROGRAM:
COMPLIANCE WITH MELLO 11
Upon request by the City of Carlsbad Community Development Department, a summary of the
proposed Specific Plan’s compliance and relationship to the Mello 11 Local Coastal Program is
provided. This summary references Local Coastal Plan Policies and therefore is intended to be
reviewed in conjunction with the full Mello I1 Segment of the Local Coastal Program.
The Mello I1 segment is divided into the following eight policy areas as follows. The summary
provides a description of the Carlsbad Ranch project as well as identifies the project’s
compliance with each of the Local Coastal Plan Policy areas.
1. Allowable Land Uses
2. Agriculture
3. Environmentally Sensitive Habitat Areas
4.
5.
6.
7. Shoreline Access
8. Scenic and Visual Resources
Geologic, Floodplain, and Shoreline Hazard Areas
Public Works and Public Services Capacities
Recreation and Visitor Serving Uses
Carlsbad Ranch Specific Plan,
GPA/LCPA 1 November 26, 1991
PROJECT DESCRIPTION
The project site is in the northwest quadrant of the City of Carlsbad and is located north of
Palomar Airport Road, south of future Cannon Road, east of Paseo Del Norte and Car Country
Drive within Local Facilities Management Zone 13 (see Figure 1).
The project area is approximately 423 acres in size. The site is composed of gently rolling
topography and contains three north-south trending ridges. Almost all of the site has been
disturbed by agricultural operations. Undevelopable areas of the site are generally located in
the northeast and southeast comers of the property and consist of steep slopes and sensitive
vegetation.
The project site is located in the Coastal Zone and portions of the site fall within the Palomar
Airport Influence Area. In addition, approximately 330.9 acres of the site are under a
Williamson Act agricultural preserve. Within the Williamson Act Agricultural Preserve
approximately thirty nine (39) acres located on the site’s western ridge are currently designated
open space (Parcel 13). The Specific Plan proposes to redesignate approximately 24.5 additional
acres within the Williamson Act Agricultural Preserve to General Plan Open Space to allow for
a public driving range and accessory uses (Parcel 14). While public recreation is permitted under
the Williamson Act legislation, development of the driving range prior to 2002 would require
an amendment to the applicant’s Land Conservation Contract, an amendment to the Local
Coastal Program and a Conditional Use Permit. With the exception of the Open Space
designations, the remaining Williamson Act acreage will remain as Non-Residential Reserve
(Parcel 15 and 16).
The portion of the site outside of the Williamson Act Agricultural Preserve, parcels 1-10, are
considered to be developable per the Local Coastal Program. The Local Coastal Program
requires the approval of the Specific Plan prior to the development of this property. (See Figure
2)
The Specific Plan proposes a mix of non-residential uses including office, research and
development, community commercial, hotel, public driving range and potentially a vocational
campus. The Specific Plan contains detailed development standards, design guidelines and
utilities/infrastructure plans.
An Environmental Impact Report is also being prepared concurrent with the Specific Plan and
GPAILCPA to analyze and address potential environmental impacts anticipated by the
development of the project.
Carlsbad Ranch Specific Plan,
GPA/LCPA 2 November 26, 1991
Figure 1
Location Map
City of Oceanside
Figure 2
PAR C EL IZATI ON
n
Parcel Acres
-
Office Retail Other
#1 #2 #3 #4 #5 #6 #7 #8 #9 #lo #11 #12 Sub Total #13 #14 Sub Total #15 #16 Sub Total
8.3 6.5 5.0 5.0 5.3 9.8 8.4 12.2 17.3 10.7
100,000 150,000 150,000 150,000 150,000 295,000 245,000 60,000 150,000
1.9 2.2 92.6
30,000 30,000 20,000 280 Rooms
140,000 R.O.W. R.O.W.
