HomeMy WebLinkAboutLCPA 90-08B; Carlsbad Ranch Specific Plan; Local Coastal Program Amendment (LCPA) (15)I
February 15, 1996
Bill Ponder
Coastal Planner
California Coastal Commission
3111 Camino Del Rio North, Suite 200
San Diego, CA 92108-1725
SUBJECT: COMMENTS ON THE CARLSBAD RANCH SPECIFIC PLAN
AMENDMENT EIR 94-01
Dear Bill:
This correspondence is in response to your letter of December 20, 1995 containing
comments on the Draft Environmental Impact Report for the Carlsbad Ranch Specific
Plan Amendment. Your letter was received on January 2, 1996. The comment period
on the Draft EIR closed on October 14, 1995. The Planning Commission Hearing was
held on December 6, 1995 at which time the Commission recommended certification of
the EIR. I have reviewed your letter and prepared this response to your comments to
assist you in reviewing the Local Coastal Program Amendment for the Carlsbad Ranch
Project. The six areas on which you commented are summarized below with a
corresponding response:
1. Diegan Coastal Sage Scrub Impact
The comment provided was a request for information concerning why
approximately 1.1 acres of Diegan Coastal Sage Scrub would be impacted on a
manufactured slope adjacent to Palomar Airport Road.
The area to be impacted appears to have been planted in association with the
Palomar Airport Road widening project completed by the city. The area is
proposed to be impacted by grading to create a more natural slope along
Palomar Airport Road. In addition grading of the area will allow for slope
gradients which can be planted with agricultural crops as part of Planning Area
7 (The Flower Fields). In Section 9 of the Final EIR John W. Brown, Ph.D., Senior
Biologist with Dudeck & Associates stated in a letter dated October 12, 1995, "The
patch is a degraded fragment, totally surrounded by highly developed/disturbed
habitat - eroded, cut slopes and Palomar Airport Road to the immediate south,
and active flower/agricultural fields to the immediate north. Based on its small
size, isolation from native habitat, and highly degraded condition, the habitat value
of the patch is extremely low." The Final EIR requires mitigation for impacting this
1.1 acre area.
@ 2075 Las Palmas Drive - Carlsbad, California 92009-1 576 - (61 9) 438-1 161
1
Comments on Carlsbad Ranch Specific Plan Amend.
February 15, 1996
Pacle 2
2. Buffer Around Riparian and Freshwater Marsh Plants
The comment provided addressed the disturbed riparian scrub which occurs in
the southern portion of the site in two tiny patches (totaling approximately 0.1
acre), and disturbed freshwater marsh which also occurs in the southern portion
of the site (0.03 acre) and whether a buffer will be created around these resources
consistent with Policy 3-8 of the Mello II LUP. These resources are presently
subject to a Deed Restriction required by the Coastal Commission in their
issuance of previous permits for the project site. The Deed Restriction area has
been incorporated into the 140 foot setback required along Planning Area 4
(LEGOIAND) where it fronts on Palomar Airport Road. Page 158 of the specific
plan lists the planting theme for the setback area to be an "oak woodland theme"
as required by the City's landscape Manual. The policy indicates that a buffer of
less than the 100 foot width around wetland areas and the 50 foot width around
riparian areas may be permitted based on site-specific information. Based on the
location, size, and quality of the specific resources in question the City believes
the proposal indicated on sheet 8 of Tentative Map (CT 94-09) is appropriate.
3. Traffic Impact on Palomar Airport Road if Cannon Road is Not Extended
The comment made concerned how public circulation/access on Palomar Airport
Road would be affected if Cannon Road is not extended to El Camino Real by the
Year 2000. The EIR indicates the requirement for restriping at two locations, 1-5
Northbound Ramps & Palomar Airport Road and College Boulevard & Palomar
Airport Road if Cannon Road is not extended to El Camino Real by the Year 2000.
