HomeMy WebLinkAboutLCPA 93-06; Green Valley; Local Coastal Program Amendment (LCPA) (6)I - -.
April 15, 1996
Mr. Lee McEachern
California Coastal Commission
Suite 200
31 11 Camino del Rio North
San Deigo, CA 92108
SUBJECT: EL CAMINO REAL AND/OR LA COSTA AVENUE WIDENING
Dear Lee:
In response to your questions regarding the above-referenced roadway widening at the
Green Valley property, the City of Carlsbad offers the following comments:
0 At the time the East Batiquitos/Hunt Properties LCP Segment was adopted, and
for many years prior to that date, the City of Carlsbad had designated El Camino
Real as a Prime Arterial Roadway with an ultimate roadway width of three lanes
in both directions and a landscaped median. El Camino Real is so designated
from the northern boundary of the City to the southern boundary, a distance of
some seven miles. La Costa Avenue has similarly been designated as a Major
Arterial with two lanes in both directions and a landscaped median. No changes
to these planned designs have occurred since adoption of this LCP.
The LCP states that development within the Green Valley must be compatible with
these currentlv planned roadway designations. In a redundant statement the LCP
also states that development shall not occur which would require either La Costa
Avenue or El Camino Real (ECR) to be constructed any larger than planned at
that time. (Land Use Section A(3)(b))
If the subject LCP policy would have intended that ECR and La Costa Avenue
remain in their existinq configuration regardless of what development occurred
within Green Valley, this point would have been stated. In fact, the widening of
La Costa Avenue has already been permitted by the Coastal Commission. (See
Coastal Permit No. 6-93-72)
0 Policy 3-7, recently adopted by the Coastal Commission for the Mello II LCP
Segment set a precedent which acknowledges the importance of Circulation
Element Roadway improvement. (See LCPA 91 -01A)
0 Most of ECR, north of La Costa Avenue and south of Olivenhain Road is improved
to its ultimately planned roadway width of three lanes in both directions with a
landscaped median.
2075 Las Palrnas Dr. - Carlsbad, CA 92009-1576 - (619) 438-1161 - FAX (619) 438-0894 @
EL CAMINO REAL AND/OR LA COSTA AVENUE WIDENING
April 15, 1996
Paue 2
0 The proposed construction of the Green Valley project is not the single event that
necessitates the widening of La Costa Avenue and ECR. Both roads serve as
transit routes for the subregion. The recent intensification of commercial land
uses to the south in Encinitas as well as residential development to the east
contributes to the daily volume of traffic on these roadway segments.
The Green Valley traffic study concludes that even without development within
Green Valley, traffic demands from the subregion require the subject roadways to
be constructed to their originally planned widths. Since before adoption of the
Coastal Act, it has been the City of Carlsbad’s policy to require the developer to
build or fund the construction/widening of Circulation Element Roads which front
along the property to be developed. This policy was again reaffirmed through the
1986 adoption of the City’s Growth Management Program.
0 As a prime arterial (three lanes in both directions), ECR is designed to
accommodate average daily traffic (ADT) of over 40,000. SANDAG Series 7
Regional Traffic Model shows a buildout projection of 42,000 ADT. (This model
run did not include the intensification of commercial uses in the Encinitas Ranch
project .)
Currently the ECR improvements along the length of the Green Valley project are
two lanes on the southbound side and two and three lanes on the northbound
side. The existing cross-section of the roadway has been built to allow the
widening from 4 to 6 lanes to occur with one additional lane on each side. If the
roadway is not widened, its existing capacity is not sufficient to carry the SANDAG
projected regional demand.
e There are several other instances where Circulation Element Roadways have been
allowed to be improved to their planned capacity, with some impact to coastal
resources, as long as proper mitigation is conducted. This precedent can be
demonstrated in the following projects:
0 (Encinitas) Encinitas Ranch: El Camino Real; Leucadia Blvd;
0 (Carlsbad) Evans Point: El Camino Real;
0 (Carlsbad) Carlsbad Ranch: Cannon Road;
0 (Carlsbad) Kelly Ranch: Cannon Road; and
0 (Carlsbad) La Costa Avenue widening between ECR and 1-5.
a The alternative of accomplishing total widening of ECR (two additional lanes) on
the easterly side to avoid anv widening-related disturbance of Green Valley
riparian vegetation is infeasible for the following reasons:
0 The easterly side of approximately half of the roadway length is already
fully developed, and constrained by existing structures and retaining walls.
C.
EL CAMINO REAL AND/OR LA COSTA AVENUE WIDENING
April 15, 1996
Paae 3
0 The remaining half of the roadway length (south of Levante) is constrained
by existing 25 foot slopes, and native vegetation, including sage scrub and
riparian. The proposed widening on the Green Valley side of ECR, south
of Levante, impacts a very small amount of riparian habitat, and this small
amount that is proposed for taking for road widening will be replaced at a
3: 1 positive mitigation ratio.
0 In anticipation of the planned equal widening on both sides of the roadway,
the centerline of ECR has been established for years. As a result, the
roadway has been constructed with a crown-section at the middle of the
roadway. Utilities have been designed and installed incrementally, in
anticipation of the City-proposed roadway alignment. To revise the
centerline of the road at this time would require redesign of reconstruction
of these entire facilities to maintain the required design necessary for safe
traffic operation. Such a program would be opposed by the City.
As is the case with most development proposals within the City, the analysis for support
or rejection involves a prudent balancing of sometimes competing goals. In this case,
it is the City’s firm position that any small environmental benefits that could result from
not widening the roadways, or full widening on only the easterly side of ECR, are far
outweighed by the costs and safety benefits, particularly under the existing
circumstances, wherein full and adequate environmental mitigation is proposed.
Please contact me if you believe it is necessary for us to discuss this matter further.
Sincerely,
CHRISTER WESTMAN
Associate Planner
CW:kr
c: Planning Director