HomeMy WebLinkAboutLCPA 97-09; Kelly Ranch; Local Coastal Program Amendment (LCPA) (32)KELLY WNCH
Kelly Ranch
Local Coastal Program Amendment
City of Carlsbad
Major Amendment #2-990
Summary Booklet
October 1999
Prepared for:
KELLY LAND COMPANY
2011 Palomar Airport Road
Carlsbad, CA 92009
Prepared by:
PLANNING SYSTEMS
1530 Faraday Avenue
Suite 100
Carlsbad, CA 92008
VICINITY MAP I
Leucadia
ncinitas Pacific
Ocean d
For the most part, the Carlsbad LCP segments deal with
identified "properties" within each of the segment
areas. This is primarily a result of development
proposals underway during the time of LCP
preparation and original approval. The Kelly Ranch
area is referred to in the Mello I1 segment as "Kelly
Point/Macario Canyon Area". Both Land Use policies
and Implementation standards were created for this
area. Since final certification of the Mello II LCP
segment, the Implementation provisions have been
integrated into the City of Carlsbad Planned
Community Zone 21.38. The Land Use policies are
found in the Carlsbad LCP document Chapter 11-2,
Policy 3-5, and land use boundaries are also reflected
on the Carlsbad General Plan Land Use Map.
The Kelly Ranch is located in central Carlsbad, situated
within a portion of the Carlsbad Agua Hedionda LCJ?
Segment, and a portion of the Mello 11 Segment. The
area is characterized by a series of hills, lowlands and
valleys, some presently under development for
Cannon Road, the Area 'E' residential neighborhood,
and a lagoon nature center. A 186-acre Agua Hedionda
Lagoon wetlands area is also within Kelly Ranch.
The multi-segmented Carlsbad LCP evolved over the
years during the late 1970's and early 1980's through a
variety of planning actions by the City, Coastal
Commission and California Legislature. The Kelly
Ranch property is located within two of these LCP
segments. The portion of the property west of Cannon
Road is within the Agua Hedionda LCP segment, and
the remainder is within the Mello 11 segment.
I I LCP SEGMENT LOCATION MAP I
I \
1
1s
On April 15,1985 the Coastal
Commission approved a coastal
permit (CDP 6-84-617) for Kelly
Ranch. This permit covered the
entire Kelly Ranch property.
CDP 6-84-617 Approved
Development
D Master subdivision of the
Construction of roads; Installation of utilities;
0 Rough grading of the site;
Installation of drainage
facilities, including
sediment basins;
e Construction of a water
reservoir;
e Wetland restoration.
site;
t
--I
I CDP6-84-617
The developer began construction in 1985, but ran into City delays and an economic
recession, and eventually dropped the project. Development activities conducted
by the developer included the rough grading of Cannon Road and portions of the
subdivision, installation of sediment basins and drainage facilities, and wetlands
restoration. This subdivision was never haled and recorded, project construction
was never fully completed, and the project was eventually abandoned. In 1996,
the property was sold to Kelly Land Company.
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New Regulatory Policies
Since the 1985 approval of CDP 6-84-617, the City of
Carlsbad has adopted a series of supplemental, and in
most cases more restrictive land use regulations to those
of the existing Le. In 1986 the City instituted a
comprehensive Growth Management Program which limits
allowable dwelling units (densities), requires supplemental
environmental review and public infrastructurel and
preservation of slopes (constraints mapping). The City
also adopted other regulatory ordinances, which include
additional open space regulations, require hillside permit
miew, reqh af€ordable housing, more restrictive planned
development requirements, and require public community
facilities.
In addition, other government agencies adopted policies
which affected Kelly Ranch. The California gnatcatcher
was listedin 1993 as a"threatened" species by theUSF&WS,
which culminated in the Carlsbad Habitat Management
Plan (HMP), which identifies specific "hard line" open
space limits and an environmental mitigation program for
Kelly Ranch. New wetland protection and buffer policies
were adopted by the US Army Corps of Engineers.
'OLD KELLY RANCH PLANS A RE INCONSISTENT
WITH MODERN POLICIES'
Eff ed of New Policies on Kelly Ranch
Early in the process of planning to update the old, approved
(and partially constructed) plans for Kelly Ranchl the City
of Carlsbad and the new owner (Kelly Land Company)
agreed that the land use regulations over the remaining
undeveloped Kelly Ranch properties needed to be
modernized into compliance with the new policies,
including the regulations listed above. It was concluded
that the existing Kelly Ranch Master Plan was woefully
outdated and obsolete.
The present standard of review for the Core Area (upland)
project is the Mello 11 Land Use Plan and the Kelly Ranch
Master Plan. Since these plans are inconsistent with
modern, updated poliaesl the City of Carlsbad is presently
requesting this LCP Amendment which would have the
effect of moddying Mello 11 LUP wording, and deleting
the existing Kelly Ranch Master Plan and replacing this
plan with the updated Carlsbad zoning and land use
regulations.