Table 5-16 from the Final EIR (attached), Intersection Levels of Service Analysis
Year 2000 and Buildout Conditions with Mitigations, shows that all of the analyzed
intersections are projected to operate at acceptable levels of service with the
mitigation measures contained in the Final EIR.
4. Increased Demand for Beach Parking
The comment made requested that mitigation measures be required to assure that
public access/parking in the beach areas would not be adversely affected by the
project. One of the mitigation measures for the project requires the provision of
shuttles to major rail transit centers, multi-modal stations, and other local
destinations. This requirement will be applied to Planning Areas 3 and 5 which
will have visitor serving lodging uses. In addition it may be appropriate for
Planning Area 4 (LEGOIAND) to also have a shuttle to the commuter rail stations
in Carlsbad.
5. Planning Area 3 Hotel Accent Feature Restriction
The comment made was in regard to restricting the bulk of the hotel accent
feature. The previous approval for the hotel planning area permitted an accent
feature up to 65 feet in height. The Coastal Commission in their approval of the
Comments on Carlsbad Ranch Specific Plan Amend.
February 15, 1996
Pacre 3
Specific Plan restricted the bulk of the accent feature to no more than 3 percent
of the hotel’s overall roof surface. The Specific Plan as approved by the City of
Carlsbad has restricted the maximum height of architectural features to 55 feet
and limited their bulk to no more than 3 percent for all areas within the specific
plan not just the hotel site (current Planning Area 3). Planning Area 6 (Specialty
Retail) has yet lower building height requirements in addition to an allowance of
only 2 percent for architectural features. Please refer to pages 69, 134, 170 and
171 of the Carlsbad Ranch Specific Plan submitted as part of the Local Coastal
Program Amendment Application for the specific details regarding the building
height requirements for the development.
6. Public Trail System
The comment provided dealt with the provision of a public trail system with
intermittent seating areas. The Carlsbad Ranch Specific Plan includes a public
trail system requirement. Trail locations are shown on Figure 15 found on page
52 of the specific plan. A trail through the flower fields is required consistent with
the amendment to the original specific plan previously approved by the Coastal
Commission. Figure 16 through 24 and Figure 52 provide cross sections for the
various pedestrian and bicycle facilities. Figure 50 on page 177 of the specific
plan is a plan and section of the promenade walkway located on the west side of
Armada Drive. The pedestrian promenade includes overlooks and seating areas
which have views to the ocean.
I hope these responses adequately address the comments contained in your letter.
Should you have any questions or need additional information please call me at 438-
1 161, extension 4446.
S,@cerely ,
DON NEU
Senior Planner
DN:kr
C: Michael Holzmiller
Gary Wayne
Chuck Damm
Deborah Lee
Lauren Sevrin
Chris Calkins
Bill Hofman
TABLE 5-16 IhmRSECTION LEVELS OF SERVICE ANALYSIS \'EAR 2000 AYD BUILDOCT CONDITIOSS \\?TH 3IITIGATIOSS
7 Paseo Sei None h
Ca:: r.: r. Re.
e. Paseo :a! Noce a
Paiocar AI(~OC RC.
! %?. COil69J 5: &
I Paiomaf A\rpor. RC.
'4 El Carnino Rea, &
~
j Cannon P.C.
:6 E! Canino Rea &
Pa,oma: A.!SC.? Rc
0.75 c
2.63 3
C.57 A
2.75 c
c.43 c 72 ::
C.53 A
c.7: :
3.74 c
0.83 D
C.45 A
3.E3 3
0.55 A
0.58 A
0.85 D
0.83 0
hA NX
NA NA i 1
DI
:E6 D , . "- " li
0.75 c
z 74 c - c; A
:: 55 3
C.52 A
I<*
c eo c
C.52 A
0.7: c
0.79 c
0.81 c
0.65 A
0.90 c
KA NA
NA NA
0.e; 0
0.87 D
Carlsbad Ranch S ecific Plan Anrendnient Ci of Carisbad Final Program Ed 5.5-30 i%vember 1993