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Home My WebLink AboutLCPA 98-05; Carlsbad Ranch Overlay Zone; Local Coastal Program Amendment (LCPA) (4)- City of Carlsbad May 19,1999 California Coastal Commission San Diego Coast District 31 11 Camino Del Rio North, Suite 200 San Diego CA 92108 APPLICATION FOR LOCAL COASTAL PROGRAM AMENDMENT 1. II. 111. IV. JURISDICTION CITY OF CARLSBAD - LCPA 98-05 - CommercialNisitor-Serving Overlay Zone (Related permits: ZCA 98-01/ZC 99-03) SEGMENT? Mello I. Mello II and Aaua Hedionda Laaoon TYPE OF AMENDMENT SUBMllTAL (check) A) LUP w B) ZONING 0 C) LCP (Land Use & Zoning) 0 LCP STATUS Y/N, DATE A) LUP CERTIFIED Yes B) ZONING CERTIFIED Yes C) ZONING OF COMM. ACTION ON No N/A D) PRIOR COMMISSION ACTION ON THIS No N/A SUGGESTED MODIFICATIONS SU BM IlTAL? SUMMARY OF AMENDMENT PROPOSAL The proposed zone code amendment, and corresponding local coastal program amendment and zone change, was initiated by the Carlsbad City Council in 1997 and is designed to regulate commercial/visitor-serving uses in the designated overlay zone area (location map attached). The objective is to attract and maintain high quality de- velopments given the presence of a major theme park in the city. The overlay zone es- tablishes unique procedures including a conditional use permit that must be approved by the City. Council after Planning Commission recommendation; project site notification, a mandated pre-filing process, and rapid enforcement provisions. The overlay zone also establishes unique development standards that reduce overall signage allowance, in- crementally increases parking ratio requirements for certain uses, provides parking regulations for uses not currently regulated, and provides architectural and landscape provisions. Public workshops were held that included the City Council and affected property owners to discuss and develop the overlay zone’s regulations. The proposed overlay zone is intended to replace a current urgency ordinance established by the Council last year which will expire on August 30, 1999; which requires the overlay zone to be effective by September 1, 1999. 2075 La Palmas Dr. - Carlsbad, CA 92009-1576 - (760) 438-1 161 - FAX (760) 438-0894 @ V. COMMISSION OFFICE USE ONLY: AMENDMENT # DATE RECEIVED DATE FILED COMM. HEARING AGENDA COMMISSION ACTION: A: , AWM , D , Date VI. PROJECT PLANNER For information regarding this application, please contact Eric Munoz, Senior Planner at (760) 438-1 161, ext. 4441. 1 2. 3. 4. 5. 6. 7. a. 9. LCPA SUBMITTAL REQUIREMENTS -- CHECKLIST Council Resolution - signed and dated indicating City intends to administer LCP consistent with the Coastal Act and indicating date LCPA will take ef- fect. NOTE: All amendments take effect immediately upon Coastal Commission approval un- less otherwise stated. A reproducible copy of Council adopted LCPA 0 If new text indicates where it fits into certified text. a If revised text clearly indicates using strike- outs and/or underlines showing modifications. w If map change, submit replacement map. A discussion of amendments relationship to and effect on other sections of the previously certified LCP. Zoning measures that will implement the LCPA. Affect on public access (only for area between first public road and the Coast). An analysis of potentially significant adverse cu- mulative impacts on coastal resources. Copies of environmental review documents. Summary of measures to ensure both public and agency participation. w List of public hearing dates Notice of interested parties a Mailing list w Comments 0 Responses to comments All staff reports plus attachments. X (Coov enclosed) X (Cow enclosed) X (See attachment) X (See attachment) X (See attachment) X (See attachment) X (CORV enclosed) X (See attachment & enclosed cooies) x (CODY enclosed) 3. 4. 5. 6. 8. AMENDMENTS RELATIONSHIP TO AND EFFECT ON OTHER SECTIONS OF THE PREVIOUSLY CERTIFIED LCP The proposed LCP amendment will reflect changes to the City’s Zoning Ordinance, the implementing ordinance for the coastal zone properties in the City, which will involve the addition of a new zoning ordinance chapter (21.208). The new chapter will be the CommercialNisitor-Serving Overlay Zone and will specify the required procedures and standards that will be superimposed over the underlying zoning designations for projects located within the overlay zone. The effect on other sections of the City’s Zoning Ordi- nance and coastal resource policies and objectives will be non-existent or insignificant. ZONING MEASURES THAT WILL IMPLEMENT THE LCPA The LCPA will be implemented via the proposed zone code amendment and zone change which will establish the overlay zone within the zoning ordinance (ZCA 98-01) as well as locate the overlay zone on the City’s Zoning Map (ZC 99-03) AFFECT OF PUBLIC ACCESS No specific development proposals are associated with this project; nor are any regula- tions which affect the public’s coastal access. The establishment of a commer- cial/visitor-serving overlay zone will not prevent the provision of required public access improvements with the future development of coastal properties. ANALYSIS OF POTENTIALLY SIGNIFICANT ADVERSE CUMULATIVE IMPACTS ON COASTAL RESOURCES The establishment of a commercial/visitor-serving overlay zone will not contribute to any cumulative impacts on coastal resources in the area or region. SUMMARY