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I I KELLY RANCH I
Mello I1 LCP Amendment
The applicant proposes the following modification to Policy 3-5(a)(6) to
eliminate the existing Kelly Ranch Master Plan:
Residential densities in the 433 acre Kelly Ranch shall be permitted and
based on net deuelopable acres as defined by the underlying General Plan
Land Use designation.
And Policy 3-5(a)(7) is proposed for modification as shown below to allow
replacement of a neighborhood commercial site with a nature center:
Approximately 2.8 acres located adjacent to Cannon Road, and as described in CDP 9847 are designated fir an interpretive center for Agua Hedionda
and open space zoning.
Agua Hedionda LCP Amendment
The Agua Hedionda LCP map is proposed
for modification to reflect the new land
use and zoning designations which have
the effect of reducing density withinha
C, and which result from bringing the
Agua Hedionda segment portion of Kelly
Ranch into compliance with updated
environmental policies.
In addition, Land Use Policy 1.2 is
proposed to be deleted. The policy
describes uses allowed within the lagoon
wetlands and is inconsistent with present
City of Carlsbad policy, which is far more
restrictive. City policy states that no uses
shall occur within the boundaries of the
wetland area except those activities
necessary for maintenance, resource
management, farming and grazing, or as
approved by CDF&G. Previous policy
wording allowed for outdoor plant
nurseries, fish hatcheries, driving ranges,
archery ranges, and agricultural
production within the wetlands.
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I, I EXISTING LAND USE PLAN I
Land Use Chanees
PROPOSED LAND USE PLAN 1
The Agua Hedionda and Mello II Land Use Plan maps are proposed for modification
to reflect the new land use and zoning designations as shown on these maps. This
redistribution of land uses is necessary due to the need for compliance with the
regulations adopted since CDP 6-84-617, particularly City of Carlsbad Growth
Management, and HMP requirements resulting from the listing of the California
gnatcatcher. The proposed habitat corridors (identified as OS) have been approved
by USF&WS and CDF&G.
Decreased densities are proposed in locations with rougher terrain or less accessibility.
Increased densities (RMH) are proposed closer to the major transportation corridor
(Cannon Road), employment centers, and the flatter portions of the site. Allowance
for the Area F visitor center (Open Space zoning) is included.
I AREA A PUBLICACCESS I
Area A Public Access
Public access via a proposed public parking lot and public pedestrian trails is
provided in conjunction with future Area A development. The viewpoints can be
connected by trail if approved by the California Department of Fish and Game.
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OPEN SPACE PRESERVATION - 1985 I
Open Space Preservation
I OPEN SPACE PRESERVATION - 1999 1
Two Pockets of
Dual Criteria Slopes Corridor Unprotected Y
The proposed 1999 project is more protective of significant coastal and biological
resources as acknowledged by the USF&WS and CDF&G. It is the result of a
collaboration between these agencies to determine the design that is most protective
of these resources.
Page 37 of the Coastal Staff Recommendation suggests that two pockets of dual
criteria habitat may be in need of protection above and beyond the proposal.
Protection of these two small areas would render the apartment / affordable housing
project infeasible. In light of Coastal Act g30007.5 which acknowledges the need
to resolve division policy conflicts through resource protection and concentration
of development, the proposed 1999 project creates a proper balance of these criteria,
and is preferable to the 1985 project.
I. I [OTHER FEATURES OF LCPNCORE AREA PERMIT I
Habitat T
RedUCed Dwelling Units
Protection
Kelly Ranch Core Area
Several other policy aspects of the LCP Amendment and the Core Area permit are
demonstrated above.
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COMPARISON - 1985 PERMIT VS. LCP AMENDMENT
care facility
No density transfer
allowed
Development
standards vary, in
accordance with
specific zoning,
including R-1, R-3,
Office and OS.
Item
Allowable
residential
dwelling units
Community
uses
Density transfer
Development
Standards
Compliance
with Habitat
Management
Plan
Compliance
with Carlsbad
Hillside
Development
regulations
Compliance
with Carlsbad
Growth
Management
Program
1985 Permit
1460 d/u
None required
10% density
transfer allowed
All development
standards
pursuant to
Residential
Density Multiple
(RD-M) Zoning, OS & Neighbor.
Commercial
No
~
No
No
1999 Pro osed Zonin F
909 d/u I
Yes I
Yes
Yes Yes I
Item
Commercial
development
Additional
Natural
CSSlSMC
habitat
Consistency with Habitat
Management
Plan
Provide
affordable
housing
"Dual-criteria"
encroachment
Drainage and
Erosion Control
Public Access
Offer of
dedication of
wetlands
1985 Permit
4.0 ac.
No
Not reauired
8 ac.
Compliance with
1985 provisions
required.
No specific
r equir emen ts
Yes
1999 Proposed Zoning
Replaced with 2.8 ac.
Nature Center
6.7 ac. more than 1985
permit
Yes
Yes
6 ac.
Compliance with
updated provisions
including Clean
Water Act
regulations.
-Nature Center at
Area 'F;
-Public trail to be
installed along the
length of Cannon
Road and bisecting
Village 'J';
-Trails at Areas 'A'
and 'C'
No change to existing
document.
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