39.1 24.5 63.6 89.7 177.6 267.3
Agriculture Golf Range
Agriculture Agriculture
Total 423.5 1,450,000s.f. 220,000s.f. 280 Rooms
1. ALLOWABLE LAND U SES:
The allowable land uses within the Coastal Zone correlates to the General Plan Land Use
Designations of the City of Carlsbad. This project proposes an amendment to the
General Plan Map thereby requiring a similar amendment to the Local Coastal Program
Map. The amendment proposes changing the current General Plan designation along the
site's western ridge from Non-Residential Reserve (NNR) to Recreational
Commercial/Commercial (RC/C) , and OfficdPlanned Industrial (O/PI) . Approximately
10.7 acres of the Paseo Center located along Paseo Del Norte will be redesignated to
Commercial from Non-Residential Reserve. The Open Space (OS) designation west of
the ridge will remain unchanged. This amendment also proposes designating an additional
24.5 acres of the Non Residential Reserve, located in the central portion of the site
adjacent and east of the developable ridge, as Open Space. This area will be designated
Open Space to allow for a proposed public driving range, putting green and ancillary
uses.
This amendment will expand the allowable uses of the site as referenced on page 10 of
the Local Coastal Program text. Additional verbiage will be added to allow for a public
recreation driving range, putting green and associated ancillary uses within the Carlsbad
Ranch Specific Plan. An amendment to the Williamson Act Land Conservation Contract
is being processed concurrent with the Specific Plan to allow for the specified golf
facilities, A conditional use permit will be required prior to development of the driving
range and ancillary uses.
The LCP amendment will provide provisions to allow for the processing of the mixed
use Carlsbad Ranch Specific Plan which will include corporate offices, research and
development, retail uses, a business hotel and a public driving range. See GPA/LCPA
Site Plan.
2. AGRICULTURE:
The project site is currently used for agricultural operation, however it is not considered
prime agricultural land nor is it located within the Coastal Agriculture Overlay Zone.
Currently 330.9 acres of the site are under a Williamson Act Land Conservation
Contract. The General Plan Amendment/Lucal Coastal Program Amendment will address
the 92.6 acres of the developable ridge and Paseo Center as well as approximately 24.5
acres of the Agricultural Preserve to be redesignated Open Space.
Carlsbad Ranch Specific Plan,
GPA/LCPA 5 November 26, 1991
Policy 2-1 Conservation of Agricultural Lands
A. Basic Agricultural Policies -
The project is not considered to be prime agricultural land nor is
it located within the Coastal Agricultural Overlay Zone, therefore
per this policy agricultural lands shall be permitted to convert to
urban uses subject to the provisions of agricultural prime land
exchange mitigation, infeasibility determination, or conversion fee
mitigation provisions as set forth in the Local Coastal Program.
('The Carltas property is excluded from the Agricultural
Conversion Fee Mitigation provisions set forth in the LCP).
Conversion of agricultural lands will be addressed in detail in the
Environmental Impact Report to be prepared concurrent with the
Specific Plan.
This Local Coastal Program Amendment proposes a change in land
use on portions of the property from Non Residential Reserve to
Office/Planned Industrial, Commercial,Recreational Commercial
and Open Space uses per the approval of the City of Carlsbad and
the California Coastal Commission.
B. Designated Coastal Agricultural Lands -
Per Exhibit 1.2 of the LCP (see Figure 3) the Carltas property is
located in Site I. Designated Coastal Agricultural Lands are those
identified on Exhibit 3.3 of the LCP and include properties within
Site 11, Site III, Site IV, as well as the Lusk, Bankers and Hunt
(Mello I LCP) properties. Therefore, the Carltas property is not
considered to be "Designated Coastal Agricultural Lands".
C. Permitted Uses on "Designated Coastal Agricultural Lands" -
Not Applicable. per above
Carlsbad Ranch Specific Plan,
GPAILCPA 6 November 26,1991
--..
.. ..
Fig
- Low (0-1.5 du/ac) Planned fndustzial
Low-Medium (0-4 du/ac)
Medium (4-10 du/ac)
Mhdfum-Bigh (10-20 du/ac) *..
vd 0p.n Space . E-1 ....* Noa-Residential Reserva *.e*.