OF MEASURES TO ENSURE PUBLIC AND AGENCY PARTICIPATION The Local Coastal Program Amendment was duly noticed for the required six week re- view period, from February 4 to March 18, 1999, and no written comments were re- ceived. Concurrent with various public hearings related to the urgency ordinances es- tablished by the City Council, the proposed amendment was developed through public workshops as well as reviewed through duly noticed public hearings before the Planning Commission and City Council: URGENCY ORDINANCE PUBLIC HEARING DATES Urgency Ordinance NS-418 adopted NS-418 extended via NS-424 NS 424 extended via NS-454 PUBLIC WORKSHOP DATES Public Workshop Public Workshop PUBLIC HEARING DATES September 2,1997 October 15,1997 August 4,1998 March 12, 1998 December 9,1998 PLANNING COMMISSION CITY COUNCIL March 17, 1999 May 19,1999 JUSTIFICATION FOR INCREASE IN RESTAURANT PARKING STANDARD Carlsbad-Proposed overlay zone standard Oceanside The CommerciaWisitor-Serving Overlay Zone proposes to increase the restaurant parking standard because several restaurants within the proposed overlay zone area currently experience parking shortfalls, especially mid-day during the work week. It is anticipated that with the numerous homes coming onto the market in the vicinity, the growing industrial and office population combined with a renewed tourism thrust led by Lego, there will be increased demands on restaurant sites. 1:lOO up to 2,000 SF building; then 150 150 The current city standard for restaurants is 1 space for every 100 square feet of restaurant floor area up to a 4,000 square foot structure, beyond which the standard changes to 1 space for every 50 square feet of restaurant floor area. The proposed standard within the overlay zone is 1 space for every 100 square feet of restaurant floor area up to a 2,000 square foot structure, beyond which the standard changes to 1 space for every 50 square feet of floor area. New restaurant construction, notably the new Carl’s Jr., essentially parked their use at the proposed overlay zone ratio before it was even developed or proposed; their parking lot currently is full during the weekday lunch period. In researching this issue, staff has found that the proposed restaurant ratio is in-line with other cities that may be comparable to Carlsbad in either their size, tourism elements andor coastal location. Some cities that use the 1: 100 ratio also add required spaces for employees, indicating that the 1 : 100 ratio alone is insufficient. A synopsis of this data is presented in the table below. The overriding feeling is that the current restaurant standard is inadequate given: (1) current, real examples of existing restaurants in the city; (2) the rapid growth of the city and rising worker population within and adjacent to the overlay zone; (3) concurrent tourism growth amidst the industrial office growth; and, (4) restaurant standards of other cities as presented. I CITY I RESTAURANT PARKING STANDARD I ___ - Carlsbad - Existing restaurant standard I 1 : 100 up to 4,000 SF building; then 150 I ~~ ~ I Coronado I 1 :50 plus 1 space per two employees I RATIONALE FOR REGULATION OF EXISTING USES The overriding direction from the City Council regarding the regulation of existing uses within the proposed CommerciaWisitor-Serving Overlay Zone was to minimize impacts. The overlay zone was not intended to abate any currently existing uses. The major thrust of the overlay zone is to regulate new commercialhisitor-serving developments. However, a redevelopment of the site whereby existing development intensity is proposed to be significantly increased, the overlay zone is meant to apply. In determining what constitutes “significantly increased” development intensity, staff was directed by the City Council to not create a disincentive for property improvements and upgrades. Therefore, the overlay zone ordinance establishes the following thresholds for overlay zone compliance: (1) invoking a higher parking standard based on changing uses onsite; or (2) an increase of more than 200 square feet to the original building area is proposed. The proposed overlay zone further stipulates that to be exempt, any existing onsite non-conformities with regards to building setbacks, parking or signage cannot be increased through the site’s redevelopment. As an example, the recent Denny’s conversion to Islands Restaurant involves just under an additional 200 square feet; a higher parking ratio was not required (restaurant use to restaurant use); and no reductions were proposed for building setbacks nor increases in sign area; therefore they could park the new Islands Restaurant at the existing Denny’s ratio and not be subject to the new, higher ratio of the overlay zone. Another example would be the Buffl’s Village Pie Shop at the NE comer of Pi0 Pic0 and Tamarack within the overlay zone. That property owner has contacted staff and initially stated concerns that if a redevelopment of that restaurant were proposed in the future, they would be unable to achieve the same sized restaurant due to new overlay zone parking standards. Therefore, in keeping with Council’s direction to minimize impacts to existing uses, the previously described thresholds are now part of the overlay zone ordinance as far as the regulation of existing uses. COMMERCIALNISITOR-SERVING OVERLAY ZONE ZC 99-031ZCA 98-01 ILCPA 98-05