Policy 2-2 Mixed-Use Development
This Local Coastal Program Amendment is proposing language to
reference the preparation of a "Specific Plan", as opposed to a
"Master Plan", for the Carltas "Mixed Use' development. A
"Specific Plan" is required since a portion of the subject property
is located within the Palomar Airport Influence Area which is a
designated Special Treatment Area on the City's General Plan
Map. Per the General Plan's Special Treatment Area Guidelines,
a specific plan must be processed and approved prior to
development of this property. In addition, a combination district
is proposed for the subject property which also necessitates the
preparation of a specific plan per the requirements of a General
Plan.
The LCPA seeks to expand the uses permitted on the agricultural
preserve, to allow for public recreation facilities as allowed per the
Williamson Act legislation. (See attached revisions).
This LCPA will also serve to update Policy 2-2 by addressing only
the undeveloped, 423 acres proposed under the Carlsbad Ranch
Specific Plan. All references to the previous 482 acres which
included the developments of Car County and Pea Soup Anderson
will be revised to 423 acres. Additionally, All references to the
137 acres of developable land will be updated to exclude previous
development and address the remaining 92.6 acres of developable
land.
0
This LCPA proposes additional language be incorporated into
Policy 2-2 to read: Any development within the Agricultural
Preserve will be subject to the provisions of the Williamson Act
and specifically the Land Conservation Contract in effect at the
time of development. (See attached revisions).
A. Basic Permitted Uses on Existing Legal Parcels -
No change proposed
Carlsbad Ranch Specific Plan,
GPA/LCPA 8 November 26, 1991
B. Uses Conditionally Permissible Pursuant to the Development of the
Entire Area Subject to a "Specific Plan" -
1. The Carlsbad Ranch Specific Plan proposes mixed use, non
residential development on the developable portion of the
western ridge approximately 81.9 acres and a 10.7 acre
parcel along Paseo Del Norte.
2. Consistent with the LCP, the Specific Plan proposes to
cluster development along the first major ridge area and
along Paseo Del Norte.
3. No substantial changes are being proposed to the area
designated as developable, however, the boundary of said
area is being refined and clarified to better conform to
existing and proposed physical characteristics.
In addition to the developable area, the LCP amendment
proposes designating 24.5 acres to the east of the
developable area as Open Space to accommodate a public
driving range, putting green and ancillary uses in the
Agricultural Preserve q allowed by the Williamson Act
and as addressed in this Local Coastal Program
Amendment.
4. This LCPA proposes new language to condition the
Specific Plan to preserve the non-developable portions of
the site in both agriculture and/or public recreation uses for
as long as feasible. The addition of the underlined language
will ensure consistency between the Specific Plan's
proposed development of the public driving range and the
amended LCP.
5. Other than minor refinements to the boundary, this
amendment is not proposing a boundary change to the
agricultural land. An Agricultural Feasibility Study is being
submitted concurrent with the Specific Plan which analyzes
the agricultural feasibility of the site.
6. Per the LCP, the Car County Expansion Phase I1 was
permitted to develop prior to a complete Specific Plan for
the Carlsbad Ranch Property.
Carlsbad Ranch Specific Plan,
GPAILCPA 9 November 26, 1991
7. The Specific Plan proposes develop on the remaining 92.6
developable acres of the 423 acre Specific Plan. Through
a Land Conservation Contract Amendment, GPA and this
LCPA, the Specific Plan will also designate approximately
24.5 acres of the Agricultural Preserve to Open Space for
public recreational uses.
8. The proposed mix, location and intensity of land uses in
the Specific Plan are compatible with agricultural uses
since the proposed uses do not adversely effect the long
term viability of agricultural operations. The conditions of
approval of the GPA/LCPA 88-1, which mitigate potential
adverse impacts caused by land use incompatibility, have
been incorporated into the Specific Plan text. Additionally,
the EIR being prepared concurrent with the Specific Plan
will focus on the issue of land use compatibility between
the development and the agricultural uses.
9. As mentioned above, the conditions of approval of the
GPA/LCPA 88- 1, which mitigate potential adverse impacts
caused by land use incompatibility have been incorporated
into the Specific Plan text. Per the GPA/LCPA 88-1,
special treatment buffers have been incorporated in the
Specific Plan text. These buffers include 50 foot minimum
setbacks of all structures from the agriculture area. A six
foot barrier wall is also proposed along the western portion
of the developable ridge to segregate the urban land uses
from the agricultural land uses.
10. Future tenants of developable portions of the Specific Plan
will be notified of the requirements of the Specific Plan.
11. Future tenants within the Specific Plan will be required to
waive the right to file nuisance claims against normal
agricultural operations.
12. Per the Specific Plan, the design and location of
development will not interfere with normal agricultural
operations.
13. As a condition to this LCP Amendment the property owner
shall execute an amendment to the Coastal Commission
Deed Restriction, to accurately reflect the land use change
Carlsbad Ranch Specific Plan,
GPA/LCPA 10 November 26, 1991
Policy 2-3
Policy 2-4
Policy 2-5
Policy 2-6
Policy 2-7
to the developable west ridge, the proposed open space
parcel and the amended language to allow public recreation
on the agricultural lands. The Coastal Commission's Deed
Restriction designates the non developable portion of the
site, the Williamson Act Agricultural Preserve, for
agricultural uses and requires that any modification of use
shall require a LCP amendment.
14. The portions of the Ridge Road located north and south of
the developable ridge have been included in the acreage
calculation for the developable ridge. The Specific Plan
also shows the Ridge Rd (Road "A") as being partially
located within the Agricultural areas immediately west of
the developable ridge. The decision to include or exclude
(either partially of entirely) roads within the agricultural
areas shall be a condition of approval of the coastal
development permit.
Lands Historically in Agriculture yet not Designated Coastal Agriculture -
Does not pertain to the subject property.
Small Scattered Ineffective Agriculture Lands - not applicable
Does not pertain to the subject property.
City Support of Farm Cooperative/Flower Auction -
The development of the Carlsbad Ranch will not preclude the Agricultural
Preserve's contribution to or participation in the Floral Trade Center or
any other farm cooperative or flower auction.
City Support of Efficient Agricultural Water Usage -
The Specific Plan is being prepared in compliance with the performance
standards of the Zone 13 Local Facilities Management Plan. If available,
reclaimed water shall be utilized for appropriate uses in the Specific Plan
Area to help reduce consumption of imported water.
City Support of Low Cost Agricultural Water -
Development of the Carlsbad Ranch will not impact this policy.
Carlsbad Ranch Specific Plan,
GPAILCPA 11 November 26, 1991
Policy 2-8
Policy 2-9
Policy 2-10
City Support of Agricultural Drainage Projects
The Specific Plan proposes a segregation of urban and agricultural storm
water runoff. The drainage system has been designed to reduce the level
of impact created by the urban and agricultural uses.
Agricultural Labor Force -
Development of the Carlsbad Ranch will not impact this policy.
City Support of County Farm Advisor and Agricultural Commission -
Development of the Carlsbad Ranch will not impact this policy.
3. ENVIRONMENTALLY SENSITIVE HABITAT AREAS:
Policy 3-1 Slopes and Preservation of Vegetation -
The limited allowable development of the project will not impact the few
remaining fragments of existing, natural vegetation located in the
northeastern and southeastern corners of the site. Since the site has been
graded and is under cultivation, the majority of the original slopes and
vegetation have been altered. The current project proposes additional
grading, however the future grading will not extend past the limits of the
previously graded area and will not impact areas of natural vegetation.
The impacts of grading as well as the biological resources of the site will
be addressed in the Environmental Impact Report to be prepared
concurrent with the Specific Plan.
Policy 3-2 Buena Vista Lagoon - not applicable
Policy 3-3 Batiquitos Lagoon - not applicable
Policy 3-4 Grading and Landscaping Requirements -
a) Unless specifically allowed by the coastal development permit,
new grading will not be scheduled during the period of October 1
to April 1.
b) The project shall observe all standard erosion control measures.
Policy 3-5 Kelly Point/Macario Canyon Area - not applicable.
Carlsbad Ranch Specific Plan,
GPA/LCPA 12 November 26, 1991
4. GEOLOGY. FLOODPLAIN AND SHORELINE HAZARD AREAS:
Policy 4-1 Coastal Erosion - not applicable
Policy 4-2 Landslides and Slope Instability -
A Preliminary Geologic Reconnaissance has been prepared for the Specific
Plan application. The preliminary study indicates that with the exception
of the clay in the Santiago Formation and the residual soils, the soils on
the site have low to nonexpansive characteristics. The study did not
identify the presence of La Jolla soils types as discussed in the LCP.
Further review of soil characteristics will occur during the environmental
review. Where appropriate, the recommended mitigation measures of the
EIR will be incorporated in the Specific Plan. Subsequent soils reports
will be submitted at the time of future Tentative Map and Site
Development Plan review.
Policy 4-3 Accelerated Soil Erosion -
A constraints map was prepared delineating areas with slopes greater than
25%.
A. Areas West of 1-5 - not applicable
B All Other Areas
1) Slopes possessing endangered species and/or Coastal Sage
Scrub and Chaparral plant communities -
Due to the previous grading on the site, the slopes within
the proposed developable areas do not contain either steep
slopes, endangered plant species, or Coastal Sage Scrub
and Chapa.mil plant communities. The only areas with
sensitive vegetation are located in the northeastern and
southeastern corners of the site within the Agricultural
Preserve.
Slopes and areas of future development within the
Agricultural Preserve that are left undisturbed as a result of
the hillside review process shall be subject to dedication as
an open space easement as a condition of approval of future
development within the Agricultural Preserve (with the
Carlsbad Ranch Specific Plan,
GPAILCPA 13 November 26, 1991
t’
exception of the driving range and associated uses as
provided for in the Specific Plan).
2) All other steep slope areas -
The site has been graded and cultivated and there are only
isolated areas with slopes greater than 25%. The majority
of the steep slopes greater than 25% are manmade slopes
along Paseo Del Norte and Palomar Airport Road.
3) Required runoff control plan -
A detailed runoff control plan has been developed as part
of the Utilities and Infrastructure Chapter of the Specific
Plan.
4) Required drainage/erosion control facility maintenance
arrangements -
Drainage and erosion control facilities shall be maintained
to the satisfaction of the Coastal Commission or applicable
agency.
5) Installation and timing of permanent runoff and erosion
control devices -
Runoff-control and erosion-control devices will be
developed and installed concurrent with onsite grading
activities.
6) Required open space easements on undeveloped slopes -
All onsite, undevelopable natural slopes will be placed in
open space easements as a condition of future development
approvals.
Policy 4-4 Removal of Natural Vegetation -
The proposed development does not propose any significant removal of
natural vegetation. If any removal does occur, soil exposure shall be kept
to a minimum.
Carlsbad Ranch Specific Plan,
GPA/LCPA 14 November 26, 1991
Policy 4-5 Soil Erosion Control Practices -
Soil erosion control practices will be implemented against "onsite" soil
erosion. This will be accomplished by providing permanent vegetation on
exposed surfaces and onsite storm drain and detention facilities. A runoff-
control plan and erosion-control plan will be developed to the satisfaction
of the Coastal Commission. The agricultural lands shall be subject to the
conditions of approval identified in LCP 88-1 to control soil erosion and
ensure compatibility with the proposed development.
Policy 4-6 "Sediment Control" Practices -
Drainage detention basins will serve as both sediment and drainage control
devices. Sediment traps may be installed at all storm drain inlets to
prevent offsite transport of sediment.
Policy 4-7 Flood Hazards -
The project will provide adequate storm drain facilities per the Carlsbad
Master Drainage Plan and per the recommendations of the LCP.
Development of the Carlsbad Ranch property shall be subject to the
conditions identified in the Zone 13 Local Facilities Management Plan or
acceptable alternative drainage systems, to include detention basins and
grass swales as well as subsurface facilities subject to the satisfaction of
the City Engineer. The necessary fees and/or bonds will be paid as
required by the City of Carlsbad and/or other governing agency.
Policy 4-8 Seismic Hazards -
The project will conform to all requirements set forth in the Uniform
Building Code regarding earthquake protection. The site has been
surveyed by a soils engineer and a geologic reconnaissance study has been
prepared. Additional soils reports will be required for future development,
and will recommend mitigation measures for any sites prone to
liquefaction.
Carlsbad Ranch Specific Plan,
GPA/LCPA 15 November 26, 1991
5. PUBLIC WORKS AND PUBLIC SERVICES C APACITIES;
Policies 5-1 Regional Sewerage Transportation System
5-2 Future Sewerage Treatment
5-3 Untreated Reclaimed Water
5-4 10% Reserve Sewerage Capacity for Coastal Dependent Recreation and
Visitor-Serving Uses-
The project will be developed per the requirements of the Zone 13 Local
Facilities Management Plan and to the satisfaction of the Carlsbad Sewer
Service District and Carlsbad Municipal Water District.
Policy 5-5 Poinsettia Lane - not applicable
6. RECREATION AND VISITOR-SERVING USES:
Policies 6-1 Additional City Parks
6-2 Regional Parks
The Carlsbad Ranch Specific Plan is proposing that a driving range and
ancillary uses be located within the designated Agricultural Preserve. The
public driving range will be redesignated Open Space from Non-
Residential Reserve. The driving range and ancillary use will serve the
need and goal of increasing the amount public recreational land located
within the coastal zone.
The Specific Plan also proposes an extensive trail/pedestrian walkway
system which provides views of the ocean and the flower fields. The
traiYpedestrian walkway system has been designed to tie into the future
Citywide Trail System.
Policy 6-3 Encina Fishing Area - not applicable
Policy 6-4 Need for Additional Overnight Camping - not applicable
Policy 6-5 Need for 200 Additional Hotel-Motel Rooms and Visitor Serving Uses -
The change in General Plan and Local Coastal Plan designations from
Non-Residential Reserve to Office, Commercial and Recreational
Commercial uses will allow for the proposed addition of 280 hotel rooms,
various restaurants and visitodresident serving facilities within the coastal
zone.
Carlsbad Ranch Specific Plan,
GPAILCPA 16 November 26, 1991
Policy 6-6 Additional Visitor Serving Facilities at Elm Ave. and Carlsbad Blvd. - not
applicable
Policy 6-7 Small Boat Launching Facility at S. Carlsbad State Beach - not applicable
Policy 6-8 Definition of Visitor-Serving Commercial Uses, and East End of Buena
Vista Lagoon -
The proposed GPA/LCPA through the designation of Recreational
Commercial will enable the development of visitor-serving commercial
uses to include hotels and restaurants. The Specific Plan proposes the
development of a public driving range and accessory uses to meet the
needs of the hotel guests as well as the general public.
Policy 6-9 Properties Fronting Carlsbad Blvd. - not applicable
7. SHORELINE ACCESS;
Policies 7-1 to 7-15 - not applicable
8. SCENIC AND VISUAL RESOURCES: HISTORICAL RESOURCES;
Policy 8-1 Site Development Review -
The proposed Specific Plan is designed to be sensitive to scenic and visual
resources. The Specific Plan development will be setback from the site’s
western ridge so as not to be too obtrusive and damage the overall
aesthetics of the area. However, the proposed development is designed to
be an impressive monument that will serve as a landmark for the
community. Building height will be in conformance with existing height
standards. Landscape enhancement along Palomar Airport Road will
conform to the requirements of the City of Carlsbad’s Scenic Corridor
Study and be compatible with adjoining agricultural uses.
Policy 8-2 Potentially Historic Structures - not applicable
8-3 Infill Development Design Review - not applicable
Carlsbad Ranch Specific Plan,
GPA/LCPA 17 November 26,1991
c c
Policy 8-4 Archaeological and Paleontological Resources -
An Environmental Impact Report will be prepared for the site. Any
significant archaeological and paleontological resources will be identified
and appropriate mitigation will be recommended in the Environmental
Impact Report.
Policy 8-5 Signage -
A sign program consistent with the Carlsbad Municipal Code has been
incorporated into the Development Standards and Design Guidelines
section of the Carlsbad Ranch Specific plan text. Appropriate permits
from the City of Carlsbad will be obtained at the time of building permit
issuance.
Carlsbad Ranch Specific Plan,
GPA/LCPA 18 November 26, 1991